The Reverse Guide: straight answers from Tom Jarboe
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Reverse mortgages in San Dimas: counseling, the senior center, repair loans and fire zones

By Tom Jarboe, NMLS #210600Facts checked November 5, 2026

Quick answer

San Dimas homeowners can get independent reverse mortgage counseling from HUD-listed agencies in Ontario and Rancho Cucamonga, about 13 to 15 miles away, and both counsel by phone or video. The city also runs its own home repair programs, including a 0% deferred-payment loan. If you're weighing that loan and a reverse mortgage, ask before you apply for either. Here's where I'd start, with honest answers, both sides.

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A HECM, the federally insured reverse mortgage, is FHA-insured. New American Funding is not acting for HUD, FHA or any government agency.

Key points

  • San Dimas is in Los Angeles County. Your property tax, assessor and county senior services all run through LA County.
  • Counseling is required, and it's independent. HUD lists six agencies within about 30 miles that offer reverse mortgage counseling. I don't choose or pay yours.
  • Ask before you combine a city repair loan with a reverse mortgage. A HECM must be the first lien, and other liens must be subordinate to (behind) it, so talk to the city and to me before you apply for either.
  • Check your fire zone. The State Fire Marshal's 2025 recommended map shows about 3,190 acres of Very High fire hazard zone in San Dimas. Insurance matters on a HECM (see below).
  • Your contract in your language. If a reverse mortgage is negotiated mainly in Spanish or Chinese (or Tagalog, Vietnamese or Korean), California requires a translated contract before you sign.
  • Property Tax Postponement and a reverse mortgage usually don't mix. Postponed taxes come due if you take a reverse mortgage.

Questions so far? Tom is glad to walk you through it. Call Tom: (909) 869-6588 →

Counseling near San Dimas

HUD's counselor data, read Nov. 5, 2026, lists these agencies within about 30 miles of San Dimas that offer reverse mortgage counseling. None has a Los Angeles County address. Distances are straight-line and approximate. I'm not recommending any of them.

CityAgencyAboutPhoneWhat HUD lists
OntarioInland Fair Housing and Mediation Board13 miles800-321-0911In person, group, online, phone, video; English, Spanish
Rancho CucamongaNeighborhood Partnership Housing Services15 miles909-988-5979In person, phone, video; English, Spanish
OrangeNeighborWorks Orange County21 miles714-409-3444In person, group, phone; English, Spanish, Vietnamese
RiversideCarolyn E. Wylie Center26 miles951-683-5193Group, online, phone, video; English, Spanish
RiversideCredit.org28 miles800-431-8157In person, group, phone; English, Spanish
San BernardinoInland Empire Resource Center30 miles909-887-8700In person, group, online, phone, video; English, Spanish

None lists Chinese. If you'd like a language other than English or Spanish, here's what I'd do: call HUD at (800) 569-4287 and ask for a HECM counselor who speaks it, or ask an agency about an interpreter. Ask about the fee, and whether family can join by phone. For how a session works, see counseling near Diamond Bar.

San Dimas senior resources and rides

City repair programs and a reverse mortgage

The city's housing page lists three programs. Call the city's main line, 909-394-6200, or the numbers below.

The city lists 2025-26 income limits from $93,300 for one person to $175,900 for eight.

Here's why I'd ask before combining the city loan with a reverse mortgage. Under HUD's HECM rule (24 CFR 206.27(b)(3)), a HECM must be the first lien, and other liens on the home must be subordinate to (behind) it.

So if the city's loan is secured by your home, ask the city how it's recorded and what happens to it if you take a reverse mortgage, and ask me how a HECM would treat it, before you apply for either. Private (proprietary) reverse mortgages set their own rules. These are the city's programs, not mine.

Tom Jarboe

Questions about your own situation?

Talk with Tom Jarboe. He's been helping families with home loans since 1986. You'll get plain answers, and he'll tell you if a reverse mortgage isn't the right fit.

Call Tom: (909) 869-6588Get my personal estimate

County help: taxes, deed alerts and probate

San Dimas is in Los Angeles County. Property taxes are due in two installments; LA County homeowner help has the dates, exemptions and who to call. With a reverse mortgage there's no required monthly mortgage payment, but property taxes, homeowners insurance, HOA dues and upkeep stay yours with any reverse mortgage.

On a HECM, falling behind on taxes or insurance can make the loan come due; private loans set their own rules.

If you're weighing the state's Property Tax Postponement, know that postponed taxes come due if you take a reverse mortgage (Government Code 16190(f)), so usually you pick one; see Property Tax Postponement or a reverse mortgage?.

