Do these 3 things before closing this tab:
1Repair Windows errors before they cause bigger problems2Fix the driver behind crashes, sound loss and screen glitches3Clear out junk files and repair common Windows errorsStart with the most recent Loan Estimate (LE), then compare it line by line with your Closing Disclosure (CD). Check the loan amount, type, term, interest rate, APR, projected payment, points, lender credits, each closing-cost category and the cash-to-close calculation. Ask the lender to explain every material difference and identify what changed in your application or transaction. A rate that was not locked can move; a locked rate generally holds only under the lock conditions. The CD is the disclosure you use immediately before signing, but it is not a substitute for understanding how the numbers were built.
How do I compare my Loan Estimate to my Closing Disclosure?
Use the latest version of the LE as your baseline. If the lender issued a revised estimate, keep the earlier versions and compare the CD with the newest one while using the older copies to trace changes. The Consumer Financial Protection Bureau (CFPB) says a revised LE may follow a meaningful change in the application or the transaction. Do not compare a CD with an outdated estimate when a later LE exists.
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- Verify the transaction. Confirm the borrower names, property address, loan purpose, loan type, term and principal amount.
- Compare the pricing. Put the interest rate, APR, points, lender credits and rate-lock information side by side.
- Rebuild the payment. Compare principal and interest, mortgage insurance, estimated escrow and the total projected monthly payment.
- Audit the charges. Review origination charges, lender-required services, services you could shop for, government charges, prepaids, initial escrow and other charges.
- Reconcile funds. Check deposits, seller credits, down payment, other adjustments and the final cash-to-close figure.
- Document questions. For every material difference, ask what changed, when it changed and which fee-change treatment the lender applied.
- Resolve issues before signing. Request a corrected disclosure or written explanation while there is still time to review it.
The goal is not to find one matching total. It is to understand whether the loan terms, pricing and transaction adjustments shown on the CD still match what you agreed to and what the lender last disclosed.
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Borrower, property and purpose
Read the identifying information first. A wrong borrower name, property address or occupancy/purpose description can affect underwriting and costs. Confirm that the CD describes the same purchase or refinance, the same property and the same borrowers shown on your application.
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Type, term and amount
Check whether the loan is fixed-rate or adjustable-rate, the stated term and the principal amount. A change in loan type, a shorter or longer term, or a different amount is a fundamental change, not merely a fee adjustment. Contact the lender immediately if any of these fields differ from your agreement.
Application changes can include switching loan types or reducing the down payment. Other transaction developments, such as a lower appraisal, changed credit information or income that cannot be verified, can also lead to revised disclosures. These are examples rather than a complete list, so ask the lender to identify the actual event in your file.
What do I do if the rate or fees are different on my Closing Disclosure than they were on my Loan Estimate?
Do not assume that a difference is either harmless or automatically unlawful. First determine whether the rate was locked, what changed in the transaction, and how the lender recalculated the affected charges. Ask for a line-by-line explanation and compare the resulting payment, APR and cash to close, not just the interest-rate field.
Compare the interest rate
If your rate was not locked, market pricing can change between disclosures. If it was locked, the rate and points generally should remain in place while you close within the lock period and the application remains materially unchanged, subject to exceptions described by CFPB guidance. Ask for the lock date, expiration date, any extension cost and the condition the lender says permitted a change.
Compare APR as a cross-check
APR incorporates the interest rate and certain finance charges, so it can reveal a broader pricing change that is not obvious from the note rate alone. A different APR is a signal to inspect the underlying rate, points, lender credits, financed charges and payment schedule. APR is a diagnostic comparison, not a replacement for reviewing the individual fees.
Compare the projected payment
Separate the components shown on the forms:
- Monthly principal and interest.
- Mortgage insurance, if applicable.
- Estimated property-tax and insurance escrow.
- Any other listed monthly obligation included in the projected payment.
A payment difference can result from a changed rate, loan amount, insurance or tax estimate, escrow setup or loan structure. Ask which component moved and whether the change is permanent, estimated or tied to a specific adjustment at closing.
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Points and lender credits must be read with the rate
Points are upfront charges paid in exchange for a lower interest rate. Lender credits reduce some closing costs and are typically associated with a higher rate. Comparing either number alone can make an expensive option look cheap.
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Use a combined comparison
Place the LE and CD columns for rate, points and lender credits together. Then compare the resulting monthly principal-and-interest payment, APR and cash to close. A lower rate with more points may require more money up front; a credit may reduce cash needed today while increasing the rate and long-term interest. The right question is how the package performs over the period you expect to keep the loan.
