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
@@ -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>
@@ -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>
+  )
+}
@@ -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}
        />
@@ -13,4 +13,5 @@ export { SourceProvenancePanel } from './SourceProvenancePanel'
 export { FutureAvailabilityContextPanel } from './FutureAvailabilityContextPanel'
 export { NextActionsPanel } from './NextActionsPanel'
 export { FitOutCostPanel } from './FitOutCostPanel'
+export { FitOutAdvicePanel } from './FitOutAdvicePanel'
 export { FLOOR_LABEL, ASSET_LABELS, RISK_LABELS, SOURCE_LABELS, PASSERBY_LABELS, KeyFactRow, UnitStatusChip, UnitRow } from './MatchDetailPropertyDetails'
@@ -1,11 +1,16 @@
-import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, Typography } from '@mui/material'
+import { Box, Card, FormControlLabel, MenuItem, Switch, TextField, ToggleButton, ToggleButtonGroup, Typography } from '@mui/material'
 import { FIT_OUT_OPTIONS } from '../../pages/supply/newListingConstants'

+// Stufen, die noch Mieterausbau benötigen — nur dann ist die Träger-Frage relevant
+const NEEDS_FIT_OUT = new Set(['SHELL', 'BASIC'])
+
 interface Props {
  floor: string
  onFloorChange: (v: string) => void
  fitOut: string
  onFitOutChange: (v: string) => void
+  fitOutByLandlord: boolean
+  onFitOutByLandlordChange: (v: boolean) => void
  parking: string
  onParkingChange: (v: string) => void
  ceilingHeight: string
@@ -21,12 +26,14 @@ interface Props {
 export function TechnicalDetailsSection({
  floor, onFloorChange,
  fitOut, onFitOutChange,
+  fitOutByLandlord, onFitOutByLandlordChange,
  parking, onParkingChange,
  ceilingHeight, onCeilingHeightChange,
  mieterausbaubeitrag, onMieterausbaubeitragChange,
  isFlexible, onIsFlexibleChange,
  minLettableSqm, onMinLettableSqmChange,
 }: Props) {
+  const showFitOutResponsibility = NEEDS_FIT_OUT.has(fitOut)
  return (
    <Card sx={{ p: 3, mb: 3 }}>
      <Typography variant="subtitle2" sx={{ fontWeight: 700, mb: 2 }}>Technische Details (optional)</Typography>
@@ -44,14 +51,6 @@ export function TechnicalDetailsSection({
            <MenuItem key={o.value} value={o.value}>{o.label}</MenuItem>
          ))}
        </TextField>
-        <TextField
-          label="Mieterausbaubeitrag (CHF/m²)"
-          value={mieterausbaubeitrag}
-          onChange={e => onMieterausbaubeitragChange(e.target.value)}
-          size="small" type="number" fullWidth
-          slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
-          helperText="Beitrag des Vermieters"
-        />
        <TextField
          label="Parkplätze" value={parking}
          onChange={e => onParkingChange(e.target.value)}
@@ -64,6 +63,40 @@ export function TechnicalDetailsSection({
        />
      </Box>

+      {/* Ausbau-Träger — nur relevant, wenn die Fläche noch Ausbau benötigt (Rohbau/Edelrohbau) */}
+      {showFitOutResponsibility && (
+        <Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9' }}>
+          <Typography variant="body2" sx={{ fontWeight: 600, mb: 1 }}>Wer baut aus?</Typography>
+          <Box sx={{ display: 'flex', alignItems: 'flex-start', gap: 2, flexWrap: 'wrap' }}>
+            <ToggleButtonGroup
+              exclusive
+              size="small"
+              value={fitOutByLandlord ? 'landlord' : 'tenant'}
+              onChange={(_, v) => { if (v) onFitOutByLandlordChange(v === 'landlord') }}
+            >
+              <ToggleButton value="landlord" sx={{ textTransform: 'none' }}>Vermieter übernimmt</ToggleButton>
+              <ToggleButton value="tenant" sx={{ textTransform: 'none' }}>Mieter baut aus</ToggleButton>
+            </ToggleButtonGroup>
+
+            {fitOutByLandlord ? (
+              <Typography variant="caption" color="text.secondary" sx={{ flex: 1, minWidth: 220, mt: 0.5 }}>
+                Ausbau im Mietzins enthalten — bitte die <strong>bezugsfertige</strong> Miete eintragen.
+                Es wird kein Aufschlag berechnet.
+              </Typography>
+            ) : (
+              <TextField
+                label="Mieterausbaubeitrag (CHF/m²)"
+                value={mieterausbaubeitrag}
+                onChange={e => onMieterausbaubeitragChange(e.target.value)}
+                size="small" type="number" sx={{ width: 240 }}
+                slotProps={{ htmlInput: { min: 0, max: 1000, step: 25 } }}
+                helperText="Beitrag des Vermieters — optional, leer = kein Beitrag"
+              />
+            )}
+          </Box>
+        </Box>
+      )}
+
      {/* Divisibility */}
      <Box sx={{ mt: 2.5, pt: 2, borderTop: '1px solid #f1f5f9', display: 'flex', alignItems: 'center', gap: 2 }}>
        <FormControlLabel
@@ -56,6 +56,8 @@ export interface PropertyHardFacts {
  floor?: number
  fitOut?: 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM'
  mieterausbaubeitragPerSqm?: number
+  /** true = Vermieter übernimmt den Ausbau & preist ihn in die Miete ein (kein Aufschlag, kein MAB). */
+  fitOutByLandlord?: boolean
  parking?: number
  publicTransportScore?: number
  usageType?: string
@@ -181,6 +181,27 @@ describe('calculateScore', () => {
    expect(output.excludedReason).toBeTruthy()
  })

