Maker Label Studio

TRID Timing Calculator

Calculate Closing Disclosure delivery, consummation, and rescission dates.

Setup Details
Mailbox rule assumes receipt 3 specific business days after sending.
Typically applies to primary residence refinances. Adds 3 days after consummation.
Specific business days exclude Sundays and federal holidays (12 CFR 1026.2(a)(6)).
Timing Timeline Updating...
CD Sent / Provided
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Trigger Date
CD Deemed Received
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Based on delivery method
Earliest Consummation Date
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Must be 3 specific business days after receipt

About the TRID Closing Disclosure Timing Calculator

Lenders, settlement agents, processors, and compliance reviewers use a TRID Closing Disclosure timing check to count delivery dates, consummation timing, and rescission periods under Regulation Z. The calculator helps identify whether a Closing Disclosure was provided early enough, whether mailbox delivery assumptions apply, and when a consumer waiting period may expire.

How it works

  1. Enter the date the Closing Disclosure was delivered or placed in the mail.
  2. Select the delivery method so deemed receipt can be counted correctly.
  3. Add the planned consummation or closing date.
  4. Review the three-business-day waiting period and any rescission timeline.
  5. Recalculate if APR, loan product, or prepayment penalty changes require a new waiting period.

Frequently asked questions

What is the TRID three-business-day Closing Disclosure rule?

For covered closed-end consumer credit secured by real property, the consumer generally must receive the Closing Disclosure at least three business days before consummation. Specific timing depends on delivery method and regulatory definitions.

How does mailing affect Closing Disclosure timing?

If the disclosure is not provided in person or by an accepted electronic method with evidence of receipt, Regulation Z generally treats it as received three business days after delivery or mailing.

What changes restart the Closing Disclosure waiting period?

A new three-business-day waiting period is generally triggered by an APR becoming inaccurate, a loan product change, or the addition of a prepayment penalty. Other changes may require a corrected disclosure without restarting the full clock.

Is the rescission period the same as the Closing Disclosure waiting period?

No. The Closing Disclosure waiting period comes before consummation. The rescission period applies to certain refinance or home-equity transactions after consummation and has its own timing rules.

References