What Happens to Your Mortgage When You Die?
Your mortgage won't disappear, but planning ahead can ease the financial burden on your spouse or heirs.
Some or all of the mortgage lenders featured on our site are advertising partners of NerdWallet, but this does not influence our evaluations, lender star ratings or the order in which lenders are listed on the page. Our opinions are our own. Here is a list of our partners.
When you die, your mortgage doesn’t die with you — your lender still expects to get paid. That means you risk your lender foreclosing on your home if you pass away without a plan.
Foreclosure is a powerful reminder of why having a mortgage payment plan in place matters — but it’s not the only reason. The good news is there are several ways to prepare in case you pass away before paying off your mortgage. Here are some options to consider.
Who’s responsible for mortgage payments after you die?
The answer depends on how the mortgage and property title are set up.
If you have your spouse on your mortgage
If you and your spouse are also both on the deed — meaning you share legal title to the property — your spouse also automatically becomes the legal homeowner through joint tenants with rights of survivorship (JTWOS), free to remain living in the house, refinance the loan or sell the home.
If he or she isn’t on the mortgage — for instance, due to credit problems — talk to an attorney about your spouse’s rights; inheritance laws vary from state to state.
» MORE: How to refinance your mortgage
If you have a non-occupant co-borrower on your mortgage
A co-borrower doesn't have to live in the home. Borrowers who live alone but need help qualifying for a mortgage may be able to add a non-occupant co-borrower. As with a live-in co-borrower, both parties are fully responsible for repaying the loan, meaning if the primary borrower passes away, the non-occupant co-borrower remains legally liable for the mortgage debt.
What differs is ownership. Unlike co-borrowers who hold the property in joint tenancy with rights of survivorship — such as a married couple purchasing a home together — a non-occupant co-borrower on the mortgage doesn’t automatically inherit the home. Property ownership is determined by whose names appear on the deed.
Because the deed, and not the loan, conveys property ownership, this distinction is an important estate planning consideration and something to discuss in advance with your non-occupant co-borrower, lender and an estate planning professional.
If you have a co-signer on your mortgage
A primary borrower can bring on a co-signer to strengthen a mortgage application with additional income and credit support. The co-signer agrees to repay the loan if the primary borrower can’t, giving lenders more confidence to approve the mortgage. If mortgage payments stop, the lender could move toward foreclosure.
While a co-signer is financially liable to repay your mortgage if you die, that person doesn’t have any ownership rights to your property. Like the non-occupant co-borrower, the co-signer isn’t listed on the deed, only on the loan.
Designating a beneficiary in a will or trust
In the absence of having a co-borrower or co-signer on your mortgage, naming a beneficiary in a will or trust to inherit your home becomes especially important. A beneficiary is a person (or organization) you legally designate to receive your assets or property after you die.
Beneficiaries don’t have to be a relative — you can name family members, close friends or even charities.
Will vs. trust: What’s the difference?
Most people find that creating a will is cheaper than a trust and provides sufficient protection. But for others — particularly those with high-net-worth estates, or who live in states with high probate fees — creating a trust is often worth the extra cost and effort.
Creating a will
If you choose to use a will to distribute your assets, you’ll appoint an executor of your estate, who is legally responsible for carrying out your financial affairs after you die. This includes transferring ownership of your real estate to your designated beneficiary according to your will’s instructions. The executor may also work with the lender to explore repayment options for the outstanding mortgage balance.
Creating a trust
When you create a trust, you’re the owner — or grantor — and appoint a trustee. After your death, this trustee manages assets in the trust and distributes them according to your instructions.
For instance, if you put your home in the trust, the trustee would transfer the property to your designated beneficiary or sell it and distribute the proceeds.
Whoever assumes the mortgage after you die should contact the lender before making any payments. The lender will likely require several documents, such as a death certificate and a copy of the will. This critical step also gives your beneficiaries or heirs time to explore all repayment options.
