3d8ec5e
@@ -178,6 +178,15 @@
Signed out, `/` shows what deal-clock does, three short points, a still picture
    with none shows nothing, and the earnest money reminder says the amount
    ("Your $12,750 earnest money deposit is due Nov 7"). The sample deals carry
    figures. Over MCP, the `update_figures` tool; the terminal does not edit them.
    **Commission.** A deal may carry your commission rate, typed as `2.5` or
    `2.5%` (0 to 10, at most two decimals; anything else is refused and keeps
    what you typed), set when you open the deal or under Edit price, earnest
    money and commission. The deal's page then reads "Commission 2.5% · $11,250",
    or "Commission 2.5%" with "add the price to see the amount" while the
    price is missing. It is yours alone: the client timeline, the printed
    handout and every reminder draft never show it. Over the API and MCP it is
    `commission_rate`, in hundredths of a percent (250 is 2.5%). The sample
    deals carry a rate.
    **Closing time and place.** The closing may carry a time (a quarter hour
    from 7:00 am to 8:00 pm) and a place (up to 200 characters): tap Edit
    closing time and place on the deal's page, and clear either by leaving it
@@ -442,6 +442,15 @@
                    "maximum": 100000000,
                    "description": "Optional, whole dollars; the earnest money reminder says it."
                  },
                  "commission_rate": {
                    "type": [
                      "integer",
                      "null"
                    ],
                    "minimum": 0,
                    "maximum": 1000,
                    "description": "Optional, hundredths of a percent (250 is 2.5%), 0 to 1000."
                  },
                  "side": {
                    "enum": [
                      "buyer",
@@ -808,6 +817,15 @@
                      "maximum": 100000000,
                      "description": "The earnest money amount in whole dollars; null while none is set."
                    },
                    "commission_rate": {
                      "type": [
                        "integer",
                        "null"
                      ],
                      "minimum": 0,
                      "maximum": 1000,
                      "description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
                    },
                    "closing_time": {
                      "type": [
                        "string",
@@ -1232,6 +1250,15 @@
                    "minimum": 0,
                    "maximum": 100000000
                  },
                  "commission_rate": {
                    "type": [
                      "integer",
                      "null"
                    ],
                    "minimum": 0,
                    "maximum": 1000,
                    "description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
                  },
                  "closing_time": {
                    "type": [
                      "string",
@@ -2778,6 +2805,15 @@
            "maximum": 100000000,
            "description": "The earnest money amount in whole dollars; null while none is set."
          },
          "commission_rate": {
            "type": [
              "integer",
              "null"
            ],
            "minimum": 0,
            "maximum": 1000,
            "description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
          },
          "closing_time": {
            "type": [
              "string",
@@ -0,0 +1,110 @@
/** The agent's commission rate: parsed at the boundary, shown on the deal's page as dollars, kept off every client page and draft. */
import { afterAll, expect, test } from "bun:test";
import { mkdtempSync } from "node:fs";
import { tmpdir } from "node:os";
import { join } from "node:path";
import { commission, percent, rate } from "./money.ts";
import { createDeal, getDeal, updateDeal } from "./deals.ts";
import { openDb } from "./db.ts";
import { dealPage } from "./pages/deal.ts";
import { timelinePage } from "./pages/timeline.ts";
import { drafts } from "./reminders.ts";
import { agent } from "./env.ts";
import { serve } from "./server.ts";
import { sign, type Who } from "./who.ts";
const alice: Who = { role: "user", id: "u1", name: "alice" };
const fields = { address: "5 Rate Way", buyer: "B", seller: "S", contractDate: "2026-10-01", closingDate: "2026-11-01" };
let n = 0;
const open = (extra: object = {}) => {
  const db = openDb(":memory:");
  const made = createDeal(db, alice, { ...fields, address: `${++n} Rate Way`, openAnyway: true, ...extra });
  if (!made.ok) throw new Error(made.message);
  return { db, id: made.value.id };
};
test("rate parses 2.5 and 2.5% to hundredths and refuses the rest", () => {
  const v = (x: unknown) => { const r = rate(x, "commission_rate", "commission rate"); return r.ok ? r.value : r.error; };
  expect(v("2.5")).toBe(250);
  expect(v(" 2.5% ")).toBe(250);
  expect(v("3")).toBe(300);
  expect(v("10")).toBe(1000);
  expect(v("0.25")).toBe(25);
  expect(v(250)).toBe(250);
  expect(v("")).toBeNull();
  expect(v(undefined)).toBeNull();
  for (const bad of ["-1", "10.01", "11", "abc", "2.555", "2,5", "1e1", 1001, -5, 2.5, true]) expect(v(bad)).toBe("invalid");
});
test("the amount is rounded once, to whole dollars", () => {
  expect(commission(450_000, 250)).toBe(11_250);
  expect(commission(318_500, 300)).toBe(9_555);
  expect(commission(389_900, 275)).toBe(10_722);
  expect(percent(250)).toBe("2.5%");
  expect(percent(300)).toBe("3%");
  expect(percent(275)).toBe("2.75%");
});
test("a deal opens with a rate, edits it, and a bad one is refused keeping the deal", () => {
  const { db, id } = open({ commissionRate: "2.5%" });
  expect(getDeal(db, alice, { id })).toMatchObject({ ok: true, value: { commission_rate: 250 } });
  const bad = updateDeal(db, alice, { id, commissionRate: "11" });
  expect(bad).toMatchObject({ ok: false, error: "invalid", field: "commission_rate" });
  expect(updateDeal(db, alice, { id, commissionRate: "3" })).toMatchObject({ ok: true, value: { commission_rate: 300 } });
  expect(updateDeal(db, alice, { id, commissionRate: "" })).toMatchObject({ ok: true, value: { commission_rate: null } });
  expect(createDeal(db, alice, { ...fields, address: "6 Rate Way", commissionRate: "-1" })).toMatchObject({ ok: false, field: "commission_rate" });
});
const view = (db: ReturnType<typeof openDb>, id: number) => {
  const got = getDeal(db, alice, { id });
  if (!got.ok) throw new Error(got.message);
  return got.value;
};
test("the deal's page shows the rate and the amount, or asks for the price", () => {
  const { db, id } = open({ commissionRate: "2.5", salePrice: "450000" });
  const page = dealPage({ who: alice, deal: view(db, id), on: "2026-10-05" });
  expect(page).toContain("Commission <b>2.5%</b> · <b>$11,250</b>");
  const none = open({ commissionRate: "2.5" });
  const bare = dealPage({ who: alice, deal: view(none.db, none.id), on: "2026-10-05" });
  expect(bare).toContain("Commission <b>2.5%</b>");
  expect(bare).toContain("add the price to see the amount");
  const unset = open({ salePrice: "450000" });
  expect(dealPage({ who: alice, deal: view(unset.db, unset.id), on: "2026-10-05" })).not.toContain("Commission <b>");
});
test("the client timeline and every reminder draft leave the rate and the amount out", () => {
  const { db, id } = open({ commissionRate: "2.5", salePrice: "450000", earnestAmount: "9000" });
  const deal = view(db, id);
  const page = timelinePage({ who: alice, deal, on: "2026-10-05" });
  expect(page).toContain("$450,000");
  for (const text of [page, ...drafts(deal, agent).flatMap((d) => [d.subject, d.body])]) {
    expect(text).not.toContain("11,250");
    expect(text).not.toMatch(/commission/i);
    expect(text).not.toContain("2.5%");
  }
});
const KEY = "a-key-only-the-forge-holds";
const server = serve({ port: 0, dataDir: mkdtempSync(join(tmpdir(), "app-rate-")), identityKey: KEY });
afterAll(() => server.stop(true));
const base = `http://${server.hostname}:${server.port}`;
const identity = `u1|alice|user|${Date.now() + 600_000}`;
const auth = { "x-forge-identity": identity, "x-forge-signature": sign(identity, KEY) };
test("the figures form answers 422 keeping what was typed, then saves a good rate", async () => {
  const made = await fetch(base + "/api/deals", { method: "POST", headers: { ...auth, "content-type": "application/json" }, body: JSON.stringify({ address: "7 Rate Way", buyer: "B", seller: "S", contract_date: "2026-10-01", closing_date: "2026-11-01", sale_price: 450000, commission_rate: 250 }) });
  expect(made.status).toBe(201);
  const deal = (await made.json()) as { id: number; commission_rate: number };
  expect(deal.commission_rate).toBe(250);
  const send = (v: string) => fetch(`${base}/deals/${deal.id}/figures`, { method: "POST", headers: { ...auth, "content-type": "application/x-www-form-urlencoded" }, body: new URLSearchParams({ sale_price: "450000", earnest_amount: "", commission_rate: v }) , redirect: "manual" });
  const bad = await send("12abc");
  expect(bad.status).toBe(422);
  expect(await bad.text()).toContain('value="12abc"');
  const good = await send("3%");
  expect(good.status).toBeLessThan(400);
  const read = (await (await fetch(`${base}/api/deals/${deal.id}`, { headers: auth })).json()) as { commission_rate: number };
  expect(read.commission_rate).toBe(300);
  const api = await fetch(base + "/api/deals", { method: "POST", headers: { ...auth, "content-type": "application/json" }, body: JSON.stringify({ address: "8 Rate Way", buyer: "B", seller: "S", contract_date: "2026-10-01", closing_date: "2026-11-01", commission_rate: 1001 }) });
  expect(api.status).toBe(422);
});
@@ -424,6 +424,8 @@
export const migrations: string[] = [
  `ALTER TABLE deal ADD COLUMN closing_place TEXT CHECK (closing_place IS NULL OR length(closing_place) BETWEEN 1 AND 200)`,
  // Which side the agent represents: the buyer's, a listing, or both.
