What disqualifies you from getting a reverse mortgage ? For an FHA-insured Home Equity Conversion Mortgage, common disqualifying issues include being younger than 62, not using the home as your principal residence, having insufficient equity to pay required liens and costs, failing the financial assessment, or owning a property that does not meet FHA requirements.
Delinquent federal debt, unpaid property taxes, inadequate homeowners insurance, serious property defects, title problems, and failure to complete HUD-approved counseling can also prevent closing. However, bad credit or limited income does not always create an automatic denial. Some issues may be resolved through documentation, payoff, repairs, compensating factors, or a required property-charge set-aside.
Key Takeaways HECM borrowers must generally be at least 62 years old. The property must be the borrower’s principal residence. Existing mortgages and required liens must be paid off at closing. The homeowner needs enough eligible equity to cover required payoffs and transaction costs. There is no single salary requirement that applies to every HECM borrower. The lender performs a financial assessment of income, expenses, credit history, and property-charge history. Bad credit does not automatically disqualify every reverse mortgage applicant. Recent unpaid property taxes or insurance problems receive particular attention. A Life Expectancy Set-Aside may be required to pay future property taxes and insurance. Delinquent federal debt generally must be resolved or paid through the transaction. The home must meet FHA property and appraisal requirements. Manufactured homes may qualify when they satisfy applicable FHA construction, title, site, foundation, and property requirements. Required repairs may need to be completed before closing or handled through an eligible repair set-aside. HECM counseling through a HUD-approved agency is mandatory. Proprietary reverse mortgages may have eligibility rules that differ from FHA’s HECM program. Important Note: This article primarily addresses FHA-insured HECM reverse mortgages. Proprietary reverse mortgages may use different minimum ages, equity standards, property rules, financial assessments, and loan limits.
For a broader overview of HECM eligibility, costs, payment options, repayment, and homeowner responsibilities, see our guide to what a reverse mortgage is and how it works .
Reverse Mortgage Eligibility at a Glance Not every weakness in an application causes an automatic denial. Some conditions are firm eligibility requirements, while others may be resolved before closing.
Issue
Possible result
Borrower is younger than 62 Not eligible as a HECM borrower Home is not the principal residence HECM generally not eligible Existing liens exceed available proceeds Additional funds or another solution may be required Delinquent federal debt Must generally be resolved or paid through the transaction Insufficient residual income May require compensating factors, a set-aside, or another solution Poor credit history Requires financial assessment; not always an automatic denial Unpaid property taxes or insurance May lead to denial or a required Life Expectancy Set-Aside Major property defects Repairs may be required before or after closing under approved rules Ineligible property type HECM cannot close on the property Manufactured home fails FHA standards Property may be ineligible Counseling not completed HECM cannot proceed Title or ownership issues Must be corrected before closing
The CFPB identifies age, principal-residence occupancy, sufficient equity, federal-debt status, property-charge capacity, acceptable property condition, and HUD-approved counseling among the central HECM eligibility requirements.
1. Being Younger Than the Reverse Mortgage Age Requirement The standard reverse mortgage age for an FHA-insured HECM is 62.
A homeowner younger than 62 cannot be a HECM borrower, even when the property has substantial equity. The minimum age requirement applies because HECM is a federal reverse mortgage program specifically designed for older homeowners.
What if One Spouse Is Younger Than 62? A married couple may still have options when one spouse is younger than 62, but the loan structure requires careful review.
The younger spouse may potentially be treated as an eligible non-borrowing spouse rather than a borrower. This arrangement can affect:
The amount available Rights to future loan advances What happens after the borrowing spouse dies Occupancy documentation Title requirements Continuing responsibility for property charges An eligible non-borrowing spouse may receive protections that allow the spouse to remain in the property after the borrower dies, provided applicable HUD requirements continue to be satisfied. However, the spouse generally cannot access additional reverse mortgage proceeds after the borrower’s death.
Can Proprietary Reverse Mortgages Have a Different Age? Potentially.
A proprietary reverse mortgage is privately offered and is not FHA-insured. The provider may establish a minimum age different from the HECM minimum.
A homeowner who is not old enough for a HECM should compare:
Proprietary reverse mortgage eligibility Home equity loan HELOC Traditional refinance Sale or downsizing Local property-tax or repair-assistance programs Eligibility and consumer protections can differ substantially among products.
