closing-disclosure-timing-reference

name	closing-disclosure-timing-reference
title	Closing Disclosure Timing Reference
description	Provides TRID Closing Disclosure timing compliance rules under 12 CFR § 1026.19(f). Covers the three-business-day receipt rule, dual business-day definitions, delivery deemed-receipt rules, re-disclosure triggers, waiver procedures, and post-consummation deadlines. Use when calculating CD delivery deadlines, determining earliest permitted closing dates, evaluating whether a change triggers a new waiting period, or advising on emergency waiver procedures.
author	CaseMark
author_url	https://github.com/CaseMark/skills/tree/main/skills/legal/closing-disclosure-timing-reference
license	Apache-2.0
version	0.1.0
execution_mode	open
jurisdiction	us
practice	finance
language	en

Closing Disclosure Timing Reference

TRID timing rules for CD delivery deadlines, re-disclosure triggers, and waiver procedures under 12 CFR § 1026.19(f).

Prerequisites

1. Scheduled closing (consummation) date
2. Delivery method (hand, mail, electronic)
3. Any post-CD changes to APR, loan product, or prepayment penalty

Quick Start — Deadline Calculation

Count back from closing date, excluding closing day itself. Skip Sundays and federal holidays.

Closing: Wednesday Mar 19
  Day 1 ← Tue Mar 18
  Day 2 ← Mon Mar 17
  Day 3 ← Fri Mar 14  (skip Sun)
Latest receipt: Fri Mar 14
If mailing: mail by Tue Mar 11 (add 3 more business days back)

With holiday:

Closing: Tuesday Jan 21  (MLK Day = Mon Jan 20 — excluded)
  Day 1 ← Fri Jan 17
  Day 2 ← Thu Jan 16
  Day 3 ← Wed Jan 15
Latest receipt: Wed Jan 15

Delivery Method	Lead Time Before Closing
Hand delivery	3 business days
Mail or electronic	6 business days

Core Rules

Three-Business-Day Receipt Rule — § 1026.19(f)(1)(ii)

• Borrower must receive CD at least 3 business days before consummation
• "Consummation" = date borrower becomes contractually obligated
• All borrowers on the loan must receive the CD
• Creditor bears compliance responsibility

Business Day Definitions — § 1026.2(a)(6)

Definition	Used For	Excludes
General	CD 3-day waiting period	Sundays + federal public holidays
Specific	7-day LE waiting period	Days creditor's offices are closed

The CD 3-day rule uses the General definition.

Federal holidays: New Year's Day, MLK Jr. Day (3rd Mon Jan), Presidents Day (3rd Mon Feb), Memorial Day (last Mon May), Independence Day, Labor Day (1st Mon Sep), Columbus Day (2nd Mon Oct), Veterans Day, Thanksgiving (4th Thu Nov), Christmas Day.

Saturday holiday → observed Friday. Sunday holiday → observed Monday.

Delivery & Deemed Receipt — § 1026.19(f)(1)(iii)

Method