  `ALTER TABLE deal ADD COLUMN side TEXT NOT NULL DEFAULT 'buyer' CHECK (side IN ('buyer', 'listing', 'both'))`,
  // The agent's commission rate on a deal, in hundredths of a percent (250 is 2.5%), 0 to 10%; null while none is set.
  `ALTER TABLE deal ADD COLUMN commission_rate INTEGER CHECK (commission_rate IS NULL OR commission_rate BETWEEN 0 AND 1000)`,
];
export function openDb(dir = dataDir): Database {
@@ -29,7 +29,7 @@
import { LENGTH_MAX, standard, validEmail, validPhone } from "./env.ts";
import { agentOf } from "./profile.ts";
import { emit } from "./live.ts";
import { closingPlace, closingTime } from "./closing.ts";
import { amount } from "./money.ts";
import { amount, rate } from "./money.ts";
import { SIDE_REFUSAL, sideOf, type Side } from "./side.ts";
import { outboxes } from "./outbox.ts";
import { conflictLine, conflicts, type Conflict } from "./order.ts";
@@ -52,6 +52,8 @@
export interface Deal {
  /** The sale price and the earnest money amount, in whole dollars; null while none is set. */
  readonly sale_price: number | null;
  readonly earnest_amount: number | null;
  /** The agent's commission rate in hundredths of a percent (250 is 2.5%); null while none is set. Never on a client page. */
  readonly commission_rate: number | null;
  /** When and where it closes beyond the day: "14:00" and a place; null while unset. */
  readonly closing_time: string | null;
  readonly closing_place: string | null;
@@ -496,6 +498,8 @@
export interface NewDeal {
  /** Optional whole dollars: nothing, or blank, is none set. */
  readonly salePrice?: unknown;
  readonly earnestAmount?: unknown;
  /** Optional percent ("2.5", "2.5%") or hundredths (250); nothing, or blank, is none set. */
  readonly commissionRate?: unknown;
  /** buyer, listing or both; nothing is buyer. */
  readonly side?: unknown;
  /** `true` (or a ticked box) opens the deal although its address is already open. */
@@ -513,6 +517,7 @@
export interface Plan {
  readonly businessDays: boolean;
  readonly salePrice: number | null;
  readonly earnestAmount: number | null;
  readonly commissionRate?: number | null;
  readonly side: Side;
}
@@ -554,9 +559,11 @@
export function plan(input: NewDeal): Result<Plan> {
  if (!salePrice.ok) return salePrice;
  const earnestAmount = amount(input.earnestAmount, "earnest_amount", "earnest money amount");
  if (!earnestAmount.ok) return earnestAmount;
  const commissionRate = rate(input.commissionRate, "commission_rate", "commission rate");
  if (!commissionRate.ok) return commissionRate;
  const side = sideOf(input.side);
  if (side === undefined) return fail("invalid", SIDE_REFUSAL, "side");
  return ok({ address, buyer, seller, contractDate, closingDate, lengths, businessDays, salePrice: salePrice.value, earnestAmount: earnestAmount.value, side });
  return ok({ address, buyer, seller, contractDate, closingDate, lengths, businessDays, salePrice: salePrice.value, earnestAmount: earnestAmount.value, commissionRate: commissionRate.value, side });
}
/** An address as two typings of one house agree on it: trimmed, spaces collapsed, lower case, no trailing period. */
@@ -612,10 +619,10 @@
export function insertDeal(
): Deal {
  return db.transaction(() => {
    const deal = db
      .query<Deal, [string, string, number, string, string, number | null, number | null, string]>(
        "INSERT INTO deal (address, contract_date, business_days, author_id, author_name, sale_price, earnest_amount, side) VALUES (?1, ?2, ?3, ?4, ?5, ?6, ?7, ?8) RETURNING *",
      .query<Deal, [string, string, number, string, string, number | null, number | null, string, number | null]>(
        "INSERT INTO deal (address, contract_date, business_days, author_id, author_name, sale_price, earnest_amount, side, commission_rate) VALUES (?1, ?2, ?3, ?4, ?5, ?6, ?7, ?8, ?9) RETURNING *",
      )
      .get(p.address, p.contractDate, p.businessDays ? 1 : 0, author.id, author.name, p.salePrice ?? null, p.earnestAmount ?? null, p.side ?? "buyer")!;
      .get(p.address, p.contractDate, p.businessDays ? 1 : 0, author.id, author.name, p.salePrice ?? null, p.earnestAmount ?? null, p.side ?? "buyer", p.commissionRate ?? null)!;
    const party = db.query(
      "INSERT INTO party (deal_id, role, name) VALUES (?1, ?2, ?3)",
    );
@@ -664,6 +671,7 @@
export interface DealEdit {
  readonly address?: unknown;
  readonly salePrice?: unknown;
  readonly earnestAmount?: unknown;
  readonly commissionRate?: unknown;
  readonly closingTime?: unknown;
  readonly closingPlace?: unknown;
  readonly side?: unknown;
@@ -675,7 +683,7 @@
export const updateDeal = (db: Database, who: Who, input: DealEdit): Result<Deal
function update(db: Database, who: Who, input: DealEdit): Result<DealView> {
  const found = dealFor(db, who, "update", input.id);
  if (!found.ok) return found;
  const bare = input.address === undefined && input.salePrice === undefined && input.earnestAmount === undefined && input.closingTime === undefined && input.closingPlace === undefined && input.side === undefined;
  const bare = input.address === undefined && input.salePrice === undefined && input.earnestAmount === undefined && input.commissionRate === undefined && input.closingTime === undefined && input.closingPlace === undefined && input.side === undefined;
  const address = input.address === undefined && !bare ? found.value.address : line(input.address, 3, 200);
  if (address === undefined)
    return fail("invalid", "The address is 3 to 200 characters.", "address");
@@ -683,17 +691,19 @@
function update(db: Database, who: Who, input: DealEdit): Result<DealView> {
  if (!price.ok) return price;
  const earnest = input.earnestAmount === undefined ? ok(found.value.earnest_amount) : amount(input.earnestAmount, "earnest_amount", "earnest money amount");
  if (!earnest.ok) return earnest;
  const commissionRate = input.commissionRate === undefined ? ok(found.value.commission_rate) : rate(input.commissionRate, "commission_rate", "commission rate");
  if (!commissionRate.ok) return commissionRate;
  const time = input.closingTime === undefined ? ok(found.value.closing_time) : closingTime(input.closingTime);
  if (!time.ok) return time;
  const place = input.closingPlace === undefined ? ok(found.value.closing_place) : closingPlace(input.closingPlace);
  if (!place.ok) return place;
  const side = input.side === undefined ? found.value.side : input.side === "" || input.side === null ? undefined : sideOf(input.side);
  if (side === undefined) return fail("invalid", SIDE_REFUSAL, "side");
  db.query("UPDATE deal SET address = ?1, sale_price = ?2, earnest_amount = ?3, closing_time = ?4, closing_place = ?5, side = ?6 WHERE id = ?7").run(
    address, price.value, earnest.value, time.value, place.value, side, found.value.id,
  db.query("UPDATE deal SET address = ?1, sale_price = ?2, earnest_amount = ?3, closing_time = ?4, closing_place = ?5, side = ?6, commission_rate = ?7 WHERE id = ?8").run(
    address, price.value, earnest.value, time.value, place.value, side, commissionRate.value, found.value.id,
  );
  emit("deal.changed", { id: found.value.id });
  return ok(view(db, { ...found.value, address, sale_price: price.value, earnest_amount: earnest.value, closing_time: time.value, closing_place: place.value, side }));
  return ok(view(db, { ...found.value, address, sale_price: price.value, earnest_amount: earnest.value, commission_rate: commissionRate.value, closing_time: time.value, closing_place: place.value, side }));
}
/** What the audit trail calls a deal falling through, and its reopening. */
@@ -39,7 +39,7 @@
import {
  releaseReminder,
  undoDecline,
} from "./deals.ts";
import { AMOUNT_MAX } from "./money.ts";
import { AMOUNT_MAX, RATE_MAX } from "./money.ts";
import { LENGTH_MAX, standard, title } from "./env.ts";
import { dueOn } from "./reminders.ts";
import { FIND_REFUSAL, find, query } from "./find.ts";
@@ -342,6 +342,7 @@
export const tools: readonly Tool[] = [
        business_days: { type: "boolean", default: standard.businessDays },
        sale_price: { type: "integer", minimum: 0, maximum: AMOUNT_MAX, description: "Optional sale price in whole dollars." },
        earnest_amount: { type: "integer", minimum: 0, maximum: AMOUNT_MAX, description: "Optional earnest money amount in whole dollars; the earnest money reminder says it." },
        commission_rate: { type: "integer", minimum: 0, maximum: RATE_MAX, description: "Optional commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000." },
        side: { enum: [...SIDES], default: "buyer", description: "Which side you represent: buyer, listing or both." },
        open_anyway: { type: "boolean", default: false, description: "Open a second deal although this address already has an open one (otherwise refused as a conflict naming it)." },
