feat(matching): annuity-based fit-out cost in score + fix unapplied DQ/confidence modifiers

Mieterausbau / fit-out economics — surface true total cost of occupancy:
- Annuity calc (annuityFactor + effectiveAnnualBurdenPerSqm) replaces straight-line ÷5; FITOUT_ANNUITY_RATE=5%
- New hardFacts.fitOutByLandlord: "Wer baut aus?" toggle in NewListing — landlord-borne fit-out is priced into rent (no surcharge), tenant-borne SHELL/BASIC adds annuitized cost minus MAB
- scoreBudget now compares effective annual burden (rent + fit-out annuity) vs budget instead of cold rent only; FULL/PREMIUM and landlord-borne unchanged
- FitOutCostPanel + CompareTableBody compute annuitized, tenant-aware burden
- Central FIT_OUT_LABELS with industry/international vocabulary (Rohbau·Core&Shell, Edelrohbau·CAT A, etc.)
- Activate existing generateFitOutAdvice via useFitOutAdvice hook + new FitOutAdvicePanel (MIETERAUSBAU/BKZ/MAB-Amortisation + negotiation tip), shown for tenant-borne SHELL/BASIC
- MAB field only asked when tenant builds out (optional) — one new toggle, no extra data burden for property managers

Fix: DQ/confidence modifiers were computed but never applied to finalScore (hardcoded 0 in output) — now folded into rawFinal and exposed. Trust-first: weak data quality lowers the score. Resolves 3 pre-existing red tests.

Co-Authored-By: Claude Sonnet 4.6 <noreply@anthropic.com>

src/components/compare/CompareTableBody.tsx

@@ -20,8 +20,8 @@ import {
 import { CompareCell, MissingDataCell } from './index'
 import { RESULT_TYPE_META, DS_COLORS } from '../../lib/ds'
 import { matchScoreHex } from '../../lib/utils'
-import { calcFitOutInvestment } from '../../lib/fitOutUtils'
-import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
+import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
 import type { UnifiedMatchResult } from '../../domain/unifiedResult'
 
 // ── Local helper ──────────────────────────────────────────────────────────────
@@ -155,11 +155,7 @@ export function CompareTableBody({
         const prop = getProp(item)
         if (!prop) return <MissingDataCell reason="Mietpreis nur für bestätigte Objekte verfügbar" />
 
-        const FIT_OUT_LABELS: Record<string, string> = {
-          SHELL: 'Rohbau', BASIC: 'Grundausbau', FULL: 'Vollausbau', PREMIUM: 'Premium-Ausbau',
-        }
-        const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
-
+        const fitOutByLandlord = prop.hardFacts?.fitOutByLandlord
         const monthlyRent = prop.totalRentMonthly
           ?? Math.round(prop.rentPricePerSqm * prop.areaSqm / 12)
         // ancillaryCosts stored as CHF/m²/Monat
@@ -170,21 +166,12 @@ export function CompareTableBody({
         const fitOutLabel = fitOut ? (FIT_OUT_LABELS[fitOut] ?? fitOut) : null
         const mabPerSqm = prop.hardFacts?.mieterausbaubeitragPerSqm ?? 0
 
-        // Amortised fit-out monthly cost (mid-range estimate)
-        let fitOutMonthly = 0
-        let fitOutMonthlyLabel: string | null = null
-        if (fitOut && !READY_TO_MOVE_IN.has(fitOut)) {
-          const inv = calcFitOutInvestment(fitOut, prop.areaSqm, mabPerSqm, 0)
-          if (inv && !inv.isFullyCovered) {
-            const months = FITOUT_AMORTIZATION_YEARS * 12
-            const midMin = Math.round(inv.netTotal.min / months)
-            const midMax = Math.round(inv.netTotal.max / months)
-            fitOutMonthly = Math.round((midMin + midMax) / 2)
-            fitOutMonthlyLabel = midMin === midMax
-              ? `${midMin.toLocaleString('de-CH')}`
-              : `${midMin.toLocaleString('de-CH')}–${midMax.toLocaleString('de-CH')}`
-          }
-        }
+        // Annuitätischer Ausbau-Aufschlag pro Monat (= 0 bei Vermieter-Übernahme / bezugsfertig)
+        const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
+          fitOut, rentPricePerSqm: prop.rentPricePerSqm, mabPerSqm, fitOutByLandlord,
+        })
+        const fitOutMonthly = Math.round(fitOutPerSqm * prop.areaSqm / 12)
+        const fitOutMonthlyLabel = fitOutMonthly > 0 ? fitOutMonthly.toLocaleString('de-CH') : null
 
         const totalMonthly = monthlyRent
           + (monthlyNebenkosten ?? 0)
@@ -205,7 +192,7 @@ export function CompareTableBody({
             )}
             {fitOutMonthlyLabel && (
               <Typography variant="caption" color="text.secondary">
-                + {fitOutMonthlyLabel} CHF/Monat (Ausbau ÷ {FITOUT_AMORTIZATION_YEARS} J.)
+                + {fitOutMonthlyLabel} CHF/Monat (Ausbau annuit. {FITOUT_AMORTIZATION_YEARS} J. / {Math.round(FITOUT_ANNUITY_RATE * 100)}%)
               </Typography>
             )}
             <Typography variant="body2" sx={{ fontWeight: 700, color: '#152642', borderTop: '1px solid #e2e8f0', pt: 0.5, mt: 0.25 }}>
@@ -213,7 +200,7 @@ export function CompareTableBody({
             </Typography>
             {fitOutLabel && (
               <Typography variant="caption" sx={{ color: '#64748b', mt: 0.25 }}>
-                Ausbau: {fitOutLabel}{READY_TO_MOVE_IN.has(fitOut ?? '') ? ' (bezugsfertig)' : ''}
+                Ausbau: {fitOutLabel}{fitOutByLandlord ? ' (im Mietzins)' : fitOutMonthly === 0 ? ' (bezugsfertig)' : ''}
               </Typography>
             )}
           </Box>