2. The Property Is Not Your Principal Residence A HECM is designed for the home where the borrower lives for most of the year.
A vacation home, occasional-use property, or ordinary non-owner-occupied rental property does not satisfy the principal-residence requirement.
The lender may verify occupancy through:
Government-issued identification Tax records Insurance Utility bills Address history Borrower certifications Other occupancy documentation What if You Live in Another Home Part of the Year? Temporary travel or seasonal absence does not automatically end eligibility, but the HECM property must remain the principal residence.
The borrower must continue completing required occupancy certifications after closing.
Moving permanently into another home, assisted-living setting, or family member’s residence can eventually cause the reverse mortgage to become due under its terms.
What if Part of the Home Is Rented? A one- to four-unit property may potentially qualify when the borrower occupies one unit as the principal residence and the property satisfies FHA requirements.
The lender must review:
Number of units Borrower occupancy Property condition Rental arrangements Appraisal Zoning and legal use FHA property eligibility An entirely rented property generally would not qualify as the borrower’s HECM principal residence.
3. You Do Not Have Enough Equity A reverse mortgage does not require the homeowner to own the property free and clear. However, existing mortgages and other required liens generally must be paid off at closing.
The homeowner must have sufficient proceeds or other acceptable funds to cover:
First-mortgage payoff Home equity loan or HELOC payoff Tax or judgment liens Required federal debt payoff Closing costs Initial mortgage insurance Required repair set-asides Life Expectancy Set-Aside, when applicable The CFPB states that homeowners may have an existing mortgage balance, but it must be paid off when the reverse mortgage closes. The payoff can come from HECM proceeds, the homeowner’s funds, or a combination.
Why Property Value Alone Does Not Determine Eligibility The amount available depends on more than estimated home equity.
HECM proceeds are generally affected by:
Age of the youngest applicable borrower or eligible spouse Expected interest rate Approved property value FHA’s applicable HECM limit Existing liens Closing costs Financial-assessment set-asides Selected payment structure A homeowner may have positive gross equity but still lack enough available proceeds to complete the transaction.
Illustrative Equity Example Assume:
Approved property value: $500,000 Existing mortgage payoff: $230,000 Other liens and transaction costs: $25,000 HECM proceeds available for the transaction: $240,000 The proceeds would be approximately $15,000 short of the required payoff and costs.
The homeowner may need to:
Contribute eligible personal funds Resolve or reduce another lien Wait and pay down the mortgage Consider another loan Sell or downsize Illustrative Example Disclosure: This example is for informational purposes only and is not a commitment to lend. Actual proceeds depend on current HECM calculations, age, rates, property value, mortgage insurance, liens, costs, financial assessment, and lender requirements.
Homeowners who need to access equity but cannot complete a HECM may also want to compare a home equity loan vs. HELOC to understand how these alternatives use home equity differently.
4. Delinquent Federal Debt Is Not Resolved A borrower generally cannot close a HECM while owing unresolved delinquent federal debt.
Examples may include:
Federal income-tax debt Federal student loan debt Government-insured mortgage claims Other federal obligations The CFPB notes that a borrower may use reverse mortgage proceeds to pay eligible federal debt at closing.
Depending on the situation, the borrower may need to:
Pay the debt in full Establish an acceptable repayment arrangement Provide documentation that the debt is not delinquent Authorize payoff through the HECM closing Resolve an incorrect government record Do not assume an informal agreement or pending dispute is sufficient. The lender must document an acceptable resolution before closing.
5. You Cannot Satisfy the Financial Assessment A HECM does not require regular monthly principal-and-interest payments, but the lender still must evaluate whether the borrower can meet ongoing financial obligations.
HUD’s HECM financial assessment evaluates the borrower’s ability and willingness to pay obligations and comply with reverse mortgage requirements. It must be completed before the HECM insurance application can be processed.
The review can include:
Income Assets Monthly debts Property taxes Homeowners insurance Flood insurance HOA dues Maintenance and utility allowance Credit history Property-charge payment history Residual income Extenuating circumstances Compensating factors HUD’s financial-assessment system specifically records monthly effective income, monthly expenses, monthly property charges, residual income, compensating factors, and any Life Expectancy Set-Aside requirement.
