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/match-detail/FitOutCostPanel.tsx

@@ -1,33 +1,23 @@
 import { Box, Chip, Paper, Typography } from '@mui/material'
 import { HardHat } from 'lucide-react'
-import { calcFitOutInvestment } from '../../lib/fitOutUtils'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'
 import { DS_TEXT, DS_SURFACE, DS_BORDER } from '../../lib/ds'
-import { FITOUT_AMORTIZATION_YEARS } from '../../lib/constants'
+import { FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE, FIT_OUT_LABELS } from '../../lib/constants'
 
-const FIT_OUT_LABELS: Record<string, string> = {
-  SHELL: 'Rohbau', BASIC: 'Basisausbau', FULL: 'Vollausbau', PREMIUM: 'Premiumausbau',
-}
-
-const AMORTIZATION_YEARS = FITOUT_AMORTIZATION_YEARS
-const READY_TO_MOVE_IN = new Set(['FULL', 'PREMIUM'])
+const RATE_PCT = Math.round(FITOUT_ANNUITY_RATE * 100)
 
 interface Props {
   fitOut: string
   areaSqm: number
   mabPerSqm: number
   rentPricePerSqm: number
-  tenantBudgetPerSqm?: number
+  fitOutByLandlord?: boolean
 }
 
 function chf(value: number): string {
   return `CHF ${Math.round(value).toLocaleString('de-CH')}.–`
 }
 
-function chfRange(min: number, max: number): string {
-  if (Math.round(min) === Math.round(max)) return chf(min)
-  return `${chf(min)} – ${chf(max)}`
-}
-
 interface RowProps { label: string; value: string; sub?: string; isTotal?: boolean; isWarning?: boolean }
 
 function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
@@ -49,35 +39,26 @@ function Row({ label, value, sub, isTotal, isWarning }: RowProps) {
   )
 }
 
-export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, tenantBudgetPerSqm = 0 }: Props) {
+export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, fitOutByLandlord }: Props) {
+  const { fitOutPerSqm } = effectiveAnnualBurdenPerSqm({ fitOut, rentPricePerSqm, mabPerSqm, fitOutByLandlord })
   const rentPerYear = rentPricePerSqm * areaSqm
-  const isReadyToMoveIn = READY_TO_MOVE_IN.has(fitOut)
+  const fitOutPerYear = fitOutPerSqm * areaSqm
+  const totalPerYear = rentPerYear + fitOutPerYear
   const fitOutLabel = FIT_OUT_LABELS[fitOut] ?? fitOut
 
-  const investment = isReadyToMoveIn
-    ? null
-    : calcFitOutInvestment(fitOut, areaSqm, mabPerSqm, tenantBudgetPerSqm)
-
-  const fitOutPerYear = investment && !investment.isFullyCovered ? {
-    min: Math.round(investment.netTotal.min / AMORTIZATION_YEARS),
-    max: Math.round(investment.netTotal.max / AMORTIZATION_YEARS),
-  } : { min: 0, max: 0 }
-
-  const totalPerYear = {
-    min: rentPerYear + fitOutPerYear.min,
-    max: rentPerYear + fitOutPerYear.max,
-  }
-  const isWarning = !isReadyToMoveIn && totalPerYear.max > rentPerYear * 1.3
-  const disclaimer = isReadyToMoveIn
-    ? null
-    : `Ausbaukosten nach CRB/BKP-Normen, amortisiert über ${AMORTIZATION_YEARS} Jahre. Tatsächliche Kosten je nach Ausbauumfang.`
+  // Kein Aufschlag → entweder Vermieter übernimmt oder Fläche bereits bezugsfertig
+  const hasSurcharge = fitOutPerYear > 0
+  const isWarning = totalPerYear > rentPerYear * 1.3
+  const disclaimer = hasSurcharge
+    ? `Ausbaukosten nach CRB/BKP-Normen, annuitätisch über ${FITOUT_AMORTIZATION_YEARS} Jahre zu ${RATE_PCT}% p.a. Tatsächliche Kosten je nach Ausbauumfang.`
+    : null
 
   return (
     <Paper sx={{ p: 2.5 }}>
       <Box sx={{ display: 'flex', alignItems: 'center', gap: 1, mb: 2 }}>
         <HardHat size={15} color={DS_TEXT.secondary} />
         <Typography variant="h6" sx={{ fontWeight: 700 }}>Reale Jahresbelastung</Typography>
-        {!isReadyToMoveIn && (
+        {hasSurcharge && (
           <Chip
             label="CRB/BKP Richtwerte"
             size="small"
@@ -92,32 +73,32 @@ export function FitOutCostPanel({ fitOut, areaSqm, mabPerSqm, rentPricePerSqm, t
           value={chf(rentPerYear)}
           sub={`CHF ${rentPricePerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`}
         />
-        {isReadyToMoveIn ? (
+        {fitOutByLandlord ? (
+          <Row
+            label="Ausbau"
+            value="CHF 0.–"
+            sub={`${fitOutLabel} — Ausbau im Mietzins enthalten`}
+          />
+        ) : !hasSurcharge ? (
           <Row
             label="Ausbau"
             value="CHF 0.–"
             sub={`${fitOutLabel} — bezugsfertig`}
           />
-        ) : investment?.isFullyCovered ? (
-          <Row
-            label="Ausbau (amort.)"
-            value="CHF 0.–"
-            sub={`CHF ${mabPerSqm}/m² MAB deckt Ausbaukosten vollständig`}
-          />
         ) : (
           <Row
-            label={`Ausbau (amort. ${AMORTIZATION_YEARS} J.)`}
-            value={chfRange(fitOutPerYear.min, fitOutPerYear.max)}
+            label={`Ausbau (annuit. ${FITOUT_AMORTIZATION_YEARS} J. / ${RATE_PCT}%)`}
+            value={chf(fitOutPerYear)}
             sub={
-              `CHF ${investment?.grossPerSqm.min}–${investment?.grossPerSqm.max}/m² (${fitOutLabel})` +
+              `${fitOutLabel}` +
               (mabPerSqm > 0 ? ` abzgl. CHF ${mabPerSqm} MAB` : '') +
-              ` × ${areaSqm.toLocaleString('de-CH')} m² ÷ ${AMORTIZATION_YEARS} J.`
+              ` — CHF ${fitOutPerSqm}/m²/Jahr × ${areaSqm.toLocaleString('de-CH')} m²`
             }
           />
         )}
         <Row
           label="Total/Jahr"
-          value={chfRange(totalPerYear.min, totalPerYear.max)}
+          value={chf(totalPerYear)}
           isTotal
           isWarning={isWarning}
         />