      },
@@ -356,6 +357,7 @@
export const tools: readonly Tool[] = [
        closingDate: a.closing_date,
        salePrice: a.sale_price,
        earnestAmount: a.earnest_amount,
        commissionRate: a.commission_rate,
        side: a.side,
        lengths: {
          earnest: a.earnest,
@@ -406,17 +408,18 @@
export const tools: readonly Tool[] = [
  },
  {
    name: "update_figures",
    description: "Set a deal's sale price and earnest money amount, in whole dollars (0 to 100,000,000). A figure left out stays as it is; null clears it. The earnest money reminder drafts say the amount; reminders already sent keep their words.",
    description: "Set a deal's sale price and earnest money amount, in whole dollars (0 to 100,000,000), and the agent's commission rate in hundredths of a percent (250 is 2.5%, 0 to 1000). A figure left out stays as it is; null clears it. The earnest money reminder drafts say the amount; reminders already sent keep their words.",
    inputSchema: {
      type: "object",
      properties: {
        deal_id: { type: "integer" },
        sale_price: { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX },
        earnest_amount: { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX },
        commission_rate: { type: ["integer", "null"], minimum: 0, maximum: RATE_MAX, description: "Hundredths of a percent: 250 is 2.5%." },
      },
      required: ["deal_id"],
    },
    run: (db, who, a) => updateDeal(db, who, { id: Number(a.deal_id), salePrice: a.sale_price, earnestAmount: a.earnest_amount }),
    run: (db, who, a) => updateDeal(db, who, { id: Number(a.deal_id), salePrice: a.sale_price, earnestAmount: a.earnest_amount, commissionRate: a.commission_rate }),
  },
  {
    name: "update_closing",
@@ -27,3 +27,32 @@
export function amount(value: unknown, field: string, name: string): Result<numb
    return fail("invalid", `The ${name} is whole dollars, digits only, 0 to ${COMMAS.format(AMOUNT_MAX)}.`, field);
  return ok(n);
}
/** The most a commission rate may be, in hundredths of a percent: 10%. */
export const RATE_MAX = 1000;
/** 250 → "2.5%", 300 → "3%", 275 → "2.75%". */
export const percent = (rate: number): string => `${Number((rate / 100).toFixed(2))}%`;
/**
 * A commission rate from a form, a JSON body or a prompt, in hundredths of a
 * percent. Text is a percent, "2.5" or "2.5%" (at most two decimals); a JSON
 * integer is already hundredths (250), as the API reads and writes it.
 * 0 to `RATE_MAX`. Nothing (undefined, null, or blank) is "none set": null.
 */
export function rate(value: unknown, field: string, name: string): Result<number | null> {
  if (value === undefined || value === null) return ok(null);
  const refused = (): Result<number | null> =>
    fail("invalid", `The ${name} is a percent from 0 to ${RATE_MAX / 100}, like 2.5 or 2.5%.`, field);
  if (typeof value === "number") return Number.isInteger(value) && value >= 0 && value <= RATE_MAX ? ok(value) : refused();
  if (typeof value !== "string") return refused();
  const text = value.trim().replace(/%$/, "").trim();
  if (value.trim() === "") return ok(null);
  const m = /^([0-9]{1,2})(?:\.([0-9]{1,2}))?$/.exec(text);
  if (m === null) return refused();
  const n = Number(m[1]) * 100 + Number((m[2] ?? "").padEnd(2, "0"));
  return n <= RATE_MAX ? ok(n) : refused();
}
/** What a commission pays on a price: whole dollars, rounded once, here. */
export const commission = (price: number, rate: number): number => Math.round((price * rate) / 10_000);
@@ -11,7 +11,7 @@
import { agent as defaults, standard } from "../env.ts";
import { DEFAULT_LENGTHS, PARTY_LABEL, PARTY_ROLES } from "../deadlines.ts";
import { escape } from "../http.ts";
import { closingLine } from "../closing.ts";
import { dollars } from "../money.ts";
import { commission, dollars, percent } from "../money.ts";
import { drafts, sentLabel, statusDrafts, type Agent } from "../reminders.ts";
import type { Who } from "../who.ts";
import { amendForm, type AmendState } from "./amend.ts";
@@ -120,27 +120,40 @@
function messages(deal: DealView, may: boolean, agent: Agent, to: string): strin
/** What was typed into the price form and why it was refused, to show beside the field. */
export interface FiguresProblem {
  readonly values: { readonly sale_price: string; readonly earnest_amount: string };
  readonly values: { readonly sale_price: string; readonly earnest_amount: string; readonly commission_rate: string };
  readonly field: string | undefined;
  readonly message: string;
}
/** The two optional figure fields, shared by the new-deal form and the deal's own: `value` is what each holds, `problem` what was refused. */
function figureFields(value: (name: "sale_price" | "earnest_amount") => string, problem: { field?: string | undefined; message: string } | undefined): string {
  const field = (name: "sale_price" | "earnest_amount", label: string): string => {
/** The optional figure fields, shared by the new-deal form and the deal's own: `value` is what each holds, `problem` what was refused. */
function figureFields(value: (name: FigureName) => string, problem: { field?: string | undefined; message: string } | undefined): string {
  const field = (name: FigureName, label: string, hint: string, placeholder: string, mode: string): string => {
    const bad = problem?.field === name;
    return `<label>${label} <span class="muted">(optional, whole dollars)</span><input class="input" name="${name}" inputmode="numeric" maxlength="12" autocomplete="off" placeholder="425000" value="${escape(value(name))}"${bad ? ` aria-invalid="true" aria-describedby="${name}-why"` : ""}>${bad ? `<span class="field-error" id="${name}-why" role="alert">${escape(problem.message)}</span>` : ""}</label>`;
    return `<label>${label} <span class="muted">(${hint})</span><input class="input" name="${name}" inputmode="${mode}" maxlength="12" autocomplete="off" placeholder="${placeholder}" value="${escape(value(name))}"${bad ? ` aria-invalid="true" aria-describedby="${name}-why"` : ""}>${bad ? `<span class="field-error" id="${name}-why" role="alert">${escape(problem.message)}</span>` : ""}</label>`;
  };
  return `<div class="pair">${field("sale_price", "Sale price")}${field("earnest_amount", "Earnest money")}</div>`;
  return `<div class="pair">${field("sale_price", "Sale price", "optional, whole dollars", "425000", "numeric")}${field("earnest_amount", "Earnest money", "optional, whole dollars", "12750", "numeric")}</div>
      ${field("commission_rate", "Commission rate", "optional, like 2.5%, yours alone", "2.5%", "decimal")}`;
}
type FigureName = "sale_price" | "earnest_amount" | "commission_rate";
/** The figures a deal is about, said in the one way: nothing at all when neither is set. */
function figuresLine(deal: DealView): string {
  const parts = [
    deal.sale_price === null ? "" : `Sale price <b>${escape(dollars(deal.sale_price))}</b>`,
    deal.earnest_amount === null ? "" : `Earnest money <b>${escape(dollars(deal.earnest_amount))}</b>`,
  ].filter((p) => p !== "");
  return parts.length === 0 ? "" : `<p class="summary" id="figures">${parts.join(" · ")}</p>`;
  const pays = commissionLine(deal);
  return parts.length === 0 && pays === "" ? "" : `${parts.length === 0 ? "" : `<p class="summary" id="figures">${parts.join(" · ")}</p>`}${pays}`;
}
/** What the deal pays the agent at closing: for the agent's page only, never the client's. */
function commissionLine(deal: DealView): string {
  if (deal.commission_rate === null) return "";
  const rate = percent(deal.commission_rate);
  return deal.sale_price === null
    ? `<p class="summary" id="commission">Commission <b>${escape(rate)}</b> <span class="muted">· add the price to see the amount</span></p>`
    : `<p class="summary" id="commission">Commission <b>${escape(rate)}</b> · <b>${escape(dollars(commission(deal.sale_price, deal.commission_rate)))}</b></p>`;
}
/** What was typed into the closing form and why it was refused, to show beside the field. */
@@ -218,9 +231,9 @@
export function dealPage(input: {
  const figures = input.figures;
  const editFigures = may
    ? `<details class="address-edit"${figures === undefined ? "" : " open"}>
        <summary class="button button-quiet button-small">Edit price and earnest money</summary>
        <summary class="button button-quiet button-small">Edit price, earnest money and commission</summary>
        <form class="stack" method="post" action="${path}/figures">
          ${figureFields((n) => figures?.values[n] ?? (deal[n]?.toString() ?? ""), figures)}
