Loan Estimate vs. Closing Disclosure for Florida buyers: the 3-day rule, which closing costs can change, and what to check before you close in Broward or Aventura

October 31, 2026 · Zach Curtis, REALTOR®, Realty Hub

Short answer: your lender must send a Loan Estimate within three business days of your application and a Closing Disclosure at least three business days before closing. Some closing costs can't increase at all, some can increase by up to 10% as a group, and some can change by any amount. Only three kinds of changes restart the three-day clock.

The Loan Estimate

The Consumer Financial Protection Bureau says the Loan Estimate is a three-page standard form your lender must give you within three business days of receiving your application (CFPB: What is a Loan Estimate?). It shows:

• the estimated interest rate, monthly payment and total closing costs
• estimated taxes and insurance
• features like a prepayment penalty

Because every lender uses the same form, it's the easiest way to compare offers side by side. It isn't an approval: the lender hasn't approved or denied you yet.

The Closing Disclosure

The Closing Disclosure is a five-page form with the final loan terms, projected payments and closing costs. The lender must give it to you at least three business days before you close (CFPB: What is a Closing Disclosure?). Use those days to compare it line by line with your latest Loan Estimate and ask questions.

Which closing costs can change

The CFPB describes three groups (CFPB: Can my final mortgage costs increase?):

1. Can't increase at all: fees paid to the lender, the mortgage broker or their affiliates for required services; required services you weren't allowed to shop for, from unaffiliated providers; and transfer taxes.
2. Can increase up to 10% in total: recording fees, and required services where you chose a provider from the lender's written list.
3. Can change by any amount: prepaid interest, property insurance premiums, initial escrow deposits, services you shopped for with a provider not on the lender's list, and services the lender doesn't require.

A "change in circumstances" lets the lender revise costs without those limits. The CFPB's examples include switching loan types, changing your down payment, an appraisal that comes in higher or lower than expected, credit changes, or income the lender can't document. If costs rise beyond the limits without a change in circumstances, you're entitled to a refund of the excess.

In Florida, insurance premiums can move by any amount, so lock in homeowners, HO-6 or flood quotes early. See HO-6 insurance and flood insurance for condos. Florida's transfer taxes and title premiums are explained in Broward buyer closing costs and title insurance costs.

What restarts the three-day clock

If terms change after the first Closing Disclosure, the lender must give you a corrected one. According to the CFPB's TRID guidance (CFPB TRID FAQs), only three changes require a new three-business-day wait:

1. The APR becomes inaccurate. The CFPB's consumer explainer describes this as an increase of more than 1/8 of a percentage point on a fixed-rate loan, or 1/4 point on an adjustable-rate loan.
2. The loan product changes, for example from fixed to adjustable.
3. A prepayment penalty is added.

Other changes, such as typos, walk-through problems, and most changes to payments at closing including seller credits, just need a corrected form at or before closing (CFPB: 3 days to review).

Condo and HOA items to check

The CFPB's form guide lists a homeowner's association certification fee, a flood determination fee and the lender's title policy as examples of services you may not be able to shop for (CFPB Loan Estimate and Closing Disclosure guide). On a condo or HOA purchase, also compare these against your estoppel certificate and contract:

• prorated association dues
• any special assessment you agreed to pay
• estoppel charges

See the estoppel guide and who pays special assessments.

Lines the CFPB says to read closely

The CFPB's Closing Disclosure explainer suggests these checks (CFPB Closing Disclosure explainer):

1. Make sure your name is spelled correctly.
2. If the loan amount went up, ask why; closing costs may have been rolled into the loan.
3. If your rate isn't what you expected, ask why. If you locked your rate, the lender can change it only in limited circumstances.
4. Look for items under Estimated Taxes, Insurance & Assessments that aren't in escrow, and budget to pay them separately. Condo or HOA dues can appear here.

Checklist for your three days

1. Match the loan amount, rate, product and monthly payment to your latest Loan Estimate.
2. Check that no new required services appeared.
3. Confirm your cash to close, and verify wiring instructions by calling a number you looked up yourself.
4. Ask the lender in writing about any fee that rose beyond the limits.

Buying in Hallandale Beach, Hollywood, Dania Beach, West Park or Aventura? Start at Ready to buy.

Zach Curtis, Realtor, Realty Hub, license SL3664129. Equal Housing Opportunity. General information, not legal, tax, insurance or lending advice.

Published October 31, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.