Skip to main contentIntent to Proceed (ITP) is a regulatory requirement that indicates a borrower’s commitment to proceed with a loan application. ITP is established when all borrowers on the loan have signed their initial disclosures.
What is ITP?
ITP is a key milestone in the mortgage origination process that demonstrates borrower commitment to move forward with the loan. It’s established when all borrowers have signed their initial disclosures, which include the Loan Estimate and other required TRID documents.
ITP serves as a regulatory safeguard, ensuring that lenders only proceed with ordering third-party services (like appraisals, title work, and income verification) after borrowers have demonstrated their intent to continue with the loan application.
When ITP is established
ITP is established when all borrowers on the loan have signed their initial disclosures. The initial disclosure package includes the Loan Estimate and other required TRID documents that must be provided to borrowers within 3 business days of receiving a complete loan application.
Note that ITP is specifically about borrower signatures. While the loan officer may also need to sign disclosures, ITP only requires that all borrowers have signed.
Why ITP matters
ITP is critical because it triggers automatic order-outs in Pylon. Once ITP is established, Pylon automatically orders third-party services such as:
- Appraisals - Property valuation services
- Title services - Title searches and insurance
- Income verification - Automated income verification through Day 1 Certainty & AIM
- Asset verification - Automated asset verification
- Credit reports - Additional credit pulls if needed
Without ITP, these services cannot be ordered, which directly impacts closing timelines.
Impact on loan process
Speed of closing
Quick closes require early ITP: The faster borrowers sign initial disclosures, the sooner order-outs begin. Delays in getting ITP directly impact closing timelines because:
- Appraisals typically take 7-14 days to complete
- Title work can take 5-10 business days
- Income and asset verification may take several days
- These services often run in parallel, but they all start after ITP
Automatic ordering
Pylon’s automatic order-out system only activates after ITP is received. This ensures that:
- Services are only ordered when borrowers are committed
- Costs are not incurred for loans that won’t proceed
- The loan process moves efficiently once commitment is established
Checking ITP status
To check if ITP has been established, you need to verify that all borrowers have signed their initial disclosures. For technical implementation details on how to query and check ITP status, see the Disclosures guide and the Order-Outs Overview.
ITP vs. disclosure status
It’s important to distinguish between ITP and overall disclosure status:
- Disclosure status COMPLETED: All recipients (borrowers and loan officer) have signed
- ITP established: Only all borrowers have signed (loan officer signature not required)
For borrower-facing experiences or checking if ITP was received, always check borrower signatures specifically, not the overall disclosure status. See the Disclosures guide for details on how to check disclosure status.
Best practices
- Encourage early signing - Prompt borrowers to sign initial disclosures as soon as they’re available
- Communicate importance - Help borrowers understand that signing disclosures triggers order-outs and moves the loan forward
- Monitor progress - Track when ITP is established and monitor the status of automatically ordered services
For implementation guidance on monitoring ITP and order-outs, see the Order-Outs Overview guide.