          ${figureFields((n) => figures?.values[n] ?? (n === "commission_rate" ? (deal.commission_rate === null ? "" : percent(deal.commission_rate)) : (deal[n]?.toString() ?? "")), figures)}
          <button class="button">Save</button>
        </form>
      </details>`
@@ -40,7 +40,7 @@
import type { Verb } from "./can.ts";
import { events } from "./live.ts";
import { today } from "./dates.ts";
import { tally } from "./book.ts";
import { AMOUNT_MAX } from "./money.ts";
import { AMOUNT_MAX, RATE_MAX } from "./money.ts";
import { progress } from "./progress.ts";
import {
  addDeadline,
@@ -235,6 +235,7 @@
const PROGRESS: Schema = {
};
/** A sale price or earnest money amount: whole dollars, or null for none. */
const FIGURE: Schema = { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX };
const RATE: Schema = { type: ["integer", "null"], minimum: 0, maximum: RATE_MAX, description: "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page." };
const CLOSING_TIME: Schema = { type: ["string", "null"], pattern: "^(0[7-9]|1[0-9]):(00|15|30|45)$|^20:00$", description: "When it closes, HH:MM on a quarter hour from 07:00 to 20:00, local time; null while none is set." };
const CLOSING_PLACE: Schema = { type: ["string", "null"], minLength: 1, maxLength: 200, description: "Where it closes; null while none is set." };
export const DEAL: Schema = {
@@ -252,6 +253,7 @@
export const DEAL: Schema = {
    side: { enum: [...SIDES], description: "Which side the agent represents: buyer, listing or both." },
    sale_price: { ...FIGURE, description: "The sale price in whole dollars; null while none is set." },
    earnest_amount: { ...FIGURE, description: "The earnest money amount in whole dollars; null while none is set." },
    commission_rate: RATE,
    closing_time: CLOSING_TIME,
    closing_place: CLOSING_PLACE,
    business_days: { enum: [0, 1] },
@@ -379,6 +381,7 @@
const NEW_DEAL: Schema = {
    business_days: { type: "boolean", default: standard.businessDays },
    sale_price: { ...FIGURE, description: "Optional, whole dollars." },
    earnest_amount: { ...FIGURE, description: "Optional, whole dollars; the earnest money reminder says it." },
    commission_rate: { ...RATE, description: "Optional, hundredths of a percent (250 is 2.5%), 0 to 1000." },
    side: { enum: [...SIDES], default: "buyer", description: "Which side the agent represents." },
    open_anyway: { type: "boolean", default: false },
  },
@@ -630,6 +633,7 @@
const newDeal = (f: Record<string, unknown>): NewDeal => ({
  businessDays: f.business_days,
  salePrice: f.sale_price,
  earnestAmount: f.earnest_amount,
  commissionRate: f.commission_rate,
  side: f.side,
  openAnyway: f.open_anyway,
});
@@ -1034,12 +1038,12 @@
export const routes: readonly Route[] = [
      const f = await form(c);
      if (f instanceof Response) return f;
      const id = Number(c.params.id);
      const saved = updateDeal(c.db, c.who, { id, salePrice: f.sale_price ?? "", earnestAmount: f.earnest_amount ?? "" });
      const saved = updateDeal(c.db, c.who, { id, salePrice: f.sale_price ?? "", earnestAmount: f.earnest_amount ?? "", commissionRate: f.commission_rate ?? "" });
      if (saved.ok) return back("Price and earnest money saved.", `/deals/${id}`);
      if (saved.error !== "invalid") return back(saved.message, `/deals/${id}`);
      const found = getDeal(c.db, c.who, { id });
      if (!found.ok) return back(found.message, `/deals/${id}`);
      const values = { sale_price: String(f.sale_price ?? ""), earnest_amount: String(f.earnest_amount ?? "") };
      const values = { sale_price: String(f.sale_price ?? ""), earnest_amount: String(f.earnest_amount ?? ""), commission_rate: String(f.commission_rate ?? "") };
      return html(dealPage({ who: c.who, waiting: waitingFor(c), agent: agentFor(c), deal: found.value, on: today(), figures: { values, field: saved.field, message: saved.message } }), STATUS.invalid);
    },
  },
@@ -1445,11 +1449,11 @@
export const routes: readonly Route[] = [
      const body = await readJson(c.request);
      if (body === undefined) return json({ error: "too_large" }, 413);
      const f = fields(body);
      return answer(updateDeal(c.db, c.who, { id: Number(c.params.id), address: f.address, salePrice: f.sale_price, earnestAmount: f.earnest_amount, closingTime: f.closing_time, closingPlace: f.closing_place, side: f.side }));
      return answer(updateDeal(c.db, c.who, { id: Number(c.params.id), address: f.address, salePrice: f.sale_price, earnestAmount: f.earnest_amount, commissionRate: f.commission_rate, closingTime: f.closing_time, closingPlace: f.closing_place, side: f.side }));
    },
    api: {
      summary: "Correct a deal's address, sale price, earnest money amount, closing time, closing place or side (buyer, listing or both); a field left out stays as it is, and one sent as null is cleared (not the side). Dates move one at a time, with a reason (POST /deadlines/:id/move).",
      body: { type: "object", properties: { address: { type: "string", minLength: 3, maxLength: 200 }, sale_price: FIGURE, earnest_amount: FIGURE, closing_time: CLOSING_TIME, closing_place: CLOSING_PLACE, side: { enum: [...SIDES] } } },
      body: { type: "object", properties: { address: { type: "string", minLength: 3, maxLength: 200 }, sale_price: FIGURE, earnest_amount: FIGURE, commission_rate: RATE, closing_time: CLOSING_TIME, closing_place: CLOSING_PLACE, side: { enum: [...SIDES] } } },
      answer: DEAL,
    },
  },
@@ -23,6 +23,8 @@
interface Sample {
  readonly closing: number;
  /** Whole dollars. */
  readonly price: number;
  /** The agent's commission rate in hundredths of a percent. */
  readonly rate: number;
  readonly earnest: number;
  /** Which side the agent is on; buyer unless said. */
  readonly side?: Side;
@@ -50,6 +52,7 @@
const SAMPLES: readonly Sample[] = [
    contract: -26,
    closing: 4,
    price: 425_000,
    rate: 250,
    earnest: 12_750,
    lengths: { financing: 28 },
    closingAt: ["14:00", "Bayside Title, 400 Main St"],
@@ -74,6 +77,7 @@
const SAMPLES: readonly Sample[] = [
    contract: -12,
    closing: 33,
    price: 318_500,
    rate: 300,
    earnest: 6_000,
    parties: [
      ["lender", "Owen Brandt, First Keel Bank", "[email protected]", "(555) 010-0188"],
@@ -92,6 +96,7 @@
const SAMPLES: readonly Sample[] = [
    contract: -20,
    closing: 18,
    price: 560_000,
    rate: 275,
    earnest: 15_000,
    parties: [
      ["lender", "Priya Nair, Coastline Mortgage", "[email protected]"],
@@ -110,6 +115,7 @@
const SAMPLES: readonly Sample[] = [
    contract: -3,
    closing: 40,
    price: 389_900,
    rate: 250,
    earnest: 8_000,
    lengths: { earnest: 5 },
    parties: [
@@ -252,6 +258,7 @@
function writeSamples(db: Database, on: string): void {
      businessDays: false,
      salePrice: s.price,
      earnestAmount: s.earnest,
      commissionRate: s.rate,
      side: s.side ?? "buyer",
    });
    if (s.closingAt !== undefined)
		@@ -178,6 +178,15 @@ Signed out, `/` shows what deal-clock does, three short points, a still picture
178	178	with none shows nothing, and the earnest money reminder says the amount
179	179	("Your $12,750 earnest money deposit is due Nov 7"). The sample deals carry
180	180	figures. Over MCP, the `update_figures` tool; the terminal does not edit them.
	181	Commission. A deal may carry your commission rate, typed as `2.5` or
	182	`2.5%` (0 to 10, at most two decimals; anything else is refused and keeps
	183	what you typed), set when you open the deal or under Edit price, earnest
	184	money and commission. The deal's page then reads "Commission 2.5% · $11,250",
	185	or "Commission 2.5%" with "add the price to see the amount" while the
	186	price is missing. It is yours alone: the client timeline, the printed
	187	handout and every reminder draft never show it. Over the API and MCP it is
	188	`commission_rate`, in hundredths of a percent (250 is 2.5%). The sample
	189	deals carry a rate.
181	190	Closing time and place. The closing may carry a time (a quarter hour
182	191	from 7:00 am to 8:00 pm) and a place (up to 200 characters): tap Edit
183	192	closing time and place on the deal's page, and clear either by leaving it
		@@ -442,6 +442,15 @@
442	442	"maximum": 100000000,
443	443	"description": "Optional, whole dollars; the earnest money reminder says it."
444	444	},
	445	"commission_rate": {
	446	"type": [
	447	"integer",
	448	"null"
	449	],
	450	"minimum": 0,
	451	"maximum": 1000,
	452	"description": "Optional, hundredths of a percent (250 is 2.5%), 0 to 1000."
	453	},
445	454	"side": {
446	455	"enum": [
447	456	"buyer",
		@@ -808,6 +817,15 @@
808	817	"maximum": 100000000,
809	818	"description": "The earnest money amount in whole dollars; null while none is set."
