TRID closing-timeline calculator — when can I close?

Federal law (TRID, under Regulation Z) sets two waiting periods on every home loan: seven business days after the Loan Estimate, and three after you receive the Closing Disclosure. This tool counts them the way the regulation actually counts — Saturdays in, Sundays and federal-holiday dates out — and shows you exactly which days counted. Runs in your browser; nothing you enter is collected.

Which days count — the two business-day clocks

Reg Z §1026.2(a)(6) defines business days two different ways, and TRID uses both:

• Specific business days (the LE seven-day and CD three-day waiting periods): every calendar day except Sundays and the statutory dates of the eleven federal legal holidays. Saturdays count. The nuance people miss: it's the holiday's actual date that's excluded, not the observed day off — in 2026, Independence Day falls on Saturday, July 4, so that Saturday doesn't count, while Friday, July 3 (the observed closure) still does.
• General business days (the three-day Loan Estimate delivery deadline): days the lender is open to the public — modeled here as weekdays minus observed federal holidays.

The two disclosures the clocks hang on

• The Loan Estimate (LE) is the three-page, good-faith estimate of your rate, payment, and closing costs. The lender must deliver it within three business days of your application, and you must have it at least seven business days before closing. It is where the seven-day clock starts.
• The Closing Disclosure (CD) is the near-final, five-page statement of the actual terms and costs. You must receive it at least three business days before consummation — the day you sign. It is where the three-day clock starts, and the two count by the "specific business day" rule above.

A worked example

Say your lender hands you the Closing Disclosure in person on a Monday, with no federal holiday that week. Count three specific business days after the day you receive it — Tuesday, Wednesday, Thursday — and Thursday is the earliest day you can sign. Mail it instead of delivering it in person, and the rule presumes you did not receive it until three business days later, which pushes the earliest closing into the following week unless you can show you got it sooner. Enter your own date in the tool above and it names every day it counted and skipped.

What restarts the three-day clock — and what doesn't

Only three changes to a Closing Disclosure trigger a NEW three-day waiting period under §1026.19(f)(2)(ii): the APR moving outside tolerance (an eighth of a percentage point for regular loans, a quarter for irregular ones), a change of loan product, or a prepayment penalty being added. Every other correction — fees, typos, prorations — needs a revised CD but does not restart the clock. Closings get delayed by rumor more often than by the rule.

Fine print

• A consumer may waive the waiting periods only for a bona fide personal financial emergency, in a dated, signed written statement (§1026.19(f)(1)(iv)) — rare, and the lender isn't required to accept it.
• Timeshares are carved out of these rules; this tool covers standard residential closings.
• Informational only, not legal advice — your lender's disclosures and the settlement agent control the actual date.