+  // ── Ausbau-Annuität im Budget-Faktor ────────────────────────────────────────
+  function budgetFactor(need: ReturnType<typeof makeNeed>, prop: ReturnType<typeof makeProperty>) {
+    return calculateScore(need, prop).allHardFactors.find(f => f.criterion === 'budget')!
+  }
+
+  it('tenant-borne SHELL lowers the budget factor vs a fitted-out (FULL) property', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const shell = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const full = makeProperty({ ...base, hardFacts: { fitOut: 'FULL' } })
+    expect(budgetFactor(need, shell).score).toBeLessThan(budgetFactor(need, full).score)
+  })
+
+  it('landlord-borne SHELL keeps the budget factor (no fit-out surcharge)', () => {
+    const need = makeNeed({ budgetRange: { maxPerSqm: 50, currency: 'CHF' } })
+    const base = { rentPricePerSqm: 48, areaSqm: 300 }
+    const tenant = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL' } })
+    const landlord = makeProperty({ ...base, hardFacts: { fitOut: 'SHELL', fitOutByLandlord: true } })
+    expect(budgetFactor(need, landlord).score).toBeGreaterThan(budgetFactor(need, tenant).score)
+  })
+
  it('produces identical scores on repeated calls with the same inputs (determinism)', () => {
    const need = makeNeed()
    const prop = makeProperty()
@@ -15,6 +15,7 @@ import { analyzeTradeOffs, analyzeRisks, identifyMissingData } from './tradeOffA
 import { generateNextBestActions } from './rankingEngine'
 import { softFactorEnrichmentService } from '../../services/softFactorEnrichmentService'
 import { scoreMustHaves } from './mustHaveScorer'
+import { effectiveAnnualBurdenPerSqm } from '../../lib/fitOutUtils'

 // ── Profile resolution ────────────────────────────────────────────────────────

@@ -159,7 +160,16 @@ function scoreLocation(need: Need, property: Property, weight: number): ScoreFac

 function scoreBudget(need: Need, property: Property, weight: number): ScoreFactor {
  const maxBudget = need.budgetRange?.maxPerSqm ?? 0
-  const rent = property.rentPricePerSqm
+
+  // Effektive Jahresbelastung: Kaltmiete + annuitätischer Ausbau-Aufschlag (nur wenn Mieter ausbaut)
+  const { effectivePerSqm: rent, fitOutPerSqm } = effectiveAnnualBurdenPerSqm({
+    fitOut: property.hardFacts?.fitOut,
+    rentPricePerSqm: property.rentPricePerSqm,
+    mabPerSqm: property.hardFacts?.mieterausbaubeitragPerSqm ?? 0,
+    fitOutByLandlord: property.hardFacts?.fitOutByLandlord,
+  })
+  // Erklärt den Ausbau-Anteil transparent, wenn er den Score beeinflusst
+  const fitOutNote = fitOutPerSqm > 0 ? ` (inkl. CHF ${fitOutPerSqm}/m² Ausbau-Annuität)` : ''

