TRID Tolerance Calculator 2025
Use this calculator to assess potential TRID tolerance violations by comparing disclosed fees on the Loan Estimate (LE) with actual fees on the Closing Disclosure (CD) for 2025 regulations. This tool focuses on Zero Tolerance and 10% Aggregate Tolerance categories.
Understanding TRID Tolerance Rules for 2025
The TILA-RESPA Integrated Disclosure (TRID) rule, often referred to as the "Know Before You Owe" rule, was implemented by the Consumer Financial Protection Bureau (CFPB) to improve the transparency and understanding of mortgage loan costs for consumers. Effective since October 2015, TRID mandates specific disclosures, primarily the Loan Estimate (LE) and the Closing Disclosure (CD), which provide clear information about the loan terms and closing costs.
Why TRID Tolerance Matters
A core component of TRID is the concept of "tolerance limits." These limits dictate how much certain fees can increase from the time they are disclosed on the Loan Estimate to the final amounts charged on the Closing Disclosure. The goal is to prevent consumers from being surprised by significantly higher costs at the closing table. If a fee exceeds its tolerance limit without a valid reason (like a changed circumstance), the lender may be required to cure the violation by refunding the excess amount to the consumer.
Key TRID Tolerance Categories
TRID categorizes fees into three main tolerance buckets:
1. Zero Tolerance Fees
These are the most stringent. Fees in this category generally cannot increase at all from the amount disclosed on the Loan Estimate to the amount charged on the Closing Disclosure. If they do, it's considered a tolerance violation. Examples typically include:
- The lender's origination charge (including points paid to the lender).
- Fees paid to an affiliate of the lender or mortgage broker.
- Transfer taxes.
- Fees for third-party services for which the consumer was not allowed to shop (e.g., appraisal fee, credit report fee, flood determination fee if the lender requires a specific provider).
Our calculator includes the Origination Charge, Appraisal Fee (assuming non-shoppable), and Credit Report Fee as Zero Tolerance items for demonstration.
2. 10% Aggregate Tolerance Fees
For fees in this category, the total (aggregate) amount of all such fees cannot increase by more than 10% from the total amount disclosed on the Loan Estimate. If the aggregate increase exceeds 10%, a violation occurs for the amount over the 10% threshold. Examples typically include:
- Recording fees.
- Fees for third-party services for which the consumer was allowed to shop, but chose a provider from the lender's written list of providers (e.g., title insurance, pest inspection, survey).
Our calculator aggregates Recording Fees and Lender's Title Insurance (assuming non-shoppable or chosen from lender's list) to check this tolerance.
3. No Tolerance Fees
These fees can change by any amount from the Loan Estimate to the Closing Disclosure without triggering a tolerance violation. This is because these costs are often outside the lender's control or are based on market conditions. Examples include:
- Prepaid interest.
- Property insurance premiums.
- Amounts placed into an escrow account.
- Fees for third-party services for which the consumer was allowed to shop and chose a provider not on the lender's list.
This calculator focuses on the Zero and 10% tolerance categories, as these are where most compliance issues arise.
How the Calculator Works
This tool takes the disclosed amounts from your Loan Estimate and the actual amounts from your Closing Disclosure for several common fees. It then applies the TRID tolerance rules for 2025 to determine if any individual fee or aggregate group of fees has exceeded its permissible limit. The results will indicate whether each item is compliant or if a potential violation has occurred, along with the excess amount if applicable.
Important Disclaimer
This TRID Tolerance Calculator is for informational purposes only and should not be considered legal advice or a definitive compliance tool. TRID regulations are complex, and specific circumstances can affect tolerance calculations. Always consult with a qualified legal or compliance professional for accurate guidance regarding TRID compliance and potential violations.