810	819	},
	820	"commission_rate": {
	821	"type": [
	822	"integer",
	823	"null"
	824	],
	825	"minimum": 0,
	826	"maximum": 1000,
	827	"description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
	828	},
811	829	"closing_time": {
812	830	"type": [
813	831	"string",
		@@ -1232,6 +1250,15 @@
1232	1250	"minimum": 0,
1233	1251	"maximum": 100000000
1234	1252	},
	1253	"commission_rate": {
	1254	"type": [
	1255	"integer",
	1256	"null"
	1257	],
	1258	"minimum": 0,
	1259	"maximum": 1000,
	1260	"description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
	1261	},
1235	1262	"closing_time": {
1236	1263	"type": [
1237	1264	"string",
		@@ -2778,6 +2805,15 @@
2778	2805	"maximum": 100000000,
2779	2806	"description": "The earnest money amount in whole dollars; null while none is set."
2780	2807	},
	2808	"commission_rate": {
	2809	"type": [
	2810	"integer",
	2811	"null"
	2812	],
	2813	"minimum": 0,
	2814	"maximum": 1000,
	2815	"description": "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page."
	2816	},
2781	2817	"closing_time": {
2782	2818	"type": [
2783	2819	"string",
		@@ -0,0 +1,110 @@
	1	/** The agent's commission rate: parsed at the boundary, shown on the deal's page as dollars, kept off every client page and draft. */
	2	import { afterAll, expect, test } from "bun:test";
	3	import { mkdtempSync } from "node:fs";
	4	import { tmpdir } from "node:os";
	5	import { join } from "node:path";
	6	import { commission, percent, rate } from "./money.ts";
	7	import { createDeal, getDeal, updateDeal } from "./deals.ts";
	8	import { openDb } from "./db.ts";
	9	import { dealPage } from "./pages/deal.ts";
	10	import { timelinePage } from "./pages/timeline.ts";
	11	import { drafts } from "./reminders.ts";
	12	import { agent } from "./env.ts";
	13	import { serve } from "./server.ts";
	14	import { sign, type Who } from "./who.ts";
	15
	16	const alice: Who = { role: "user", id: "u1", name: "alice" };
	17	const fields = { address: "5 Rate Way", buyer: "B", seller: "S", contractDate: "2026-10-01", closingDate: "2026-11-01" };
	18	let n = 0;
	19	const open = (extra: object = {}) => {
	20	const db = openDb(":memory:");
	21	const made = createDeal(db, alice, { ...fields, address: `${++n} Rate Way`, openAnyway: true, ...extra });
	22	if (!made.ok) throw new Error(made.message);
	23	return { db, id: made.value.id };
	24	};
	25
	26	test("rate parses 2.5 and 2.5% to hundredths and refuses the rest", () => {
	27	const v = (x: unknown) => { const r = rate(x, "commission_rate", "commission rate"); return r.ok ? r.value : r.error; };
	28	expect(v("2.5")).toBe(250);
	29	expect(v(" 2.5% ")).toBe(250);
	30	expect(v("3")).toBe(300);
	31	expect(v("10")).toBe(1000);
	32	expect(v("0.25")).toBe(25);
	33	expect(v(250)).toBe(250);
	34	expect(v("")).toBeNull();
	35	expect(v(undefined)).toBeNull();
	36	for (const bad of ["-1", "10.01", "11", "abc", "2.555", "2,5", "1e1", 1001, -5, 2.5, true]) expect(v(bad)).toBe("invalid");
	37	});
	38
	39	test("the amount is rounded once, to whole dollars", () => {
	40	expect(commission(450_000, 250)).toBe(11_250);
	41	expect(commission(318_500, 300)).toBe(9_555);
	42	expect(commission(389_900, 275)).toBe(10_722);
	43	expect(percent(250)).toBe("2.5%");
	44	expect(percent(300)).toBe("3%");
	45	expect(percent(275)).toBe("2.75%");
	46	});
	47
	48	test("a deal opens with a rate, edits it, and a bad one is refused keeping the deal", () => {
	49	const { db, id } = open({ commissionRate: "2.5%" });
	50	expect(getDeal(db, alice, { id })).toMatchObject({ ok: true, value: { commission_rate: 250 } });
	51	const bad = updateDeal(db, alice, { id, commissionRate: "11" });
	52	expect(bad).toMatchObject({ ok: false, error: "invalid", field: "commission_rate" });
	53	expect(updateDeal(db, alice, { id, commissionRate: "3" })).toMatchObject({ ok: true, value: { commission_rate: 300 } });
	54	expect(updateDeal(db, alice, { id, commissionRate: "" })).toMatchObject({ ok: true, value: { commission_rate: null } });
	55	expect(createDeal(db, alice, { ...fields, address: "6 Rate Way", commissionRate: "-1" })).toMatchObject({ ok: false, field: "commission_rate" });
	56	});
	57
	58	const view = (db: ReturnType<typeof openDb>, id: number) => {
	59	const got = getDeal(db, alice, { id });
	60	if (!got.ok) throw new Error(got.message);
	61	return got.value;
	62	};
	63
	64	test("the deal's page shows the rate and the amount, or asks for the price", () => {
	65	const { db, id } = open({ commissionRate: "2.5", salePrice: "450000" });
	66	const page = dealPage({ who: alice, deal: view(db, id), on: "2026-10-05" });
	67	expect(page).toContain("Commission <b>2.5%</b> · <b>$11,250</b>");
	68	const none = open({ commissionRate: "2.5" });
	69	const bare = dealPage({ who: alice, deal: view(none.db, none.id), on: "2026-10-05" });
	70	expect(bare).toContain("Commission <b>2.5%</b>");
	71	expect(bare).toContain("add the price to see the amount");
	72	const unset = open({ salePrice: "450000" });
	73	expect(dealPage({ who: alice, deal: view(unset.db, unset.id), on: "2026-10-05" })).not.toContain("Commission <b>");
	74	});
	75
	76	test("the client timeline and every reminder draft leave the rate and the amount out", () => {
	77	const { db, id } = open({ commissionRate: "2.5", salePrice: "450000", earnestAmount: "9000" });
	78	const deal = view(db, id);
	79	const page = timelinePage({ who: alice, deal, on: "2026-10-05" });
	80	expect(page).toContain("$450,000");
	81	for (const text of [page, ...drafts(deal, agent).flatMap((d) => [d.subject, d.body])]) {
	82	expect(text).not.toContain("11,250");
	83	expect(text).not.toMatch(/commission/i);
	84	expect(text).not.toContain("2.5%");
	85	}
	86	});
	87
	88	const KEY = "a-key-only-the-forge-holds";
	89	const server = serve({ port: 0, dataDir: mkdtempSync(join(tmpdir(), "app-rate-")), identityKey: KEY });
	90	afterAll(() => server.stop(true));
	91	const base = `http://${server.hostname}:${server.port}`;
	92	const identity = `u1\|alice\|user\|${Date.now() + 600_000}`;
	93	const auth = { "x-forge-identity": identity, "x-forge-signature": sign(identity, KEY) };
	94
	95	test("the figures form answers 422 keeping what was typed, then saves a good rate", async () => {
	96	const made = await fetch(base + "/api/deals", { method: "POST", headers: { ...auth, "content-type": "application/json" }, body: JSON.stringify({ address: "7 Rate Way", buyer: "B", seller: "S", contract_date: "2026-10-01", closing_date: "2026-11-01", sale_price: 450000, commission_rate: 250 }) });
	97	expect(made.status).toBe(201);
	98	const deal = (await made.json()) as { id: number; commission_rate: number };
	99	expect(deal.commission_rate).toBe(250);
	100	const send = (v: string) => fetch(`${base}/deals/${deal.id}/figures`, { method: "POST", headers: { ...auth, "content-type": "application/x-www-form-urlencoded" }, body: new URLSearchParams({ sale_price: "450000", earnest_amount: "", commission_rate: v }) , redirect: "manual" });
	101	const bad = await send("12abc");
	102	expect(bad.status).toBe(422);
	103	expect(await bad.text()).toContain('value="12abc"');
	104	const good = await send("3%");
	105	expect(good.status).toBeLessThan(400);
	106	const read = (await (await fetch(`${base}/api/deals/${deal.id}`, { headers: auth })).json()) as { commission_rate: number };
	107	expect(read.commission_rate).toBe(300);
	108	const api = await fetch(base + "/api/deals", { method: "POST", headers: { ...auth, "content-type": "application/json" }, body: JSON.stringify({ address: "8 Rate Way", buyer: "B", seller: "S", contract_date: "2026-10-01", closing_date: "2026-11-01", commission_rate: 1001 }) });
	109	expect(api.status).toBe(422);
	110	});
		@@ -424,6 +424,8 @@ export const migrations: string[] = [
424	424	`ALTER TABLE deal ADD COLUMN closing_place TEXT CHECK (closing_place IS NULL OR length(closing_place) BETWEEN 1 AND 200)`,
425	425	// Which side the agent represents: the buyer's, a listing, or both.
426	426	`ALTER TABLE deal ADD COLUMN side TEXT NOT NULL DEFAULT 'buyer' CHECK (side IN ('buyer', 'listing', 'both'))`,
	427	// The agent's commission rate on a deal, in hundredths of a percent (250 is 2.5%), 0 to 10%; null while none is set.
