Texas Disclosure Form T-64 is a state-required closing addendum that your title company prepares alongside the federal Closing Disclosure whenever you buy, sell, or refinance residential property in Texas. It shows the actual Texas title insurance premiums as the state calculates them, itemizes the fees the settlement agent is charging you, and discloses how the premium dollars are divided among the underwriter, the title agent, and anyone else getting a cut.1Texas Department of Insurance. Texas Disclosure Form T-64 You don’t fill it out; your escrow officer does. Your job is to read it before you sign.
When You Should Expect to See It
Procedural Rule P-73 in the Texas Basic Manual of Title Insurance requires the T-64 any time a settlement agent must use a federal Closing Disclosure in a Texas transaction.2Texas Department of Insurance. Basic Manual of Title Insurance, Section IV (continued) That covers nearly every financed residential purchase and refinance in the state. Cash deals without a lender-required Closing Disclosure fall outside the rule, though many title companies still prepare one as a matter of practice.
The reason the form exists is simple. The federal Closing Disclosure, governed by the CFPB’s TRID rules, presents title insurance premiums using a formula that doesn’t match how Texas actually prices and splits those premiums. Without a Texas-specific document, the numbers you see at closing wouldn’t reflect what the title company is really charging or where the money goes.
Why the Premium Numbers Don’t Match Your Closing Disclosure
This is the single biggest source of confusion at a Texas closing. If you compare the owner’s policy premium and lender’s policy premium on your federal Closing Disclosure to the ones on your T-64, the two individual numbers will usually look different, even though the total is the same.
Here’s what’s happening. When a buyer purchases both an owner’s policy and a loan policy in the same transaction, Texas Rate Rule R-5 sets the loan policy premium at just $100, as long as the loan amount doesn’t exceed the purchase price and both policies cover the same property.3Texas Department of Insurance. Basic Manual of Title Insurance, Section III That’s the real Texas price, and it’s what the T-64 shows.
The federal TRID rules require something different. The lender’s policy must be disclosed at the full standalone premium (not the discounted $100), and the owner’s policy is then adjusted downward by a corresponding amount so the overall total stays the same.4Consumer Financial Protection Bureau. Factsheet: TRID Title Insurance Disclosures Same money changes hands, but the allocation between the two lines is different.
Form T-64 even carries a printed note warning that the premiums “might be different than the premiums on the Closing Disclosure.”1Texas Department of Insurance. Texas Disclosure Form T-64 If the gap between the two documents catches you off guard, this is why.
Checking the Premium Section
Texas is one of the few states where the government sets the exact price of title insurance. The Commissioner of Insurance publishes a promulgated rate schedule, and every title company in the state charges the same premium for the same coverage amount. There is no shopping around on price.1Texas Department of Insurance. Texas Disclosure Form T-64
The premium section of the T-64 breaks the cost into four lines: the owner’s policy premium, the loan policy premium, any endorsements (such as survey or restrictions and encroachments coverage), and a total.
Because the rates are public, you can verify the owner’s policy figure yourself. For policies up to $100,000, TDI publishes a flat-dollar table: a $50,000 policy costs $465, and a $100,000 policy costs $780. Above $100,000, the premium is calculated with a stepped formula. For a policy between $100,001 and $1,000,000, the math is ($policy amount − $100,000) × $0.00494 + $780. A $350,000 owner’s policy, for example, works out to $2,015. Add the $100 simultaneous-issue loan policy and the base title insurance cost before endorsements is $2,115. The current rate schedule took effect March 1, 2026.5Texas Department of Insurance. Texas Title Insurance Premium Rates
If the loan amount is larger than the purchase price, the simultaneous-issue calculation gets more involved: the basic rate for the combined loan amounts, minus the basic rate for the owner’s policy, plus $100 per loan policy.3Texas Department of Insurance. Basic Manual of Title Insurance, Section III Your escrow officer should be able to walk you through the arithmetic on request.
The Underwriter and Agent Split
Below the premium lines, the T-64 requires the settlement agent to disclose how the total premium is divided. The form reads: “Of this total amount: $____ (or ___%) will be paid to the Underwriter; the Title Agent will retain $____; and the remainder of the premium will be paid to other parties as follows.”1Texas Department of Insurance. Texas Disclosure Form T-64
In the sample form TDI publishes, the underwriter receives $241.33 and the title agent keeps $820.54 out of a $1,608.90 total premium.6Texas Department of Insurance. Texas Disclosure Form T-64 If any portion goes to a third party, such as another agent who referred the business, the form has additional lines to identify who receives money and for what. The disclosure exists to prevent undisclosed kickbacks and fee-sharing arrangements, and it is one of three disclosures Rule P-73 specifically requires.2Texas Department of Insurance. Basic Manual of Title Insurance, Section IV (continued)
Itemized Settlement Agent Fees
The next section itemizes every fee the settlement agent is charging that may have been lumped together on the federal Closing Disclosure. P-73 requires the agent to “separately itemize all other fees and charges paid to the settlement agent” on this form.2Texas Department of Insurance. Basic Manual of Title Insurance, Section IV (continued) Expect to see entries for escrow fees, document preparation, couriers, and wire transfers.
There’s also an optional section where the title company can break out individual county recording charges and any other costs the federal form combined. If your Closing Disclosure shows a single “recording fees” number and you want to know what the deed recording, deed of trust recording, and any release filings each cost, this is where the breakdown lives.6Texas Department of Insurance. Texas Disclosure Form T-64
Signing and Keeping Your Copy
The bottom of the T-64 has signature blocks for the borrower, the seller, and the settlement agent. By signing, each party acknowledges receiving both the T-64 and the federal Closing Disclosure, and the borrower authorizes the agent to disburse funds as shown.1Texas Department of Insurance. Texas Disclosure Form T-64 A single combined T-64 signed by both buyer and seller is acceptable, as is a separate form for each party.2Texas Department of Insurance. Basic Manual of Title Insurance, Section IV (continued)
Keep your copy with the rest of your closing documents. If a title insurance claim comes up years later, or you refinance and need to verify what you paid, the T-64 is the fastest way to reconstruct the numbers.
Errors Are Worth Catching Before You Sign
Mistakes on the T-64 are not just paperwork problems; they can draw enforcement action from the Texas Department of Insurance. In a January 2026 consent order, TDI assessed a $65,000 administrative penalty against a title agency for violations that included failing to disclose owner’s and loan policy premiums, failing to show the premium split on settlement statements, overcharging premiums by more than $1,000 in one file, and charging unauthorized fees for services such as title searches and processing.7Texas Department of Insurance. Consent Order Royal Abstract of Texas LLC The same order flagged the agency for collecting a $5 guaranty fee per policy instead of the correct $2.
The rates and rules are public, and the math is calculable. Pull up the TDI rate schedule, run the formula for your sales price and loan amount, and compare it to what’s on your T-64 before you sign. Catching a discrepancy at the closing table is much easier than unwinding one after the money has moved.