Is Equity Release Safe in 2024? A Comprehensive Overview of Risks and Safeguards

Is Equity Release Safe in 2024? Discover the Safeguards for Equity Release Plans and How It Is Regulated.
  • Last Updated: 30 Jan 2024
  • Fact Checked
  • Our team recently fact checked this article for accuracy. However, things do change, so please do your own research.


Francis Hui

Key Takeaways

  • The risks associated with equity release can include a reduction in your estate value, potential impact on means-tested benefits, and possible high early repayment charges.
  • Equity release in the United Kingdom is generally safe for seniors, overseen by regulatory bodies like the Financial Conduct Authority, and many plans come with a 'no negative equity' guarantee.
  • To ensure the safety, consider factors such as the provider's reputation, plan's terms and conditions, potential impact on your tax position and state benefits, and seek advice from a financial adviser.
  • Safeguards for using equity release include the no negative equity guarantee, fixed interest rates for life, and the right to remain in your property for life or until you move into long-term care.
  • Equity release can impact your family's inheritance as it reduces the value of your estate, but some plans offer the option to ring-fence a portion of your home's value for your heirs.

Is equity release safe?’ is a question you may find yourself asking as you near retirement and begin to explore later-life financing options. 

With the cost of living crisis burdening many retirees in 2024,1 equity release could be a viable solution for homeowners looking to obtain desperately needed financial flexibility. 

However, as with any financial product, it is essential to understand how to protect yourself before taking out this kind of loan. 

Equity release is supervised by the Equity Release Council (ERC) and regulated in the UK by the Financial Conduct Authority (FCA), which ensure high standards of quality service and protection for homeowners. 

In This Article, You Will Discover:

    Every Investor’s team of financial experts share their insights and expertise on equity release, based on their years of experience in the industry and extensive research on the latest trends and developments.

    Explore how regulations impact equity release and how they contribute to consumer protection.

    By understanding the significance of these regulations, you will gain a better understanding of the safety measures in place.

    What Is Equity Release In The UK?

    Equity release is a financial option for homeowners over 55, allowing them to access their home's value without selling.

    It provides a lump sum, regular income, or both, using the property as collateral.

    Unique to the market, equity release in the UK includes lifetime mortgages and home reversion plans, each with distinct features.

    This method can supplement retirement income, fund home improvements, or support long-term care needs, making it a flexible financial tool for later life.

    How Safe Are Equity Release Schemes for UK Homeowners?

    Equity release can be safe when done correctly, but it's crucial to understand its complexities and potential risks.

    In the UK, equity release schemes are regulated by the Financial Conduct Authority (FCA), ensuring certain protections for homeowners.

    The Equity Release Council sets additional safeguards, like a 'no negative equity' guarantee, preventing you from owing more than your home's worth. However, it can affect your entitlement to means-tested benefits and reduce your estate's value, impacting inheritance.

    What Are the Long-Term Financial Effects of Choosing Equity Release for Retirement?

    Opting for equity release can have varied long-term financial implications.

    Initially, it may seem like a straightforward way to boost your retirement income, but you should consider the accumulating interest and the potential decrease in your property's equity.

    These factors could affect your overall financial stability and the inheritance you might wish to leave for your loved ones.

    What Risks and Benefits Do UK Equity Release Schemes Carry?

    Equity release, as a tool for achieving financial freedom in retirement, carries its own unique set of risks and benefits.

    The key benefit is the ability to unlock the wealth tied up in your property without needing to move, providing a significant boost to your retirement income.

    However, this isn't without risks; equity release can reduce your estate’s value, impact your eligibility for means-tested benefits, and may come with high interest rates and fees.

    In exploring the benefits further:

    • equity release can offer financial flexibility, allowing you to spend your retirement on your terms.
    • It can fund significant life events or purchases, home improvements, or even help support family members.

    On the flip side, the risks are serious:

    • The debt can compound quickly, leaving little or less for your heirs.
    • Furthermore, if you choose to repay early, you may face hefty penalties.

    It's crucial to consider these factors and seek professional advice before opting for equity release.

    How Do Economic Changes Impact the Safety of Equity Release Schemes in the UK?

    Economic changes significantly influence the safety of equity release schemes in the UK.

    Factors like fluctuating interest rates and shifts in the housing market directly affect the amount you owe and the value of your property.

    It's essential for you to be aware of these economic trends as they can alter the equity available in your home and impact your financial security in retirement.

    How Does the Equity Release Council Contribute to the Safety of Equity Release?

    The Equity Release Council (ERC) is a trade body that represents the equity release industry and promotes best practices and standards among it's members.2

    In addition to guiding financial advisors, it also provides public education about equity release and the various means of accessing home equity.

    What Is the ERC's Role in Guaranteeing Safe Equity Release Practices?

    The role of the ERC in ensuring safety is to protect consumers accessing any form of equity release through issuing equity release rules and regulations their members must adhere to.

