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================================================================================
  CAUSSADE TEAM MASTER CHECKLIST  —  self-contained HTML app  (see VERSION HISTORY below for the current build)
  Purchase As-Is Submission checklist.  Parallel experiment to the Google Sheets
  tool (PreapprovalSystem.gs) — the SHEET REMAINS THE MASTER / FINAL PRODUCT (currently v13.8;
  this HTML tracks it — see each h1.x note for which sheet version it matches).  This HTML is a front-end proof; its row data was EXPORTED FROM the sheet
  and does NOT sync back.  If a note or item changes in the sheet, this file must
  be re-generated to match — the two are not linked.

  This header is the parallel to the .gs file's self-documenting header: all the
  durable knowledge lives here, in the source, so a future editor (you, or a fresh
  Claude session) can understand and change the file without outside context.
  It is an HTML comment, so it never renders in the browser and a borrower never
  sees it.
--------------------------------------------------------------------------------

  WHAT THIS IS
  A single .html file. No server, no build step, nothing uploaded anywhere. Double-
  click it and it runs in any browser, online or offline. It reproduces the sheet's
  Purchase Submission tab: 14 sections, 177 entries (145 input rows), DPA/credit gating, click-to-reveal notes,
  the two-tone File Notes block, and a follow-up list — plus two things the sheet
  cannot do as cleanly: a Focus (one-item-at-a-time) mode, and instant no-lag edits.

  WHY HTML AT ALL (the tradeoff, stated honestly)
  FASTER for the daily operator: instant load, no "run buildAll", no wrong-function
  bug, no rebuild that can wipe a live file, zero interaction lag, Focus Mode.
  RISKIER for state: saving is a DELIBERATE act (export a .json), not automatic
  like the sheet's Drive sync. Autosave (localStorage) catches accidental closes on
  the SAME machine only. There is no version history and no multi-person shared
  state. The sheet keeps those advantages; that is why the sheet stays master.

================================================================================
  THE FIVE-LAYER ARCHITECTURE  (same skeleton the SLA dashboard used)
================================================================================
  1. DATA        ROWS[] — the checklist definition. Swap this array and the same
                 engine renders a different checklist. This is the ONLY thing that
                 changes per checklist (Submission vs Master vs DPA).
  2. GATING      shouldShow logic — dpaOn() / repullOn() decide which rows are
                 visible right now, from the value of "key" rows.
  3. STATE       state.vals{} — every checkbox and input value, keyed by row index.
                 This is what gets saved. Everything visible is DERIVED from it.
  4. SAVE        autosave -> localStorage (per loan#); export/import -> .json file.
  5. RENDER      render() (list) and renderFocus() (one-at-a-time) rebuild the DOM
                 from ROWS + state on every change. No stale-DOM bugs at this size.

  Keep the layers separate and any one can be swapped. Adding a tab = add a ROWS
  array (layer 1) + a tab switch; layers 2-5 are reused unchanged.

================================================================================
  THE DATA MODEL  —  what each field on a ROWS[] entry means
================================================================================
  Every entry has a "t" (type): "section" | "cap" | "blank" | "row".

  t:"section"  { t:"section", label:"1. CREDIT — the gate…" }
        A section header. Starts a new numbered card. Its number is assigned at
        render time by counting section entries, so INSERTING a section renumbers
        everything after it automatically — never hard-code a section number.

  t:"cap"      { t:"cap", label:"— PART 2: INCOME —" }
        A lighter sub-divider inside a section (e.g. the URLA parts). Does not
        reset the section number or count. A cap whose label matches the DPA
        subordinate-financing caption is hidden unless DPA is on.

  t:"blank"    { t:"blank" }
        Spacing only. Renders nothing; used between sections in the source.

  t:"row"      the actionable items. Fields:
    in      "check" | "text" | "money" | "dd"   — the control type.
              check = a checkbox (counts toward progress).
              text/money = a free-text input (money is just a text box labelled
              for a dollar figure; no math is done — Encompass does the math).
              dd = a dropdown; its options come from "list".
    b       the label text shown to the user. 🚨 in the text renders as a red
              siren. This is the ONLY required display field.
    list    ["opt1","opt2",…]  — dropdown options, only for in:"dd".
    note    the click-to-reveal / "why this matters" note. Migrated verbatim from the sheet.
              Shown behind the ⓘ toggle in list view, and inline in focus view.
              ~97 of 145 input rows have one; the rest never needed one.
    tags    [] of string flags. Meaningful tags:
              "dpa"      — row only shows when the DPA gate = Yes.
              "repull"   — row only shows when the credit gate = "Re-pulling Now".
              "flood-yes"/"ex-strip"/"bd-yes" etc. — other conditional groups
                 carried from the sheet (currently shown always in this build
                 unless a matching gate is wired; see GATING notes below).
              "qask:<Stage>" — a CLIENT-QUESTION row. Whatever the user types in
                 its input populates the QUESTIONS TO ASK group of the follow-up
                 block up top, tagged with <Stage>. Every section has one.
              "standing" — an always-on follow-up reminder (see "ask").
    key     names this row as a GATE that other rows depend on. Known keys:
              "dpa"    — Yes/No; drives every dpa-tagged row + DPA steps.
              "credit" — "Re-pulling Now" opens the repull rebuild rows.
              "flood","propType","exempt","cash","employment","gift","reo",
              "buydown" — carried from the sheet for future gating; wire more
              show/hide rules against these as needed.
    gate    true  — marks a "Current / Need to request updated" doc dropdown.
              Selecting "Need to request updated" pushes "ask" onto the DOCS TO
              REQUEST list up top. (paystubs, W-2s, bank statements, IDs.)
    ask     the follow-up line this row contributes when open. For a gate row it
              is the doc to request; for a "standing" row it is the always-on
              reminder; for a plain checkbox+ask it drops onto DOCS until checked.
    link    a URL. Renders as an "open link ↗" anchor next to the label (e.g. the
              appraisal CC-auth Tally form, the DPA HomeView course).
    standing true — this row's "ask" stays on the follow-up list permanently
              (never cleared by a checkbox). Used for "disclosures SIGNED —
              chase" and "appraisal CONFIRMED ordered".

================================================================================
  GATING  —  how show/hide works
================================================================================
  dpaOn()    reads the row whose key==="dpa"; true when its value is "Yes".
  repullOn() reads the row whose key==="credit"; true when "Re-pulling Now".
  A row is hidden when it carries a conditional tag whose gate is off. Progress
  counts and the Focus flow both use the SAME visibility test, so a hidden row is
  never counted and never walked to. Changing a gate dropdown re-renders.

================================================================================
  THE FILE NOTES BLOCK  —  the copy-to-Encompass output
================================================================================
  buildNotes() assembles two zones into #notesOut:
    TOP (amber #B45309):  the file summary (borrower, loan, DPA flag, date), then
       the FOLLOW UP block — DOCS TO REQUEST (from gate rows set to "need to
       request"), TO CONFIRM/CHASE (standing rows), QUESTIONS TO ASK (qask rows
       with text typed) — then any ADDITIONAL NOTES the user typed.
    AUDIT (black #111):  a record of what was done — every checked box and every
       filled input, as "✓ [DONE] …" / "• [SELECTION] …: value".
  It is rendered in a <div> (not a <textarea>) so the two colours can coexist in
  one block — a textarea is single-colour. The "Copy notes" button copies
  #notesOut.dataset.plain, which is the PLAIN TEXT (no colour), because colour must
  never travel into Encompass. This mirrors the sheet's two-tone notes exactly.

================================================================================
  DUAL SAVE  —  autosave + JSON  (the deliberate design)
================================================================================
  AUTOSAVE  (accident net, same-machine only):
    On every change, snapshot() -> localStorage under key
    "caussade_submit_<loan#>". A pointer "caussade_submit_last" remembers the last
    file touched. On boot, if a saved session exists, a banner offers to restore it
    or start fresh. localStorage may be blocked on file:// in some browsers — all
    localStorage calls are wrapped in try/catch and fail silently if so, so the app
    still runs; only the autosave net is unavailable.
    Keyed by LOAN NUMBER, so each loan has its own recovery slot and starting a new
    file does not clobber the last one.
  EXPORT / IMPORT  (the portable, real save):
    "Export progress" downloads <borrowerCamel>_<loan>_Cteam_<stamp>.check holding
    the whole state (h1.42: stamp = yy_m_d_HHMM, and the extension is .check, not
    .json — see exportStamp_/exportFileName_). "Load progress" reads one back, and
    accepts BOTH .check and .json (the reader JSON-parses either; content is identical,
    only the extension changed). This is how a half-worked file travels between people
    or machines. lastExportSnapshot tracks the last export so the header can show
    "Unsaved changes — export before closing" and the beforeunload handler can nag on
    close. The nag CANNOT force a save (browsers make it generic and dismissible) — it
    is a reminder, not a guarantee. The .check file IS the durable save; treat it so.
  DEFAULT STATE on open unless a file is imported or an autosave is restored.

================================================================================
  FOCUS MODE  —  one item at a time
================================================================================
  A view toggle (☰ Checklist / ◎ Focus) switches between the full list and a
  single-item card. renderFocus() walks focusItems() — the ordered list of
  currently-VISIBLE actionable rows (same gating as the list). Back / Skip / Next
  move through them; a section dropdown jumps anywhere. Focus and List share the
  exact same state, so an edit in one shows in the other. Focus reads the same
  ROWS data, so any future tab gets Focus for free.

================================================================================
  THE THREE TABS  (Preapproval | DPA | Submission)  —  Preapproval+Submission
  in h1.18, DPA added in h1.21
================================================================================
  The app carries all three loan stages as tabs, driven by one engine:
    TAB_DATA = { preapproval:[...], dpa:[...], submission:[...] } — the ROWS arrays
    activeTab = 'preapproval' | 'dpa' | 'submission'              — which one is live
    let ROWS = TAB_DATA[activeTab]                                — reassigned on switch
  switchTab() repoints ROWS + the bound per-tab state and re-renders. The engine
  (render, focus, notes, progress, conflict) is written ONCE and reads whichever
  tab is active — grow by DATA, not by engine.

  WHY THE TABS ARE KEPT SEPARATE (this is a deliberate product decision):
  a client can be PRE-APPROVED months before the file is worked as a SUBMISSION,
  and DPA is a procedure applied during structuring. They are different points in
  the loan's life with their own inputs, so:
    · PER-TAB and swaps on switch: the checklist rows, the progress bar, the
      GATING, the CONFLICT BANNER (computed from THAT tab's own inputs — a
      preapproval conflict never shows while you're on submission or vice versa),
      and the NOTES / follow-up / copy block.
    · SHARED: the file identity (borrower + loan#, unlock once), save/export (ONE
      .json holds ALL tabs), and the rule ENGINE itself (same detectConflicts_
      / DPA-floor code, run separately per tab).

  THREE GATING MECHANISMS, ONE DISPATCHER:
    · submission gates on tags[] via shouldShowRow(tags) — 10 keys.
    · preapproval gates on a single cond string via shouldShowRowPre(row) — its
      own drivers subfin / housing(renting) / childsup(cs-pays|cs-recv) / gift.
    · DPA gates on tags[] via shouldShowRowDpa(tags), but the tags are driven by
      a 5-DROPDOWN CONTROL STRIP (dpaFilters: provider/coreLoan/dpaType/mcc/aus)
      that sits ABOVE the checklist, not by rows in the list. SECTIONS are gated
      too (a section header carries its section's tags). Ported verbatim from the
      sheet's shouldShowDpaRow_, including the provider->agency derivation and the
      tsahc-only/tdhca-only split. Nothing shows until a provider is chosen.
    · rowVisible(row) picks the right one by activeTab. render/progress/notes/
      focus all call rowVisible — so a hidden row is never shown, counted or
      walked, on any tab.

  PER-TAB STATE: TAB_STATE = { preapproval:{...}, dpa:{...}, submission:{...} }
  with {vals,notes,collapsed} each. state.vals/notes/collapsed always POINT AT the
  active tab (bindTabState repoints them) so the many functions reading state.vals
  need no per-tab awareness. The DPA control strip's 5 values live in a separate
  `dpaFilters` object (they aren't checklist answers). snapshot()/loadState()
  serialize ALL tabs (schema v2, .tabs{}) PLUS dpaFilters; a pre-tabs v1 export
  still loads into submission. The conflict-row cache is keyed by activeTab so
  each tab locates its own rows.

  The Departing Residence tab remains the future exception — a DECISION engine,
  not a checklist, so it would be its own view reusing this shell, branding and
  save.

================================================================================
  NEW TAB CHECKLIST  —  work this list EVERY time a tab is added (h1.22)
================================================================================
  This is DOCUMENTATION, not a tab. It is the list of recurring things that must
  be handled whenever a new checklist tab is ported in, because each one has bitten
  us at least once and each was found by USING the tool rather than up front. Work
  down it during the build so a new tab is right the first time.

   1. NOTES BUILDER must be tab-aware. buildNotes() picks the title by activeTab —
      add the new tab's title to that branch or it falls through to the submission
      header. Same for any tab-specific top line (the DPA scenario line; the DPA
      flag driver). (Missed on preapproval in h1.20 and on DPA in h1.21/h1.22.)
   2. CARRY EVERY ROW FIELD IN THE PORT. When converting the sheet's row-builder
      to TAB_DATA, copy ALL fields the sheet row has — in, b, tags, note, list,
      ask, link, cond, key, fields — not just the common ones. The h1.21 DPA port
      silently dropped `link` and broke 3 clickable links. Diff the field-key set
      against the sheet before trusting the port.
   3. SPREADSHEET-IDIOM SWEEP. Ported rows drag in "hover", "Notes column",
      "column C", "(... in Notes ->)". Translate to "see note" / "the box below".
      Then re-scan the whole tab for leftovers of the family.
   4. PARITY MODULE + NORMALIZATION. A new tab needs its own harness module that
      checks structure and compares labels/sections/tags against the sheet's
      row-builder, whitelisting the intentional idiom differences.
   5. PER-TAB STATE PLUMBING. Add the tab to: TAB_STATE init, bindTabState,
      switchTab's list, loadState reset + the tab allow-list, the reset handler,
      and snapshot's tabs{}. Any tab-specific CONTROL state (like dpaFilters) also
      goes in snapshot/loadState/reset. Miss one and save or switch breaks.
   6. HARDCODED TAB COUNTS. Grep tests/logic for "=== 2" / "two tabs" / fixed tab
      lists — the browser "O2 two tabs" test broke when DPA landed.
   7. COMBINED REFERENCE ROWS. A row that crams all-programs-into-one-line should
      be SPLIT into gated variants so only the applicable one shows (the DPA
      credit-floor row). Re-verify any regulatory numbers via search + cite first.
   8. SHARED render() BUGS APPLY EVERYWHERE. Fixes to render/gating/notes/focus hit
      all tabs; a new tab inherits both the fixes AND any un-fixed shared bug. When
      a shared bug is found, it is app-wide by definition — fix once, test on each
      tab.
   9. SECTION GATING, IF THE TAB USES IT. DPA gates whole sections by their tags;
      if a new tab does too, the section-header branch in render() must call the
      right gate. Untagged sections on tag-gated tabs stay hidden.
  10. IN-APP NAVIGATION LINKS MUST BE TESTED FROM FOCUS VIEW, not just list view.
      Focus is a SEPARATE renderer (renderFocus), so a jump link (r.jump) wired in
      render() will silently not work in focus unless its click handler is wired
      there too. A tab-jump from focus should exit focus and land in Checklist view
      on the target tab (switchTab's guard handles the focus-exit).