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function calculateTRIDTolerance() {
var leOriginationCharge = parseFloat(document.getElementById('leOriginationCharge').value);
var cdOriginationCharge = parseFloat(document.getElementById('cdOriginationCharge').value);
var leAppraisalFee = parseFloat(document.getElementById('leAppraisalFee').value);
var cdAppraisalFee = parseFloat(document.getElementById('cdAppraisalFee').value);
var leCreditReportFee = parseFloat(document.getElementById('leCreditReportFee').value);
var cdCreditReportFee = parseFloat(document.getElementById('cdCreditReportFee').value);
var leRecordingFees = parseFloat(document.getElementById('leRecordingFees').value);
var cdRecordingFees = parseFloat(document.getElementById('cdRecordingFees').value);
var leLendersTitleInsurance = parseFloat(document.getElementById('leLendersTitleInsurance').value);
var cdLendersTitleInsurance = parseFloat(document.getElementById('cdLendersTitleInsurance').value);
var resultDiv = document.getElementById('tridResult');
var output = '
TRID Tolerance Calculation Results:
';
var overallCompliance = true;
// Input validation
if (isNaN(leOriginationCharge) || isNaN(cdOriginationCharge) ||
isNaN(leAppraisalFee) || isNaN(cdAppraisalFee) ||
isNaN(leCreditReportFee) || isNaN(cdCreditReportFee) ||
isNaN(leRecordingFees) || isNaN(cdRecordingFees) ||
isNaN(leLendersTitleInsurance) || isNaN(cdLendersTitleInsurance)) {
resultDiv.innerHTML = 'Please enter valid numbers for all fee amounts.';
return;
}
// Zero Tolerance Checks
output += '
Zero Tolerance Fees:
';
// Origination Charge
if (cdOriginationCharge > leOriginationCharge) {
var excess = (cdOriginationCharge – leOriginationCharge).toFixed(2);
output += '
Origination Charge: VIOLATION – Increased by $' + excess + '. (LE: $' + leOriginationCharge.toFixed(2) + ', CD: $' + cdOriginationCharge.toFixed(2) + ')';
overallCompliance = false;
} else {
output += '
Origination Charge: Compliant (LE: $' + leOriginationCharge.toFixed(2) + ', CD: $' + cdOriginationCharge.toFixed(2) + ')';
}
// Appraisal Fee
if (cdAppraisalFee > leAppraisalFee) {
var excess = (cdAppraisalFee – leAppraisalFee).toFixed(2);
output += '
Appraisal Fee (Non-Shoppable): VIOLATION – Increased by $' + excess + '. (LE: $' + leAppraisalFee.toFixed(2) + ', CD: $' + cdAppraisalFee.toFixed(2) + ')';
overallCompliance = false;
} else {
output += '
Appraisal Fee (Non-Shoppable): Compliant (LE: $' + leAppraisalFee.toFixed(2) + ', CD: $' + cdAppraisalFee.toFixed(2) + ')';
}
// Credit Report Fee
if (cdCreditReportFee > leCreditReportFee) {
var excess = (cdCreditReportFee – leCreditReportFee).toFixed(2);
output += '
Credit Report Fee: VIOLATION – Increased by $' + excess + '. (LE: $' + leCreditReportFee.toFixed(2) + ', CD: $' + cdCreditReportFee.toFixed(2) + ')';
overallCompliance = false;
} else {
output += '
Credit Report Fee: Compliant (LE: $' + leCreditReportFee.toFixed(2) + ', CD: $' + cdCreditReportFee.toFixed(2) + ')';
}
// 10% Aggregate Tolerance Checks
output += '
10% Aggregate Tolerance Fees:
';
var le10PercentTotal = leRecordingFees + leLendersTitleInsurance;
var cd10PercentTotal = cdRecordingFees + cdLendersTitleInsurance;
var allowedIncrease = le10PercentTotal * 0.10;
var actualIncrease = cd10PercentTotal – le10PercentTotal;
output += '
Recording Fees: (LE: $' + leRecordingFees.toFixed(2) + ', CD: $' + cdRecordingFees.toFixed(2) + ')';
output += '
Lender\'s Title Insurance (Non-Shoppable): (LE: $' + leLendersTitleInsurance.toFixed(2) + ', CD: $' + cdLendersTitleInsurance.toFixed(2) + ')';
output += '
Total LE for 10% Tolerance: $' + le10PercentTotal.toFixed(2) + ";
output += '
Total CD for 10% Tolerance: $' + cd10PercentTotal.toFixed(2) + ";
output += '
Maximum Allowed Increase (10%): $' + allowedIncrease.toFixed(2) + ";
output += '
Actual Aggregate Increase: $' + actualIncrease.toFixed(2) + ";
if (actualIncrease > allowedIncrease) {
var excess10Percent = (actualIncrease – allowedIncrease).toFixed(2);
output += '
10% Aggregate Tolerance: VIOLATION – Exceeded by $' + excess10Percent + '.';
overallCompliance = false;
} else {
output += '
10% Aggregate Tolerance: Compliant';
}
// Overall Compliance Status
output += '
Overall TRID Tolerance Status:
';
if (overallCompliance) {
output += '
All checked fees are within TRID tolerance limits.';
} else {
output += '
One or more TRID tolerance violations detected.';
}
resultDiv.innerHTML = output;
}