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>
2026-06-20 18:19:58 +02:00
parent 7a0909e36a
commit e169f8e310
18 changed files with 313 additions and 104 deletions
@@ -0,0 +1,82 @@
+import { Box, Chip, CircularProgress, Paper, Typography } from '@mui/material'
+import { Lightbulb, MessageSquareQuote } from 'lucide-react'
+import { useFitOutAdvice } from '../../hooks/useAI'
+import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
+
+const RECOMMENDATION_META: Record<string, { label: string; bg: string; border: string; fg: string }> = {
+  MIETERAUSBAU:     { label: 'Mieterausbau',            bg: DS_SURFACE.blue.bg,    border: DS_SURFACE.blue.border,    fg: DS_TEXT.signalDark },
+  BKZ:              { label: 'Baukostenzuschuss (BKZ)', bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
+  MAB_AMORTISATION: { label: 'MAB-Amortisation',        bg: DS_SURFACE.success.bg, border: DS_SURFACE.success.border, fg: DS_TEXT.success },
+}
+
+interface Props {
+  fitOut: string
+  areaSqm: number
+  mabPerSqm: number
+  rentPricePerSqm: number
+  requiredFitOut?: string
+  tenantBudgetPerSqm?: number
+}
+
+export function FitOutAdvicePanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, requiredFitOut, tenantBudgetPerSqm }: Props) {
+  const { data, isLoading, isError } = useFitOutAdvice({
+    fitOut,
+    areaSqm,
+    mabPerSqm,
+    requiredFitOut,
+    tenantBudgetPerSqm,
+    monthlyRentPerSqm: Math.round(rentPricePerSqm / 12),
+  })
+
+  // Fallback: KI-Ausfall blockiert nie — Panel wird einfach nicht gezeigt
+  if (isError) return null
+
+  if (isLoading || !data) {
+    return (
+      <Paper sx={{ p: 2.5, display: 'flex', alignItems: 'center', gap: 1.5 }}>
+        <CircularProgress size={16} />
+        <Typography variant="body2" sx={{ color: DS_TEXT.muted }}>KI-Ausbauempfehlung wird erstellt…</Typography>
+      </Paper>
+    )
+  }
+
+  const advice = data.data
+  const meta = RECOMMENDATION_META[advice.recommendation] ?? RECOMMENDATION_META.MIETERAUSBAU
+
+  return (
+    <Paper sx={{ p: 2.5 }}>
+      <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 1.5 }}>
+        <Lightbulb size={15} color={DS_TEXT.secondary} />
+        <Typography variant="h6" sx={{ fontWeight: 700 }}>KI-Ausbauempfehlung</Typography>
+        <Chip
+          label={meta.label}
+          size="small"
+          sx={{ ml: 'auto', bgcolor: meta.bg, color: meta.fg, fontWeight: 700, fontSize: 11, height: 22, border: `1px solid ${meta.border}` }}
+        />
+      </Box>
+
+      <Typography variant="body2" sx={{ fontWeight: 700, mb: 0.75 }}>{advice.headline}</Typography>
+      <Typography variant="body2" sx={{ color: DS_TEXT.secondary, mb: 1.5, lineHeight: 1.55 }}>
+        {advice.explanation}
+      </Typography>
+
+      <Box sx={{ display: 'flex', justifyContent: 'space-between', alignItems: 'center', py: 1, px: 1.5, mb: 1.5, bgcolor: DS_SURFACE.neutral.bg, border: `1px solid ${DS_BORDER.default}`, borderRadius: 1 }}>
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, fontWeight: 600 }}>Geschätzte Nettoinvestition</Typography>
+        <Typography variant="body2" sx={{ fontWeight: 700 }}>{advice.estimatedNetInvestment}</Typography>
+      </Box>
+
+      <Box sx={{ display: 'flex', gap: 1, alignItems: 'flex-start' }}>
+        <MessageSquareQuote size={14} color={DS_TEXT.muted} style={{ marginTop: 3, flexShrink: 0 }} />
+        <Typography variant="caption" sx={{ color: DS_TEXT.secondary, lineHeight: 1.5 }}>
+          <strong>Verhandlungstipp:</strong> {advice.negotiationTip}
+        </Typography>
+      </Box>
+
+      {data.provenance?.fallbackUsed && (
+        <Typography variant="caption" sx={{ color: DS_TEXT.muted, display: 'block', mt: 1.25 }}>
+          Hinweis: KI nicht verfügbar — Richtwert-basierte Empfehlung.
+        </Typography>
+      )}
+    </Paper>
+  )
+}