Closing Disclosure Audit
Closing Disclosure Audit: check your CD against your Loan Estimate
Your Closing Disclosure arrives a few days before closing, and it's five dense pages. Upload it with your Loan Estimate. We line the two up, flag changes that go past the federal limits on how much fees can rise, and give you a short, plain-English list of what to ask your lender.
Closing Disclosure Audit
$99one-time, no subscription
Usually ready in a few minutes once both documents are uploaded. You download it as a PDF from your account.
See a sample report first (PDF, opens in a new tab)- If we can't produce your report, email hello@mortgagelens.ai and we'll refund you in full.
- Independent. We never take money from lenders.
Also included in the Refi Pilot and Buyer Pilot bundles, with two other reports for the same refinance or home purchase.
- Line-by-line comparison of your Loan Estimate and Closing Disclosure
- Fees checked against the federal zero and 10% tolerance limits
- Specific questions to raise with your lender, with dollar amounts
Who it's for
Is a Closing Disclosure Audit right for you?
Your Closing Disclosure just arrived
You're a few days from closing and want to know whether anything changed from the estimate you agreed to, before you sit down to sign.
Buying or refinancing
It works for purchase and refinance loans. The report frames next steps for each, since what's at stake in a delay differs.
Something looks off
Your cash to close jumped, a lender credit shrank, or a fee you don't recognize appeared. The report shows where the difference came from.
What you get
What's in your Closing Disclosure Audit report
What you'll need
Two documents from your lender. No forms to fill out.
- Your original Loan Estimate (the three-page form you got after you applied)
- Your Closing Disclosure (the most recent version your lender sent)
- The PDFs your lender sent (up to 20 MB each). Photos work too (JPG or PNG, up to 3.5 MB), but a PDF has every page.
If your lender sent revised Loan Estimates, start with the original. The FAQ below explains how revisions affect what the lender is held to.
A clear summary
What changed, what didn't, and the total the lender may owe you back if a fee went over the limit.
Side-by-side comparison
Loan amount, rate, payment and each fee from both documents, each labeled zero tolerance, 10% group, no limit or informational.
The 10% group math
Recording fees and services from the lender's provider list are added up and checked against the 10% cumulative limit.
Items to raise with your lender
Specific questions with the dollar amounts, ready to put in writing before or at closing.
Cash to close, explained
Why the cash you bring moved: closing costs, amounts paid before closing, credits and any payoffs.
Small stuff kept separate
Rounding and per-day interest changes are listed apart and marked no action needed, so real issues stand out.
How it works
How the Closing Disclosure Audit works
Step 1: Buy and upload
Check out, then upload your Loan Estimate and Closing Disclosure and confirm which is which.
Step 2: We compare and apply the rules
Our software lines up both documents and applies the federal tolerance rules to each fee. Code does the math; AI writes the plain-English explanations.
Step 3: Download your audit
Your PDF is usually ready in a few minutes. Bring the list of questions to your lender or to the closing table.
The rules in brief
Which closing costs can go up?
Federal rules (often called TRID) sort the fees on your Loan Estimate into three groups. The audit applies these limits to each fee on your Closing Disclosure.
Zero tolerance
- What's in it
- Fees paid to the lender or mortgage broker, services you weren't allowed to shop for, and transfer taxes
- How much can it rise?
- Not at all, unless there's a valid reason such as a change you asked for
10% group
- What's in it
- Recording fees, and services you could shop for where you used a provider from the lender's list
- How much can it rise?
- The group's total can rise by up to 10%
No limit
- What's in it
- Prepaid interest, homeowner's insurance, escrow deposits, and services where you picked a provider not on the lender's list
- How much can it rise?
- Can change, as long as the estimate was made in good faith
If a fee goes over its limit, the lender must refund the excess within 60 days after closing. Our TRID tolerance guide covers the details, including the valid reasons a lender can use to reset an estimate.
Sample report
See a full sample audit before you buy
A fictional purchase closing with a zero-tolerance fee increase the lender would owe back, plus other changes worth asking about.
FAQ
Closing Disclosure Audit questions
When should I run a Closing Disclosure Audit?
As soon as your Closing Disclosure arrives. Your lender must get it to you at least three business days before closing, so running the audit right away leaves time to ask questions. The report is usually ready in a few minutes once both documents are uploaded.
What does zero tolerance mean?
Some charges on your Loan Estimate can't go up at all at closing unless there's a valid reason, such as a change you asked for. They include fees paid to the lender or mortgage broker, services you weren't allowed to shop for, and transfer taxes. If one goes up without a valid reason, the lender must refund the difference.
What happens if a fee went over the limit?
Federal rules require the lender to refund the excess no later than 60 days after closing. The report shows the amount and gives you specific questions to raise with your lender, in writing, before or at closing.
What if my lender sent more than one Loan Estimate?
Upload your original Loan Estimate. A revised Loan Estimate only resets the fees affected by a valid reason, such as a change you asked for, new information about your loan, or locking your rate. If a flagged fee was covered by a revision, ask your lender to show you the revised estimate and the reason for it.
Does it work for refinances?
Yes. It works for purchase and refinance loans. It also checks payoffs on your Closing Disclosure, such as your old mortgage, against what the Loan Estimate showed.
Will you tell me whether to sign?
No. We show you what changed, which rules apply and what to ask. The decision stays with you. For legal questions about a dispute, talk to a real estate attorney or a HUD-approved housing counselor.
What if you can't produce my report?
If we can't produce your report, email hello@mortgagelens.ai and we'll refund you in full.
Know what changed before you sign.
Upload your Loan Estimate and Closing Disclosure and get a plain-English audit with the questions to ask your lender.
$99one-time
Usually ready in a few minutes once both documents are uploaded.
Keep reading
Related guides and tools
Guide
Closing Disclosure explained: what to check before you sign
The three-business-day rule, what should match your Loan Estimate, the page 3 "Did this change?" table, and a checklist for closing day.
Guide
TRID tolerance: which closing costs can go up
Zero tolerance, the 10% group and no-limit fees in plain language, with worked examples, valid reasons for changes, and the 60-day refund rule.
Report
Estimate Compare
Upload 2 to 4 Loan Estimates. See which offer costs less, which fees look unusual, and what to raise with each lender.
Guide
How to read your Loan Estimate, page by page
What each part of the three-page form means, which closing costs you can shop for, red flags to look for, and how to compare two offers.
Free calculator
Mortgage payment calculator
Your full monthly payment: principal, interest, taxes, insurance and PMI. Free, no sign-up.
For agents
For real estate agents
White-label Closing Disclosure audits for your buyers, with your agency's name and logo on every report.