================================================================================
  VERSION HISTORY  (HTML build line — separate from the sheet's v-numbers)
================================================================================
  h1.0  First HTML proof: Submission tab ported from sheet v13.4, dual-save
        (autosave + JSON), two-tone notes, DPA/credit gating, click-to-reveal notes migrated
        verbatim (~99 rows), follow-up block, progress, branding.
  h1.1  Added FOCUS MODE (one-item-at-a-time, shares state, gating-aware) and this
        self-documenting header block. Notes switched from <textarea> to a two-tone
        <div>. Sheet remains untouched at v13.4.
  h1.2  Focus Mode is now a TRUE full-screen overlay (fixed, fills the viewport,
        header + notes hidden — no scrolling to center the item); + keyboard nav
        (arrows / Enter / Esc). INPUT FORMATS now honour the sheet's types: money
        rows show a $ prefix with live thousands-commas (150000 -> 150,000); the
        down-payment row shows a % suffix. Values carry their $ / % into the audit
        notes. Verified byte-identical to sheet v13.4 (labels + input types).  h1.3  Moved the "Additional notes" input ABOVE the File Notes output (was in the
        footer below it). It sits in its own labelled bar directly under the File
        Notes header; the Copy button stays at the bottom. Typed notes still flow
        into the amber top block. No item/logic change.
  h1.4  The Checklist/Focus toggle is now FROZEN in the sticky header (always
        visible in list view, floats at top in focus). Entering Focus now opens on
        the SECTION YOU'RE CURRENTLY VIEWING (currentSectionInView finds the
        section under the header and jumps focusPos there); returning to list
        scrolls back to that section. No item/logic change.
  h1.5  FULL SHEET-PARITY GATING. Previously only dpa + repull rows hid/showed;
        every OTHER conditional group (w2, se, bd-yes/bd-no/bd-ask, condo,
        flood-yes, ex-strip, ex-asis, gift, reo, cash-short) showed always. Now
        shouldShowRow(tags) is an EXACT port of the sheet's shouldShowSubmitRow_,
        driven by all 10 gate dropdowns (credit, employment, buydown, dpa,
        propType, flood, exempt, gift, reo, cash). A conditional row is hidden
        until its selection is made — nothing expands or populates unless needed,
        exactly like the sheet. Default state shows 100 always-on rows; the 47
        conditional rows stay hidden. Verified against the sheet's own logic as
        oracle across 26 scenarios (every single-gate value + multi-gate combos):
        the visible-row count matches the sheet in all of them. GATE_KEYS triggers
        a re-render whenever any gate changes (list + focus).
  h1.6  FILE-IDENTITY GATE. The app now opens LOCKED behind an overlay that
        requires a borrower name AND loan number before anything works. Reason:
        every export/autosave is keyed to the file, so a half-worked file must
        always carry whose it is — no more CaussadeChecklist_file_.json. The gate
        pushes both values into the header fields, unlocks, then offers to restore
        any saved progress for THAT loan number. Clearing either header field
        re-locks; "New file" re-locks; Export refuses (and re-locks) if identity
        is missing; Import unlocks when the loaded .json carries its own identity.
        The gate card also has a "load a saved .json" link so you can resume a
        file without typing identity first. Gating parity re-verified (26/26) with
        the gate unlocked; 100 rows render in default state.
  h1.7  BATCH: (1) MONEY FORMATTER rebuilt — no stray leading comma, live
        thousands grouping, and on blur every money field forces 2 decimals
        EXCEPT sales price (whole dollars). (2) DATE FIELDS — loan-approval
        deadline + closing date are now MM/DD/YY with a 📅 calendar picker and
        manual entry. (3) CONTACT ROWS are multi-field: buyer's + seller's agent
        = name / cell / email; title company = company + email(s). (4) QUESTION
        rows are multi-line textareas; dropped the "(type it in the Notes column)"
        tail. (5) CONFLICT BANNER ported from the sheet — the full detectConflicts_
        engine and DPA floor table run in the browser now, byte-identical rule
        codes to v13.5; every input row exists here so all 13 rules are live, not
        a subset. (6) "Which DPA program?" now dpa-gated (matches the v13.5 sheet
        fix). (7) Exemption gains "Homestead + Vet / Disabled / Over-65", which
        triggers the strip rows. Plus reworded loan-approval-deadline (enter in
        Encompass), HOA check (confirm + enter in Encompass), loan template (pick
        the buydown-named template), who-pays-title (note now, LodeStar later),
        survey (Buyer/Seller dropdown), and the double-dip buydown note. Two
        correction-history snippets moved out of user notes into a hidden history
        field. From sheet v13.5.
  h1.8  FORMATTING FIX + WORDING. Fixed the $/% affix overlap: the base
        input rule (.rowinput input[type=text]) out-specified the affix padding,
        so padding-left was ignored and the $ sat on the first digit. Affix
        selectors now match specificity ([type=text]) and win, with a real gap on
        every money/pct field in both list and focus views. Also added date +
        multi (+ pct) to the Focus-mode item filter — they were silently skipped
        before. WORDING: rewrote nine checklist rows for readability (mirrors
        sheet v13.6) — Units input; aggregate-adjustment spelled out; Confirm Cash
        To Close (Borr Summary); and restructured the dense installment-loans,
        collections, buydown-verify, charge-offs, seller-credit-difference, and
        CC-charge lines so each reads as one clear instruction. From sheet v13.6.
  h1.9  CONFLICT BANNER PINNED. Moved the banner INTO the sticky header (directly
        below the borrower/loan fields + status row), so it stays frozen in place
        while the checklist scrolls — the program conflicts are always in view.
        Capped its height with internal scroll so a long conflict list never
        inflates the sticky header, and the "N CONFLICTS" heading stays pinned
        inside it. Hidden in Focus mode (belongs to the checklist view). Also
        rewrote the live updateConflictBanner() to the current class names
        (conflictbanner ok/bad) and stopped it forcing inline display, so the
        focus-hide and max-height styling actually apply. From sheet v13.6.
  h1.10 CONFLICT BANNER NOW VISIBLE IN FOCUS MODE (when there is a conflict).
        In Focus it floats fixed at the top, just under the Checklist/Focus
        toggle, above the overlay (z-index 203), and the focus card is dropped
        below it by a JS-measured height (--cbH) so they never overlap. The green
        all-clear stays hidden in Focus — only actual conflicts surface, keeping
        the one-item view minimal. List-view pinning is unchanged. From sheet
        v13.6.
  h1.11 PARITY SYNC. No functional change to this file — the Google Sheet was
        brought up to match it (sheet v13.7 adds the fourth homestead-exemption
        option and the substring ex-strip gate this file already had). Verified 0
        gating divergences across 140,000 tag/value combinations and 0 conflict-
        engine divergences across 20,000 random inputs. Label updated to v13.7.
  h1.12 EMBEDDED TEST HARNESS. Added a self-contained test suite (see the
        HTML comment block at the very end of this file), mirroring the sheet's
        self-documenting harness. extract.js slices the REAL logic functions out
        of this file's last script block; six modules — structure, gating,
        conflicts, format, fuzz, parity — assert them. TOTAL PASSED 137/FAILED 0. The
        parity module cross-checks against the sheet, so future drift fails a
        test. No app behaviour changed; the harness is inert comment text.
  h1.13 BUYDOWN BLOCK CONDENSED + "hover" wording fixed. The temp-buydown
        seller-credit rows said the same "subtract the buydown" thing four times;
        merged the two verify-after-entry rows into one that closes both loops,
        dropped the standalone credit-verify and the trailing restatement, folded
        their detail into the double-dip warning's note and the merged verify's
        note. Net two fewer rows, nothing thorough lost. Also replaced every
        user-facing "(hover)" with "(see note)" / "open its note" — in THIS app
        notes are click-to-reveal, not hover. Mirrors sheet v13.8 (buydown part).
  h1.14 NAV BUTTONS + qask/employment wording (HTML only; sheet unchanged).
        Two floating list-view buttons: "Next item →" jumps to the next visible
        unchecked checkbox or empty input (skips optional client-question rows,
        wraps to top past the last, flashes the row it lands on); "↓ Notes"
        jumps to the file-notes panel and flips to "↑ Top" once there. Both hide
        in Focus mode and behind the identity gate. WORDING: the 15 client-
        question rows now read "❓ QUESTION FOR THE CLIENT — [SECTION] — type it
        in the box below" and their notes drop the spreadsheet "Notes column (C)"
        for "the box below / this box" (there is no side column in this app). The
        employment row is now an active check: "Confirm employment is still
        current — re-verify if it's been a while since pre-approval…". The
        matching employment change for the sheet is queued for its next rebuild.
  h1.15 NAV ACCURACY. "Next item" was landing a bit past the target because it
        used a hardcoded 90px header offset; it now measures the real sticky-
        header height (which grew with the in-header conflict banner) so the row
        lands just below it, fully visible. Switching to Focus now opens on the
        NEXT ITEM NEEDING ACTION — starting from the section you're viewing and
        skipping already-done rows — instead of that section's first row.
  h1.16 BROWSER TEST SUITE added to the embedded harness. The self-tests were
        logic-only; now browser.js (Playwright) drives the app in a real browser
        and checks the UI/DOM behaviour logic can't reach — rendering, identity
        gate, the nav buttons, focus mode, notes, copy, save/restore, fuzz (48
        checks). run.js gained `--all` to run both: node run.js = logic (137),
        node run.js --all = logic + browser (185). Extracted byte-identical from
        this file and both suites pass. No app behaviour changed.
  h1.17 DOC CLEANUP (no app/logic change). The version history above had drifted
        out of sequence (older h1.2–h1.6 entries had ended up below the newer
        ones); reordered to a clean h1.0→h1.16 read. Fixed stale header facts: the
        title no longer hard-codes an old build number, the "what this is" row/
        note counts match the current 177-entry submission tab, and the intro
        reflects that the sheet is now v13.8 (not frozen at v13.4). This is the
        shared logic/decision history kept in full; the code-level architecture
        notes remain HTML-specific and were already accurate. Suite still 185/0.
  h1.18 PREAPPROVAL TAB. The app is now two tabs — Preapproval | Submission —
        the two stages of a loan, which can be months apart. Ported the sheet's
        full master checklist (9 sections, 118 entries) as a second ROWS array
        under TAB_DATA; switchTab() swaps the active array + per-tab state and
        re-renders. PER-TAB (swaps on switch): checklist, progress, gating,
        CONFLICT BANNER (each tab's banner is computed from ITS OWN inputs — a
        preapproval conflict never shows on submission, per the workflow), and
        notes/copy. SHARED: identity (borrower+loan), save/export (ONE .json now
        holds BOTH tabs — schema v2; old single-tab files still load), and the
        rule engine. Preapproval gates on its own cond mechanism (subfin /
        renting / cs-pays / cs-recv / gift) via shouldShowRowPre; rowVisible()
        dispatches by active tab. Conflict-row cache keyed by tab. Tests: +35
        preapproval logic checks (structure, all 5 gates, conflict, parity vs the
        sheet's masterRows) and +12 browser checks (tab switching, per-tab banner
        isolation, both-tabs-in-one-file). Full suite 172 logic + 60 browser =
        232/0. See "THE TWO TABS" in the header above for the architecture. The
        brand still reads "Master Checklist" (kept intentionally).
  h1.19 TWO FIXES + sheet catch-up. (1) PREAPPROVAL "(hover)" WORDING: 18 labels
        and 1 note on the Preapproval tab still said "(hover)" — carried over from
        the sheet's masterRows(), where hover IS how a cell note is read. In this
        app notes are click-to-reveal, so they now read "(see note)" / "(see note
        for rules)", matching what the Submission tab already did in h1.13. The
        sheet keeps "hover" (correct for a spreadsheet), so this is a known HTML-
        only difference now normalized in the preapproval parity test. (2) FOCUS-
        VIEW CONFLICT BANNER didn't refresh in place: choosing a conflicting value
        while in Focus mode left the banner stale until you switched to list view
        and back. The focus-mode change handlers updated the item + progress but
        never called updateConflictBanner(); they now do (on both the dropdown
        change and the text input), so a conflict — or its clearing — shows
        immediately in Focus. New browser test P1–P4 covers it. Suite 172 logic +
        64 browser = 236/0. Sheet was also bumped to v13.9 (employment-row reword
        catch-up, unrelated to these two HTML fixes) — this file now tracks v13.9.
  h1.20 CLEANUP PASS + notes-builder fixes (from a round of real-use feedback).
        SPREADSHEET-IDIOM SWEEP across BOTH tabs: every leftover that pointed at a
        spreadsheet affordance this app doesn't have — "(type it in the Notes
        column →)", "Notes column (C)", "column C" / "note it in C", "(enter … in
        Notes →)" — now reads "the box below" (15 labels + 18 notes). The sheet
        keeps its own spreadsheet phrasing; the parity test normalizes the
        difference. NOTES BUILDER (shared, so both tabs benefit): (1) the title is
        TAB-AWARE — preapproval exports read "PRE-APPROVAL — FILE NOTES", not the
        submission title; (2) the DPA flag reads the right driver per tab (was
        submission-only, so a DPA preapproval showed "[ - ]") and now appends the
        program + %; (3) a "[CHECKLIST COMPLETION]: N of M (P%)" audit line was
        added; (4) client questions print their section in the real header casing
        (WBM ORIGINATIONS, not Wbm Originations). COPY BUTTON FIXED: it crashed on
        file:// (the fallback tried to .select() a <div>); it now copies via a
        temporary textarea, so it works when the file is opened locally. CONTENT
        (both files): address row reworded + note added; VOE row broadened from
        "variable income" to "income beyond base"; ASSETS question label →
        "ASSETS / LIABILITIES"; removed the redundant "Name and loan # verified"
        row (the identity gate already forces both). Tests: +5 browser checks
        (Q1–Q5). Suite 172 logic + 69 browser = 241/0. Tracks sheet v13.10.
  h1.21 NEW TAB: DPA PROCEDURES. The third checklist tab (Preapproval | DPA |
        Submission), ported from the sheet's dpaRows() — 19 sections, 115 rows
        (all checkboxes), the click-by-click Encompass entry for each DPA program
        and structure. The new piece is a 5-DROPDOWN CONTROL STRIP above the
        checklist (DPA Provider / Core Loan / DPA Type / MCC / AUS Engine) that
        drives which sections and rows show — the DPA analogue of the other tabs'
        gating drivers, but a distinct control block rather than rows in the list.
        Gating is a verbatim port of the sheet's shouldShowDpaRow_ (shouldShowRowDpa
        here): provider->agency derivation, tsahc-only/tdhca-only split, MCC,
        grant/2nd, loan-type (fha/va/conv), and DU/LPA for the conventional blocks.
        SECTION HEADERS gate too (they carry their section's tags), so an unmatched
        section is skipped entirely. Nothing shows until a provider is chosen. The
        5 filter values live in a `dpaFilters` object and persist in the save file
        (snapshot/loadState carry them). Tests: new dpa.js logic module (structure
        + full gating matrix A–D + agency split + parity vs dpaRows()) = 25, and
        browser section R (strip renders, live gating, provider swap, per-tab
        hide, filter persistence) = 8. Suite 197 logic + 77 browser = 274/0.
        Departing Residence (a decision engine, not a checklist) is still to come.
  h1.43 ACCESS PASSWORD GATE + 10-MINUTE IDLE LOCK (mirrors the SLA Dashboard).
        A shared access password now gates the whole tool. On first load an outermost
        overlay (#pwGate, z-index above the identity gate) asks for the password before
        anything else is reachable — it sits IN FRONT of the borrower/loan card, so the
        "load a saved file" path is covered too (you can't skip the password by importing).
        Both the load screen and the idle screen are titled "Caussade Team Master
        Checklist"; only the sub-line changes. After 10 minutes with no activity (click,
        keydown, scroll, mousemove, touch) the tool RE-LOCKS with the same overlay in
        "idle" mode — the current file stays exactly as it was underneath (autosave + an
        overlay, never a reset), and unlocking resumes the per-tab timers where they left
        off (they're banked while locked so idle time isn't billed as work). Password is
        HomeLoan2026! (same as the dashboard, for team recall). Enter submits; a wrong
        password shows "Incorrect password — try again." and clears the field. A small
        proprietary/copyright line sits under the field on both screens ("© 2026 Caussade
        Mortgage Team — copyrighted & proprietary material. Do not copy or distribute.").
        HONEST SCOPE, stated in the code: this locks an idle/unattended screen and gates
        casual access — it is NOT theft protection, because the password lives in this
        file's source and can be read by anyone who opens the file. It complements, not
        replaces, hosting/watermarking/server-side logic for real IP protection. Helpers:
        lockApp_(mode)/tryUnlockApp_/resetIdle_/wirePwGate_; ACCESS_PW + IDLE_MS_ constants.
        Tests browser T30a-f (gate shown on load, title, proprietary notice, wrong-pw
        error, correct-pw unlock, idle re-lock); the test harness reloads through a new
        reloadUnlocked() helper so every reload re-clears the gate. Suite 426/0.
  h1.42 EXPORT FILENAME = DATE/TIME STAMP + .check EXTENSION. Two save-file changes,
        no logic change to the checklist itself. (1) The export name now carries a
        timestamp so the newest save is obvious at a glance and files sort/filter cleanly:
