WHAT IS A REVERSE MORTGAGE? Just the opposite of an amortized mortgage, which requires the borrower to make monthly payments over 15 to 30 years, a reverse mortgage pays money to the borrower whenever needed and requires no repayment until the homeowner sells the home, moves out for longer than 12 months or dies.

When one of those events occurs, the reverse-mortgage principal and accrued interest "matures" and becomes payable in full. If the homeowner dies, the heirs can sell the home, pay off the reverse mortgage and keep the remaining equity. Or, if the heirs want to retain the residence, they can obtain a new mortgage to pay off the reverse mortgage.

Contrary to widespread myth, the reverse-mortgage lender does not "own" the home. The lender can never force the senior citizen homeowner to sell or move out. The reason is reverse mortgages are "non-recourse" without any personal liability. Only the residence is responsible for eventual repayment, even if it loses market value or the borrower lives to be 110.

To qualify for a reverse mortgage, the homeowner must be at least 62. If any co-owner is younger than 62, the residence is not eligible unless the under-62 co-owner signs a quitclaim deed conveying his/her interest to the over-62 co-owner. When there are two co-owners, both aged 62 or older, reverse-mortgage eligibility is based on the age of the youngest co-owner.

Advanced age is an advantage when obtaining a reverse mortgage. The reason is the borrower's life expectancy determines the amount the homeowner can receive. For example, due to a shorter life expectancy, an 80-year-old homeowner will qualify for larger reverse-mortgage payments than will a 62-year-young "whippersnapper."

THREE TYPES OF REVERSE-MORTGAGE PAYMENTS. Reverse-mortgage borrowers have a choice of how to receive their money. The alternatives are (1) lifetime monthly income (called "tenure"); (2) a lump sum for any purpose (such as a new roof or a trip around the world); and/or (3) a credit line for future borrowing (except in Texas). Most reverse-mortgage borrowers select the credit line.

Or, the senior citizen homeowner can select any combination of these choices, such as one-half monthly payments, one-fourth lump sum and one-fourth credit line. Borrowers can change their choice at any time by notifying the loan servicer.

A REVERSE MORTGAGE MUST BE A FIRST MORTGAGE. Because a reverse mortgage has a growing balance, due to principal advances and accrued interest, it must be recorded as a first mortgage.

If the home has an existing first mortgage, it can be paid off with a reverse-mortgage lump sum. As a very general rule, if the existing first mortgage plus any other liens such as a home equity loan or an IRS tax lien exceed 40 percent of the home's market value, the residence usually will not be eligible for a reverse mortgage.

Many senior citizen homeowners obtain reverse mortgages to pay off their existing mortgage balances. The happy result is they get rid of their monthly mortgage payments, thus increasing their monthly cash flow, since a reverse mortgage requires no monthly payments.

FOUR REVERSE-MORTGAGE ELIGIBILITY CRITERIA. The three major nationwide reverse-mortgage lenders are very different, but they all use the same eligibility criteria to determine how much cash the senior homeowner can obtain.

The criteria are: (a) the adjustable interest rate at the time the reverse mortgage is originated (all reverse mortgages use adjustable interest rates); (b) the age of the youngest homeowner (minimum age is 62); (c) the lender's appraised market value of the home; and (d) the lender's maximum mortgage limit.

The borrower's income and credit rating don't matter, but the homeowner must not be currently involved in a bankruptcy, and the residence must meet minimum standards.

THE THREE MAJOR NATIONWIDE REVERSE-MORTGAGE LENDERS. Each of the three major nationwide reverse-mortgage lenders offers very different programs.

The most popular, with approximately 90 percent of the market, is the FHA plan. However, the major FHA drawback is the low lending limits, which vary by county. Borrowers owning homes in expensive communities are often disappointed with FHA.

Higher lending limits, currently up to $417,000, are offered by the Fannie Mae "Home Keeper" reverse mortgage. But the cash available is often less than the FHA program.

However, Fannie Mae is the only lender offering a "reverse mortgage for home purchase" where the senior citizen home buyer won't have any monthly payments.

Financial Freedom Plan (FFP) offers reverse mortgages with no maximum limit for their "jumbo cash account." The result is owners of homes worth more than $500,000 can usually obtain the largest amount with an FFP reverse mortgage.

HOW TO DETERMINE HOW MUCH CASH YOU CAN OBTAIN. Because there are three major variables to consider -- the homeowner's age, the home's fair market value, and the reverse-mortgage lender's maximum lending limit

Issues Discovered Through Inspection:

Real estate purchase contracts usually include an inspection contingency to protect the buyers. The contingency, which typically runs for 10 to 14 days from acceptance of the contract, gives the buyers the right to have the property inspected to their satisfaction.

Often defects are discovered during these inspections that neither the buyers nor sellers were aware of before they entered into an agreement. Who's responsible for fixing these defects? The answer isn't always clear.

State laws vary considerably regarding a seller's responsibility to the buyer when a property is sold. Many states have seller disclosure requirements, but many don't. The terms of the purchase contract also vary. Some purchase contracts are "as is" with respect to property condition, others include a "seller warranty" clause.

With an "as is" purchase, the sellers usually aren't obligated to fix defects that are discovered during the buyers' inspections. Still, depending on how the contract is worded, the buyers probably won't have to go through with the purchase if the inspections are unsatisfactory.

When the purchase contract includes a "seller warranty" clause, the sellers may be obligated to fix certain defects that are discovered during the buyer's inspections. For example, the seller warranty clause might obligate the sellers to provide a furnace that is in working order. If the buyer's home inspector finds that the furnace isn't operating, the sellers may have to fix it before the deal closes.

First-Time Tip: Frequently buyers and sellers have to renegotiate the contract after the buyers complete their inspections. Suppose the buyers' home inspector thinks the roof looks like it's at the end of its life. He suggests that the buyers hire a licensed roofer to inspect the roof.

A roofer does an inspection and diagnoses that the roof needs to be replaced before the next rainy season. He issues a roofing proposal for the job in the amount of $5,000.

But the sellers insist that the roof is watertight and that they haven't had any leaks. Furthermore, they feel the buyers paid such a low price that they can't afford to pay for a new roof.

The buyers hadn't anticipated putting a new roof on the house at any time in the near future when they made their offer. They're leveraged to the hilt and have barely enough cash for the down payment and closing costs.

Both buyers and sellers want to keep the deal together, so they consult more roofers, one of whom is willing to repair the roof for $700. Repaired, the roof should last another few years. The sellers offer to pay for the repairs and the buyers accept.

One of the main reasons that home purchase transactions fall apart is due to defects that materialize during the course of the buyers' inspections. Ideally, both buyers and sellers will work together to resolve these problems. The alternative is to start the process all over.

The wording of inspection contingency clauses varies from one contract to the next. Some clauses state that if the buyers find unsatisfactory property defects that the sellers are unable or unwilling to correct, the contract can be cancelled. Other inspection contingencies give the buyers the unilateral right to disapprove the inspections for any reason, without necessarily giving the sellers an opportunity to correct the problems.

The Closing: Buyers might prefer to have the right to back out of the contract if defects materialize during inspections. But a contract that provides for further dialogue between both parties if problems arise is in keeping with the spirit of good faith and mutual cooperation.