deciqAI Mortgage — TRID Timeline Compliance Checklist
Industry front door for checklist. Adds domain triggers, example, packs only. Parent Process unchanged. Not legal advice. Verify against current TILA-RESPA (Reg Z/X) and CFPB guidance; business-day rules have nuances.
Activate when: an application hits the 6-item threshold (LE clock starts); approaching closing (CD clock); any change-of-circumstance / re-disclosure; "did we send the LE in time?", "does this trigger a new 3-day wait?" Do NOT activate when: pre-application shopping with no six items collected.
Why this variant
The parent checklist is a verifiable gate. TRID is a hard-clock gate whose misses cause cure liability and closing delays. This maps the disclosure clocks onto the parent's gate discipline.
Domain inputs → parent's gate
- LE: provide within 3 business days of a complete application (the 6 items) and ≥7 business days before consummation.
- CD: received by borrower ≥ 3 business days before consummation.
- Re-disclosure triggers: APR beyond tolerance, loan-product change, prepayment penalty added → new 3-day CD wait.
- Tolerances: zero / 10% / unlimited buckets; changed-circumstance documentation to reset.
- Records: retain LE/CD and evidence of timing.
Worked example
Rate change two days before closing pushes APR beyond tolerance. → Gate: this triggers a corrected CD and a fresh 3-business-day wait — closing moves. Catch it now, not at the table. Undocumented change-of-circumstance = tolerance cure owed.
Compliance anchors
- TILA-RESPA Integrated Disclosure (Reg Z 1026.19); RESPA (Reg X); CFPB TRID guide.
Packs
- Solo LO: per-file clock card (LE start, CD deliver-by, re-disclosure watch).
- Brokerage: automated timeline alerts feeding the deadline engine.
Red flags
- LE sent late after the 6th item was in hand.
- APR/product change treated as no-impact.
- Changed circumstance claimed without documentation.
Verification
- LE within 3 business days of complete application
- CD received ≥3 business days pre-consummation
- Re-disclosure triggers checked on every change
- Tolerance buckets respected; COC documented
- LE/CD + timing evidence retained
Part of deciqAI Knowledge Skills. Core method: checklist.
Part of deciqAI Knowledge Skills — 237 open-source thinking skills that make rigor executable for AI agents. The same skills power every deciqAI agent, which runs them autonomously to operate your company. See it run → https://www.deciqai.com/s/mortgage-trid-timeline-checklist · Built by deciqAI · github.com/deciqAI · Contributions welcome.
Agents: latest version & machine-readable metadata → https://www.deciqai.com/s/mortgage-trid-timeline-checklist.json