        <borrowerCamel>_<loan>_Cteam_<stamp>.check, where stamp = yy_m_d_HHMM — 2-digit
        year, month and day with NO leading zeros (the team's tool-date style), time
        zero-padded to 4 digits on a 24-hour clock. Aug 17 2026 2:23pm →
        mariaRicardo_113376447_Cteam_26_8_17_1423.check; a 9:05am save →
        ..._26_8_17_0905.check. Built as two pure helpers, exportStamp_(date) and
        exportFileName_(bor,loan,date), so the format is unit-testable without triggering
        a download. (2) The export EXTENSION is now .check instead of .json — a custom
        extension that makes checklist saves easy to spot and filter in a folder. The
        CONTENT is unchanged (still the same JSON payload), so nothing about the data
        moved. Import reads BOTH .check and .json: the file picker's accept list was
        widened (application/json,.json,.check) and the reader already JSON-parses whatever
        it is handed, so every existing .json save still loads untouched. Gate "load a
        saved file" link and the completion pop-up text updated to say .check / .json and
        to mention the date/time in the name. Tests: browser T29a-f (stamp format incl.
        morning zero-pad + single-digit month/day, .check filename, picker accepts both,
        import round-trip). Suite 420/0.
  h1.41 EVERYTHING PASS — DPA summary + Departing triggers + FHA/VA case-number tag.
        The three items left pending at the end of h1.40, all built here.
        (1) DPA CONDENSED SUMMARY: two buttons on the DPA Procedures tab ("→ Add DPA
        summary to Pre-approval / Submission audit") snapshot the DPA scenario
        (provider · core · type · MCC · AUS) plus a procedures-complete count into that
        tab's AUDIT TRAIL, dropped INLINE at the DPA row's position — it shows even while
        the DPA jump row is still locked. Stored on TAB_STATE[tab].dpaSummary, persisted
        through snapshot/loadState, cleared on reset; emitted by the shared
        auditLines_(ascii) so the pretty + Encompass copies can't drift.
        (2) PREAPPROVAL + SUBMISSION → DEPARTING TRIGGERS: a "Keeping a current home as a
        rental?" dropdown (key departrent) in the REO area of both checklist tabs; picking
        "Keeping as a rental" reveals a jump row to the Departing Residence tab that stays
        LOCKED until the decision has actually been run (departingReady_) — the SAME
        mechanic as the DPA jump lock, now generalised into jumpComplete_/jumpLockMsg_ so
        any jump row gates on its own target tab. Submission's trigger sits behind the
        REO=Yes gate; picking "Selling it" or "N/A" hides the jump row again.
        (3) FHA/VA CASE-NUMBER TAG: the submission Core loan program dd is keyed
        (coreprog); the two §9 case-number rows carry a fhava tag and now HIDE on
        CONV/USDA/OTHER files while showing on FHA/VA (or while the program is unset).
        All three mirrored to the sheet twin (v13.16) — parity clean. Tests: browser
        T28a-e (DPA summary buttons/store/inline pretty+ascii/hide-on-non-DPA), plus
        gating + structure coverage for departrent/fhava/coreprog. Suite 414/0
        (227 logic + 187 browser).
  h1.40 CONDENSED AUDIT TRAIL (preapproval + submission). The audit ("what was done"
        section of the notes) is now grouped and trimmed — headline block above it is
        UNTOUCHED. (a) Grouped under a trimmed "— SECTION —" header (number + coaching
        tail dropped; e.g. "1. CREDIT — the gate…" → "— CREDIT —"); a header only prints
        if its section has content. (b) 25 routine/administrative rows (the user-approved
        list — eFolder adds, "Click…" navigation, order/request steps, group-texts,
        "File ready for LO review", data-entry "…entered" rows) are DROPPED from the audit
        when done; a 🚨 row is never dropped (auto-keep). (c) Format trims: "[DONE]" and
        "[SELECTION]" scaffolding removed (the ✓ / • already say it); "(see note …)"
        pointers stripped; runs of 🚨 collapsed to a single one (was fully stripped
        before — now one stays so critical rows stand out). Output stays plain text,
        copyable, emojis intact for CRM (Encompass copy folds to ASCII as before). Built
        as one shared auditLines_(ascii) so the pretty + Encompass copies can't drift;
        drops matched by a startsWith label set (AUDIT_MINOR_PATTERNS) so TAB_DATA + sheet
        parity are untouched. Not-done items were never in the audit (it's a done-receipt),
        so nothing material is hidden. Tests browser T27a-f; T17 updated for the new format.
        Suite 220 logic + 182 browser. STILL PENDING (next pass): DPA condensed summary +
        copy-to-audit-trail buttons; Preapproval/Submission → Departing triggers + jump
        rows + completion lock; tag the FHA case-number row FHA/VA-only (deferred here —
        it needs the same program-gating plumbing as the triggers).
  h1.39 DEPARTING decision engine expanded + hidden DEV fill button (beta). (1) FHA→FHA
        now has an EXCEPTION dropdown — Employment relocation ≥100 mi / Household grew
        (more dependents) / Neither — replacing the old distance-inference; it resolves
        eligibility definitively (relocation → ELIGIBLE; household grew → needs ≥25%
        equity, else CANNOT-via-family-size; neither → LIKELY CANNOT). (2) Cross-program
        DIVORCE toggle on every combo: when Yes, the DTI box swaps from rental-offset to
        the DECREE-EXCLUSION path (departing payment excluded via the divorce decree;
        docs = decree + quitclaim; caveats = still liable if on the note, pre-assignment
        lates still hurt credit) — recognized FHA/Fannie/Freddie/VA/USDA; FHA→FHA divorce
        = eligible via the vacating-a-jointly-owned-home exception. (3) USDA→USDA is now a
        pointed ❌ CANNOT (two USDA loans), not the generic RESTRICTIVE. (4) departingReady_()
        drives a "Decision ready ✓ / incomplete" indicator in place of the broken % (the
        tab has no checklist rows). departingCtl gains divorce + fhaException (persisted).
        (5) Hidden DEV FILL button (⚑, opacity .3) in the toolbar — fills/checks every
        visible item on the active tab (departing → sample decision; DPA → valid combo +
        steps; checklist tabs → every input+checkbox) for fast output testing. Tests
        browser T25a-m rewritten + T26 dev button. Suite 220 logic + 176 browser. STILL
        PENDING (next): DPA condensed summary + copy-to-audit-trail buttons on DPA and
        Departing; Preapproval/Submission → Departing triggers + jump rows + completion
        lock; condensed audit trail (propose-list first). BETA.
  h1.38 DPA JUMP ROW now locks on real COMPLETION, not just a visit (bug fix). The
        preapproval/submission "Complete DPA input steps" row used to unlock the
        moment you clicked through to the DPA tab (dpaLinkClicked) — so you could
        visit, come back, and tick it done over an unfinished DPA tab, and it stayed
        checked even after you unchecked a DPA step. New: dpaTabComplete_() (provider
        chosen + every VISIBLE DPA step checked, reading TAB_STATE.dpa.vals) gates
        the row, re-evaluated every render in BOTH the list and focus views. If the
        DPA tab isn't finished the row is locked; if it was checked and the DPA tab
        later goes incomplete, the row AUTO-UNCHECKS + re-locks (so it can never read
        done over an open DPA tab). Side effect (correct): a DPA file can't reach
        100% until the DPA tab is also done. Messages updated ("Finish every step on
        the DPA Procedures tab first"). dpaLinkClicked still set on click (harmless,
        no longer gates). Departing-tab jump rows will use the same lock when the
        preapproval/submission → Departing triggers ship. Tests browser T16a-e
        rewritten (visit does NOT unlock; only completion does; auto-uncheck); L1
        fixture completes the DPA tab too. Suite 220 logic + 170 browser.
  h1.37 DEPARTING RESIDENCE rebuilt as a DPA-STYLE decision engine (beta). Was a
        row-based tab; now it's a control STRIP (#departStrip) + a computed OUTPUT
        panel (#departOut), no checklist rows at all (TAB_DATA.departing = []).
        The strip has curloan + newloan always, and distance + equity ONLY when
        the new loan is FHA (and equity only when distance is <100 mi — that's the
        only case it changes the answer). departingCtl { curloan, newloan,
        distance, equity } holds the state (persisted in snapshot/loadState/reset
        beside dpaFilters). departingDecision_() computes { g1, g2, reqs } and now
        USES distance/equity to resolve the FHA offset precisely (≥100mi relocation
        / <100mi+≥25% equity / else NO offset both PITIs) and to narrow the FHA→FHA
        eligibility. renderDepartOut() paints three colour-coded boxes (verdict /
        offset / requirements) + two buttons that AUTO-INSERT the decision into the
        Pre-approval or Submission notes (insertDepartingDecision_ → TAB_STATE[tab]
        .notes; stripDepartingBlock_ makes re-insert idempotent, never stacks).
        ADDITIONAL NOTES field is now a multi-line scrollable <textarea> (rows=3,
        max-height 150px) on every tab. Old row-gating fns (departGateValues /
        departActiveTags_ / shouldShowRowDeparting) are now dead (empty rows) but
        left in place harmlessly. Tests browser T25–T25i rewritten for the engine
        (strip reveal, FHA distance/equity logic, USDA no-offset, VA COE, idempotent
        insert). Suite 220 logic + 168 browser.
  h1.36 DEPARTING RESIDENCE now reads as a true DECISION ENGINE, not a checklist
        (beta fix). The Gate-1 verdict lines and the Gate-2 rental-offset lines were
        rendering as in:'check' rows (checkboxes you tick). Converted the 10
        emoji-led verdict/offset rows to a new display-only in:'out' row type: no
        checkbox, no progress/open-item counting, always visible when its combo is
        selected, and colour-coded by outcome (dv-ok green / dv-warn amber / dv-no
        red, keyed off the leading ✅/⚠️/❌). So you pick the two dropdowns and the
        tool OUTPUTS the answer. The DOCUMENTATION rows stay real in:'check'
        checkboxes (they're actionable). departingDecisionLines_ now collects both
        out + check rows into the paste block; render() styles .decisionout;
        updateProgress/section counts already ignore non-check rows so nothing
        else moved. Tests browser T25h/T25i (verdicts are output, docs stay checks).
  h1.35 DEPARTING RESIDENCE tab (4th tab, between DPA and Submission) — SHIPPED AS
        BETA (tab labelled "Departing Res. (beta)"; intake heading carries a BETA
        note). A DECISION engine, not a checklist. Scope: keep the departing home, convert
        it to a RENTAL, and get a new primary mortgage; all-QM-to-all-QM. Two
        dropdowns (current loan on the departing home / new loan applying for)
        drive three gated sections via the same AND-tag mechanism as submission:
        (1) CAN YOU GET THE NEW LOAN — eligibility verdict (✅/⚠️/❌), where the
        "two of the same government loan" restrictions live (FHA→FHA exceptions,
        VA→VA second-tier entitlement, USDA retain-a-dwelling); (2) RENTAL OFFSET
        — whether the departing rent can offset DTI, by NEW program (Conv 75% no
        distance rule; FHA >100mi OR ≥25% equity else both PITIs; VA offset no
        reserves; USDA no offset, both payments); (3) DOCUMENTATION, gated per
        path. Output: a self-contained "DEPARTING RESIDENCE — DECISION" block
        (verdict + offset + docs) at the top of both note copies, formatted to
        PASTE into the Additional Notes of the pre-approval or submission file.
        All rules verified + cited Aug 2026 (HUD 4000.1 / answers.hud.gov; Fannie
        B3-3.8-01 + B3-6-06; Freddie 5306; VA Pamphlet 26-7 + Lender's Handbook;
        USDA HB-1-3555 Ch.8 / 7 CFR 3555.151(e)). Derived tags cur-nonfha /
        cur-nonva / new-offset. HTML-ONLY tab — no sheet twin (.gs is being phased
        out); parity/structure modules unaffected. Plumbing: TAB_STATE / loadState
        reset + allow-lists / snapshot / reset handler / GATE_KEYS (curloan,
        newloan) / rowVisible → shouldShowRowDeparting. Tab-count test O2 updated
        3→4. Tests browser T25a-g. Suite 220 logic + 166 browser.
  h1.34 F19 — LTV / CLTV OVER-CAP HEADS-UP (pre-approval). Adds two manual pct
        rows to FINAL RECHECK ("Final LTV (first lien) %", "Final CLTV (all
        liens) %") — the tool captured no LTV/CLTV before this. A PERSISTENT
        banner entry fires when a ratio is over the program max: [C14] first-lien
        LTV, [C15] CLTV. First-lien maxes verified + cited Aug 2026: FHA 96.5,
        Conventional 97 (HomeReady/Home Possible; standard 95), VA 100, USDA 100.
        CRITICAL: on a DPA second-lien file a high CLTV (>100%) is NORMAL by
        design, so [C15] is SUPPRESSED on DPA files (subfin=Yes) — the first-lien
        [C14] still applies. AUS is the real enforcement (over-max => Ineligible);
        this is a PRE-AUS heads-up only, which is why the tool historically had
        no manual LTV check. Built OUTSIDE detectConflicts_ (reads preapproval-
        only rows via ltvInputs_/ltvAssess_), so the sheet twin + parity are
        unaffected; the two new rows are mirrored into both .gs copies for row
        parity. F18 chips: [C14]->LTV row, [C15]->CLTV row. Tests browser T24a-f.
        Suite 220 logic + 159 browser.
  h1.33 PREAPPROVAL STATUS banner (Item 3). Adds a final dd row on the
        pre-approval tab — "Is this client PREAPPROVED?" (Yes/No) — that drives
        a big status line at the VERY TOP of both note outputs (above the
        identity header): green emoji PREAPPROVED!! / red NOT PREAPPROVED!! in
        the pretty CRM copy, plain "*** PREAPPROVED!! ***" in the paste-safe
        Encompass copy. Unanswered shows a STATUS NOT SET nudge so nobody texts
        off a half-finished file. Purpose: the LOA reads the notes and instantly
        knows which client text template to send. Row mirrored into the sheet
        masterRows (both the canonical parent .gs and the harness copy) so
        preapproval parity holds; read by label, so index shifts don't matter.
        NOTE: this touched the sheet, so the sheet's own version stamp should be
        refreshed on its next cut; the HTML reference stays v13.14. Tests browser
        T23a-d. Suite 220 logic + 153 browser.
  h1.32 C12 DEFERS UNTIL AN AMOUNT IS ENTERED. The buydown "amount can't be $0"
        warning was firing the instant Buydown = YES was picked — before the LOA
        had even reached the amount field several rows down, which reads as a
        premature scold. Now it asserts only once an amount has actually been
        ENTERED and is zero (a blank amount means "not reached yet", so it stays
        quiet; an entered "0"/"$0" or non-numeric still fires). New helper
        buydownEnteredZero_ (non-blank AND zero) drives BOTH the persistent [C12]
        banner and the at-the-spot inline error on the amount row. This lives in
        the SHARED conflict engine, so the change was mirrored into the sheet
        twin (PreapprovalSystem.gs) — engines stay identical and parity holds
        9/0. (The sheet's own version stamp/hash get a proper refresh on its next
        cut in its environment; the HTML reference stays "sheet v13.14".) Tests:
        conflicts C12 blank-does-not-fire flipped + buydownEnteredZero_ unit test,
        browser T22 (blank -> no banner; entered $0 -> fires; real -> clears).
        Suite 220 logic + 149 browser.
  h1.31 NUMBERS & PROGRAM consult block in the PRE-APPROVAL notes. HTML-only;
        sheet stays v13.14, parity unaffected (notes-output only — no rows,
        gating or conflict logic touched). The pre-approval file notes carried
        the identity header + follow-up list but not the deal's final figures,
        which is exactly what the LO wants in front of them for a post-app
        consult. Added a "NUMBERS & PROGRAM" block right under the identity
        header, in BOTH outputs (pretty CRM copy + paste-safe Encompass copy),
        pre-approval only: PROGRAM, ASSISTANCE (DPA) % + line (only on DPA
        files), MAX PRE-APPROVED, QUALIFYING INCOME, FRONT/BACK-END DTI,
        QUALIFYING RATE (worst-case), LOAN TERM, MIDDLE FICO(S), OCCUPANCY,
        LOAN PURPOSE. Read by row label (survives reorder). Blank core fields
        show "\u2014 not entered" so a half-finished file flags the gap instead
        of hiding it. Tests browser T21a-e. Suite 219 logic + 146 browser.
  h1.30 F17 + F18 — DTI BINDING-RATIO NUDGE + CLICKABLE CONFLICT CHIPS.
        HTML-only; sheet stays v13.14, parity unaffected (F17 lives OUTSIDE the
        shared detectConflicts_ engine — it reads pre-approval-only rows — and
        F18 is a UI affordance the Sheet can't mirror). F17: once the Final
        back-end DTI is entered on the pre-approval tab, find the BINDING ratio
        (least headroom vs its cap). UNDER cap -> a once-per-client "room to go
        up" pop-up (arms on New file, stays armed until it actually fires).
        OVER cap -> a PERSISTENT [C13] conflict-banner entry that clears only
        when fixed. Caps verified + cited (Aug 2026): FHA 46.9/56.9 (TOTAL
        Scorecard), Conventional 50 back-end only (DU has NO front cap), USDA
        29/41 (GUS), VA none (AUS Approve/Eligible + residual income). VA always
        nudges "room to go up". F18: the [code] chip in the conflict banner is
        now clickable — it smooth-scrolls to and pulse-highlights the row the
        message tells you to change (expanding a collapsed section / clearing
        the open-items filter first). Tests: browser T19 (binding ratio across
        all four programs incl. tie-break + pop-up once-per-client) and T20
        (chip clickable + jump flashes the row) = +12. Suite 219 logic + 141
        browser.
  h1.29 HEADER COMPACTION. HTML-only; sheet stays v13.14, parity unaffected
        (CSS/layout only — no rows, gating or logic touched). The pinned header
        was eating ~38% of the screen in checklist view (339px @1160w), pushing
        the checklist down. Trimmed the padding h1.25 had made roomy and kept the
        navy/teal identity + every control: outer header padding 14->9, gap above
        the borrower/loan fields 12->8, field input 7->6, gap above the tabs
        20->10 (h1.25's deliberate 20px, halved), tab button 9->7, status row gap
        14->10 + margin/padding 12->8, conflict banner gap 12->7 + padding 11->8,
        and the Export/Load/New-file cluster + view toggle shrunk (btn 8/13->7/11
        @12px, gaps 8->6, prog min-width 180->150) so that row collapses from TWO
        lines back to ONE — the single biggest reclaim (statusbar 90->39px).
        Result: header ~339->243px (38%->27% @1160w); the checklist starts ~90px
        higher. Focus-mode header is separate and already compact — untouched.
        Tests: T14 gap assertion updated (now a compact 8-16px, was >=14), new
        T14f regression guard (header < 320px @1000w). 219 logic + 129 browser.