    If a service provider involved in the equity release value chain is not included in the ERC's public list of approved service providers, it should raise concerns for potential customers. 

    This could indicate a significant risk of being disadvantaged if they choose to engage in business with that particular provider.

    What Safety Standards Does the ERC Establish for Equity Release?

    The standards set by the ERC are designed to ensure that equity release products are safe and reliable for homeowners.3

    They provide several benefits, such as:

    • A No Negative Equity Guarantee4, which means that you will never owe more than the value of your home, even if the interest accumulates over time or the property value falls.
    • A right to remain in your property for life or until you need to move into long-term care, as long as you comply with the terms and conditions of your contract.
    • A right to move to another property without penalty, as long as the new property can be used as security for your loan by your provider.
    • Lifetime mortgage rates must be fixed or capped for the loan's duration. 
    • Customers who sign up for new plans that adhere to the standards set by the Equity Release Council must be able to make penalty-free partial repayments, subject to lending requirements.

    These standards are designed to ensure that providers adhere to ethical practices and transparency.

    Why Should You Choose ERC-Approved Equity Release Providers for Safe Transactions?

    The benefits of working with ERC-approved providers include having peace of mind and knowing that your interests are protected. 

    The ERC promotes the following measures for consumers considering equity release:

    • Protection: Members must adhere to a strict set of rules and designed to protect the interests of homeowners.
    • Independent advice: Members are required to ensure that homeowners receive independent financial advice before making any equity release decisions.
    • Flexibility: Members offer a range of flexible products and features to meet the specific needs of homeowners.
    • Security: Providers must offer a No Negative Equity Guarantee, which ensures that homeowners (or their estates) will never owe more than their home sells for.
    • Transparency: Members are required to provide clear and transparent information to homeowners about the costs and risks associated with their equity release.
    • Regulation: Providers are authorised and regulated in the UK by the Financial Conduct Authority (FCA), which ensures additional protection for homeowners.
    • Professional standards: Members must adhere to a strict code of conduct and are committed to upholding the highest professional standards.
    • Consumer confidence: Working with members of the council can give homeowners confidence that they are reputable and trustworthy providers.
    • Innovation: Providers are committed to innovation and are constantly developing new products and services to meet the changing needs of homeowners.

    How Is Equity Release Regulated and Safeguarded by the FCA?

    What Is The Financial Conduct Authority (FCA)? They are the UK's financial services regulator, responsible for ensuring that financial products and services are provided fairly and transparently. 

    What Measures Does the FCA Implement to Ensure Equity Release Safety?

    The role of the FCA in regulating equity release includes setting guidelines to ensure that they operate in a way that protects consumers.

    What Guidelines Does the FCA Set for Safe Equity Release Practices by Providers?

    The FCA's guidelines for equity release providers cover product information, legal advice, pricing, and consumer protection.


    • Clear and concise product information for consumers
    • Independent legal advice for homeowners seeking equity release
    • Fair and transparent pricing and fees
    • Consumer protection measures, including the No Negative Equity Guarantee

    How to Confirm if an Equity Release Provider is FCA-Authorised?

    You can check if an equity release provider is FCA-authorised and regulated by consulting the FCA website. 

    What Is the Financial Services Register? The FCA maintains a register of regulated companies that can be accessed online. 

    By checking the list, you can make sure that the provider follows FCA rules and has a track record of treating customers fairly.

    Why Does the FCA Emphasize Caution in Equity Release Advice?

    The FCA warns advisors it will look at equity release amid an increase in equity release and concerns regarding the quality of service offered. This has increased the rate of mis-selling and harm to equity release investors.

    How Does Equity Release Compare to Other Retirement Funding Options in Terms of Safety?

    When compared to other retirement funding options, equity release offers unique advantages and risks.

    Unlike downsizing or pension drawdowns, it allows you to stay in your home while accessing funds.

    However, you need to be mindful of the debt that accrues over time, which can be considerably higher than the initial amount released, unlike some other retirement options.

    How Can You Prevent Being Mis-Sold Equity Release Schemes?

    Mis-sold equity release was an unfortunate reality of equity release mortgages in the UK in the early years of the industry. 

    In the late 1980s, homeowners were sold unsuitable home income plans without proper advice or disclosure of the risks.5 

    It is important to be aware of the signs of mis-selling and know what to do if you believe you have been a victim.

    What Are Typical Methods of Mis-Selling Equity Release?

    Some of the common ways that equity release can be mis-sold include misleading advertising, providing insufficient information on the product, and not considering your circumstances. 

    The FCA has very strict guidelines on advice and selling standards.6

    Some warning signs to look out for:

    • High-pressure sales tactics or misleading advertising
    • Failure to disclose all fees
    • Failure to disclose the risks associated with equity release
    • Selling an unsuitable product based on the homeowner's circumstances

    What Are the Signs of Equity Release Mis-Selling?

    Signs of mis-selling to watch out for include high-pressure tactics and guarantees that seem too good to be true.

