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.
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.