OK, I feel like I am in bizarro world right now. Do any of your banks or mortgage companies say that they're not charging the borrower for the credit report or flood determination but charge them an underwriting fee or origination fee? Hard to say we're not charging them for these fees when you go ahead and charge them an underwriting fee, and then everyone insists that it's OK to do the lumping of fees together. Maybe I've just read TRID wrong all this time?

Can you do that - sure. Do you still have to disclose the charges and the payees as creditor paid - yes you do.

(f) Closing cost details; loan costs. Under the master heading “Closing Cost Details” with columns stating whether the charge was borrower-paid at or before closing, seller-paid at or before closing, or paid by others, all loan costs associated with the transaction, listed in a table under the heading “Loan Costs.”

That's what I've read, not sure where they are getting their information. Thought I was missing something that allows them not to list out the fees/costs. Thanks Randy.

OK, I found this in the TRID Guide:

So, if the customer/borrower is not paying for them at closing, then we don't have to list them?

Would the same apply then if the seller agreed to pay for the appraisal? Just not disclose it because the borrower is not paying for it?

I still don't show it and still consider it 'a cost of doing business' that will never be passed on to a borrower..on any loan, mortgage, other consumer, commercial, deposit, nothing.

Then I suggest that you ask the CFPB: https://reginquiries.consumerfinance.gov/

Not that I really disagree with either approach, but they are the only ones to settle this issue, because they have given less then stellar and consistent advice on this issue in the past.

Please report back

Appreciate the responses, thanks.