	428	`ALTER TABLE deal ADD COLUMN commission_rate INTEGER CHECK (commission_rate IS NULL OR commission_rate BETWEEN 0 AND 1000)`,
427	429	];
428	430
429	431	export function openDb(dir = dataDir): Database {
		@@ -29,7 +29,7 @@ import { LENGTH_MAX, standard, validEmail, validPhone } from "./env.ts";
29	29	import { agentOf } from "./profile.ts";
30	30	import { emit } from "./live.ts";
31	31	import { closingPlace, closingTime } from "./closing.ts";
32		import { amount } from "./money.ts";
	32	import { amount, rate } from "./money.ts";
33	33	import { SIDE_REFUSAL, sideOf, type Side } from "./side.ts";
34	34	import { outboxes } from "./outbox.ts";
35	35	import { conflictLine, conflicts, type Conflict } from "./order.ts";
		@@ -52,6 +52,8 @@ export interface Deal {
52	52	/** The sale price and the earnest money amount, in whole dollars; null while none is set. */
53	53	readonly sale_price: number \| null;
54	54	readonly earnest_amount: number \| null;
	55	/** The agent's commission rate in hundredths of a percent (250 is 2.5%); null while none is set. Never on a client page. */
	56	readonly commission_rate: number \| null;
55	57	/** When and where it closes beyond the day: "14:00" and a place; null while unset. */
56	58	readonly closing_time: string \| null;
57	59	readonly closing_place: string \| null;
		@@ -496,6 +498,8 @@ export interface NewDeal {
496	498	/** Optional whole dollars: nothing, or blank, is none set. */
497	499	readonly salePrice?: unknown;
498	500	readonly earnestAmount?: unknown;
	501	/** Optional percent ("2.5", "2.5%") or hundredths (250); nothing, or blank, is none set. */
	502	readonly commissionRate?: unknown;
499	503	/** buyer, listing or both; nothing is buyer. */
500	504	readonly side?: unknown;
501	505	/** `true` (or a ticked box) opens the deal although its address is already open. */
		@@ -513,6 +517,7 @@ export interface Plan {
513	517	readonly businessDays: boolean;
514	518	readonly salePrice: number \| null;
515	519	readonly earnestAmount: number \| null;
	520	readonly commissionRate?: number \| null;
516	521	readonly side: Side;
517	522	}
518	523
		@@ -554,9 +559,11 @@ export function plan(input: NewDeal): Result<Plan> {
554	559	if (!salePrice.ok) return salePrice;
555	560	const earnestAmount = amount(input.earnestAmount, "earnest_amount", "earnest money amount");
556	561	if (!earnestAmount.ok) return earnestAmount;
	562	const commissionRate = rate(input.commissionRate, "commission_rate", "commission rate");
	563	if (!commissionRate.ok) return commissionRate;
557	564	const side = sideOf(input.side);
558	565	if (side === undefined) return fail("invalid", SIDE_REFUSAL, "side");
559		return ok({ address, buyer, seller, contractDate, closingDate, lengths, businessDays, salePrice: salePrice.value, earnestAmount: earnestAmount.value, side });
	566	return ok({ address, buyer, seller, contractDate, closingDate, lengths, businessDays, salePrice: salePrice.value, earnestAmount: earnestAmount.value, commissionRate: commissionRate.value, side });
560	567	}
561	568
562	569	/** An address as two typings of one house agree on it: trimmed, spaces collapsed, lower case, no trailing period. */
		@@ -612,10 +619,10 @@ export function insertDeal(
612	619	): Deal {
613	620	return db.transaction(() => {
614	621	const deal = db
615		.query<Deal, [string, string, number, string, string, number \| null, number \| null, string]>(
616		"INSERT INTO deal (address, contract_date, business_days, author_id, author_name, sale_price, earnest_amount, side) VALUES (?1, ?2, ?3, ?4, ?5, ?6, ?7, ?8) RETURNING *",
	622	.query<Deal, [string, string, number, string, string, number \| null, number \| null, string, number \| null]>(
	623	"INSERT INTO deal (address, contract_date, business_days, author_id, author_name, sale_price, earnest_amount, side, commission_rate) VALUES (?1, ?2, ?3, ?4, ?5, ?6, ?7, ?8, ?9) RETURNING *",
617	624	)
618		.get(p.address, p.contractDate, p.businessDays ? 1 : 0, author.id, author.name, p.salePrice ?? null, p.earnestAmount ?? null, p.side ?? "buyer")!;
	625	.get(p.address, p.contractDate, p.businessDays ? 1 : 0, author.id, author.name, p.salePrice ?? null, p.earnestAmount ?? null, p.side ?? "buyer", p.commissionRate ?? null)!;
619	626	const party = db.query(
620	627	"INSERT INTO party (deal_id, role, name) VALUES (?1, ?2, ?3)",
621	628	);
		@@ -664,6 +671,7 @@ export interface DealEdit {
664	671	readonly address?: unknown;
665	672	readonly salePrice?: unknown;
666	673	readonly earnestAmount?: unknown;
	674	readonly commissionRate?: unknown;
667	675	readonly closingTime?: unknown;
668	676	readonly closingPlace?: unknown;
669	677	readonly side?: unknown;
		@@ -675,7 +683,7 @@ export const updateDeal = (db: Database, who: Who, input: DealEdit): Result<Deal
675	683	function update(db: Database, who: Who, input: DealEdit): Result<DealView> {
676	684	const found = dealFor(db, who, "update", input.id);
677	685	if (!found.ok) return found;
678		const bare = input.address === undefined && input.salePrice === undefined && input.earnestAmount === undefined && input.closingTime === undefined && input.closingPlace === undefined && input.side === undefined;
	686	const bare = input.address === undefined && input.salePrice === undefined && input.earnestAmount === undefined && input.commissionRate === undefined && input.closingTime === undefined && input.closingPlace === undefined && input.side === undefined;
679	687	const address = input.address === undefined && !bare ? found.value.address : line(input.address, 3, 200);
680	688	if (address === undefined)
681	689	return fail("invalid", "The address is 3 to 200 characters.", "address");
		@@ -683,17 +691,19 @@ function update(db: Database, who: Who, input: DealEdit): Result<DealView> {
683	691	if (!price.ok) return price;
684	692	const earnest = input.earnestAmount === undefined ? ok(found.value.earnest_amount) : amount(input.earnestAmount, "earnest_amount", "earnest money amount");
685	693	if (!earnest.ok) return earnest;
	694	const commissionRate = input.commissionRate === undefined ? ok(found.value.commission_rate) : rate(input.commissionRate, "commission_rate", "commission rate");
	695	if (!commissionRate.ok) return commissionRate;
686	696	const time = input.closingTime === undefined ? ok(found.value.closing_time) : closingTime(input.closingTime);
687	697	if (!time.ok) return time;
688	698	const place = input.closingPlace === undefined ? ok(found.value.closing_place) : closingPlace(input.closingPlace);
689	699	if (!place.ok) return place;
690	700	const side = input.side === undefined ? found.value.side : input.side === "" \|\| input.side === null ? undefined : sideOf(input.side);
691	701	if (side === undefined) return fail("invalid", SIDE_REFUSAL, "side");
692		db.query("UPDATE deal SET address = ?1, sale_price = ?2, earnest_amount = ?3, closing_time = ?4, closing_place = ?5, side = ?6 WHERE id = ?7").run(
693		address, price.value, earnest.value, time.value, place.value, side, found.value.id,
	702	db.query("UPDATE deal SET address = ?1, sale_price = ?2, earnest_amount = ?3, closing_time = ?4, closing_place = ?5, side = ?6, commission_rate = ?7 WHERE id = ?8").run(
	703	address, price.value, earnest.value, time.value, place.value, side, commissionRate.value, found.value.id,
694	704	);
695	705	emit("deal.changed", { id: found.value.id });
696		return ok(view(db, { ...found.value, address, sale_price: price.value, earnest_amount: earnest.value, closing_time: time.value, closing_place: place.value, side }));
	706	return ok(view(db, { ...found.value, address, sale_price: price.value, earnest_amount: earnest.value, commission_rate: commissionRate.value, closing_time: time.value, closing_place: place.value, side }));
697	707	}
698	708
699	709	/** What the audit trail calls a deal falling through, and its reopening. */
		@@ -39,7 +39,7 @@ import {
39	39	releaseReminder,
40	40	undoDecline,
41	41	} from "./deals.ts";
42		import { AMOUNT_MAX } from "./money.ts";
	42	import { AMOUNT_MAX, RATE_MAX } from "./money.ts";
43	43	import { LENGTH_MAX, standard, title } from "./env.ts";
44	44	import { dueOn } from "./reminders.ts";
45	45	import { FIND_REFUSAL, find, query } from "./find.ts";
		@@ -342,6 +342,7 @@ export const tools: readonly Tool[] = [
342	342	business_days: { type: "boolean", default: standard.businessDays },
343	343	sale_price: { type: "integer", minimum: 0, maximum: AMOUNT_MAX, description: "Optional sale price in whole dollars." },