  h1.28 F13 — PASTE-SAFE ENCOMPASS COPY. HTML-only; sheet stays v13.14 (the
        sheet has no copy button), parity unaffected. Added a second output
        button: the existing Copy button is renamed "Copy/Paste CRM" (pretty,
        unchanged — emojis, section headers, contacts stacked 3 lines) and a new
        "Copy/Paste Encompass" button emits a flat, paste-safe version. WHY: the
        pretty note collapses into one paragraph when pasted into Encompass,
        because Encompass desktop note fields are Windows controls that honour
        \r\n (CRLF) but ignore a bare \n (LF), and they render Windows-1252 /
        ASCII (emoji/box glyphs become tofu). The flat copy therefore emits CRLF
        line breaks, folds everything to ASCII (asciiFold_), self-labels every
        line (BORROWER / FOLLOW-UP (DOC|CONFIRM|QUESTION) / CONTACT / NOTES /
        DONE / SELECTION) so it survives even a worst-case reflow, and collapses
        each contact to ONE line (name | email | phone) — only in this copy; the
        CRM view keeps them stacked. buildEncompassText_() mirrors buildNotes'
        collection but emits flat; copyText_() shares the clipboard path (async
        API + file:// textarea fallback). A documented FALLBACK LADDER lives in
        the function header (CRLF+ASCII -> spacer lines -> CP1252 for nicer
        punctuation -> UTF-8 for modern web-API fields) with the ICE/Encompass
        encoding rationale. Tests: browser T18a–j (button exists, CRLF, no lone
        LF, pure ASCII, no glyphs, no pretty brackets, one-line contacts,
        self-labeled, button copies flat, CRM button still copies pretty). Suite
        219 logic + 128 browser.

