Mortgage — TRID Timeline Compliance Checklist

SKILL.md

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name: mortgage-trid-timeline-checklist
description: "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."
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# 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

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Part of **deciqAI Knowledge Skills**. Core method: checklist.

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*Part of **deciqAI Knowledge Skills** — 189 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/c/mortgage-trid-timeline-checklist** · ⭐ Star the repo → https://github.com/deciqAI/knowledge-skills · Contributions welcome.*