---
title: "When must a mortgage lender provide the Loan Estimate and Closing Disclosure? Answer in under 100 words. Cite only eCFR (www.ecfr.gov) sources."
canonical: https://www.m-i-n-d.ai/minds/mortgage-lending/loan-estimate-closing-disclosure-timing
jurisdiction: "US Federal"
last_verified: 2026-08-28
license: CC BY 4.0 — https://creativecommons.org/licenses/by/4.0/
attribution: "Source: MIND (m-i-n-d.ai)"
---

# When must a mortgage lender provide the Loan Estimate and Closing Disclosure? Answer in under 100 words. Cite only eCFR (www.ecfr.gov) sources.

Under 12 CFR 1026.19(e)(1)(iii), a mortgage creditor must deliver or mail Loan Estimate disclosures no later than the third business day after receiving the consumer's application, and no later than the seventh business day before consummation. Under 12 CFR 1026.19(f)(1)(ii)(A), the Closing Disclosure must be received by the consumer no later than three business days before consummation, as in effect for the 2011–2018 amendment period.

## Details / How it works

Under 12 CFR 1026.19(e), the creditor (or mortgage broker) must provide good-faith Loan Estimate disclosures. Timing has two components per 12 CFR 1026.19(e)(1)(iii):

- **Within 3 business days** of receiving the consumer's application.
- **At least 7 business days before consummation.**

If mailed or delivered other than in person, the consumer is deemed to have received the Loan Estimate 3 business days after mailing, per 12 CFR 1026.19(e)(1)(iv).

Under 12 CFR 1026.19(f)(1)(ii)(A), the Closing Disclosure must be received no later than 3 business days before consummation, with the same 3-business-day mail rule under 12 CFR 1026.19(f)(1)(iii).

A consumer may waive or modify the 7-business-day Loan Estimate waiting period or the 3-business-day Closing Disclosure waiting period only for a bona fide personal financial emergency, via a dated, signed written statement (printed forms prohibited), per 12 CFR 1026.19(e)(1)(v) and 12 CFR 1026.19(f)(1)(iv).

## Numbers & thresholds

| Disclosure | Trigger / Deadline | Rule |
|---|---|---|
| Loan Estimate — application trigger | Within 3 business days after creditor receives the application | 12 CFR 1026.19(e)(1)(iii)(A) |
| Loan Estimate — consummation trigger | At least 7 business days before consummation | 12 CFR 1026.19(e)(1)(iii)(B) |
| Closing Disclosure — general | At least 3 business days before consummation | 12 CFR 1026.19(f)(1)(ii)(A) |
| Closing Disclosure — timeshares | At or before consummation | 12 CFR 1026.19(f)(1)(ii)(B) |
| Mail / non-in-person delivery | Deemed received 3 business days after mailing/delivery | 12 CFR 1026.19(e)(1)(iv); 12 CFR 1026.19(f)(1)(iii) |
| Revised Loan Estimate after rate lock | Within 3 business days after the interest rate is locked | 12 CFR 1026.19(e)(3)(iv)(D) |
| Revised Loan Estimate (general) | Within 3 business days of receiving information sufficient to establish a revision reason | 12 CFR 1026.19(e)(4)(i) |
| Revised Loan Estimate vs. Closing Disclosure | Revised Loan Estimate cannot be provided on or after the Closing Disclosure is issued, and must be received at least 4 business days before consummation | 12 CFR 1026.19(e)(4)(ii) |

## Exceptions & edge cases

**Reverse mortgages** are excluded from the Loan Estimate regime under 12 CFR 1026.19(e)(1)(i) and instead are governed by 12 CFR 1026.19(a), which applies a 3-business-day post-application disclosure rule and a 7-business-day pre-consummation waiting period (with a 3-business-day corrected-disclosure rule) per 12 CFR 1026.19(a)(2).

**Timeshares** are exempt from the 7-business-day Loan Estimate waiting period under 12 CFR 1026.19(e)(1)(iii)(C), and the Closing Disclosure may be provided at or before consummation under 12 CFR 1026.19(f)(1)(ii)(B).

**Predisclosure fees:** Under 12 CFR 1026.19(e)(2)(i)(A), neither the creditor nor any other person may impose a fee on the consumer before the Loan Estimate is received and the consumer has indicated an intent to proceed; a bona fide and reasonable credit-report fee is excepted under 12 CFR 1026.19(e)(2)(i)(B).

**Verification of information:** Under 12 CFR 1026.19(e)(2)(iii), the creditor may not require the consumer to submit documents verifying application information before providing the Loan Estimate.

**Bona fide emergency waiver:** The 7-business-day (Loan Estimate) and 3-business-day (Closing Disclosure) waiting periods may be modified or waived only by a dated written statement from the consumer describing the emergency, specifically modifying or waiving the period, and signed by all primarily liable consumers — printed forms are prohibited, per 12 CFR 1026.19(e)(1)(v) and 12 CFR 1026.19(f)(1)(iv).

**Settlement agent delivery:** A settlement agent may provide the Closing Disclosure so long as it complies with all requirements of 12 CFR 1026.19(f), per 12 CFR 1026.19(f)(1)(v).

## Sources

- [1] U.S. Government Publishing Office / Consumer Financial Protection Bureau — 12 CFR 1026.19 — TILA — mortgage loan disclosures, Loan Estimate and Closing Disclosure timing · https://www.ecfr.gov/current/title-12/section-1026.19 · as of 2026-08-28