Check that the trade-off was preserved
If the rate stayed similar but points rose, ask why. If points fell while the rate rose, ask whether a credit was substituted. The lender should explain how any change affects the loan amount, payment, APR and cash to close.
Compare closing costs by category
Fees are easier to audit when you keep lender-controlled costs separate from property charges and timing adjustments. Individual lenders may itemize services at different levels of detail, so compare meaningful totals as well as labels.
| Category | What to compare | Questions to ask |
|---|---|---|
| Origination charges | Application, underwriting, processing, origination points and other charges imposed by the lender or broker. | Which charges are lender compensation, and did any fee appear or increase after the latest LE? |
| Services the lender requires and selects | Third-party services chosen by the lender, such as required reports or settlement services. | Which provider selected the service, and why is the CD amount different? |
| Services you can shop for | Services for which the LE allowed you to select a provider. | Did I choose a different provider, and was the final invoice used? |
| Government charges | Recording, transfer and other government-imposed charges shown on the forms. | Did a tax, recording schedule or jurisdictional charge change? |
| Prepaids | Items paid in advance, such as interest or insurance amounts due at closing. | How many days or months were used in the calculation, and what closing date assumption changed? |
| Initial escrow payment | The amount deposited to establish the escrow account. | Which tax and insurance due dates drove the number? |
| Other charges | Property-related, transaction-specific or timing-related amounts not captured above. | Is this a lender charge, a seller or property adjustment, or an amount required by the contract? |
Compare lender costs and lender credits separately from seller credits, deposits and other adjustments. A larger total in the closing-cost section does not necessarily mean the lender charged more; it may reflect taxes, insurance, escrow timing or contract credits.
Why did my closing costs go up?
A higher CD total can have several causes. The lender may have issued a revised LE after a permitted change, a service provider may have supplied a different final invoice, or prepaid and escrow amounts may have changed because of the closing date. A lower appraisal, reduced down payment, changed credit, unverifiable income, a different loan type or a newly locked rate are examples of events that can alter terms or pricing.
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Trace the change to an event
- Write down the exact LE amount and CD amount for the affected line.
- Ask what event caused the difference and the date the lender learned of it.
- Ask whether the event changed the loan terms, the service cost, the prepaid calculation or the escrow requirement.
- Request the revised LE or other disclosure that documented the change.
- Ask the lender to show how the new amount was calculated and how it affects APR, payment and cash to close.
A lender should be able to explain the basis for a revised estimate. An explanation does not by itself determine whether a particular charge complied with every legal requirement; that depends on the transaction, timing and applicable rules.
What fees can change between the Loan Estimate and Closing Disclosure?
CFPB guidance describes three broad treatments for fee changes. The framework helps you ask the right question, but it is not a blanket classification for every line item.
| Fee-change treatment | General meaning | How to use it |
|---|---|---|
| Generally no increase unless an allowed change applies | Some charges are expected to remain at the disclosed amount unless a permitted changed circumstance or other rule applies. | Ask what permitted event the lender is relying on and when the revised disclosure was issued. |
| 10 percent cumulative limit | Some groups of charges may rise only within a 10 percent cumulative limit under the applicable rules. | Ask which charges were grouped, what the baseline was and how the lender calculated the cumulative change. |
| No stated cap in this framework | Some charges are not subject to that 10 percent limit, although other disclosure and compliance requirements can still apply. | Ask why the charge belongs in this category and request the final invoice or calculation. |
Do not apply the 10 percent figure to every fee. The treatment depends on the charge, the transaction type, any permitted changed circumstance and the applicable mortgage-disclosure rules. If the lender cannot identify the category or calculation, request a written explanation before closing.
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If the rate was not locked
Yes. An unlocked rate can change as market pricing moves. Rates can change daily, so two estimates issued on different dates may show different pricing even when the loan structure is unchanged. Ask when the rate was quoted, whether it was ever locked and what action is required to lock it.
If the rate was locked
A lock generally holds the rate and points through the lock period when you close on time and the application remains materially unchanged. Exceptions can apply. Ask for the written lock terms, expiration date, extension price and any condition the lender says changed. Compare the locked rate and points on the CD with the lock confirmation, not only with an older LE.
If the lock is expiring
Ask whether the scheduled closing date falls inside the lock period. If not, request the cost and terms of an extension before authorizing it. An extension can change cash to close even when the note rate remains the same.
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Reconcile closing costs with cash to close
“Total closing costs” and “cash to close” are different calculations. Closing costs cover the listed charges and adjustments associated with making the loan and completing the transaction. Cash to close reflects the funds you must bring after accounting for the down payment, deposits, seller credits and other amounts already paid or credited.