Income Requirements for a Reverse Mortgage There is no single national salary amount that every HECM applicant must earn.
Instead, the income requirements for a reverse mortgage focus on whether documented income and eligible assets leave enough residual income after monthly obligations and property charges are considered.
Income the Lender May Review Depending on the borrower’s circumstances, eligible income may include:
Social Security Pension Retirement distributions Employment income Self-employment income Rental income Disability income Annuity payments Investment income Other documented recurring income Eligible asset dissipation or imputed income HUD’s financial-assessment worksheet includes employment, pension or retirement, Social Security, rental income, asset dissipation, and other documented income sources.
What Is Residual Income? Residual income is the money remaining after qualifying monthly expenses and property charges are subtracted from effective monthly income.
A simplified framework is:
Effective monthly income − property charges − monthly debt and living expenses = residual income
The lender compares the result with the applicable HUD requirement for the household and region.
A borrower with limited traditional income may still qualify when sufficient eligible assets, low expenses, compensating factors, or a set-aside support the financial assessment.
Does Retirement Income Count? Potentially, when it is documented, eligible, and expected to continue according to program requirements.
The lender may request:
Social Security award letter Pension statement Retirement-account statement Distribution history Annuity documentation Bank statements Tax forms Proof of continued receipt Can Assets Help if Income Is Low? Potentially.
HUD’s financial assessment includes a method for calculating imputed monthly income from eligible assets over the life expectancy of the youngest borrower.
This does not mean every asset is fully counted. The lender may apply:
Eligibility restrictions Valuation discounts Required closing-fund deductions Liquidity requirements Documentation standards 6. Bad Credit or Property-Charge History Is Unacceptable A reverse mortgage with bad credit may still be possible, but the lender must review the reason for the negative history and the likelihood that future obligations will be paid.
HUD recognizes that some homeowners seek a HECM because they are experiencing financial difficulty. The financial assessment therefore considers whether the reverse mortgage may resolve the circumstances reflected in the borrower’s credit or property-charge history.
What Credit Issues Can Create Concern? The lender may evaluate:
Late mortgage payments Late credit-card or installment payments Collections Charge-offs Judgments Bankruptcy Delinquent federal debt Unpaid property taxes Lapsed homeowners insurance Unpaid HOA dues Recent foreclosure Recurring patterns of delinquency The financial-assessment worksheet reviews installment and revolving credit delinquencies as well as whether property taxes, assessments, HOA charges, and insurance have remained current.
Is There a Simple Credit-Score Cutoff? HECM financial assessment is not limited to a single consumer credit score.
HUD’s process evaluates a broader group of factors, including credit characteristics, property-charge history, monthly income and expenses, residual income, compensating factors, and whether a Life Expectancy Set-Aside is needed.
A low score may still signal risks that require additional documentation. The lender cannot ignore serious recent delinquencies simply because substantial equity exists.
Extenuating Circumstances The lender may consider whether negative credit resulted from circumstances beyond the borrower’s control, such as:
Serious illness Death of a spouse Loss of employment Disability Major emergency expense Divorce Another documented financial disruption The borrower should be prepared to explain:
What happened When it happened Why it affected payment history Whether the situation has been resolved Why future property charges are likely to be paid An explanation alone is not enough. Supporting documentation may be required.
7. You Cannot Pay Future Property Taxes and Insurance Reverse mortgage borrowers do not make scheduled monthly principal-and-interest payments, but they remain responsible for property charges.
These may include:
Real estate taxes Homeowners insurance Flood insurance HOA or condominium dues Special assessments Required maintenance Other applicable property costs HUD states that HECM borrowers may remain in their homes as long as they satisfy requirements such as keeping property taxes and homeowners insurance current.
A history of unpaid property charges is particularly important because failure to pay them after closing can place the reverse mortgage in default.
What Is a Life Expectancy Set-Aside? A Life Expectancy Set-Aside, or LESA, reserves part of the reverse mortgage proceeds to pay certain future property charges.
The lender may require:
A fully funded LESA A partially funded LESA No LESA HUD’s financial-assessment process determines whether a set-aside is required based on credit, property-charge history, residual income, and other documented factors.
Does a LESA Mean the Borrower Was Denied? No.
A LESA can allow an otherwise eligible HECM to proceed while reserving funds for future taxes and insurance.
