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/hooks/useAI.ts

@@ -1,6 +1,6 @@
-import { useMutation } from '@tanstack/react-query'
+import { useMutation, useQuery } from '@tanstack/react-query'
 import { aiService, parseListingText } from '../services/aiService'
-import type { OfferEmailPayload } from '../services/aiService'
+import type { OfferEmailPayload, FitOutAdviceInput } from '../services/aiService'
 
 export function useParseNeed() {
   return useMutation({
@@ -25,3 +25,12 @@ export function useParseListingText() {
     mutationFn: (text: string) => parseListingText(text),
   })
 }
+
+export function useFitOutAdvice(input: FitOutAdviceInput | null) {
+  return useQuery({
+    queryKey: ['fitOutAdvice', input],
+    queryFn: () => aiService.generateFitOutAdvice(input!),
+    enabled: !!input,
+    staleTime: Infinity,
+  })
+}

src/hooks/useNewListingForm.ts

@@ -43,6 +43,7 @@ export interface NewListingFormState {
   // Technical
   floor: string
   fitOut: string
+  fitOutByLandlord: boolean
   parking: string
   ceilingHeight: string
   mieterausbaubeitrag: string
@@ -80,6 +81,7 @@ export interface NewListingFormHandlers {
   setSoftLevel: (key: string, value: string) => void
   setFloor: (v: string) => void
   setFitOut: (v: string) => void
+  setFitOutByLandlord: (v: boolean) => void
   setParking: (v: string) => void
   setCeilingHeight: (v: string) => void
   setMieterausbaubeitrag: (v: string) => void
@@ -117,6 +119,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   const [softLevels,    setSoftLevels]   = useState<Record<string, string>>(() => ({ ...emptySoftLevels(), ...pre.softLevels }))
   const [floor,         setFloor]        = useState(pre.floor ?? '')
   const [fitOut,        setFitOut]       = useState(pre.fitOut ?? '')
+  const [fitOutByLandlord, setFitOutByLandlord] = useState(pre.fitOutByLandlord ?? false)
   const [parking,       setParking]      = useState(pre.parking != null ? String(pre.parking) : '')
   const [ceilingHeight, setCeilingHeight]= useState(pre.ceilingHeight != null ? String(pre.ceilingHeight) : '')
   const [mieterausbaubeitrag, setMieterausbaubeitrag] = useState(pre.mieterausbaubeitragPerSqm != null ? String(pre.mieterausbaubeitragPerSqm) : '')
@@ -169,7 +172,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
         assetType, street, houseNumber, postalCode, city,
         areaSqm: Number(areaSqm), rentPerSqm: Number(rentPerSqm),
         availableFrom, description, softLevels,
-        floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+        floor, fitOut, fitOutByLandlord, parking, ceilingHeight, images, floorPlanUrl,
         mieterausbaubeitrag, isFlexible, minLettableSqm,
       }),
       {
@@ -185,7 +188,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAreaSqm(''); setRentPerSqm(''); setAvailableFrom(''); setDescription('')
     setContactName(''); setContactEmail(''); setContactPhone('')
     setSoftLevels(emptySoftLevels())
-    setFloor(''); setFitOut(''); setParking(''); setCeilingHeight('')
+    setFloor(''); setFitOut(''); setFitOutByLandlord(false); setParking(''); setCeilingHeight('')
     setMieterausbaubeitrag(''); setIsFlexible(false); setMinLettableSqm('')
     setImages([]); setImageInput(''); setFloorPlanUrl('')
     setAiText(''); setAiApplied(false)
@@ -195,7 +198,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
   return {
     assetType, areaSqm, rentPerSqm, availableFrom, description,
     street, houseNumber, postalCode, city,
-    softLevels, floor, fitOut, parking, ceilingHeight, mieterausbaubeitrag, isFlexible, minLettableSqm,
+    softLevels, floor, fitOut, fitOutByLandlord, parking, ceilingHeight, mieterausbaubeitrag, isFlexible, minLettableSqm,
     contactName, contactEmail, contactPhone,
     images, imageInput, floorPlanUrl, aiText, aiApplied,
     error, created,
@@ -205,7 +208,7 @@ export function useNewListingForm(pre: Prefill): NewListingFormState & NewListin
     setAssetType, setAreaSqm, setRentPerSqm, setAvailableFrom, setDescription,
     setStreet, setHouseNumber, setPostalCode, setCity,
     setSoftLevel,
-    setFloor, setFitOut, setParking, setCeilingHeight, setMieterausbaubeitrag, setIsFlexible, setMinLettableSqm,
+    setFloor, setFitOut, setFitOutByLandlord, setParking, setCeilingHeight, setMieterausbaubeitrag, setIsFlexible, setMinLettableSqm,
     setContactName, setContactEmail, setContactPhone,
     setImageInput, setFloorPlanUrl, setAiText,
     addImage, removeImage,