344	344	earnest_amount: { type: "integer", minimum: 0, maximum: AMOUNT_MAX, description: "Optional earnest money amount in whole dollars; the earnest money reminder says it." },
	345	commission_rate: { type: "integer", minimum: 0, maximum: RATE_MAX, description: "Optional commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000." },
345	346	side: { enum: [...SIDES], default: "buyer", description: "Which side you represent: buyer, listing or both." },
346	347	open_anyway: { type: "boolean", default: false, description: "Open a second deal although this address already has an open one (otherwise refused as a conflict naming it)." },
347	348	},
		@@ -356,6 +357,7 @@ export const tools: readonly Tool[] = [
356	357	closingDate: a.closing_date,
357	358	salePrice: a.sale_price,
358	359	earnestAmount: a.earnest_amount,
	360	commissionRate: a.commission_rate,
359	361	side: a.side,
360	362	lengths: {
361	363	earnest: a.earnest,
		@@ -406,17 +408,18 @@ export const tools: readonly Tool[] = [
406	408	},
407	409	{
408	410	name: "update_figures",
409		description: "Set a deal's sale price and earnest money amount, in whole dollars (0 to 100,000,000). A figure left out stays as it is; null clears it. The earnest money reminder drafts say the amount; reminders already sent keep their words.",
	411	description: "Set a deal's sale price and earnest money amount, in whole dollars (0 to 100,000,000), and the agent's commission rate in hundredths of a percent (250 is 2.5%, 0 to 1000). A figure left out stays as it is; null clears it. The earnest money reminder drafts say the amount; reminders already sent keep their words.",
410	412	inputSchema: {
411	413	type: "object",
412	414	properties: {
413	415	deal_id: { type: "integer" },
414	416	sale_price: { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX },
415	417	earnest_amount: { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX },
	418	commission_rate: { type: ["integer", "null"], minimum: 0, maximum: RATE_MAX, description: "Hundredths of a percent: 250 is 2.5%." },
416	419	},
417	420	required: ["deal_id"],
418	421	},
419		run: (db, who, a) => updateDeal(db, who, { id: Number(a.deal_id), salePrice: a.sale_price, earnestAmount: a.earnest_amount }),
	422	run: (db, who, a) => updateDeal(db, who, { id: Number(a.deal_id), salePrice: a.sale_price, earnestAmount: a.earnest_amount, commissionRate: a.commission_rate }),
420	423	},
421	424	{
422	425	name: "update_closing",
		@@ -27,3 +27,32 @@ export function amount(value: unknown, field: string, name: string): Result<numb
27	27	return fail("invalid", `The ${name} is whole dollars, digits only, 0 to ${COMMAS.format(AMOUNT_MAX)}.`, field);
28	28	return ok(n);
29	29	}
	30
	31	/** The most a commission rate may be, in hundredths of a percent: 10%. */
	32	export const RATE_MAX = 1000;
	33
	34	/** 250 → "2.5%", 300 → "3%", 275 → "2.75%". */
	35	export const percent = (rate: number): string => `${Number((rate / 100).toFixed(2))}%`;
	36
	37	/**
	38	* A commission rate from a form, a JSON body or a prompt, in hundredths of a
	39	* percent. Text is a percent, "2.5" or "2.5%" (at most two decimals); a JSON
	40	* integer is already hundredths (250), as the API reads and writes it.
	41	* 0 to `RATE_MAX`. Nothing (undefined, null, or blank) is "none set": null.
	42	*/
	43	export function rate(value: unknown, field: string, name: string): Result<number \| null> {
	44	if (value === undefined \|\| value === null) return ok(null);
	45	const refused = (): Result<number \| null> =>
	46	fail("invalid", `The ${name} is a percent from 0 to ${RATE_MAX / 100}, like 2.5 or 2.5%.`, field);
	47	if (typeof value === "number") return Number.isInteger(value) && value >= 0 && value <= RATE_MAX ? ok(value) : refused();
	48	if (typeof value !== "string") return refused();
	49	const text = value.trim().replace(/%$/, "").trim();
	50	if (value.trim() === "") return ok(null);
	51	const m = /^([0-9]{1,2})(?:\.([0-9]{1,2}))?$/.exec(text);
	52	if (m === null) return refused();
	53	const n = Number(m[1]) * 100 + Number((m[2] ?? "").padEnd(2, "0"));
	54	return n <= RATE_MAX ? ok(n) : refused();
	55	}
	56
	57	/** What a commission pays on a price: whole dollars, rounded once, here. */
	58	export const commission = (price: number, rate: number): number => Math.round((price * rate) / 10_000);
		@@ -11,7 +11,7 @@ import { agent as defaults, standard } from "../env.ts";
11	11	import { DEFAULT_LENGTHS, PARTY_LABEL, PARTY_ROLES } from "../deadlines.ts";
12	12	import { escape } from "../http.ts";
13	13	import { closingLine } from "../closing.ts";
14		import { dollars } from "../money.ts";
	14	import { commission, dollars, percent } from "../money.ts";
15	15	import { drafts, sentLabel, statusDrafts, type Agent } from "../reminders.ts";
16	16	import type { Who } from "../who.ts";
17	17	import { amendForm, type AmendState } from "./amend.ts";
		@@ -120,27 +120,40 @@ function messages(deal: DealView, may: boolean, agent: Agent, to: string): strin
120	120
121	121	/** What was typed into the price form and why it was refused, to show beside the field. */
122	122	export interface FiguresProblem {
123		readonly values: { readonly sale_price: string; readonly earnest_amount: string };
	123	readonly values: { readonly sale_price: string; readonly earnest_amount: string; readonly commission_rate: string };
124	124	readonly field: string \| undefined;
125	125	readonly message: string;
126	126	}
127	127
128		/** The two optional figure fields, shared by the new-deal form and the deal's own: `value` is what each holds, `problem` what was refused. */
129		function figureFields(value: (name: "sale_price" \| "earnest_amount") => string, problem: { field?: string \| undefined; message: string } \| undefined): string {
130		const field = (name: "sale_price" \| "earnest_amount", label: string): string => {
	128	/** The optional figure fields, shared by the new-deal form and the deal's own: `value` is what each holds, `problem` what was refused. */
	129	function figureFields(value: (name: FigureName) => string, problem: { field?: string \| undefined; message: string } \| undefined): string {
	130	const field = (name: FigureName, label: string, hint: string, placeholder: string, mode: string): string => {
131	131	const bad = problem?.field === name;
132		return `<label>${label} <span class="muted">(optional, whole dollars)</span><input class="input" name="${name}" inputmode="numeric" maxlength="12" autocomplete="off" placeholder="425000" value="${escape(value(name))}"${bad ? ` aria-invalid="true" aria-describedby="${name}-why"` : ""}>${bad ? `<span class="field-error" id="${name}-why" role="alert">${escape(problem.message)}</span>` : ""}</label>`;
	132	return `<label>${label} <span class="muted">(${hint})</span><input class="input" name="${name}" inputmode="${mode}" maxlength="12" autocomplete="off" placeholder="${placeholder}" value="${escape(value(name))}"${bad ? ` aria-invalid="true" aria-describedby="${name}-why"` : ""}>${bad ? `<span class="field-error" id="${name}-why" role="alert">${escape(problem.message)}</span>` : ""}</label>`;
133	133	};
134		return `<div class="pair">${field("sale_price", "Sale price")}${field("earnest_amount", "Earnest money")}</div>`;
	134	return `<div class="pair">${field("sale_price", "Sale price", "optional, whole dollars", "425000", "numeric")}${field("earnest_amount", "Earnest money", "optional, whole dollars", "12750", "numeric")}</div>
	135	${field("commission_rate", "Commission rate", "optional, like 2.5%, yours alone", "2.5%", "decimal")}`;
135	136	}
136	137
	138	type FigureName = "sale_price" \| "earnest_amount" \| "commission_rate";
	139
137	140	/** The figures a deal is about, said in the one way: nothing at all when neither is set. */
138	141	function figuresLine(deal: DealView): string {
139	142	const parts = [
140	143	deal.sale_price === null ? "" : `Sale price <b>${escape(dollars(deal.sale_price))}</b>`,
141	144	deal.earnest_amount === null ? "" : `Earnest money <b>${escape(dollars(deal.earnest_amount))}</b>`,
142	145	].filter((p) => p !== "");
143		return parts.length === 0 ? "" : `<p class="summary" id="figures">${parts.join(" · ")}</p>`;
	146	const pays = commissionLine(deal);
	147	return parts.length === 0 && pays === "" ? "" : `${parts.length === 0 ? "" : `<p class="summary" id="figures">${parts.join(" · ")}</p>`}${pays}`;
	148	}
	149
	150	/** What the deal pays the agent at closing: for the agent's page only, never the client's. */
	151	function commissionLine(deal: DealView): string {
	152	if (deal.commission_rate === null) return "";