  h1.27 F14 + F15 + F16 (twinned with sheet v13.14 — the sheet got the same
        three fixes, so parity holds). F14 — every contract-sourced row now cites
        its TREC paragraph: earnest money → Para 5A (Earnest Money & Termination
        Option; verified against the current 1-4 Family Resale form, old Para 23
        folded in), survey → Para 6C; the rest already cited (sales price 3,
        title 6, closing 9, concessions 12, financing 4 + addendum 40-12).
        F15 — buydown = Yes with a $0/blank amount now fires a PERSISTENT banner
        (new conflict rule C12, action-level) AND an inline red error under the
        buydown-amount field: "READ!! you marked BUYDOWN = YES — the amount can't
        be $0...". buydownIsZero_ helper; buydown + buydownAmt wired into the
        conflict row map; the amount field re-renders on blur so the inline error
        syncs, and the banner updates live while typing. Submission only (the
        preapproval tab has no amount field, so it never fires there). F16 — ID /
        immigration gate rows on BOTH tabs, worst-case + deduped: ONE always-on
        unexpired GOVERNMENT PHOTO ID gate (replaces the old plain "IDs valid /
        not expired" check row), PLUS — whenever anyone on the file is not a
        citizen — an unexpired GREEN CARD gate and an unexpired WORK PERMIT (EAD,
        red card) gate, shown together with no per-borrower branching. All three
        are "Current / Need to request updated" dropdowns routing to DOCS TO
        REQUEST. The citizenship dropdown now drives gating (keyed 'citizenship'
        on submission via a 'noncitizen' tag; cond:'noncitizen' on preapproval),
        added to GATE_KEYS so it re-renders. Tests: F15/F16 verified on both
        tabs; harness lists updated for the new tag/key/cond; 209 logic + browser
        green, parity restored.

  h1.26 KEY CONTACTS BLOCK (F12). HTML-only; sheet stays v13.13. The three
        multi-field contact rows on the submission tab — buyer's agent,
        seller's/listing agent, title company — used to appear only down in the
        black audit trail, wherever they fell in row order, so they were buried
        and hard to find when copying the note into Encompass. Added a
        [KEY CONTACTS] block at the end of the amber top section — right after
        [ADDITIONAL NOTES], right before the audit trail — where each contact is
        stacked name / email / phone for readability (the checklist stores them
        name/cell/email, so buildNotes re-orders them). Only contacts with data
        show, so the block is empty-safe and absent on tabs without contact rows
        (preapproval / DPA). Per the user's request the rows ALSO remain in the
        audit trail below, unchanged (one line each). buildNotes gains a small
        contactBlock_() helper. Test: browser T17 (block present, positioned
        after notes + before audit, stacked order, still in audit). Suite 209
        logic + 118 browser = 327/0.

  h1.25 HEADER REDO (F10) + DPA-LINK GATE (F11). HTML-only; sheet stays v13.13.
        F10 — the header was crowded and the tabs looked like they floated. Fixed:
        (a) program tabs are now a SEGMENTED CONTROL (a contained pill group) instead
        of folder-style tabs with a connecting edge that attached to nothing — so
        nothing floats; (b) real breathing room (20px) between the borrower/loan
        fields and the tabs, up from 2px; (c) the Checklist/Focus view toggle is now
        smaller and secondary, sitting in the right-hand controls cluster, so it no
        longer competes with the program tabs; (d) the conflict banner stays
        full-width below the controls, unchanged in prominence. FOCUS VIEW: the tabs
        and toggle used to drift over empty navy — now the focus header is a real
        anchored bar holding the tabs (left) + toggle (right) as one row; the
        conflict-banner and focus-card offsets were re-tuned for the 64px bar. The
        header-height-dependent machinery (focus offset, jump-link scroll marker,
        conflict-banner clearance) measures the live header, so it adapts
        automatically — re-verified by DOM measurement in every state. Option A of
        the two mockups reviewed; identity/aesthetic unchanged.
        F11 — the DPA-directive row ("Complete DPA input steps" / "DPA entry —
        complete the DPA Procedures tab") can no longer be checked off until the
        assistant has actually clicked its link through to the DPA Procedures tab.
        Until then the checkbox is DISABLED with a hint ("Open the DPA Procedures tab
        first"), in both list and focus views, on BOTH the preapproval and submission
        tabs. Tracked per source tab, RESET PER FILE (New file / load re-requires the
        click) — an already-checked box on a loaded file stays checked and enabled,
        so loading a finished file never re-locks it. This is a click-gate (proves
        you visited), not a completion-gate; the airtight completion version is on
        the future list. Tests: browser T14/T15 (segmented tabs, spacing, secondary
        toggle, full-width banner, anchored focus bar) + T16 (DPA gate locks, hint,
        unlocks on click). Suite 209 logic + 113 browser = 322/0.