  let score: number
  let explanation: string
@@ -171,18 +181,18 @@ function scoreBudget(need: Need, property: Property, weight: number): ScoreFacto
    const ratio = rent / maxBudget
    // Very cheap can indicate quality issues — slight penalty below 50% of budget
    score = ratio >= 0.50 ? 100 : 88
-    explanation = `Miete CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²`
+    explanation = `Effektive Belastung CHF ${rent}/m² liegt ${Math.round((1 - ratio) * 100)}% unter Budget CHF ${maxBudget}/m²${fitOutNote}`
  } else {
    const overRatio = rent / maxBudget
    if (overRatio <= HARD_FILTER.BUDGET_MODERATE_RATIO) {
      score = 75
-      explanation = `Miete CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² leicht über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
    } else if (overRatio <= HARD_FILTER.BUDGET_SEVERE_RATIO) {
      score = 45
-      explanation = `Miete CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² merklich über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
    } else {
      score = 20
-      explanation = `Miete CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)`
+      explanation = `Effektive Belastung CHF ${rent}/m² stark über Budget (+${Math.round((overRatio - 1) * 100)}%)${fitOutNote}`
    }
  }

@@ -610,8 +620,12 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
  ]
  const mustHaveEval = scoreMustHaves(allMustHaveText, property)

-  // ── Final score: hard/soft weighted sum, clamped 0–100 ───────────────────
-  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40 - hardFilter.severePenalty
+  // ── Final score: hard/soft weighted sum + Datenqualität/Konfidenz-Modifikatoren,
+  // abzgl. severePenalty, clamped 0–100 (Trust-first: schwache Datenlage senkt den Score) ──
+  const dataQualityModifier = calcDataQualityModifier(property)
+  const confidenceModifier = calcConfidenceModifier(property)
+  const rawFinal = hardMatchScore * 0.60 + softFactorScore * 0.40
+    + dataQualityModifier + confidenceModifier - hardFilter.severePenalty
  const finalScore = Math.round(Math.min(100, Math.max(0, rawFinal)))

  // ── Factor classification — only use weighted soft factors for positive/negative ──
@@ -639,8 +653,8 @@ export function calculateScore(need: Need, property: Property): MatchEngineOutpu
    finalScore,
    hardMatchScore,
    softFactorScore,
-    dataQualityModifier: 0,
-    confidenceModifier: 0,
+    dataQualityModifier,
+    confidenceModifier,
    positiveFactors,
    negativeFactors,
    allHardFactors: hardFactors,
@@ -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,
+  })
+}
@@ -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,
@@ -142,3 +142,15 @@ export const FIT_OUT_COST_CHF_PER_SQM: Record<string, { min: number; max: number

 // Assumed amortization period for fit-out investment — change here to affect all cost calculations
 export const FITOUT_AMORTIZATION_YEARS = 5
+
+// Kalkulationszins p.a. für die annuitätische Amortisation der Ausbauinvestition (Schweizer Richtwert)
+export const FITOUT_ANNUITY_RATE = 0.05
+
+// Zentrale Ausbaustandard-Labels — branchenüblich + internationale Synonyme (CAT A/B, Core & Shell).
+// Single Source of Truth für Dropdown, Panel, Score, Vergleich.
+export const FIT_OUT_LABELS: Record<string, string> = {
+  SHELL:   'Rohbau · Core & Shell',
+  BASIC:   'Edelrohbau · CAT A',
+  FULL:    'Ausgebaut · CAT B',
+  PREMIUM: 'Vollausgebaut · Plug & Play',
+}
@@ -1,15 +1,49 @@
-import { FIT_OUT_COST_CHF_PER_SQM } from './constants'
+import { FIT_OUT_COST_CHF_PER_SQM, FITOUT_AMORTIZATION_YEARS, FITOUT_ANNUITY_RATE } from './constants'

 export interface FitOutInvestment {
  grossPerSqm: { min: number; max: number }
  mabOffset: number
  netPerSqm: { min: number; max: number }
  netTotal: { min: number; max: number }
+  annualBurden: { min: number; max: number }
  isFullyCovered: boolean
  shortLabel: string
  detailLabel: string
 }

