This revised closing disclosure comparison checklist tracks all documented changes between your signed pre-closing CD and final post-closing CD. Even minor unaddressed discrepancies can lead to overpaid closing costs, uncredited lender funds, or unexpected escrow shortfalls in the first year of your mortgage, so this step-by-step process is designed to be completed using only the documents in your physical closing file folder. Margin Desk created this educational framework for consumer use only, and all questions about unexplained changes should be directed to your licensed settlement agent or loan officer.
Settlement fee column cross-checks between pre-signed and post-closing CD versions
Start your review by lining up the first page of both CDs and cross-referencing the total “Cash to Close” line first, as any difference in this figure will trace back to specific line item changes on subsequent pages. Next, move to Page 2 of both documents to compare settlement fee line items, grouped into origination charges, services you cannot shop for, services you can shop for, title fees, and government recording fees. Per TRID (TILA-RESPA Integrated Disclosure) rules, fees for lender-selected services including appraisals, credit reports, and underwriting cannot increase at all between the pre-signed CD and post-closing CD unless you signed a documented change of circumstance form, such as for a shift in loan type or a verified property value discrepancy during underwriting. Fees for services you shopped for, including title insurance and home inspections, can increase up to 10% without formal disclosure, but any increase over that threshold requires written notice 3 business days before closing. Flag any line items that appear on the post-closing CD that were not listed on the pre-signed version, such as unstated courier surcharges, notary travel fees, or document processing add-ons. Illustrative example: if your pre-signed CD listed a $350 title search fee and the post-closing version shows $475, you are entitled to a written explanation of the $125 increase before you approve the final disbursement records.
Prepaid tax box adjustment verifications for revised post-closing CD accuracy reviews
Move to Page 3 of both CDs to review the prepaid items section, which includes property tax proration, homeowner’s insurance premiums, and prepaid interest for the partial month between your closing date and the first mortgage due date. These line items are often adjusted slightly if your closing date shifts a few days from the estimated date used for the pre-closing CD, but all adjustments must align with official public records and your signed purchase agreement. First, confirm the proration period for property taxes matches your exact closing date, and cross-reference the daily tax rate with your county assessor’s public tax records for the current tax year. Note that some counties bill property taxes in arrears and others bill in advance, so make sure the proration structure matches your local government’s official billing schedule. If your purchase agreement states the seller will cover a portion of annual property taxes, confirm that credit is listed in this section and not buried in an unrelated line item elsewhere on the form. If you are purchasing new construction, verify you are not being charged for property tax periods that fall entirely within the builder’s ownership period before you closed on the property.
Lender credit schedule reconciliation steps for updated post-closing CD documentation checks
Next, reconcile all promised lender credits, seller concessions, and down payment assistance awards against the post-closing CD’s Section J, which lists all credits applied to reduce your cash to close. Pull all supporting documentation for promised credits, including your loan estimate, rate lock agreement, signed purchase agreement, and down payment assistance award letter, to cross-reference each credit amount against the post-closing CD. Per federal lending rules, lender credits cannot be reduced or removed without your signed consent on a change of circumstance form, so any missing or reduced credits require immediate follow-up with your loan officer. If you used a down payment assistance grant or second lien, confirm that amount is listed as a credit in this section and matches the award amount you received in writing from your program administrator. Seller concessions for closing cost assistance must also be listed here, so cross-reference that total with the final signed purchase agreement to ensure the full agreed-upon amount was applied. Illustrative example: if you were promised a $1,200 lender credit for accepting a 0.125% higher interest rate, and the post-closing CD only shows a $600 credit, you have 60 days under TRID to request a refund for the missing amount.
Escrow deposit note comparison protocols for signed pre-closing and final post-closing CD records
Move to Page 4 of both CDs to review the initial escrow deposit and monthly escrow payment calculations, which cover future property tax, homeowner’s insurance, and flood insurance (if applicable) payments. First, confirm that your earnest money deposit amount, which you paid during the due diligence period, is listed as a credit in this section and matches the exact amount of the check or wire transfer you sent. Next, cross-reference the escrow cushion amount against RESPA rules, which mandate that lenders cannot hold more than 1/6 of your total annual escrow expenses as a cushion for unexpected cost increases. If your property is in a FEMA-designated flood zone, confirm that your annual flood insurance premium is included in the escrow calculation, as missing this cost can lead to forced-placed flood insurance later, which is typically 2-3 times more expensive than a private policy. If your property is part of an HOA that bills quarterly or annually, confirm any pro-rated HOA dues are included in the escrow deposit if your purchase agreement states the seller is not covering those costs. Finally, match the monthly escrow payment listed on the post-closing CD to the escrow line item on your first official mortgage statement to ensure consistency before your first payment is due.
Closing cost folder filing requirements for finalized revised post-closing CD comparison reports
Use the following revised CD comparison checklist to document all differences between your two CD versions, then file the completed report with your permanent closing records:
| Checklist Item | Pre-Closing CD Value | Post-Closing CD Value | Discrepancy Flag (Y/N) | Follow-Up Due Date |
|---|---|---|---|---|
| Total origination charges (Page 2, Line A) | ||||
| Total title service fees (Page 2, Line B) | ||||
| Prepaid property tax proration (Page 3, Line F1) | ||||
| Total applied lender credits (Page 3, Line J2) | ||||
| Earnest money deposit credit (Page 3, Line J1) | ||||
| Initial escrow deposit total (Page 4, Line G) |
For any line items marked with a discrepancy flag, add a short note explaining the difference and attach supporting documentation (change of circumstance forms, credit agreements, county tax records) to the checklist for your records. Keep three copies of the completed report: one in your physical home file folder, one stored in a password-protected cloud folder for easy access, and one sent to your settlement agent for their official file. If you have unresolved discrepancies, send a copy of the report to your lender’s customer service team within 30 days of closing, as corrections are much easier to process before your loan is sold to a third-party servicer. Keep the report with your annual tax records as well, as some closing costs are tax-deductible for primary residence purchases, and the document will make it easier to share accurate numbers with your tax preparer.
Pull your signed pre-closing CD and final post-closing CD from your closing folder today and complete the first three line items of the comparison checklist before the end of the week.