However, it reduces the amount of proceeds available for:
Paying existing mortgages Receiving cash Establishing a line of credit Monthly payouts Other uses If the principal limit is not large enough to fund required payoffs, costs, and the LESA, the transaction may no longer be feasible.
8. The Property Is Not Eligible A borrower can meet the age and financial requirements while the property itself fails to qualify.
Potentially eligible HECM properties may include:
Eligible one-unit homes Eligible two- to four-unit homes when the borrower occupies one unit Certain FHA-approved condominium units Certain single-unit condominium approvals Eligible manufactured homes Property eligibility remains subject to appraisal, condition, title, occupancy, insurance, and FHA requirements.
Common Property Problems A property may be ineligible or require corrections because of:
Serious structural damage Unsafe electrical or plumbing systems Roof failure Foundation problems Unresolved water intrusion Health or safety hazards Inadequate access Illegal additions Unacceptable zoning Title defects Insurability problems Unresolved liens Manufactured-home deficiencies The CFPB states that the home must satisfy required property standards and that the lender will identify repairs that must be completed.
Can Repairs Be Completed After Closing? Some repairs may be handled through an approved repair set-aside when the property and repair scope meet HUD requirements.
Other defects must be corrected before closing.
HUD guidance permits certain eligible repairs to be completed after closing through a repair set-aside, subject to cost, documentation, inspection, and program requirements.
Major damage, uncertainty about habitability, or repairs that exceed program limitations may prevent the transaction from closing.
9. A Manufactured Home Does Not Meet FHA Requirements A reverse mortgage manufactured home may qualify, but not every mobile or factory-built home is eligible.
The lender must confirm that the home satisfies applicable HECM and FHA manufactured-housing requirements.
Common Manufactured-Home Requirements An eligible manufactured home may need to:
Have been constructed after June 15, 1976 Comply with federal Manufactured Home Construction and Safety Standards Have required HUD certification labels and property data Contain at least 400 square feet Remain on a permanent chassis Be attached to an acceptable permanent foundation Be classified and titled as real property when required Include both the home and its site in the mortgage Satisfy flood-zone, access, utility, appraisal, and property-condition rules HUD guidance identifies June 15, 1976, federal construction standards, certification labels, minimum floor area, permanent-chassis construction, and an FHA-compliant permanent foundation among the eligibility considerations for FHA-insured manufactured homes.
Mobile Home vs. Manufactured Home Homes constructed before June 15, 1976, are commonly classified as mobile homes rather than HUD-code manufactured homes.
They generally do not qualify for FHA-insured HECM financing.
What Can Disqualify a Manufactured Home? Potential problems include:
Built before June 15, 1976 Missing or unverifiable HUD labels Missing data plate or construction information Unacceptable foundation Home moved from a prior permanent site Land not owned or structured as required Personal-property title not converted when required Unpermitted additions Structural modifications Inadequate access or utilities Serious condition problems Insufficient comparable sales for appraisal A licensed engineer’s foundation certification may be required in applicable cases.
Does a Home in a Mobile Home Park Qualify? A HECM normally requires a qualifying interest in both the manufactured home and the real property securing the mortgage.
A home located on leased land or treated only as personal property may not satisfy HECM requirements.
The lender must review:
Land ownership Title status Foundation Affixture Local property classification Appraisal FHA eligibility Do not assume a manufactured home qualifies solely because it has been permanently located on the same site for many years.
10. You Do Not Complete HUD-Approved Counseling HECM counseling is mandatory.
The prospective borrower must meet with a HUD-approved reverse mortgage counselor to discuss:
Eligibility Loan operation Costs Payment options Property-charge obligations Spouse protections Heir considerations Alternatives Financial consequences The CFPB lists HUD-approved counseling as a condition of HECM eligibility.
The counselor provides a certificate after the counseling requirement is completed.
Without an acceptable counseling certificate, the lender cannot complete the HECM.
Can the Lender Provide the Counseling? No.
HECM counseling must come from an independent HUD-approved counseling agency, not the mortgage lender or Loan Officer.
The counselor educates the borrower but does not:
Approve the loan Guarantee eligibility Select the lender Set the rate Determine the appraisal Replace legal or tax advice 11. Title or Ownership Problems Are Not Resolved The applicant must have an acceptable ownership interest in the property.