  h1.24 QC-AUDIT FIX BATCH (from a rigorous multi-angle audit of the tool).
        SELLER-CREDIT CAPS (both preapproval rows): (F2) VA is now the two-bucket
        rule — sellers pay ALL allowable closing costs uncapped; true concessions
        (funding fee, buydown, prepaids, debt payoff, gifts) cap at 4% of the VA
        reasonable value (Notice of Value), NOT the price. The old flat "VA 4%" was
        the most common VA structuring error. (F3) Conventional now shows the real
        IPC tiers instead of "varies by down payment %": <10% down = 3%; 10-25% =
        6%; >25% = 9%; investment = 2%, on the lesser of price/appraised value. FHA
        stays 6% flat. Verified vs Fannie B3-4.1-02 and VA Handbook M26-7 Ch8, Aug
        2026. (F6) Swept the last "note in C" idiom (the "Other (note in C)" DPA-%
        option → "Other (note below)"). (F7) HTML C8 conflict message already said
        "open its note" — no change; the sheet was aligned to match. (F8) HTML row
        data confirmed clean of "(hover)". FOCUS TIMER (F4): the top-left timer is
        now HIDDEN in focus mode (it was doubling with the focus-card timer), and
        the single focus-card timer is drawn solid green/amber/red so it is
        readable on the white card instead of washing out. SECTION REMINDER (F9,
        reworked from h1.23): the "read before you check" prompt now fires ONCE per
        file — at open, or after New file / reset — instead of at every section
        (per-section fired reflex-dismissal, which defeated the purpose). The
        section-name line was removed; the ✋ heading + discipline text stay, still
        behind the 2-second countdown. Per-section scroll/focus triggers removed.
        MODAL FIXES (NEW-1): the completion pop-up no longer fires when a completed
        file is LOADED/imported (only on a live user transition to 100%), and BOTH
        modals gained a ✕ close button so they are never a trap. Tests: browser
        section T reworked/extended to T1-T13 (startup-reminder-once, no-section-
        name, close-X, no-scroll-refire, single focus timer + color, completion
        silent-on-load, fires-on-live-100%, X-closes). Suite 209 logic + 101
        browser = 310/0. Tracks sheet v13.13. STILL FLAGGED, not in this batch:
        conventional MI on FHA files + missing FHA MIP row (F1), conventional
        gift-source scrutiny (F5).
        DPA LINKING: (1) the DPA eligibility QUIZ link is now the 2nd gate item,
        right after the credit-minimum check, per provider (TSAHC quiz 2nd on a
        TSAHC file, TDHCA check 2nd on a TDHCA file). Fixed the credit-variant
        gating so the govt-loan variant hides under Conventional (it was tagged by
        DPA-type but not loan-type). (2) submission STEP 1 & 2 (confirm % / enter
        subordinate lien) are replaced by ONE directive row — "complete the DPA
        Procedures tab (required)" — with an in-app JUMP link; STEP 3 (CLTV/cash-
        to-close) stays. (3) the preapproval "Complete DPA input steps" row got the
        same jump link. The jump is a NEW mechanism (r.jump): it calls switchTab,
        wired in BOTH render() and renderFocus(); from Focus View it exits focus
        and lands in Checklist view on the DPA tab, with a toast. (5) DPA tab label
        renamed "DPA" -> "DPA Procedures" (display only; internal key stays 'dpa').
        QC DISCIPLINE: (9) a per-section "READ BEFORE YOU CHECK" pop-up fires at the
        start of every section (both views, preapproval + submission), once per
        section per session, with a 2-second countdown gating the dismiss button so
        it can't be reflex-clicked — a guard against blind-clicking. (10) per-tab
        WORK TIMERS on preapproval + submission (not DPA): separate clocks that
        accumulate across sessions, tick only on their own tab, show in both views,
        go green -> amber (25m) -> red (40m, gentle pulse), persist in the JSON
        (elapsedMs) and write a [TIME ON FILE] line into that tab's notes. FILE
        HANDLING: (6) a completion pop-up prompts export/save when a checklist first
        hits 100% (once per tab, only if unsaved). (7) new filename convention
        <borrowerCamel>_<loan>_Cteam.json (e.g. mariaRicardo_113376447_Cteam.json).
        DOCS: (4) New Tab Checklist gained a "test nav links from Focus View" line.
        Tests: dpa module +6 (quiz order, credit gating), browser section T +9.
        Suite 209 logic + 93 browser = 302/0. Tracks sheet v13.12.
        (1) "Open items only" now hides ANSWERED rows of every input type — a
        completed dropdown/text/money/date/multi counts as done, not just a ticked
        checkbox (rowAnswered_). The qask "QUESTION FOR THE CLIENT" rows ALWAYS
        stay visible — they're the per-section note anchor. (2) SECTION COLLAPSE
        bug fixed: the click handler closed over the shared loop counter, so every
        header toggled the LAST section (9/14/19). Now each captures its own number
        (mySec) — clicking section 3 toggles section 3. App-wide. DPA TAB CONTENT:
        (3) the combined credit-floor row is SPLIT into 5 filter-gated variants so
        only the applicable minimum shows (TSAHC govt 620 / conv 640, TDHCA 620,
        SmartBuy 640 forgivable / 660 repayable) — numbers re-verified against the
        live TSAHC/TDHCA matrices Aug 2026 and cited in each note. (4) the DPA port
        dropped the `link` field in h1.21; re-ported so all links render clickable.
        The TSAHC self-check is now an LOA MUST-DO verification with the live quiz
        link, and a TDHCA eligibility-check row was added (gated tdhca-only, wording
        flags that TDHCA's several programs each have their own eligibility). NOTES:
        (5) the DPA-tab note is now tab-aware — "[DPA PROCEDURES — FILE NOTES]" with
        a "[DPA SCENARIO]" line recording the 5 filter selections (was showing the
        submission title + a blank DPA flag). CSS: (6) the tab bar reads clearly —
        active tab is a solid card with a teal accent seam, inactive tabs are
        translucent with a hover-lift so they read as clickable. (7) the desktop
        overlap of the floating Next/Top fabs with the notes copy button is gone
        (the notes foot reserves room on the right at >=561px). DOCS: (8) a "NEW TAB
        CHECKLIST" was written into this header (and the sheet's) — the recurring
        things to pre-fix whenever a tab is added, so future tabs are built right
        the first time. Tests: dpa module +6, browser section S +7. Suite 203 logic
        + 84 browser = 287/0. Tracks sheet v13.11.

================================================================================
-->

<!DOCTYPE html>
<html lang="en">
<head>
<meta charset="utf-8">
<meta name="viewport" content="width=device-width, initial-scale=1">
<title>Caussade Team Master Checklist</title>
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  /* QC reminder modals (completion + per-section read-before-you-check) */
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  /* sections */
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     Sits above the checklist, only shown on the DPA tab. */
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  /* Departing Residence — DPA-style control strip + computed decision panel */
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  #departStrip .dpaFilter select:focus { outline:2px solid var(--teal); outline-offset:0; border-color:transparent; }
  #departOut { margin-bottom:14px; }
  #departOut .departHint { font-size:13px; color:var(--grey); padding:14px 16px; border:1px dashed var(--line2); border-radius:12px; background:#fbfcfd; }
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  .departBox .departBoxLab { font-size:11px; font-weight:800; text-transform:uppercase; letter-spacing:.04em; margin-bottom:4px; opacity:.85; }
  .departBox .departBoxTxt { font-size:13.5px; font-weight:600; line-height:1.45; }
  .departBox.dv-ok   { border-left-color:#16a34a; background:#f0fdf4; color:#14532d; }
  .departBox.dv-warn { border-left-color:#d97706; background:#fffbeb; color:#7c2d12; }
  .departBox.dv-no   { border-left-color:#dc2626; background:#fef2f2; color:#7f1d1d; }
  .departBox.dv-req  { border-left-color:#0e7490; background:#ecfeff; color:#164e56; }
  .departBox .departReqs { margin:4px 0 0; padding-left:18px; font-size:13px; font-weight:550; line-height:1.5; }
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  .departBtn { border:1px solid var(--teal); background:var(--teal); color:#fff; border-radius:8px; padding:9px 13px; font-size:12.5px; font-weight:700; cursor:pointer; font-family:inherit; }
  .departBtn:hover { filter:brightness(1.06); }
  .departInsertMsg { font-size:12px; font-weight:700; color:#15803d; }
  .seccount { font-size:11px; font-weight:700; color:var(--grey); background:var(--paper); padding:3px 9px; border-radius:99px; }
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  .section.collapsed .caret { transform:rotate(-90deg); }
  .section.collapsed .secbody { display:none; }
  .secbody { padding:6px 8px 10px; }

  /* rows */
  .row { display:flex; gap:10px; padding:8px 10px; border-radius:8px; align-items:flex-start; }
  .row:hover { background:var(--paper); }
  .row.done { opacity:.62; }
  .row.done .rowlabel { text-decoration:line-through; text-decoration-color:var(--line2); }
  /* Departing Residence decision engine: verdict / offset lines render as read-only
     OUTPUT (no checkbox), colour-coded by outcome — a result the tool hands you. */
  .decisionout { align-items:stretch; }
  .decisionout:hover { background:transparent; }
  .decisionout > span:first-child { display:none; }
  .decisionout .rowlabel { font-size:13.5px; font-weight:650; line-height:1.4; padding:9px 12px; border-left:4px solid var(--grey); border-radius:6px; }
  .decisionout.dv-ok   .rowlabel { border-left-color:#16a34a; background:#f0fdf4; color:#14532d; }
  .decisionout.dv-warn .rowlabel { border-left-color:#d97706; background:#fffbeb; color:#7c2d12; }
  .decisionout.dv-no   .rowlabel { border-left-color:#dc2626; background:#fef2f2; color:#7f1d1d; }
  .cap { font-size:11.5px; font-weight:800; letter-spacing:.04em; text-transform:uppercase; color:var(--grey); padding:12px 12px 4px; }
  .rowmain { flex:1; min-width:0; }
  .rowlabel { font-size:13.5px; font-weight:550; }
  .rowlabel .siren { color:var(--red); }
  input[type=checkbox].ck { width:19px; height:19px; margin-top:1px; accent-color:var(--teal); cursor:pointer; flex-shrink:0; }
  input[type=checkbox].ckLocked { cursor:not-allowed; opacity:.45; }
  .lockhint { font-size:11.5px; font-weight:600; color:#b45309; margin-top:4px; }
  .fieldError { font-size:12px; font-weight:800; color:#b91c1c; background:#fef2f2; border:1px solid #fca5a5; border-radius:7px; padding:6px 9px; margin-top:6px; line-height:1.35; }
  .rowinput { margin-top:6px; }
  .rowinput input[type=text], .rowinput select {
    width:100%; max-width:440px; border:1px solid var(--line2); border-radius:7px; padding:7px 9px; font-size:13px; font-family:inherit;
  }
  .rowinput select { background:#fff; }
  /* money / percent affixes */
  .moneywrap, .pctwrap { position:relative; display:inline-flex; align-items:center; max-width:440px; width:100%; }
  .rowinput .moneywrap input, .rowinput .pctwrap input,
  .moneywrap input[type=text], .pctwrap input[type=text] { max-width:none; }
  .moneywrap input[type=text] { padding-left:26px; }
  .pctwrap input[type=text] { padding-right:28px; }
  .affix { position:absolute; color:var(--ink); font-size:13px; font-weight:700; pointer-events:none; z-index:1; }
  .affix-pre { left:11px; }
  .affix-post { right:12px; }
  .focusinput.moneywrap input[type=text] { padding-left:32px; }
  .focusinput.pctwrap input[type=text] { padding-right:36px; }
  .focusinput .affix { font-size:15px; }
  .focusinput .affix-pre { left:15px; }
  .focusinput .affix-post { right:15px; }
  /* conflict banner */
  .conflictBanner { border-radius:10px; padding:14px 18px; margin:0 0 14px; font-size:13.5px; line-height:1.5; }
  .conflictBanner.clear { background:#DCFCE7; border:1px solid #86efac; color:#166534; font-weight:700; }
  .conflictBanner.hit { background:#FEF2F2; border:1px solid #fca5a5; color:#7f1d1d; }
  .conflictBanner .cbTitle { font-weight:800; text-transform:uppercase; letter-spacing:.04em; font-size:12px; margin-bottom:8px; color:#b91c1c; display:flex; align-items:center; gap:7px; }
  .conflictBanner .cbAction { background:#fff; border:1px solid #fecaca; border-left:4px solid #dc2626; border-radius:7px; padding:8px 11px; margin:6px 0; font-weight:600; }
  .conflictBanner .cbFinding { padding:5px 0 5px 20px; position:relative; }
  .conflictBanner .cbFinding::before { content:"▸"; position:absolute; left:4px; color:#dc2626; }
  .conflictBanner .cbCode { display:inline-block; font-size:10.5px; font-weight:800; background:#fee2e2; color:#991b1b; border-radius:4px; padding:1px 5px; margin-right:6px; vertical-align:1px; }
  .conflictbanner { margin:7px 0 0; border-radius:10px; padding:8px 14px; font-size:13px; line-height:1.5; border:1px solid transparent; max-height:170px; overflow-y:auto; }
  .conflictbanner.ok { background:#DCFCE7; color:#166534; border-color:#bbf7d0; font-weight:700; }
  .conflictbanner.bad { background:#fef2f2; color:#7f1d1d; border-color:#fecaca; }
  .conflictbanner .cb-head { font-weight:800; letter-spacing:.02em; margin-bottom:8px; color:#b91c1c; text-transform:uppercase; font-size:12px; position:sticky; top:0; background:#fef2f2; padding-bottom:2px; }
  .conflictbanner .cb-item { padding:5px 0; border-top:1px solid #fde0e0; }
  .conflictbanner .cb-item b { color:#b91c1c; }
  .conflictbanner .cb-action { font-weight:600; }
  /* F18: the [code] chip is the clickable jump target */
  .conflictbanner .cb-chip { display:inline-block; color:#b91c1c; font-weight:800; text-decoration:underline; text-decoration-style:dotted; cursor:pointer; padding:1px 6px; margin-right:3px; border-radius:6px; }
  .conflictbanner .cb-chip:hover { background:#fee2e2; text-decoration-style:solid; }
  /* F18: brief pulse on the row a chip jumps to */
  .row.rowflash { animation: rowflash 1.5s ease; border-radius:10px; }
  @keyframes rowflash {
    0% { box-shadow:0 0 0 0 rgba(94,234,212,0); background:transparent; }
    12% { box-shadow:0 0 0 3px rgba(94,234,212,.95); background:rgba(94,234,212,.16); }
    70% { box-shadow:0 0 0 3px rgba(94,234,212,.5); background:rgba(94,234,212,.07); }
    100% { box-shadow:0 0 0 0 rgba(94,234,212,0); background:transparent; }
  }
  /* F17: "room to go up" pop-up — teal/positive, distinct from the amber reminder */
  .qcmodal-dti { border-top:6px solid var(--teal-dk); }
  .qcmodal-dti .qcmodal-title { color:#0d7d7d; }
  .datewrap { position:relative; display:inline-flex; align-items:center; gap:6px; max-width:440px; width:100%; }
  .datewrap .datetext { flex:1; }
  .datewrap .datepick { border:1px solid var(--line2); background:#fff; border-radius:7px; padding:6px 9px; cursor:pointer; font-size:15px; line-height:1; }
  .datewrap .datepick:hover { background:#f2f6f8; }
  .datewrap .datehidden { position:absolute; width:1px; height:1px; opacity:0; pointer-events:none; right:0; bottom:0; }
  /* multi-field row */
  .multiwrap { display:flex; flex-direction:column; gap:8px; max-width:520px; width:100%; }
  .multifield { display:flex; flex-direction:column; gap:3px; }
  .multifield > span { font-size:10.5px; text-transform:uppercase; letter-spacing:.05em; font-weight:700; color:var(--grey); }
  .multifield input, .multifield textarea { border:1px solid var(--line2); border-radius:7px; padding:7px 9px; font-size:13px; font-family:inherit; width:100%; }
  .multifield textarea { resize:vertical; min-height:38px; }
  .rowinput textarea { border:1px solid var(--line2); border-radius:7px; padding:7px 9px; font-size:13px; font-family:inherit; width:100%; max-width:440px; resize:vertical; }
  .gatecell input, .gatecell select { background:var(--gate) !important; border-color:#e9c877 !important; font-weight:600; }
  .notescol { margin-top:6px; }
  .qinput input { background:var(--amber-bg); border:1px dashed var(--amber) !important; color:var(--amber); font-weight:600; }
  .hovernote {
    font-size:11.5px; color:var(--grey); margin-top:5px; padding-left:11px; border-left:2px solid var(--line2);
    white-space:pre-wrap; display:none;
  }
  .row.shownote .hovernote { display:block; }
  .noteToggle { font-size:10.5px; font-weight:700; color:var(--teal); cursor:pointer; margin-top:4px; user-select:none; }
  .rowlink a { color:var(--teal-dk); font-weight:700; text-decoration:underline; }

  /* notes / manifest panel */
  .notespanel { background:var(--card); border:1px solid var(--line); border-radius:12px; box-shadow:var(--shadow); margin-top:22px; overflow:hidden; }
  .notespanel h2 { margin:0; padding:14px 16px; font-size:14px; background:var(--ink); color:#fff; display:flex; align-items:center; justify-content:space-between; }
  .notesbody { padding:0; }
  .addnotesbar { padding:14px 16px 10px; border-bottom:1px solid var(--line); background:#fbfcfd; }
  .addnotesbar label { display:block; font-size:10.5px; text-transform:uppercase; letter-spacing:.06em; font-weight:800; color:var(--grey); margin-bottom:6px; }
  .addnotesbar .addnotes { width:100%; border:1px solid var(--line2); border-radius:8px; padding:9px 11px; font-size:13.5px; font-family:inherit; min-height:58px; max-height:150px; overflow-y:auto; resize:vertical; line-height:1.45; box-sizing:border-box; }
  .addnotesbar .addnotes:focus { outline:2px solid var(--teal); outline-offset:0; border-color:transparent; }
  .notesArea {
    width:100%; border:0; background:var(--amber-bg); color:var(--amber);
    font-family:"SF Mono",ui-monospace,Menlo,Consolas,monospace; font-size:12.5px; line-height:1.55;
    padding:16px; min-height:340px; white-space:pre-wrap; overflow:auto; max-height:640px;
  }
  .notesArea .audit { color:#111; }
  .notesfoot { display:flex; gap:10px; padding:12px 16px; border-top:1px solid var(--line); align-items:center; flex-wrap:wrap; }
  /* The nav fabs (Next item / Top) float over the bottom-right. On desktop they
     overlapped the notes copy button, which sits in the .notesfoot. Reserve room
     on the right of the foot so the copy button never lands under the fabs. */
  @media (min-width:561px){
    .notesfoot { padding-right:190px; }
    #navFabs { bottom:16px; }
  }
  .addnotes { flex:1; min-width:200px; border:1px solid var(--line2); border-radius:7px; padding:8px; font-size:13px; font-family:inherit; }