    Beware of these red flags:

    • Pressure to make a quick decision without adequate time for research or advice
    • Promises of guaranteed returns or seemingly unrealistic outcomes
    • Lack of transparency regarding fees or charges
    • Failure to provide independent legal or financial advice

    What Steps Should You Take If You've Been Mis-Sold Equity Release?

    If you believe you have been mis-sold equity release, you should take action as soon as possible. 

    The first step is to contact the provider and express your concerns. 

    If you are not satisfied with the response, you can escalate the complaint to the Financial Ombudsman Service (FOS), an independent body that can investigate and resolve disputes between consumers and financial services providers.

    The FOS can order the provider to provide compensation if it finds that mis-selling has occurred. 


    The FOS may only consider cases that have been brought within six years of the alleged mis-selling or within three years of the complainant becoming aware of the issue.7

    Choosing the Right Lawyer for Mis-Sold Equity Release Claims

    Navigating mis-sold equity release requires expert legal guidance. A specialized lawyer can assess if your equity release was mis-sold, based on misleading information or unsuitable advice.

    They'll help you understand your rights and potential remedies. When choosing a lawyer, look for experience in equity release cases and a track record of successful claims.

    With their assistance, you can confidently address any discrepancies and seek fair resolution, ensuring your financial interests are protected and justice is served.

    Which Organisations Assist With Safe Equity Release and Retirement Financial Advice?

    Other organisations that can help with retirement financial advice and advice to those considering equity release include charities and government organisations.

    Three organisations to take note of:

    • Age UK: This is a charity that provides information and support to older people in the UK, including a range of resources and services related to retirement finances, such as equity release, and advice on managing money in retirement.8
    • The Money and Pensions Service (MaPS): An independent organisation that provides free information, advice, and guidance on all aspects of pensions, MaPS offers support for those considering equity release and can help with disputes or complaints related to pensions and retirement finances.9
    • Citizens Advice: This is a network of independent charities that provides free advice and support to people across the UK on a wide range of financial issues, including equity release and pension scams.10

    In addition to these organisations, there are also financial advisors and brokers who can provide professional advice and guidance on equity release and retirement finances. 

    It is important to obtain independent and impartial advice from a qualified and regulated advisor who will explain all the options and risks involved and help you make an informed decision. 

    You should also seek independent legal advice from a solicitor who will protect your rights and interests.

    How to Locate Trustworthy Equity Release Advisors?

    To find reputable financial advisors or brokers, you can use the FCA's register of authorised and regulated companies, consult the ERC’s member list or seek recommendations from friends or family members. 

    It is also a good idea to look up advisors online and read reviews and recommendations from people who have used them before.

    When choosing a financial advisor or equity release broker, it is important to ensure that they have experience and expertise in the area of retirement finances and equity release. 

    You should also ask about their fees upfront to ensure that they are transparent and reasonable.

    What Are the Advantages of Seeking Professional Advice on Safe Equity Release?

    The benefits of seeking professional advice include helping to ensure that you make informed decisions about equity release and retirement finances. 

    A financial advisor or broker can help you understand the risks and benefits of different products and recommend options that are tailored to your individual circumstances.

    Professional advice can also help you avoid scams and mis-selling, as advisors are required to act in their client's best interests and provide advice that is suitable and affordable.

    What Are Frequently Asked Questions Regarding the Safety of Equity Release?

    What Are the Key Risks and Warnings of Equity Release?

    Is Equity Release a Safe Option for UK Seniors?

    What Key Factors Contribute to a Safe Equity Release Process?

    What Safety Measures Are in Place for Equity Release?

    How Can Equity Release Affect Family Inheritance Safely?

    What Are the Dangers and Risks of Equity Release?

    How to Determine If Equity Release Is a Safe Option for You?

    What Occurs to Your Property After You Die in an Equity Release Scheme?

    What Is the Duration of the Equity Release Process?

    What Amount Can You Safely Obtain Through Equity Release?

    Is It Possible to Leave an Inheritance After Using Equity Release?

    What Common Myths Surround the Safety of Equity Release?

    How Does SHIP Impact the Safety of Equity Release?

    What Are the Equity Release Horror Stories to Be Wary of in 2024?

    What Is the Future Outlook for the Safety of Equity Release Schemes?

    The future of equity release schemes looks to be evolving towards greater safety and regulation.

    With increased focus on consumer protection and transparency, you can expect more stringent standards and oversight.

    This progress suggests a potentially safer environment for equity release in the future, but it remains crucial for you to stay informed and cautious.

    Concluding Thoughts on the Safety of Equity Release in 2024

    Whilst equity release can be a safe and viable option for retirees, it is essential to understand the commitments involved and to seek professional advice. 

    Regulatory bodies like the ERC and FCA ensure consumer protection, and there are organisations that could assist with retirement finances. 

    By researching providers and seeking guidance, you can make informed decisions that meet your financial needs and goals. 

    So, remember to prioritise knowledge and seek professional support to ensure that equity release is safe for you.

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