+// Annuitätenfaktor: a = i(1+i)^n / ((1+i)^n − 1); bei i=0 → 1/n (lineare Amortisation als Fallback)
+export function annuityFactor(rate: number, years: number): number {
+  if (years <= 0) return 0
+  if (rate === 0) return 1 / years
+  const q = Math.pow(1 + rate, years)
+  return (rate * q) / (q - 1)
+}
+
+// Bezugsfertige Stufen — kein Ausbau-Aufschlag (Mieter muss nicht mehr investieren)
+const FITOUT_READY = new Set(['FULL', 'PREMIUM'])
+
+/**
+ * Effektive Jahresbelastung pro m². Grundsatz: die quotierte Miete gilt IMMER als realer Preis —
+ * die Plattform erfindet keinen Aufschlag. Nur wenn der Mieter ausbaut (SHELL/BASIC), wird die
+ * versteckte Ausbaukost annuitätisch sichtbar gemacht (abzgl. MAB). Übernimmt der Vermieter, ist der
+ * Ausbau bereits in der Miete enthalten → kein Aufschlag, keine Mieter-Capex.
+ */
+export function effectiveAnnualBurdenPerSqm(p: {
+  fitOut?: string
+  rentPricePerSqm: number
+  mabPerSqm: number
+  fitOutByLandlord?: boolean
+}): { rentPerSqm: number; fitOutPerSqm: number; effectivePerSqm: number } {
+  if (p.fitOutByLandlord || FITOUT_READY.has(p.fitOut ?? '')) {
+    return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm: 0, effectivePerSqm: p.rentPricePerSqm }
+  }
+  const bm = FIT_OUT_COST_CHF_PER_SQM[p.fitOut ?? '']
+  const grossMid = bm ? (bm.min + bm.max) / 2 : 0
+  const net = Math.max(0, grossMid - p.mabPerSqm)
+  const fitOutPerSqm = Math.round(net * annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS))
+  return { rentPerSqm: p.rentPricePerSqm, fitOutPerSqm, effectivePerSqm: p.rentPricePerSqm + fitOutPerSqm }
+}
+
 function formatChfK(value: number): string {
  if (value >= 1000) return `CHF ${(value / 1000).toLocaleString('de-CH', { minimumFractionDigits: 0, maximumFractionDigits: 1 })} Mio.`
  return `CHF ${Math.round(value / 1000)}k`
@@ -34,6 +68,12 @@ export function calcFitOutInvestment(
    max: Math.round(netMax * areaSqm),
  }

+  const factor = annuityFactor(FITOUT_ANNUITY_RATE, FITOUT_AMORTIZATION_YEARS)
+  const annualBurden = {
+    min: Math.round(netTotal.min * factor),
+    max: Math.round(netTotal.max * factor),
+  }
+
  const isFullyCovered = netTotal.max <= 0

  const shortLabel = isFullyCovered
@@ -51,6 +91,7 @@ export function calcFitOutInvestment(
    mabOffset: mabPerSqm,
    netPerSqm: { min: netMin, max: netMax },
    netTotal,
+    annualBurden,
    isFullyCovered,
    shortLabel,
    detailLabel,
@@ -153,7 +153,7 @@ export const mockProperties: Property[] = [
      parkingSpots: 8,
      publicTransportMinutes: 5,
    },
-    hardFacts: { fitOut: 'BASIC' },
+    hardFacts: { fitOut: 'BASIC', fitOutByLandlord: true },
    floorLevel: 2,
    expansionPotentialSqm: 200,
    contractDurationMonths: 48,
@@ -8,7 +8,7 @@ import { useInquiryStore } from '../../stores/inquiryStore'
 import { AddToPipelineDialog } from '../../components/shortlist'
 import { MatchReasonList } from '../../components/match-card/MatchReasonList'
 import { getCityIntelligence, lookupCityCoords } from '../../lib/locationIntelligence'
-import { NextActionsPanel, FitOutCostPanel } from '../../components/match-detail'
+import { NextActionsPanel, FitOutCostPanel, FitOutAdvicePanel } from '../../components/match-detail'
 import type { MatchCardReason } from '../../components/match-card/MatchCardViewModel'
 import { useMatchDetailData } from '../../hooks/useMatchDetailData'
 import { useMatchDetail } from '../../hooks/useMatches'
@@ -220,7 +220,21 @@ export default function MatchDetail() {
            areaSqm={property.areaSqm}
            mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
            rentPricePerSqm={property.rentPricePerSqm}
-            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm ?? 0}
+            fitOutByLandlord={property.hardFacts.fitOutByLandlord}
+          />
+        )}
+
+        {/* ── KI-Ausbauempfehlung: nur wenn Mieter ausbaut (SHELL/BASIC, kein Vermieter-Übernahme) ── */}
+        {!isFuture && property?.hardFacts?.fitOut
+          && !property.hardFacts.fitOutByLandlord
+          && (property.hardFacts.fitOut === 'SHELL' || property.hardFacts.fitOut === 'BASIC') && (
+          <FitOutAdvicePanel
+            fitOut={property.hardFacts.fitOut}
+            areaSqm={property.areaSqm}
+            mabPerSqm={property.hardFacts.mieterausbaubeitragPerSqm ?? 0}
+            rentPricePerSqm={property.rentPricePerSqm}
+            requiredFitOut={need?.requiredFitOut}
+            tenantBudgetPerSqm={need?.fitOutBudgetMaxPerSqm}
          />
        )}