  .toast {
    position:fixed; bottom:22px; left:50%; transform:translateX(-50%) translateY(20px);
    background:var(--ink); color:#fff; padding:11px 18px; border-radius:10px; font-size:13px; font-weight:600;
    box-shadow:0 8px 24px rgba(0,0,0,.25); opacity:0; pointer-events:none; transition:all .25s; z-index:100;
  }
  .toast.show { opacity:1; transform:translateX(-50%) translateY(0); }

  .restorebanner {
    background:var(--gate); border:1px solid #e9c877; border-radius:10px; padding:12px 16px;
    display:flex; gap:12px; align-items:center; margin-bottom:16px; flex-wrap:wrap;
  }
  .restorebanner .msg { flex:1; font-size:13px; font-weight:600; color:#7a4d09; min-width:200px; }

  /* file-identity gate: nothing works until borrower + loan are entered */
  .field input.needval { border-color:#f0a; box-shadow:0 0 0 2px rgba(255,0,170,.15); }
  .gateOverlay {
    position:fixed; inset:0; z-index:150; display:flex; align-items:center; justify-content:center;
    background:rgba(15,28,46,.55); backdrop-filter:blur(3px); padding:24px;
  }
  .gateCard {
    background:var(--card); border-radius:16px; box-shadow:0 24px 70px rgba(0,0,0,.4);
    max-width:440px; width:100%; padding:28px 26px; text-align:center;
  }
  .gateCard h3 { margin:0 0 8px; font-size:19px; letter-spacing:-.01em; }
  .gateCard p { margin:0 0 20px; color:var(--grey); font-size:13.5px; line-height:1.5; }
  .gateCard .gfield { text-align:left; margin-bottom:14px; }
  .gateCard label { display:block; font-size:10.5px; text-transform:uppercase; letter-spacing:.06em; font-weight:800; color:var(--grey); margin-bottom:6px; }
  .gateCard input { width:100%; border:1px solid var(--line2); border-radius:9px; padding:11px 13px; font-size:15px; font-family:inherit; }
  .gateCard input:focus { outline:2px solid var(--teal); outline-offset:0; border-color:transparent; }
  .gateCard .gbtn { width:100%; margin-top:6px; border:0; border-radius:10px; padding:13px; font-size:15px; font-weight:750; cursor:pointer; background:var(--teal); color:#fff; }
  .gateCard .gbtn:disabled { background:var(--line2); color:#fff; cursor:not-allowed; }
  .gateCard .pwErr { margin-top:10px; font-size:12.5px; color:#c0392b; font-weight:700; min-height:16px; }
  .gateCard .pwCopyright { margin-top:20px; padding-top:14px; border-top:1px solid var(--line2); font-size:10px; color:var(--grey); opacity:.85; line-height:1.45; letter-spacing:.01em; }
  body.locked { overflow:hidden; }


  /* ===== focus mode ===== */
  /* view toggle — smaller, secondary; sits in the right-hand controls cluster
     on navy, so it uses a translucent treatment (not the white-card style). */
  .viewtoggle { display:flex; gap:0; background:rgba(255,255,255,.08); border:1px solid rgba(255,255,255,.16); border-radius:99px; padding:2px; }
  .viewtoggle button { border:0; background:transparent; padding:5px 11px; border-radius:99px; font-size:11.5px; font-weight:700; cursor:pointer; color:#aebfd1; }
  .viewtoggle button.on { background:#fff; color:var(--ink); }
  /* TAB BAR — the two loan stages (Preapproval | Submission). Prominent, since
     switching tab swaps the whole checklist, progress, banner and notes. */
  /* program tabs — a segmented control (no folder edges, so nothing "floats"),
     with real separation from the identity fields above (margin-top). */
  .tabbar { display:inline-flex; gap:3px; margin:10px 0 0; background:rgba(255,255,255,.07);
    border:1px solid rgba(255,255,255,.14); border-radius:11px; padding:4px; }
  .tabbar .tabbtn {
    border:0; background:transparent; color:#aebfd1; font-family:inherit;
    font-size:14px; font-weight:750; padding:7px 22px; border-radius:8px; cursor:pointer;
    letter-spacing:.2px; transition:background .12s, color .12s, box-shadow .12s;
  }
  .tabbar .tabbtn:hover { background:rgba(255,255,255,.10); color:#fff; }
  .tabbar .tabbtn.on {
    background:var(--card); color:var(--ink);
    box-shadow:0 1px 4px rgba(0,0,0,.20), inset 0 -2px 0 var(--teal);
    font-weight:800;
  }
  .tabbar .tabbtn.on:hover { background:var(--card); color:var(--ink); }
  @media (max-width:560px){ .tabbar { width:100%; } .tabbar .tabbtn { flex:1; padding:8px 12px; font-size:13px; } }
  #focusView { display:none; }
  /* Focus mode is a TRUE full-screen overlay: nothing else visible, no scrolling
     to bring the item into view. The item is centered in the viewport. */
  body.focus { overflow:hidden; }
  body.focus .notespanel, body.focus #checklist,
  body.focus .toolbar, body.focus #collapseAll { display:none; }
  /* Focus mode: the header stays a real, anchored bar at the top (not a
     transparent float) holding the program tabs (left) + view toggle (right) as
     one coherent row — so nothing drifts over the empty background. */
  body.focus header { background:rgba(15,28,46,.94); backdrop-filter:blur(6px); box-shadow:0 2px 14px rgba(0,0,0,.35); position:fixed; top:0; left:0; right:0; z-index:201; }
  body.focus .hwrap { padding:10px 22px; display:flex; align-items:center; justify-content:space-between; gap:14px; max-width:1080px; margin:0 auto; }
  body.focus .hwrap > .brandrow, body.focus .hwrap > .filestrip { display:none; }
  body.focus .tabbar { margin:0; }
  body.focus .statusbar { border:0; padding:0; margin:0; gap:0; }
  body.focus .statusbar .prog, body.focus .statusbar .saveState, body.focus .statusbar .btns { display:none; }
  body.focus #fileTimer { display:none !important; }   /* focus view has its own timer in the card; hide the top-left one */
  body.focus main { max-width:none; padding:0; }
  /* keep the conflict banner visible in focus, floated above the overlay under the toggle */
  body.focus #conflictBanner {
    display:block; position:fixed; top:70px; left:50%; transform:translateX(-50%);
    width:min(720px, calc(100% - 32px)); z-index:203; pointer-events:auto;
    box-shadow:0 6px 20px rgba(0,0,0,.35); max-height:40vh;
  }
  /* hide it in focus only when it's the clean/OK state — no need to occupy space with a green all-clear */
  body.focus #conflictBanner.ok { display:none; }
  /* when a conflict banner IS showing in focus, drop the card so it clears the banner.
     --cbH is the banner's live height, set by updateConflictBanner(). */
  body.focus:has(#conflictBanner.bad) #focusView { align-items:flex-start; padding-top:calc(78px + var(--cbH, 120px) + 18px); }
  body.focus #focusView {
    display:flex; align-items:center; justify-content:center;
    position:fixed; inset:0; z-index:200;
    background:linear-gradient(135deg,#0f1c2e,#1c2f45);
    padding:24px; overflow:auto;
  }
  /* the view toggle now sits in the anchored focus bar (right side) — no float */
  .focuscard { background:var(--card); border:1px solid var(--line); border-radius:18px; box-shadow:0 20px 60px rgba(0,0,0,.35); width:100%; max-width:720px; margin:0 auto; overflow:hidden; }
  .focusprog { height:6px; background:var(--paper); }
  .focusprog > div { height:100%; background:linear-gradient(90deg,#5eead4,#0d7d7d); transition:width .3s; }
  .focustop { padding:14px 22px 0; display:flex; align-items:center; justify-content:space-between; }
  /* the focus card sits on WHITE, so the timer needs dark-on-light colors —
     the top-bar scheme (light text on translucent dark) washes out here */
  #fFileTimer { font-size:13px; padding:5px 12px; }
  #fFileTimer.t-green { background:#0f7a4a; color:#fff; border-color:#0c623b; }
  #fFileTimer.t-amber { background:#b4780a; color:#fff; border-color:#8a5c08; }
  #fFileTimer.t-red   { background:#c0341f; color:#fff; border-color:#992818; }
  .focussec { font-size:11px; font-weight:800; text-transform:uppercase; letter-spacing:.07em; color:var(--teal-dk); }
  .focuscount { font-size:11px; font-weight:700; color:var(--grey); }
  .focusbody { padding:20px 22px 8px; min-height:150px; }
  .focuslabel { font-size:20px; font-weight:750; line-height:1.35; letter-spacing:-.01em; margin-bottom:4px; }
  .focuslabel .siren { color:var(--red); }
  .focusinput { margin:16px 0 4px; }
  .focusinput input[type=text], .focusinput select { width:100%; border:1px solid var(--line2); border-radius:9px; padding:11px 13px; font-size:15px; font-family:inherit; }
  .focusinput.gatecell input, .focusinput.gatecell select { background:var(--gate); border-color:#e9c877; }
  .focusinput.qinput input { background:var(--amber-bg); border:1px dashed var(--amber); color:var(--amber); font-weight:600; }
  .focuscheck { display:flex; align-items:center; gap:12px; margin:18px 0 4px; padding:14px 16px; border:2px solid var(--line); border-radius:12px; cursor:pointer; transition:border-color .15s, background .15s; }
  .focuscheck:hover { border-color:var(--teal); background:#f0fdfa; }
  .focuscheck.checked { border-color:var(--green); background:var(--green-bg); }
  .focuscheck.locked { border-color:#f5d9a8; background:#fffaf0; cursor:not-allowed; }
  .focuscheck.locked span { color:#b45309; }
  .focuscheck.locked:hover { border-color:#f5d9a8; background:#fffaf0; }
  .focuscheck input { width:24px; height:24px; accent-color:var(--teal); }
  .focuscheck span { font-weight:650; font-size:14.5px; }
  .focusnote { font-size:12.5px; color:var(--grey); white-space:pre-wrap; margin-top:14px; padding:12px 14px; background:var(--paper); border-radius:10px; border-left:3px solid var(--line2); max-height:220px; overflow:auto; }
  .focusfoot { display:flex; align-items:center; justify-content:space-between; gap:10px; padding:14px 22px 20px; border-top:1px solid var(--line); }
  .fbtn { border:0; border-radius:10px; padding:11px 20px; font-size:14px; font-weight:750; cursor:pointer; }
  .fbtn-back { background:var(--paper); color:var(--ink2); }
  .fbtn-back:disabled { opacity:.4; cursor:default; }
  .fbtn-next { background:var(--teal); color:#fff; }
  .fbtn-skip { background:transparent; color:var(--grey); font-weight:600; font-size:12.5px; }
  .focusjump { text-align:center; padding:0 0 18px; }
  .focusjump select { border:1px solid var(--line); border-radius:8px; padding:6px 10px; font-size:12px; color:var(--grey); font-family:inherit; }

  @media (max-width:640px){
    .field input { min-width:120px; }
    .brand { font-size:16px; }
  }
</style>
</head>
<body>
<header>
  <div class="hwrap">
    <div class="brandrow">
      <div class="brand">Caussade Team <span class="accent">Master Checklist</span></div>
      <div class="ver" id="verLabel"></div>
    </div>
    <div class="filestrip">
      <div class="field"><label>Borrower name</label><input id="fBorrower" placeholder="Active file name" autocomplete="off"></div>
      <div class="field"><label>Loan number</label><input id="fLoan" placeholder="Loan #" autocomplete="off"></div>
      <div class="field grow"></div>
    </div>
    <div class="tabbar" id="tabBar">
      <button class="tabbtn" data-tab="preapproval">Preapproval</button>
      <button class="tabbtn" data-tab="dpa">DPA Procedures</button>
      <button class="tabbtn" data-tab="departing">Departing Res. (beta)</button>
      <button class="tabbtn on" data-tab="submission">Submission</button>
    </div>
    <div class="statusbar">
      <div class="prog">
        <div class="progtrack"><div class="progfill" id="progFill"></div></div>
        <div class="progtxt" id="progTxt">0 of 0 complete</div>
      </div>
      <div class="saveState clean" id="saveState"><span class="dot"></span><span id="saveStateTxt">Saved</span></div>
      <div class="fileTimer" id="fileTimer" title="Time on this file — aim for 40 minutes or less" style="display:none">⏱ 00:00</div>
      <div class="viewtoggle" id="viewToggle">
        <button data-view="list" class="on">☰ Checklist</button>
        <button data-view="focus">◎ Focus</button>
      </div>
      <div class="btns">
        <button class="btn btn-primary" id="btnExport">💾 Export progress</button>
        <button class="btn btn-ghost" id="btnImport">📂 Load progress</button>
        <button class="btn btn-ghost" id="btnReset">↺ New file</button>
      </div>
    </div>
    <div id="conflictBanner" class="conflictbanner ok">✓ No program conflicts detected</div>
  </div>
</header>

