diff --git a/.github/workflows/ci.yml b/.github/workflows/ci.yml
index 6be7eb60b..e87da77ca 100644
--- a/.github/workflows/ci.yml
+++ b/.github/workflows/ci.yml
@@ -24,7 +24,7 @@ jobs:
     runs-on: ubuntu-latest
     strategy:
       matrix:
-        python-version: ['3.8', '3.9', '3.10', '3.11']
+        python-version: ['3.8', '3.9', '3.10', '3.11', '3.12']
 
     steps:
       - uses: actions/checkout@v4
diff --git a/CHANGES.md b/CHANGES.md
index f782e1b34..ca00e6e4f 100644
--- a/CHANGES.md
+++ b/CHANGES.md
@@ -1,5 +1,9 @@
 # Release Notes
 
+## 0.14.0-1.0.5 (2024-05-29)
+
+- Mosaic: Added MOSAIC_TILE_TIMEOUT to define maximum rendering time for a single tile.
+
 ## 0.14.0-1.0.4 (2023-10-04)
 
 - Mosaic: For float-valued data (e.g., COP DEM), rescale before tiling.
diff --git a/pyproject.toml b/pyproject.toml
index 05f577555..7acc6b7e9 100644
--- a/pyproject.toml
+++ b/pyproject.toml
@@ -25,6 +25,7 @@ classifiers = [
     "Programming Language :: Python :: 3.9",
     "Programming Language :: Python :: 3.10",
     "Programming Language :: Python :: 3.11",
+    "Programming Language :: Python :: 3.12",
     "Topic :: Scientific/Engineering :: GIS",
 ]
 version="0.14.0"
diff --git a/src/titiler/application/titiler/application/main.py b/src/titiler/application/titiler/application/main.py
index b7e1af4a0..df411212d 100644
--- a/src/titiler/application/titiler/application/main.py
+++ b/src/titiler/application/titiler/application/main.py
@@ -39,10 +39,10 @@
 logging.getLogger("botocore.utils").disabled = True
 logging.getLogger("rio-tiler").setLevel(logging.ERROR)
 
-templates = Jinja2Templates(
-    directory="",
-    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")]),
-)  # type:ignore
+jinja2_env = jinja2.Environment(
+    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")])
+)
+templates = Jinja2Templates(env=jinja2_env)
 
 
 api_settings = ApiSettings()
diff --git a/src/titiler/core/titiler/core/factory.py b/src/titiler/core/titiler/core/factory.py
index a1899686f..750c2b387 100644
--- a/src/titiler/core/titiler/core/factory.py
+++ b/src/titiler/core/titiler/core/factory.py
@@ -69,11 +69,10 @@
 from titiler.core.routing import EndpointScope
 from titiler.core.utils import render_image
 
-DEFAULT_TEMPLATES = Jinja2Templates(
-    directory="",
-    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")]),
-)  # type:ignore
-
+jinja2_env = jinja2.Environment(
+    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")])
+)
+DEFAULT_TEMPLATES = Jinja2Templates(env=jinja2_env)
 
 img_endpoint_params: Dict[str, Any] = {
     "responses": {
diff --git a/src/titiler/extensions/titiler/extensions/viewer.py b/src/titiler/extensions/titiler/extensions/viewer.py
index cdd14192b..48838de12 100644
--- a/src/titiler/extensions/titiler/extensions/viewer.py
+++ b/src/titiler/extensions/titiler/extensions/viewer.py
@@ -9,10 +9,10 @@
 
 from titiler.core.factory import BaseTilerFactory, FactoryExtension
 
-DEFAULT_TEMPLATES = Jinja2Templates(
-    directory="",
-    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")]),
-)  # type:ignore
+jinja2_env = jinja2.Environment(
+    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")])
+)
+DEFAULT_TEMPLATES = Jinja2Templates(env=jinja2_env)
 
 
 @dataclass
diff --git a/src/titiler/extensions/titiler/extensions/wms.py b/src/titiler/extensions/titiler/extensions/wms.py
index e18663981..8a05683a9 100644
--- a/src/titiler/extensions/titiler/extensions/wms.py
+++ b/src/titiler/extensions/titiler/extensions/wms.py
@@ -21,10 +21,10 @@
 from titiler.core.resources.enums import ImageType, MediaType
 from titiler.core.utils import render_image
 
-DEFAULT_TEMPLATES = Jinja2Templates(
-    directory="",
-    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")]),
-)  # type:ignore
+jinja2_env = jinja2.Environment(
+    loader=jinja2.ChoiceLoader([jinja2.PackageLoader(__package__, "templates")])
+)
+DEFAULT_TEMPLATES = Jinja2Templates(env=jinja2_env)
 
 
 class WMSMediaType(str, Enum):
diff --git a/src/titiler/mosaic/titiler/mosaic/factory.py b/src/titiler/mosaic/titiler/mosaic/factory.py
index 1a6397300..15781c71c 100644
--- a/src/titiler/mosaic/titiler/mosaic/factory.py
+++ b/src/titiler/mosaic/titiler/mosaic/factory.py
@@ -1041,7 +1041,7 @@ async def tile(
                             reader_params,
                             rescale,
                         ),
-                        30,  # todo: ???
+                        int(os.getenv("MOSAIC_TILE_TIMEOUT", 30)),
                     )
             except asyncio.TimeoutError as e:
                 raise HTTPException(