Potential title issues include:
Deceased owner still on title Unresolved probate Divorce-related ownership dispute Unrecorded deed Tax lien Judgment lien Contractor lien Solar lien Trust documentation problems Life estate Ownership held by an ineligible entity Boundary or legal-description problems The lender and title company must confirm:
Who owns the property Who must sign Which liens must be paid Whether the HECM can obtain the required lien position Whether a trust or estate structure is acceptable A title issue may not permanently disqualify the borrower, but it must generally be resolved before closing.
12. The Home Cannot Be Properly Insured The property must generally have acceptable homeowners insurance and flood insurance when required.
A reverse mortgage may be delayed or denied when:
Coverage is unavailable The roof or condition prevents insurance The property is in a high-risk area without acceptable coverage Premiums are unaffordable Required insurance has lapsed The policy does not meet lender requirements Insurance costs also affect the financial assessment because the borrower must continue paying required premiums after closing.
13. Existing Liens Cannot Be Paid or Subordinated A HECM generally must hold the required lien position.
Existing obligations may include:
First mortgage Home equity loan HELOC Property-tax lien Federal tax lien Judgment lien Solar financing Home-improvement lien Local assessment These liens may need to be:
Paid off through HECM proceeds Paid with borrower funds Released Corrected Subordinated when program rules permit If required liens exceed available proceeds and the homeowner cannot contribute enough eligible funds, the reverse mortgage cannot close.
What Does Not Automatically Disqualify You? Several conditions may create additional review without automatically ending eligibility.
Having an Existing Mortgage You do not necessarily need to own the home free and clear.
The existing mortgage must generally be small enough to pay off using available reverse mortgage proceeds and any eligible borrower contribution.
Having Bad Credit Negative credit requires analysis but may not automatically prevent approval.
The lender reviews payment patterns, property-charge history, extenuating circumstances, residual income, and whether a LESA can address future risk.
Having Limited Retirement Income There is no single universal salary threshold.
The lender evaluates documented income, eligible assets, monthly expenses, property charges, and residual income.
Having a Younger Spouse A younger spouse may potentially qualify as an eligible non-borrowing spouse, although the arrangement can affect proceeds and future rights.
Needing Some Property Repairs Eligible repairs may sometimes be completed through an approved repair set-aside. Major defects may still need to be corrected before closing.
Owning a Manufactured Home An eligible manufactured home can potentially receive HECM financing when it meets applicable FHA requirements.
How to Improve Your Chances of Qualifying Review Existing Mortgage and Lien Balances Obtain current statements for:
First mortgage Home equity loan HELOC Property-tax debt Federal debt Solar financing Other property liens Compare the total required payoff with the estimated HECM proceeds.
Bring Property Charges Current Resolve outstanding:
Real estate taxes Homeowners insurance Flood insurance HOA dues Assessments Keep documentation showing payment and current status.
Gather Income and Asset Documents Prepare:
Social Security award letter Pension statement Retirement-account statements Bank statements Employment or self-employment records Rental-income documents Annuity statements Other recurring income records For broader preparation, review our mortgage application document checklist to organize common income, asset, and financial records before applying.
Document Credit Problems When negative credit resulted from an unusual event, collect evidence such as:
Medical records or bills Death certificate Employment-separation records Disability documentation Divorce decree Insurance claim Payment history showing later recovery Address Property Problems Early Before appraisal, review:
Roof Foundation Plumbing Electrical system Heating Water intrusion Safety hazards Manufactured-home foundation HUD labels and data plate Insurance eligibility Complete Counseling Promptly Schedule counseling through an independent HUD-approved HECM counseling agency.
Ask the counselor to explain:
Whether a reverse mortgage addresses your need Available payout choices Long-term balance growth LESA Spouse protections Alternatives Effects on heirs Compare Alternatives A reverse mortgage may not be the only option.
Consider:
Cash-out refinance Home equity loan HELOC Selling and downsizing Property-tax assistance Home-repair programs Budget changes Family support Other retirement resources If you believe the eligibility issues can be resolved and want to understand the next steps, review our step-by-step guide on how to apply for a reverse mortgage .