Deed alerts come by mail automatically through the Registrar-Recorder's Homeowner Notification Program, and you can add email alerts through the Assessor's Homeowner Alert Service. If a parent dies, probate for a San Dimas home is filed at the Stanley Mosk Courthouse in downtown Los Angeles; see titles, trusts and probate.

Fire zones and homeowners insurance

On a HECM, keeping homeowners insurance in force is a loan duty, and a lapse can make the loan come due. Private (proprietary) reverse mortgages set their own rules in the loan papers.

The State Fire Marshal's 2025 recommended map for the areas San Dimas is responsible for shows about 3,190 acres Very High, 1,814 High and 535 Moderate.

When we read it on November 5, 2026, the city's fire zone page said staff were reviewing the map with the LA County Fire Department, and that the city may add zones but not remove them (questions: 909-394-6215).

See LA County homeowner help for how to check your address and where to get insurance help.

Languages and your contract

Under California Civil Code 1632, if a reverse mortgage is negotiated mainly in Spanish or Chinese (or Tagalog, Vietnamese or Korean), the business must give each borrower a translation of the whole contract before signing. If it isn't offered, stop and ask why. See protecting a parent.

Home values in San Dimas

The Census Bureau's American Community Survey puts the median value of owner-occupied homes in San Dimas at about $801,800 (2020 to 2024 estimates, as owners reported them), and about 72% of homes are owner-occupied. That's a broad average, not your home's value.

For FHA case numbers assigned in 2026, HUD's HECM limit is $1,249,125, and a HECM figures your amount on the lower of your home's value or that limit. Private reverse mortgages set their own rules; see types of reverse mortgages. The balance grows over time with interest, mortgage insurance and fees.

For when the loan comes due, see how a reverse mortgage works in California.

Do and don't

My advice:

Do

  • Do look up your address on the fire zone map and keep your insurance paid.

Don’t

  • Don't let anyone rush you past counseling or California's 7-day wait after counseling before a final application or fee.
  • Don't let a contractor pitch you a reverse mortgage to pay for repairs. The FTC warns about this.
  • Don't buy an annuity or other product because someone says the loan requires it. No one involved in the loan can require that.

Want to know what this means for your home? Get your personal estimate from Tom →

A made-up example to show how it works. Your situation will be different.

Example: Norman asks before he borrows

Norman, 75, owns his San Dimas home, and his heating system needs replacing. The city's grant waitlist was closed, so he asked about the city's 0% deferred-payment loan. He was also curious about a reverse mortgage.

Before applying for either, his daughter called the city to ask how its loan is recorded, and Norman asked a loan officer how a HECM would treat it. He booked an attorney consultation at the senior center to go over both. He keeps paying his property taxes and insurance, and he hasn't decided yet.

Questions families ask

Is there a reverse mortgage lender near San Dimas who explains things clearly?

I can't rate myself, so here's what I'd look for in anyone: someone who explains that counseling is required, lists every cost, and never pushes other products. Look up any loan officer on NMLS Consumer Access. I'm Tom Jarboe, NMLS #210600, and my office is in Diamond Bar.

Tom Jarboe

Your next step

Talk with me first. I'll give you honest answers on both sides, go over your options and tell you plainly if a reverse mortgage isn't the right fit. Call (909) 869-6588 or email [email protected], or read about me. There's no pressure.

Before you can apply for a HECM, you'll meet with an independent HUD-approved counselor. It's required, and I'll give you a list of agencies. In California there's also a 7-day wait after counseling before a final application or any fees. Find one on HUD's site or call (800) 569-4287.

Ask the agency about counseling in your language. See also how a reverse mortgage works in California.

Questions about a reverse mortgage on your San Dimas home? Talk with Tom.

Sources (read November 5, 2026, unless another date is shown)19 sources · show all

Reverse mortgages closed near San Dimas

Type San Dimas or your own ZIP to see how many FHA-insured reverse mortgages (HECMs) have closed nearby. The counts come from HUD.

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Tom Jarboe, Regional Sales Manager, New American Funding, NMLS #210600, Diamond Bar.

As a loan officer, I want you to be able to check everything. That's why I give you honest answers on both sides, cite the official rules, and make sure you meet an independent HUD-approved counselor before you apply. My goal is that you make an honest, educated decision. More about me.

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Questions? Ask a person, not a robot.

Call or email Tom. No pressure and no obligation: if a reverse mortgage isn't right for you, he'll tell you, and point you to what might be.

Tom Jarboe, Regional Sales Manager, New American Funding
NMLS #210600
20955 Pathfinder Rd, Suite 200
Diamond Bar, CA 91765

(909) 869-6588
[email protected]