TRID Date Calculator

TRID — short for the TILA-RESPA Integrated Disclosure rule — is a federal regulation that combines two prior disclosure regimes (Truth in Lending Act and Real Estate Settlement Procedures Act) into a single set of rules. Two of those rules are date-driven and trip up real estate transactions all the time:

• The Loan Estimate (LE)must be delivered or placed in the mail no later than the third business day after the creditor receives the consumer's application. Source: 12 CFR § 1026.19(e)(1)(iii).
• The Closing Disclosure (CD) must be received by the consumer at least three business days before consummation (closing). Source: 12 CFR § 1026.19(f)(1)(ii)(A).

If the CD is delivered any way other than in person — mail, e-delivery, courier — the consumer is presumedto receive it three business days after it's sent. That stacks two 3-business-day windows: send the CD too late and you push closing past its scheduled date.

The CD waiting period uses the precisebusiness-day definition under Regulation Z § 1026.19(f)(1)(ii)(A): “all calendar days except Sundays and the legal public holidays specified in 5 U.S.C. 6103(a).” That means Saturdays count, but Sundays and federal holidays don't.

Federal holidays excluded: New Year's Day, Martin Luther King Jr. Day, Presidents Day, Memorial Day, Juneteenth, Independence Day, Labor Day, Columbus Day, Veterans Day, Thanksgiving, and Christmas. This calculator excludes all of them automatically.

Three changes to the loan after the CD is issued retrigger the 3-business-day waiting period:

1. APR increase beyond tolerance — more than 1/8 of a percentage point for fixed-rate loans, or more than 1/4 for adjustable-rate loans.
2. Loan product change — for example, switching from fixed to adjustable rate, or from a 30-year to 15-year amortization.
3. Prepayment penalty added — any new prepayment penalty triggers a fresh waiting period.

Other changes (correcting a typo, updating the property tax estimate, etc.) can be disclosed via a revised CD without resetting the clock — but the borrower still has to receive the revised CD before consummation.