@@ -81,6 +81,7 @@ export default function NewListing() {
      <TechnicalDetailsSection
        floor={form.floor}               onFloorChange={form.setFloor}
        fitOut={form.fitOut}             onFitOutChange={form.setFitOut}
+        fitOutByLandlord={form.fitOutByLandlord} onFitOutByLandlordChange={form.setFitOutByLandlord}
        parking={form.parking}           onParkingChange={form.setParking}
        ceilingHeight={form.ceilingHeight} onCeilingHeightChange={form.setCeilingHeight}
        mieterausbaubeitrag={form.mieterausbaubeitrag} onMieterausbaubeitragChange={form.setMieterausbaubeitrag}
@@ -30,12 +30,14 @@ export const LEVEL_TO_SCORE: Record<string, number | undefined> = {
  LOW: 0.30, MEDIUM: 0.55, HIGH: 0.85, '': undefined,
 }

+import { FIT_OUT_LABELS } from '../../lib/constants'
+
 export const FIT_OUT_OPTIONS = [
  { value: '',        label: 'Keine Angabe' },
-  { value: 'SHELL',   label: 'Rohbau' },
-  { value: 'BASIC',   label: 'Basis-Ausbau' },
-  { value: 'FULL',    label: 'Vollausbau' },
-  { value: 'PREMIUM', label: 'Premiumausbau' },
+  { value: 'SHELL',   label: FIT_OUT_LABELS.SHELL },
+  { value: 'BASIC',   label: FIT_OUT_LABELS.BASIC },
+  { value: 'FULL',    label: FIT_OUT_LABELS.FULL },
+  { value: 'PREMIUM', label: FIT_OUT_LABELS.PREMIUM },
 ]

 export interface LocationState {
@@ -51,6 +53,7 @@ export interface LocationState {
    propertyId?: string
    floor?: string
    fitOut?: string
+    fitOutByLandlord?: boolean
    parking?: number
    ceilingHeight?: number
    mieterausbaubeitragPerSqm?: number
@@ -15,6 +15,7 @@ export function buildCreatePropertyInput(fields: {
  softLevels: Record<string, string>
  floor: string
  fitOut: string
+  fitOutByLandlord?: boolean
  parking: string
  ceilingHeight: string
  images: string[]
@@ -26,7 +27,7 @@ export function buildCreatePropertyInput(fields: {
  const {
    assetType, street, houseNumber, postalCode, city,
    areaSqm, rentPerSqm, availableFrom, description,
-    softLevels, floor, fitOut, parking, ceilingHeight, images, floorPlanUrl,
+    softLevels, floor, fitOut, fitOutByLandlord, parking, ceilingHeight, images, floorPlanUrl,
    mieterausbaubeitrag, isFlexible, minLettableSqm,
  } = fields

@@ -45,7 +46,9 @@ export function buildCreatePropertyInput(fields: {
  const hf = {
    floor:          floor ? parseInt(floor) : undefined,
    fitOut:         (fitOut || undefined) as 'SHELL' | 'BASIC' | 'FULL' | 'PREMIUM' | undefined,
-    mieterausbaubeitragPerSqm: mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
+    fitOutByLandlord: fitOutByLandlord || undefined,
+    // MAB nur relevant, wenn der Mieter ausbaut — sonst nicht speichern
+    mieterausbaubeitragPerSqm: !fitOutByLandlord && mieterausbaubeitrag ? parseInt(mieterausbaubeitrag) : undefined,
    parking:        parking ? parseInt(parking) : undefined,
    ceilingHeightM: ceilingHeight ? parseFloat(ceilingHeight) : undefined,
  }
@@ -22,5 +22,7 @@ export type {
  DataQualityInput,
  DataQualitySummary,
  MarketSignalClassification,
+  FitOutAdvice,
+  FitOutAdviceInput,
 } from './ai/IAIService'
 export { parseListingText } from './ai/mock/listingParser'