Reverse Mortgage Qualification Checklist Borrower At least one eligible HECM borrower is 62 or older. The property is the principal residence. Government identification is current. Marital and spouse information is complete. HUD-approved counseling is completed. Equity and Liens Current mortgage payoff is documented. HELOC or second mortgage is documented. Federal debts are resolved. Tax and judgment liens are identified. Estimated proceeds cover required payoffs and costs. Financial Assessment Income documents are current. Asset statements are available. Monthly debts are documented. Property taxes are current. Homeowners insurance is current. HOA charges are current. Negative credit is explained and documented. Potential LESA impact is understood. Property Property type is eligible. Title is clear. Home is insurable. Required repairs are identified. Appraisal requirements can be satisfied. Manufactured-home documentation is available when applicable. How Loan Factory Helps Review Reverse Mortgage Eligibility Loan Factory is a technology-powered mortgage platform helping borrowers compare mortgage options through a broad wholesale lender network.
A useful reverse mortgage review should identify potential eligibility problems before the homeowner pays for unnecessary services or relies on an estimated amount of proceeds.
Depending on eligibility and participating lender availability, a Loan Factory Loan Officer can help you:
Review age and principal-residence eligibility Estimate current property equity Review existing mortgage and lien payoffs Identify federal-debt or title issues Explain the HECM financial assessment Review income and asset documentation Discuss how credit and property-charge history may affect the application Estimate the potential effect of a Life Expectancy Set-Aside Review manufactured-home eligibility considerations Identify appraisal, repair, title, and insurance requirements Compare HECM and proprietary reverse mortgage options when available Compare a reverse mortgage with refinancing, a home equity loan, or a HELOC Explain the next steps for independent HUD-approved counseling Organize requested documents securely through TERA Explore reverse mortgage options , compare other mortgage options , or review home equity alternatives .
Call or text (660) 333-333Explore reverse mortgage options3 for direct assistance.
Determine Whether the Problem Is Permanent or Fixable Understanding what disqualifies you from getting a reverse mortgage requires separating firm eligibility rules from problems that may be corrected.
Being younger than 62 or using the property only as a vacation home generally prevents HECM eligibility. Other issues—such as bad credit, delinquent property charges, repairs, title defects, or federal debt—may have a solution.
Before applying:
Confirm the reverse mortgage age requirement. Verify principal-residence occupancy. Calculate existing mortgage and lien payoffs. Review income, assets, expenses, and residual income. Resolve federal debt and property-charge delinquencies. Inspect the property for repair or insurance issues. Confirm manufactured-home eligibility when applicable. Complete independent HUD-approved counseling. Compare reverse mortgage and home equity alternatives. Review your reverse mortgage options , or call or text (660) 333-3333 to discuss potential qualification issues before proceeding.
Experience Note The equity examples, financial-assessment explanations, manufactured-home checklist, credit scenarios, and qualification steps in this article are educational illustrations based on common HECM requirements.
They do not represent a specific Loan Factory borrower, property, appraisal, principal limit, set-aside, loan amount, interest rate, approval, closing, or funded reverse mortgage.
Actual eligibility and outcomes vary by borrower age, spouse status, income, assets, credit, property-charge history, property type, title, equity, appraisal, repairs, lender, and current HUD requirements.
Sources About the Author Loan Factory Mortgage Education Team
Loan Factory is a technology-powered mortgage platform helping borrowers compare mortgage options through a broad wholesale lender network.
The Loan Factory Mortgage Education Team helps older homeowners and their families understand HECM eligibility, reverse mortgage age rules, financial assessment, residual income, credit and property-charge history, manufactured-home requirements, LESA, counseling, and home equity alternatives.
Disclaimer This content is for educational and informational purposes only and is not financial, tax, legal, credit, accounting, retirement-planning, estate-planning, real estate, appraisal, insurance, public-benefits, or housing-counseling advice.
It is not a commitment to lend or a guarantee of reverse mortgage availability, eligibility, property value, principal limit, proceeds, approval, interest rate, costs, closing, or funding.
Reverse mortgages are secured by real property. Interest and applicable fees generally increase the loan balance over time and reduce remaining equity. Borrowers must continue satisfying property-tax, insurance, occupancy, maintenance, and other loan requirements. Failure to meet those requirements may result in default or foreclosure.
Loan Factory is a mortgage broker company and is not affiliated with or acting on behalf of HUD, FHA, the CFPB, or another government agency. HECM counseling must be completed through an independent HUD-approved counseling agency.
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