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- Down payment or principal amount due from you.
- Deposit or earnest money already paid.
- Seller credits and other contract credits.
- Closing-cost charges and prepaid or escrow amounts.
- Adjustments for taxes, insurance, utilities or other prorations shown on the CD.
- Any funds paid outside closing that the form credits or debits.
Ask the lender to confirm that your deposit and every seller credit in the purchase agreement appear in the cash-to-close calculation. Do not treat the cash-to-close number as a second name for total closing costs.
Use the review period before signing
For covered mortgage transactions, the lender generally must deliver the CD at least three business days before the scheduled closing. The CFPB page describing this timing was last reviewed May 2, 2023. Use that interval to compare the documents, obtain invoices and request corrections; do not wait until the signing appointment to discover a changed rate or missing credit.
Questions to send the lender
- Why is this amount different from the most recent Loan Estimate?
- What changed in my application or transaction, and when did that change occur?
- Was my interest rate locked? If yes, until what date, and what condition changed?
- Which fee-change category applies to this charge, and how did you calculate the permitted amount?
- How do the change and any points or lender credits affect my rate, monthly payment, APR and cash to close?
- Does my cash-to-close total include the deposit and seller credits we agreed on?
- Can you provide a corrected disclosure before closing?
Keep the answers, revised forms and supporting invoices with your LE and CD. If a material issue remains unresolved, ask whether the closing can be delayed long enough to review a corrected disclosure and consider transaction-specific advice from a qualified professional.
How to compare competing lender offers
Compare Loan Estimates from different lenders only after making the loan assumptions comparable. Rates can change daily, so note the date and whether each quote is locked or merely available.
| Comparison axis | What to hold constant or examine |
|---|---|
| Loan structure | Same loan amount, purpose, type and term. |
| Rate and APR | Note the quoted rate, APR, lock status and lock duration. |
| Payment | Compare principal and interest, mortgage insurance, escrow and total projected payment. |
| Lender costs | Compare total origination charges and services the lender requires and selects, not just one label. |
| Credits and cash | Review lender credits, seller credits, estimated closing costs and cash to close. |
| Longer-term cost | Use the estimated five-year borrowing cost as a common measure, while checking what assumptions it uses. |
| Adjustable-rate risk | For an ARM, examine how payments and rates could rise. The CFPB notes that the five-year estimate assumes rates remain unchanged for an ARM. |
Lenders may itemize similar services differently. Compare the meaningful totals and the economic trade-off between rate, points and credits, then inspect unusual line items individually.
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Common mistakes and how to correct them
Comparing an old LE
Using the first estimate after a revised LE hides the lender’s documented reason for a change. Gather every version and use the latest one as the primary baseline.
Looking only at the interest rate
A lower rate can come with more points; a higher rate can come with credits. Check APR, payment, upfront cash and the five-year estimate alongside the note rate.
Confusing closing costs with cash to close
Cash to close includes down-payment funds and transaction adjustments. Reconcile deposits and credits instead of treating the two totals as interchangeable.
Assuming every increase violates a 10 percent limit
The 10 percent cumulative treatment applies only to the fee group covered by the applicable rule. Ask the lender to identify the category rather than applying the percentage yourself to the entire CD.
Ignoring the rate lock
Without the lock status, you cannot tell whether a rate difference reflects market movement, an expired lock, an extension or a changed application. Obtain the lock confirmation and expiration date.
Waiting until the appointment
The CD is intended for advance review. Send questions as soon as you receive it so the lender has time to correct a document or explain a calculation.
When the standard LE/CD process may not apply
The standard Loan Estimate and Closing Disclosure process covers most mortgage transactions, but not all. CFPB guidance identifies exceptions such as reverse mortgages, some home-equity lines of credit, certain manufactured-housing loans that are not secured by real estate and some subordinate-assistance loans. Those transactions may use different disclosures or timing rules.
This is general U.S. consumer information, not a determination that a particular lender violated the law. A disputed fee, missed delivery deadline, unusual loan type or substantial rate change may warrant transaction-specific advice. You can ask the lender for a correction or explanation and, where practical, consider another lender; neither step guarantees a particular legal or financial outcome.
A practical final check
Before signing, your file should contain the latest LE, the CD, any rate-lock confirmation, revised disclosures, the purchase agreement or refinance terms, and written answers to material questions. The figures should tell one coherent story: the same loan, a documented rate and points decision, categorized fees, accurate credits and a cash-to-close amount you can reproduce. If they do not, pause and obtain the explanation or correction rather than relying on an assumption at the closing table.
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