Loan Estimate Explainer | Consumer Financial Protection Bureau

The best way to tell if you have a competitive loan offer is to compare it to Loan Estimates from other lenders. Origination charges are upfront fees charged by your lender, and are an important part of the cost of your loan. When comparing Loan Estimates, make sure to compare the origination charges.

Depending on the lender, origination charges may be more or less itemized. Common origination charges include application fees, origination fees, underwriting fees, processing fees, verification fees, and rate-lock fees. It’s the total that matters.

If there is an amount listed on this line, it means that you are paying points to the lender to reduce your interest rate. Did you discuss this choice with the lender? A similar loan may also be available without points, if you prefer. Ask the lender what other options may be available to you, and how the other options would impact your interest rate and the total cost of your loan.

Learn more about points and how they work

The services and service providers in this section are required and chosen by the lender. Because you can’t shop separately for lower prices from other providers, compare the overall cost of the items in this section to the Loan Estimates from other lenders.

Some fees in this section may depend on the kind of loan you have chosen. For example, if you have an FHA, VA, or USDA loan, the upfront mortgage insurance premium or funding fee will appear in this section. These fees are usually set by the government program and not the lender. If you have a conventional loan with private mortgage insurance (PMI), any upfront mortgage insurance premium would typically be listed in this section. PMI premiums are set by the private mortgage insurance company, which is usually chosen by your lender.

The services in this section are required by the lender, but you can save money by shopping for these services separately.

Along with the Loan Estimate, the lender should provide you with a list of approved providers for each of these services. You can choose one of the providers on the list. You can also look for other providers, but check with your lender about any provider not on the list.

Learn more about how to shop for these services

The homeowner’s insurance premium is set by the homeowner’s insurance company, not by the lender. You get to choose your homeowner’s insurance company. Comparison shop to find the insurance policy you want and to learn if the amount the lender estimated is accurate for your specific situation. Usually you’ll pay the first 6 to 12 months of homeowner’s insurance premiums at or before closing. Homeowner’s insurance is also sometimes referred to as “hazard insurance.”

Learn more about how to shop for homeowner’s insurance

Property taxes are set by your local or state government, not by the lender. To avoid surprises later, check now to find out whether the lender has estimated these costs accurately. Contact your local tax authority or ask your real estate agent for more information about property taxes in your area.

If there is an amount listed on this line, it means that the lender is giving you a rebate to offset your closing costs. You may be paying a higher interest rate in exchange for this rebate. Did you discuss this choice with the lender? A similar loan may be available with a lower interest rate and without lender credits, if you prefer. Ask the lender what other options may be available to you, and how the other options would impact your interest rate and the total cost of your loan.

Learn more about lender credits and how they work

Your Estimated Cash to Close is the estimated amount of money you will have to bring to closing. This section shows how the Estimated Cash to Close was calculated. Your Estimated Cash to Close includes your down payment and closing costs, minus any deposit you have already paid to the seller, any amount the seller has agreed to pay toward your closing costs (seller credits), and other adjustments.

If the Estimated Cash to Close isn’t what you were expecting, ask the lender to explain why. You will typically need a cashier's check or wire transfer for this amount at closing. The lender you choose will also need to document the source of the funds you bring to closing. Ask the lender about what documents you will need.

Upfront charges from your lender for making the loan.

An upfront fee that you pay to your lender in exchange for a lower interest rate than you would have paid otherwise.

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Third-party services required by your lender in order to get a loan. These services are also sometimes referred to as “settlement services.” You can shop separately for services listed in section C.

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Costs associated with the real estate transaction transferring the property to you and costs associated with owning your home.

A rebate from your lender that offsets some of your closing costs. Lender credits are typically provided in exchange for you agreeing to pay a higher interest rate than you would have paid otherwise.

Learn more