What Is TRID (TILA-RESPA Integrated Disclosure)?

TRID is a set of federal rules that replaced four confusing mortgage disclosure forms with two clear ones — the Loan Estimate and the Closing Disclosure. In effect since October 2015, these rules make it easier for you to understand your loan terms and compare offers from different lenders.

Your lender must provide a Loan Estimate within three business days of your application and the Closing Disclosure at least three business days before closing. For example, if your closing is scheduled for a Friday, you must receive the Closing Disclosure by the preceding Tuesday at the latest. If fees increase beyond certain tolerances — such as origination fees rising at all, or third-party fees rising more than 10% — the lender must cover the difference or issue a revised disclosure with a new three-day waiting period.

Key Facts

• Effective date: October 3, 2015
• Two forms: Loan Estimate (replaces GFE and initial TIL) and Closing Disclosure (replaces HUD-1 and final TIL)
• Loan Estimate deadline: Must be delivered within 3 business days of your application
• Closing Disclosure deadline: Must be received at least 3 business days before closing
• Zero tolerance fees: Origination charges and transfer taxes cannot increase from the Loan Estimate
• 10% tolerance fees: Third-party services the lender selects and recording fees can increase by up to 10% combined

Frequently Asked Questions

What happens if my Closing Disclosure has errors?

If you spot errors, contact your lender or loan officer immediately. Certain changes — like a higher APR, a different loan product, or added prepayment penalty — trigger a new three-day waiting period with a corrected Closing Disclosure before you can close.

Does TRID apply to all mortgage loans?

TRID applies to most residential mortgage loans, including purchases and refinances. It does not apply to home equity lines of credit (HELOCs), reverse mortgages, or loans from certain housing agencies. Your lender will confirm which disclosure rules apply to your specific loan.