The DSS has been a HUD-Approved Housing Counseling Agency for over 25 years, with a focus on the government guaranteed Home Equity Conversion Mortgage (HECM) Program (aka reverse mortgage) for seniors aged 62 and over. Through mandated counseling which includes a Financial Assessment Protocol, the Division help seniors determine if the product is right for them. This type of mortgage allows homeowners to convert accumulated equity into cash which can be used to just pay off an existing mortgage, fund home improvements, cover medical costs, or provide a cushion to cover everyday expenses to remain in the house. Counselors cover a number of required topics including eligibility, loan amounts, loan limits, and impacts on family and heirs. Home Equity Conversion Mortgages have become a vital part to estate planning for many of our clients.