	153	const rate = percent(deal.commission_rate);
	154	return deal.sale_price === null
	155	? `<p class="summary" id="commission">Commission <b>${escape(rate)}</b> <span class="muted">· add the price to see the amount</span></p>`
	156	: `<p class="summary" id="commission">Commission <b>${escape(rate)}</b> · <b>${escape(dollars(commission(deal.sale_price, deal.commission_rate)))}</b></p>`;
144	157	}
145	158
146	159	/** What was typed into the closing form and why it was refused, to show beside the field. */
		@@ -218,9 +231,9 @@ export function dealPage(input: {
218	231	const figures = input.figures;
219	232	const editFigures = may
220	233	? `<details class="address-edit"${figures === undefined ? "" : " open"}>
221		<summary class="button button-quiet button-small">Edit price and earnest money</summary>
	234	<summary class="button button-quiet button-small">Edit price, earnest money and commission</summary>
222	235	<form class="stack" method="post" action="${path}/figures">
223		${figureFields((n) => figures?.values[n] ?? (deal[n]?.toString() ?? ""), figures)}
	236	${figureFields((n) => figures?.values[n] ?? (n === "commission_rate" ? (deal.commission_rate === null ? "" : percent(deal.commission_rate)) : (deal[n]?.toString() ?? "")), figures)}
224	237	<button class="button">Save</button>
225	238	</form>
226	239	</details>`
		@@ -40,7 +40,7 @@ import type { Verb } from "./can.ts";
40	40	import { events } from "./live.ts";
41	41	import { today } from "./dates.ts";
42	42	import { tally } from "./book.ts";
43		import { AMOUNT_MAX } from "./money.ts";
	43	import { AMOUNT_MAX, RATE_MAX } from "./money.ts";
44	44	import { progress } from "./progress.ts";
45	45	import {
46	46	addDeadline,
		@@ -235,6 +235,7 @@ const PROGRESS: Schema = {
235	235	};
236	236	/** A sale price or earnest money amount: whole dollars, or null for none. */
237	237	const FIGURE: Schema = { type: ["integer", "null"], minimum: 0, maximum: AMOUNT_MAX };
	238	const RATE: Schema = { type: ["integer", "null"], minimum: 0, maximum: RATE_MAX, description: "The agent's commission rate in hundredths of a percent (250 is 2.5%), 0 to 1000; null while none is set. Never on a client page." };
238	239	const CLOSING_TIME: Schema = { type: ["string", "null"], pattern: "^(0[7-9]\|1[0-9]):(00\|15\|30\|45)$\|^20:00$", description: "When it closes, HH:MM on a quarter hour from 07:00 to 20:00, local time; null while none is set." };
239	240	const CLOSING_PLACE: Schema = { type: ["string", "null"], minLength: 1, maxLength: 200, description: "Where it closes; null while none is set." };
240	241	export const DEAL: Schema = {
		@@ -252,6 +253,7 @@ export const DEAL: Schema = {
252	253	side: { enum: [...SIDES], description: "Which side the agent represents: buyer, listing or both." },
253	254	sale_price: { ...FIGURE, description: "The sale price in whole dollars; null while none is set." },
254	255	earnest_amount: { ...FIGURE, description: "The earnest money amount in whole dollars; null while none is set." },
	256	commission_rate: RATE,
255	257	closing_time: CLOSING_TIME,
256	258	closing_place: CLOSING_PLACE,
257	259	business_days: { enum: [0, 1] },
		@@ -379,6 +381,7 @@ const NEW_DEAL: Schema = {
379	381	business_days: { type: "boolean", default: standard.businessDays },
380	382	sale_price: { ...FIGURE, description: "Optional, whole dollars." },
381	383	earnest_amount: { ...FIGURE, description: "Optional, whole dollars; the earnest money reminder says it." },
	384	commission_rate: { ...RATE, description: "Optional, hundredths of a percent (250 is 2.5%), 0 to 1000." },
382	385	side: { enum: [...SIDES], default: "buyer", description: "Which side the agent represents." },
383	386	open_anyway: { type: "boolean", default: false },
384	387	},
		@@ -630,6 +633,7 @@ const newDeal = (f: Record<string, unknown>): NewDeal => ({
630	633	businessDays: f.business_days,
631	634	salePrice: f.sale_price,
632	635	earnestAmount: f.earnest_amount,
	636	commissionRate: f.commission_rate,
633	637	side: f.side,
634	638	openAnyway: f.open_anyway,
635	639	});
		@@ -1034,12 +1038,12 @@ export const routes: readonly Route[] = [
1034	1038	const f = await form(c);
1035	1039	if (f instanceof Response) return f;
1036	1040	const id = Number(c.params.id);
1037		const saved = updateDeal(c.db, c.who, { id, salePrice: f.sale_price ?? "", earnestAmount: f.earnest_amount ?? "" });
	1041	const saved = updateDeal(c.db, c.who, { id, salePrice: f.sale_price ?? "", earnestAmount: f.earnest_amount ?? "", commissionRate: f.commission_rate ?? "" });
1038	1042	if (saved.ok) return back("Price and earnest money saved.", `/deals/${id}`);
1039	1043	if (saved.error !== "invalid") return back(saved.message, `/deals/${id}`);
1040	1044	const found = getDeal(c.db, c.who, { id });
1041	1045	if (!found.ok) return back(found.message, `/deals/${id}`);
1042		const values = { sale_price: String(f.sale_price ?? ""), earnest_amount: String(f.earnest_amount ?? "") };
	1046	const values = { sale_price: String(f.sale_price ?? ""), earnest_amount: String(f.earnest_amount ?? ""), commission_rate: String(f.commission_rate ?? "") };
1043	1047	return html(dealPage({ who: c.who, waiting: waitingFor(c), agent: agentFor(c), deal: found.value, on: today(), figures: { values, field: saved.field, message: saved.message } }), STATUS.invalid);
1044	1048	},
1045	1049	},
		@@ -1445,11 +1449,11 @@ export const routes: readonly Route[] = [
1445	1449	const body = await readJson(c.request);
1446	1450	if (body === undefined) return json({ error: "too_large" }, 413);
1447	1451	const f = fields(body);
1448		return answer(updateDeal(c.db, c.who, { id: Number(c.params.id), address: f.address, salePrice: f.sale_price, earnestAmount: f.earnest_amount, closingTime: f.closing_time, closingPlace: f.closing_place, side: f.side }));
	1452	return answer(updateDeal(c.db, c.who, { id: Number(c.params.id), address: f.address, salePrice: f.sale_price, earnestAmount: f.earnest_amount, commissionRate: f.commission_rate, closingTime: f.closing_time, closingPlace: f.closing_place, side: f.side }));
1449	1453	},
1450	1454	api: {
1451	1455	summary: "Correct a deal's address, sale price, earnest money amount, closing time, closing place or side (buyer, listing or both); a field left out stays as it is, and one sent as null is cleared (not the side). Dates move one at a time, with a reason (POST /deadlines/:id/move).",
1452		body: { type: "object", properties: { address: { type: "string", minLength: 3, maxLength: 200 }, sale_price: FIGURE, earnest_amount: FIGURE, closing_time: CLOSING_TIME, closing_place: CLOSING_PLACE, side: { enum: [...SIDES] } } },
	1456	body: { type: "object", properties: { address: { type: "string", minLength: 3, maxLength: 200 }, sale_price: FIGURE, earnest_amount: FIGURE, commission_rate: RATE, closing_time: CLOSING_TIME, closing_place: CLOSING_PLACE, side: { enum: [...SIDES] } } },
1453	1457	answer: DEAL,
1454	1458	},
1455	1459	},
		@@ -23,6 +23,8 @@ interface Sample {
23	23	readonly closing: number;
24	24	/** Whole dollars. */
25	25	readonly price: number;
	26	/** The agent's commission rate in hundredths of a percent. */
	27	readonly rate: number;
26	28	readonly earnest: number;
27	29	/** Which side the agent is on; buyer unless said. */
28	30	readonly side?: Side;
		@@ -50,6 +52,7 @@ const SAMPLES: readonly Sample[] = [
50	52	contract: -26,
51	53	closing: 4,
52	54	price: 425_000,
	55	rate: 250,
53	56	earnest: 12_750,
54	57	lengths: { financing: 28 },
55	58	closingAt: ["14:00", "Bayside Title, 400 Main St"],
		@@ -74,6 +77,7 @@ const SAMPLES: readonly Sample[] = [
74	77	contract: -12,
75	78	closing: 33,
76	79	price: 318_500,
	80	rate: 300,
77	81	earnest: 6_000,
78	82	parties: [
79	83	["lender", "Owen Brandt, First Keel Bank", "[email protected]", "(555) 010-0188"],
		@@ -92,6 +96,7 @@ const SAMPLES: readonly Sample[] = [
92	96	contract: -20,
93	97	closing: 18,
94	98	price: 560_000,
	99	rate: 275,
95	100	earnest: 15_000,
96	101	parties: [
97	102	["lender", "Priya Nair, Coastline Mortgage", "[email protected]"],
		@@ -110,6 +115,7 @@ const SAMPLES: readonly Sample[] = [
110	115	contract: -3,
111	116	closing: 40,
112	117	price: 389_900,
	118	rate: 250,
113	119	earnest: 8_000,
114	120	lengths: { earnest: 5 },
115	121	parties: [
		@@ -252,6 +258,7 @@ function writeSamples(db: Database, on: string): void {
252	258	businessDays: false,
253	259	salePrice: s.price,
254	260	earnestAmount: s.earnest,
	261	commissionRate: s.rate,
255	262	side: s.side ?? "buyer",
256	263	});
257	264	if (s.closingAt !== undefined)