Whether you use a will or a trust to pass on your home, the beneficiary who inherits it will need to continue making mortgage payments. In some cases, they can assume the existing mortgage and transfer the loan to their name. Otherwise, they can work with the lender to modify or refinance the loan, or sell the home and keep the proceeds.
What happens to your mortgage if you die without a will or trust?
Only 32% of American adults have a will, according to a Pew Research Center survey. If you fall outside that group and own a mortgaged home, you’re complicating the transfer of that property for your loved ones.
If you pass away without a will — known as dying intestate — a probate court will decide who your legal heirs are based on state law, typically a surviving spouse or child. The probate process can create delays and uncertainty, leaving no one clearly authorized to manage mortgage payments in the meantime.
Placing your home in a trust helps you avoid probate altogether, ensuring your property transfers quickly to your chosen beneficiary. Without a will or a trust, the state will take over and designate heirs for you, or your lender may foreclose.
In short, by designating a beneficiary in your will or trust, you ensure someone is authorized to take over the mortgage, reducing the risk of missed payments and foreclosure.
Can a lender require immediate repayment or foreclose after you die?
No, federal law prohibits lenders from requiring the mortgage to be paid in full whenever it transfers to someone else. (If you also have a home equity loan, lenders may require its payment in full.)
However, if your home is already in foreclosure at the time of your death, the lender may continue with the foreclosure process without notifying heirs. While repaying your loan in full may not be required after you die, if no one is making any mortgage payments, your lender will likely begin the foreclosure process.
What is mortgage protection insurance, and do you need it?
If the person inheriting your home would struggle making mortgage payments without you, purchasing insurance could help ease that financial burden.
Mortgage protection insurance
One option is mortgage protection insurance (MPI), also known as mortgage life insurance. With MPI, the lender receives a check to pay off whatever remains on your mortgage following your death.
The downside of MPI is that the policy’s value decreases every year, because it only pays whatever you still owe on the loan. Plus, the money goes directly to the mortgage lender, not your heirs.
Life insurance
Alternatively, you could take out a traditional life insurance policy. One benefit of going this route over MPI is the value of the policy remains the same regardless of what’s owed on the mortgage. In addition, the payout goes directly to your beneficiaries. They can use it to make mortgage payments if that’s what’s best for them, or they can put the insurance money to other needs — home-related or otherwise.
The best insurance strategy for you will depend on your situation. For example, if you’re only concerned about your mortgage payments or you can't qualify for traditional life insurance, then an MPI policy may be the best choice.
What actions should you take to protect your spouse or heirs from mortgage problems after you die?
Passing away while you still have a mortgage can cause practical and financial problems for loved ones. Here are some steps you can take now to ease the burden on whoever inherits your home:
Confirm who is on the mortgage and title. Your lender or servicer can verify the name on your mortgage. To confirm the names on your title, you can check deed records at the county recorder’s office (often for free) or hire a title company to conduct a search.
Execute a detailed estate plan. Whether you choose to create a will or a trust, designate beneficiaries to inherit your mortgaged home and consider providing assets to help cover ongoing payments. While you can write your own will, working with an estate-planning professional is probably a wiser choice when a mortgaged property is involved.
Prepare a reverse mortgage plan. If the home you plan to leave to beneficiaries has a reverse mortgage, talk with them in advance about managing payments or selling the property. It may be wise to also consult your lender to explore the best options.
Research insurance options. A life insurance or MPI policy can ease the financial burden for the person inheriting your mortgaged home by helping cover ongoing payments.
Keep important paperwork accessible. Make sure that the people who would have to carry out your wishes know how to find the mortgage and other key documents.
Review estate planning documents regularly. The beneficiary you named could predecease you or your mortgage situation may change. So it’s a good idea to review your estate plan annually to help ensure your mortgage payment plan, beneficiary designations and instructions stay current and aligned with your wishes.