<main>
  <div id="pwGate" class="gateOverlay" style="display:none; z-index:200">
    <div class="gateCard">
      <h3>🔒 Caussade Team Master Checklist</h3>
      <p id="pwSub">Enter the access password to continue.</p>
      <div class="gfield"><label for="pwInput">Access password</label><input id="pwInput" type="password" autocomplete="off"></div>
      <button class="gbtn" id="pwBtn">Unlock</button>
      <div id="pwErr" class="pwErr"></div>
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const VERSION = "HTML h1.43 · from sheet v13.16";
const TAB_DATA = {"preapproval":[{"t":"section","label":"WBM ORIGINATIONS"},{"t":"row","in":"dd","b":"Core loan program (add “- DPA” if using assistance)","tags":[],"list":["CONV","CONV - DPA","FHA","FHA - DPA","VA","VA - DPA","USDA","USDA - DPA","OTHER"],"note":"PICK THE CORE PROGRAM. Add \"- DPA\" if this file uses down payment assistance.\n\n  CONV          FHA          VA          USDA\n  CONV - DPA    FHA - DPA    VA - DPA    USDA - DPA\n\nTHAT IS ALL THIS FIELD IS. It says WHICH core program and WHETHER there is DPA.\nIt does NOT say which DPA program - you choose that below, in the DPA section,\nas PROVIDER - CORE - DPA TYPE (e.g. TSAHC - GOVT - GRANT).\n\nWHY IT MATTERS: this drives every program rule on the tab. Pick FHA and the FHA\ncitizenship and occupancy rules switch on. Pick CONV and they switch off.\n\nIF YOU PICK \"- DPA\" you must also set Sub financing to Yes and choose the DPA\nline below - the tool will tell you if those disagree."},{"t":"row","in":"check","b":"Pull soft credit","tags":[],"note":"Run the credit pull immediately after selecting the loan program template."},{"t":"row","in":"text","b":"Middle credit scores, comma-separated","tags":[],"note":"Enter each borrower’s middle score, e.g. 720, 705."},{"t":"row","in":"check","b":"🏛️ Married + govt loan + spouse NOT on the app → pull NPS credit (see note)","tags":[],"note":"NPS = NON-PURCHASING SPOUSE. Texas is a COMMUNITY PROPERTY state, so on a\ngovernment loan the spouse’s debts are treated as joint obligations even though\nthe spouse is not on the loan.\n\nPULL NPS CREDIT WHEN ALL OF THESE ARE TRUE:\n  1. The borrower is on the mortgage application\n  2. The borrower is MARRIED\n  3. The spouse is NOT on the application\n  4. The loan is for a PRIMARY RESIDENCE\n  5. Community property state (Texas)\n\n⚠ IT DOES NOT MATTER WHETHER THE PROPERTY IS THE SPOUSE’S PRIMARY RESIDENCE.\nThe spouse may live somewhere else entirely. The rule keys off the BORROWER’S\nmarital status and the fact that this loan is for a primary residence — not on\nwhere the spouse lives or whether they intend to occupy.\n\nWHAT COMES ACROSS: the spouse’s LIABILITIES, into the debt-to-income ratio.\nThat is the point of the pull. Their income does not help the file and their\ncredit score does not become the qualifying score — only the debts come over.\n\nWHY IT HURTS TO MISS IT: the DTI is wrong from the start, in the direction that\nlooks good. The borrower gets a pre-approval built on a ratio that does not\ninclude debts the underwriter will add later.\n\nNOTE ON PROGRAM: this row is scoped to GOVERNMENT loans. Conventional treats\ncommunity-property spouses differently — confirm against the guideline for the\nprogram on this file rather than assuming it works the same way."},{"t":"row","in":"check","b":"🏛️ Co-borrower: does everyone OCCUPY? If not, check the LTV cap","tags":[],"note":"THIS IS ABOUT NON-OCCUPANT CO-BORROWERS AND LTV.\n\nIF EVERY BORROWER WILL LIVE IN THE HOME:\n  No relationship restriction. A cousin, a friend, anyone can be an\n  occupying co-borrower. Nothing to do here.\n\nIF A CO-BORROWER WILL NOT LIVE IN THE HOME:\n  Max LTV drops to 75% — that is 25% down.\n  It goes back up to 96.5% ONLY if they are a FAMILY MEMBER.\n\n\"FAMILY MEMBER\" HERE MEANS THE SAME LIST AS GIFT DONORS:\n  parent, grandparent, child, spouse or domestic partner, legally adopted\n  or foster child, brother, stepbrother, sister, stepsister, AUNT, UNCLE,\n  and the in-law versions.\n  COUSINS, NIECES and NEPHEWS ARE NOT ON THAT LIST.\n\nSO: a cousin CAN be a co-borrower. If the cousin does not occupy, the file\nis capped at 75% LTV and the borrower needs 25% down.\n\nTWO MORE TRAPS:\n  - Above 75% LTV, non-occupant co-borrower files are ONE-UNIT ONLY.\n  - A Family Member SELLING to a Family Member who will be a non-occupying\n    co-borrower stays at 75%. The family exception does not apply.\n\n(The old note here said cousins were barred outright. That was wrong — it\nconfused the gift-donor rule with the co-borrower rule. Corrected v3.4.)\n\nSource: HUD Handbook 4000.1, non-occupying borrower transactions."},{"t":"row","in":"dd","b":"Loan purpose","tags":[],"list":["Purchase","Rate/Term Refi","Cash-Out Refi","Construction","Other"]},{"t":"row","in":"dd","b":"Occupancy","tags":[],"list":["Primary Residence","Second Home","Investment Property"]},{"t":"row","in":"dd","b":"Loan type — must match program template","tags":[],"list":["Conventional","FHA","VA","USDA","Other"],"note":"The template and the loan type sit far apart on this sheet and get filled at\ndifferent times, which is how they end up disagreeing.\n\nThe conflict banner watches for this (rule C4) — but only once BOTH are filled.\nThis row is the manual check.\n\nIf they disagree, settle which is right before going further. Everything\ndownstream is built on the answer."},{"t":"row","in":"dd","b":"Lien position (1st or 2nd only)","tags":[],"list":["First","Second"],"note":"A purchase is always a FIRST lien. If this says Second on a purchase something\nis wrong — the conflict banner flags it (rule C7).\n\nSecond lien here means the mortgage being originated, NOT DPA structured as a\nsecond lien. Different things."},{"t":"row","in":"dd","b":"Sub financing / DPA program?","tags":[],"list":["Yes","No"],"note":"Selecting Yes expands DPA rows and means you use the DPA Procedures tab.","key":"subfin"},{"t":"row","in":"dd","b":"Which DPA program? (PROVIDER - CORE LOAN - DPA TYPE)","tags":[],"list":["TSAHC - GOVT - GRANT","TSAHC - GOVT - FORGIVABLE 2ND","TSAHC - CONV - FORGIVABLE 2ND","TDHCA - GOVT - FORGIVABLE 2ND","TDHCA - GOVT - REPAYABLE 2ND","TDHCA - CONV - FORGIVABLE 2ND","TDHCA - CONV - REPAYABLE 2ND","CNC - GOVT - FORGIVABLE","CNC - GOVT - REPAYABLE","OTHER / NOT LISTED"],"note":"WHICH DPA LINE IS THIS FILE ON?\n\nNAMING: PROVIDER - CORE LOAN PROGRAM - DPA TYPE\nExample: TSAHC - CONV - GRANT\n\nCREDIT FLOORS (lowest middle score):\n  TSAHC - GOVT - either ........ 620\n  TSAHC - CONV - either ........ 640   <-- NOT 620\n  TDHCA - GOVT - either ........ 620\n  TDHCA - CONV - either ........ 620   <-- stays 620\n  CNC - GOVT - FORGIVABLE ...... 640\n  CNC - GOVT - REPAYABLE ....... 660   <-- HIGHEST\n\nTHE TWO THAT CATCH PEOPLE OUT:\n  1. TSAHC CONV needs 640. TDHCA CONV needs 620. Same score, different answer.\n  2. CNC REPAYABLE needs 660. A 645 clears FORGIVABLE and fails REPAYABLE.\n\nELIGIBLE FIRST LIENS:\n  TSAHC .... FHA, VA, USDA, Conventional\n  TDHCA .... FHA, VA, USDA, Conventional\n           (CONV means it is a My Choice file - My First has no Conventional)\n  CNC ...... FHA 203b and USDA ONLY. No Conventional. No VA.\n\nNOT CHECKED HERE - CATCH THESE YOURSELF:\n  MANUFACTURED raises the floor: TSAHC 640, CNC 660 on every line.\n  CNC BLENDED SCORE: 660 forgivable / 670 repayable, and only if the primary\n  wage earner makes 60%+ of household income AND has the higher score.\n\nSources: TDHCA matrices 04/06/2026; SmartBuy matrix locks 06/05/2026; TSAHC\npublished guidelines checked Jul 2026. RE-CHECK THE MATRIX - these change.","cond":"subfin"},{"t":"row","in":"check","b":"💰 Complete DPA input steps (DPA tab)","tags":[],"note":"Follow the DPA Procedures tab for the exact Encompass entry. Click the link to jump to that tab.","cond":"subfin","jump":"dpa"},{"t":"row","in":"pct","b":"💰 DPA % chosen (e.g. 3%, 4%)","tags":[],"note":"RECORD the DPA percentage the file is using. This is the number you are entering now.\n\nDo NOT try to confirm it “matches the final loan amount” here — there is no final loan amount yet at pre-approval. That check belongs in FINAL RECHECK, after the loan amount is set, because DPA is a PERCENTAGE and its dollar value moves whenever the loan amount moves.","cond":"subfin"},{"t":"row","in":"check","b":"Purchase price entered","tags":[]},{"t":"row","in":"check","b":"🚨 Down payment — use the PROGRAM MINIMUM unless the client asked otherwise","tags":[],"note":"PROGRAM MINIMUMS:\n  FHA .......... 3.5%\n  Conventional . 3% first-time buyer, 5% otherwise\n  VA ........... 0%\n  USDA ......... 0%\n\nDEFAULT TO THE MINIMUM. Every pre-approval on this team is calculated at the\nminimum down payment for the program unless the client has specifically asked\nto put more down. That is what makes the final purchase price meaningful on\nits own — the loan amount follows from it.\n\nIF THE CLIENT WANTS TO PUT MORE DOWN, use their number and note it in the box below,\nso whoever reads the pre-approval knows the price was not built on the\nminimum."},{"t":"row","in":"pct","b":"Interest rate — use the WORST CASE rate for qualifying","tags":[],"note":"This is the rate used to calculate the PROPOSED MONTHLY PAYMENT for the\ndebt-to-income ratio. That is all it is doing here.\n\nUSE THE WORST CASE — the highest rate that is realistic today, not the best\none you could quote. If the borrower qualifies at the worst case, they\nqualify, and the payment only gets better from there. Nobody has to go back\nand tell a borrower they qualify for less than they were told.\n\nIF YOU ARE NOT SURE WHAT RATE TO USE, ASK NESTOR. Do not guess low.\n\nSame principle as the 1% on student loans and the tax and insurance averages\non this tab: at pre-approval you assume the worst and let the real numbers\nimprove the file, never the other way round."},{"t":"row","in":"dd","b":"Loan term (months)","tags":[],"list":["360","240","180","Other"]},{"t":"row","in":"check","b":"First-time buyer","tags":[]},{"t":"row","in":"check","b":"Spanish-speaking customer","tags":[]},{"t":"row","in":"dd","b":"Current housing (Own / Rent / Rent-Free)","tags":[],"list":["Own Home","Renting","Rent-Free or No Expense"],"key":"housing"},{"t":"row","in":"money","b":"Current rent — if Renting selected above","tags":[],"cond":"renting"},{"t":"row","in":"check","b":"Proposed P&I populated correctly","tags":[],"note":"Confirm P&I matches quoted pricing in Encompass."},{"t":"row","in":"check","b":"Property taxes entered","tags":[],"note":"Purchase price × 1.95%, typed into the pencil/edit field so Encompass\nauto-calculates.\n\n1.95% is an average DFW-area rate WITH THE HOMESTEAD EXEMPTION. At pre-approval\nthere is usually no actual property yet, so this is here to get the DTI close\nenough to quote from. It is a working average, not a figure for an address.\n\nOnce there is a real property, use the real tax figure."},{"t":"row","in":"check","b":"Homeowners insurance entered","tags":[],"note":"Purchase price × 0.085%, typed into the pencil/edit field so Encompass\nauto-calculates.\n\nSame idea as the tax estimate: a DFW-area average that gets the DTI close\nenough to quote from at pre-approval. Replace it with the real premium once\nthe borrower has a quote or binder."},{"t":"row","in":"check","b":"HOA dues entered (if applicable)","tags":[]},{"t":"row","in":"check","b":"Run MI — Conv + DPA is FULL 35% factor, no discount (see note)","tags":[],"note":"FHA monthly MI auto-populates. Conventional MI must be run.\n\n⚠ CONVENTIONAL + DPA — RUN THE FULL 35% COVERAGE FACTOR. NO DISCOUNT.\n\nThis is a COMPANY OVERLAY and it is not optional.\n\nWHY IT LOOKS WRONG AND IS NOT: on a plain conventional file, and on HFA\nproducts generally — HFA Preferred, Home Possible Advantage and similar — you\nmay well get REDUCED MI coverage, and the factor comes down. That discount is\nreal and you use it on those files.\n\nBut the moment a DPA program is attached (TSAHC, TDHCA, CNC), company policy\nis the FULL 35% coverage factor regardless of what the HFA product would\notherwise allow.\n\nDO NOT “correct” THIS TO THE REDUCED FACTOR. It looks like an error to anyone\nwho knows HFA pricing. It is not. Quoting the discounted factor on a DPA file\nunderstates the payment and the DTI, and it surfaces late — after the borrower\nhas been told a number."},{"t":"row","in":"check","b":"Monthly MI amount populated","tags":[],"note":"Verify the monthly MI amount against the engine output."},{"t":"row","in":"check","b":"Total housing payment (PITI) sum correct in Encompass","tags":[]},{"t":"row","in":"dd","b":"🏢 Property type — Condo starts warrantability review","tags":[],"list":["SFR","Condo","Townhome","PUD","Manufactured","2–4 Unit","Other"],"note":"If Condo: start structural condo warrantability vetting."},{"t":"row","in":"check","b":"Subject street address entered (TBD ok at preapproval)","tags":[]},{"t":"row","in":"check","b":"Unit number entered (if applicable)","tags":[]},{"t":"row","in":"check","b":"DFW ZIP code entered","tags":[]},{"t":"row","in":"check","b":"Estimated value auto-matches purchase price","tags":[]},{"t":"row","in":"check","b":"Seller credits within program max % — net the buydown out first (see note)","tags":[],"note":"CAPS (interested-party contributions):\n  FHA .......... 6% (flat, all transactions)\n  Conventional . by down payment: <10% down = 3%; 10–25% = 6%; >25% = 9%;\n                 investment = 2% (any down payment). Caps on the LESSER of\n                 price or appraised value.\n  VA ........... two buckets. Sellers may pay ALL allowable closing costs\n                 (title, escrow, recording, appraisal) with NO cap. Separately,\n                 true CONCESSIONS (funding fee, buydown, prepaids, debt payoff,\n                 gifts) are capped at 4% of the VA reasonable value (Notice of\n                 Value), NOT the price. Do not lump closing costs into the 4%.\n\n⚠ IF THERE IS A TEMPORARY BUYDOWN, NET IT OUT BEFORE YOU CHECK THE CAP.\n\nEncompass automatically books the buydown fee as SELLER PAID in Section 1318,\nColumn 2. Enter the full contract credit on top of that and the buydown counts\ntwice — which both overstates what the borrower is getting and can make the cap\nlook breached when it is not.\n\nSeller credit to enter = contract seller credit − buydown amount.\n\nSee the buydown row for the full explanation."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — WBM ORIGINATIONS — type it in the box below","tags":["qask:Wbm Originations"],"note":"Type any client question about Wbm Originations here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"URLA LENDER"},{"t":"row","in":"dd","b":"Temporary buydown? Must be seller-paid","tags":[],"list":["Yes","No"],"note":"If Yes, buydown must always be seller-paid."},{"t":"row","in":"check","b":"DTI calculated at full note rate, not buydown rate","tags":[],"note":"Qualify the file at the full note rate, not the reduced temporary payment."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — URLA LENDER — type it in the box below","tags":["qask:Urla Lender"],"note":"Type any client question about Urla Lender here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"URLA PART 1 (BORROWER BACKGROUND)"},{"t":"row","in":"dd","b":"Citizenship/residency — FHA needs citizen or PR","tags":[],"list":["U.S. Citizen","Lawful Permanent Resident","Non-Permanent Resident"],"note":"FHA qualifies citizens or permanent residents. If neither, go Conventional.","key":"citizenship"},{"t":"row","in":"dd","b":"🚨 Government photo ID — on file and UNEXPIRED (all borrowers)","tags":[],"list":["Current","Need to request updated"],"note":"EVERY file needs an unexpired government photo ID for every borrower — citizen or not. If all are on file and unexpired, mark Current. If any is missing or expired, mark “Need to request updated” and it drops onto the DOCS TO REQUEST list at the top. Copy front AND back of the card.","ask":"Request updated / unexpired government ID","gate":true},{"t":"row","in":"dd","b":"🚨 Non-citizen on file → GREEN CARD on file and UNEXPIRED","tags":[],"list":["Current","Need to request updated"],"note":"Shows because citizenship is set to something other than U.S. Citizen. If anyone on the loan is a lawful permanent resident, their GREEN CARD must be on file and UNEXPIRED. Mark Current if it is; mark “Need to request updated” to drop it onto the DOCS TO REQUEST list. (Worst-case gate — it shows whenever anyone on the file is not a citizen; ignore if it does not apply to this borrower.)","ask":"Request unexpired green card","gate":true,"cond":"noncitizen"},{"t":"row","in":"dd","b":"🚨 Non-citizen on file → WORK PERMIT (EAD, red card) on file and UNEXPIRED","tags":[],"list":["Current","Need to request updated"],"note":"Shows because citizenship is set to something other than U.S. Citizen. If anyone on the loan is a non-permanent resident, their WORK PERMIT (EAD — the red card) must be on file and UNEXPIRED, and the category must be acceptable to the program. Mark Current if it is; mark “Need to request updated” to drop it onto the DOCS TO REQUEST list. (Worst-case gate — it shows whenever anyone on the file is not a citizen; ignore if it does not apply to this borrower.)","ask":"Request unexpired work permit (EAD)","gate":true,"cond":"noncitizen"},{"t":"row","in":"dd","b":"Marital status — Married + TX + govt loan means NPS credit (see note)","tags":[],"list":["Married","Unmarried","Separated","Divorced"],"note":"If MARRIED, the borrower is on a government loan for a primary residence, and\nthe spouse is NOT on the application, you must pull the non-purchasing\nspouse’s credit and add their liabilities to the DTI. Texas is a community\nproperty state.\n\nThis holds even if the spouse lives elsewhere and will not occupy the\nproperty. See the NPS credit row near the top of this tab for the full rule.\n\nSEPARATED is not the same as DIVORCED. Still legally married means the\ncommunity property rule still applies — check the guideline rather than\nassuming a separation removes the requirement."},{"t":"row","in":"dd","b":"Child support / alimony?","tags":[],"list":["None","Pays","Receives"],"note":"Pays = liability. Receives = possible income with documentation.","key":"childsup"},{"t":"row","in":"check","b":"If PAYS — liability in DTI. FHA: child support always debt. Conv-LPA + VA: also reduces income/residual","tags":[],"note":"Fannie option: count as debt OR reduce income. LPA deducts alimony from income. Installment <10 months may be excluded.","cond":"cs-pays"},{"t":"row","in":"check","b":"If RECEIVES — needs ALL 3: (1) decree, (2) history Conv 6mo/FHA 3mo/VA 12mo, (3) 🚨 continues 3+ yrs from closing — check child’s age vs support end date","tags":[],"note":"If support ends within 3 years (e.g. child turns 18 soon), it cannot be used even with perfect history. Non-taxable can gross up 125% (conv).","cond":"cs-recv"},{"t":"row","in":"check","b":"Current address is consistent everywhere on the 1003 (and matches the credit report)","tags":[],"note":"The current address appears in several places on the URLA (1003) and must read the same in all of them, and match the credit report and the documents in the file. A mismatch — even a formatting difference — becomes a condition someone has to explain later."},{"t":"row","in":"dd","b":"Current housing type","tags":[],"list":["Own Home","Renting","Rent-Free"]},{"t":"row","in":"money","b":"Current housing payment","tags":[]},{"t":"row","in":"check","b":"Mailing address matches current","tags":[]},{"t":"row","in":"check","b":"24 months of address history — the whole span covered (see note)","tags":[],"note":"VERIFY 24 MONTHS OF ADDRESS HISTORY, with the whole span covered.\n\nSame shape as the employment history row: MULTIPLE ADDRESSES ARE FINE. Moving\nis not the problem. What matters is that there is no unexplained hole in the\n24-month calendar — no month where nobody can say where they were living.\n\nWHICH ADDRESS GOES DOWN when the two are not the same:\nUse where they RECEIVE THEIR MAIL — where the bills, the tax documents and the\nstatements go. Occasionally a borrower physically lives at one address while\neverything of record goes to another, and it is the address of record that the\nfile has to line up with.\n\nNine times out of ten those are the same place and there is nothing to think\nabout. The tenth time is why this row asks.\n\nWHY IT MATTERS: the addresses on this application have to agree with the\npaperwork behind them. If the bank statements, the tax returns and the credit\nreport all show one address and the application shows another, that becomes a\ncondition somebody has to explain later."},{"t":"row","in":"check","b":"🎖️ VA branch + COE confirmed","tags":[],"note":"If VA: validate service branch and active COE."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — URLA PART 1 — type it in the box below","tags":["qask:Urla Part 1"],"note":"Type any client question about Urla Part 1 here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"URLA PART 2 (INCOME)"},{"t":"row","in":"check","b":"Calculate qualifying income (paystubs, YTD, W-2s)","tags":[],"note":"Vet current complete paystubs, YTD, clean W-2 links."},{"t":"row","in":"dd","b":"Employment type","tags":[],"list":["W-2 Employee","Self-Employed","Both","Other"]},{"t":"row","in":"check","b":"🧾 Self-employed income goes in the SE field, not the W-2 field","tags":[],"note":"Encompass has a separate field for self-employment income. It is not the same\nfield a W-2 wage earner’s income goes into.\n\nPut it in the right one. The income TYPE is what drives how the file is\nstructured from here — what AUS asks for and how the income is documented — so\ngetting it in the wrong field misclassifies the borrower from the start.\n\nIf the borrower has BOTH (a W-2 job and a business), each piece goes in its own\nfield. See the employment type dropdown above."},{"t":"row","in":"check","b":"Base / OT / Bonus / Commission split out separately — decides if a VOE is needed","tags":[],"note":"Calculate each pay component on its own — base, overtime, bonus, commission —\nrather than one blended figure off the paystub.\n\nTHIS IS WHAT TELLS YOU WHETHER YOU NEED A VOE. Once the components are split\nout you can see whether BASE alone carries the file:\n  · base is enough  →  no VOE needed\n  · you need the variable pay to qualify  →  order the VOE now (see below), and\n    average that income over two years\n\nThey are also documented differently and treated differently by AUS, which is\nthe other reason they never get lumped together."},{"t":"row","in":"check","b":"Need income beyond base to qualify? Order the VOE now — Argyle first, then TWN (see note)","tags":[],"note":"YOU DO NOT ALWAYS NEED A VOE. Decide first, then act.\n\nIF BASE INCOME ALONE QUALIFIES THEM:\n  No VOE needed. Base pay is on the paystub. Move on.\n\nIF YOU NEED INCOME BEYOND BASE TO QUALIFY — commission, bonus, overtime, tips,\nanything beyond base:\n  ORDER THE VOE ON THE SPOT. Those income types have to be AVERAGED OVER TWO\n  YEARS — per category, separately — and a VOE WITH THE BREAKDOWN is the only\n  way to get that history. A VOE that just confirms employment and a job title\n  is not enough: you need two years of the actual commission, bonus and\n  overtime figures, broken out.\n\n⚠ DO NOT GUESS AT VARIABLE INCOME. Not an estimate from the paystub YTD, not\na number the borrower gives you, not last year’s figure carried forward. If the\nfile needs that income to work, it needs the verification behind it. Guessing\nhere produces a pre-approval the file cannot support.\n\nWHERE TO ORDER IT — IN THIS ORDER:\n  1. ARGYLE first. It is the cheaper of the two.\n  2. THE WORK NUMBER (TWN) if Argyle cannot verify the employer.\n\nNote in the box below which one you used, so the next person knows where the\nverification came from without re-ordering it.","ask":"VOE (income beyond base)"},{"t":"row","in":"check","b":"Print + upload income calculator PDF to eFolder","tags":[],"note":"Print the calculator to PDF and upload to eFolder before AUS."},{"t":"row","in":"check","b":"Finalize income in application","tags":[],"note":"Enter the calculated income back into the application after it locks."},{"t":"row","in":"check","b":"Other income — Social Security (enter the monthly amount in the box below)","tags":[],"note":"All other income needs 3-yr continuance."},{"t":"row","in":"check","b":"Other income — Disability (enter the monthly amount in the box below)","tags":[],"note":"All other income needs 3-yr continuance."},{"t":"row","in":"check","b":"Other income — Retirement (enter the monthly amount in the box below)","tags":[],"note":"All other income needs 3-yr continuance."},{"t":"row","in":"check","b":"🎖️ Other income — VA Benefits (enter the monthly amount in the box below)","tags":[],"note":"All other income needs 3-yr continuance."},{"t":"row","in":"check","b":"🚨 24 months of job history — GATE: under 2 years, income cannot be used (see note)","tags":[],"note":"VERIFY 24 MONTHS OF CONTINUOUS JOB HISTORY. That is what this row is checking.\n\nMULTIPLE EMPLOYERS ARE FINE. Three months here, six months there, twelve months\nsomewhere else — all of it counts. Changing jobs is not the problem. What\nmatters is that the 24-month span is COVERED.\n\nSELF-EMPLOYMENT COUNTS toward the 24 months too, as long as they were working.\nFull time is preferred.\n\n⚠ THIS IS A QUALIFYING GATE, NOT A PAPERWORK ITEM.\nIf the borrower does not have 24 months of job history — a young borrower with\nonly a year, for example — THEIR INCOME CANNOT BE USED AT ALL. Not reduced, not\naveraged down. Not used.\n\nCHECK THIS EARLY. It is not a condition to clear later; it decides whether\nthere is a file. Finding out after a pre-approval has been issued means taking\none back.\n\nIf they are short of 24 months, the conversation is about a co-borrower who\ndoes qualify, or about waiting — not about documenting around it."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — INCOME — type it in the box below","tags":["qask:Income"],"note":"Type any income question you need to ask the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Income]. Leave blank if there is nothing to ask."},{"t":"section","label":"URLA PART 3 (ASSETS / LIABILITIES)"},{"t":"row","in":"check","b":"Bank balances entered — institution name + balance match the uploaded statements","tags":[],"note":"For EVERY account: the name of the bank and the balance entered in Encompass\nmust match the statement uploaded to the eFolder.\n\nALL PAGES. Statements run to several pages and a borrower may have more than\none account in the same upload. Work through the whole document rather than\nentering the first balance on page one.\n\nThis is a straight accuracy check — what is in the file should be what is in\nthe statements."},{"t":"row","in":"check","b":"Retirement / 401(k) / other assets — institution name + balance in the asset section","tags":[],"note":"Same as the bank balances row above: if the borrower has retirement funds or\nany other assets, enter the institution name and the balance in the asset\nsection.\n\nStraight data entry — what is in the file should match the statements."},{"t":"row","in":"dd","b":"Gift funds used?","tags":[],"list":["Yes","No"],"key":"gift"},{"t":"row","in":"dd","b":"🏛️ Gift source — confirm the donor is allowed (see note for rules)","tags":[],"list":["Family","Employer","Grant","Church / Non-Profit","Other","None"],"note":"WHO IS ALLOWED TO GIVE THE GIFT?  (FHA Handbook 4000.1)\n\nALLOWED DONORS:\n  1. A Family Member  (exact list below)\n  2. The borrower’s employer or labor union\n  3. A close friend who has a clearly defined and DOCUMENTED interest in the borrower\n  4. A charitable organization\n  5. A government agency or public entity with a homeownership assistance program\n\n\"FAMILY MEMBER\" IS A DEFINED TERM. IT MEANS ONLY:\n  parent  -  grandparent  -  child  -  spouse or domestic partner\n  legally adopted child  -  foster child\n  brother  -  stepbrother  -  sister  -  stepsister\n  AUNT  -  UNCLE\n  son-in-law  -  daughter-in-law  -  father-in-law  -  mother-in-law\n  brother-in-law  -  sister-in-law\n\nNOT ON THAT LIST: COUSINS, NIECES, NEPHEWS.\n\nA COUSIN IS NOT AUTOMATICALLY BANNED. Read this carefully:\n  - CASH gift from a cousin: ALLOWED, but only under donor type 3 above.\n    You must document a clearly defined interest in the borrower. It is not\n    enough to write \"cousin\" on the gift letter.\n  - GIFT OF EQUITY from a cousin: NEVER ALLOWED. Only a Family Member can\n    give equity. A cousin is not a Family Member, so this is an automatic no.\n\nNEVER TAKE A GIFT FROM THE SELLER, THE AGENT OR THE BUILDER.\n  That is an \"inducement to purchase.\" It does not just get denied - it cuts\n  the price used for LTV dollar for dollar, which shrinks the loan amount.\n\nEVERY GIFT NEEDS A GIFT LETTER with: donor name, address, phone, their\nrelationship to the borrower, the dollar amount, and a statement that NO\nrepayment is expected. Plus proof of the transfer.\n\nIF YOU ARE UNSURE, ASK BEFORE ORDERING THE APPRAISAL. Investor overlays can be\nSTRICTER than FHA. FHA is the floor, not the ceiling.\n\nCONFIRMED JULY 2026: our investor follows 4000.1 here and does NOT add a flat\ncousin prohibition. Re-confirm if the investor changes.","cond":"gift"},{"t":"row","in":"money","b":"If a gift: AMOUNT + donor relationship + cash or equity — note it in the box below","tags":[],"note":"If a gift is being used, write down WHAT IT IS and HOW MUCH.\n\n  · dollar amount\n  · who the donor is and their relationship to the borrower\n  · what kind of gift — cash, or gift of equity (treated differently; see the\n    gift source row above)\n\nThe point is not paperwork — it is catching a donor who is NOT ALLOWED under\nthe program before the file is built on their money. see the note the gift source row\nfor who qualifies.\n\nUse the box below. A gift nobody wrote down becomes a question later, and the answer\nis usually needed at the worst moment.","ask":"Gift letter — amount + donor relationship","cond":"gift"},{"t":"row","in":"check","b":"Bank statements scanned for BNPL — the UW reads these same pages (see note)","tags":[],"note":"Scan EVERY page of the statements for Buy-Now-Pay-Later activity: Klarna,\nAfterpay, Affirm, Sezzle, Zip and the rest.\n\nWHY IT IS ITS OWN STEP: BNPL usually does NOT report to the credit bureaus, so\nnothing on the credit report will tell you it exists. The bank statement is the\nonly place it shows up.\n\nAND THIS IS NOT OPTIONAL, because the underwriter is reading the SAME\nstatements you are. If it is in there, it WILL be found. The only question is\nwhether it is found now, by you, or later at underwriting after the borrower\nhas been given a number and a payment.\n\nWHAT TO DO WHEN YOU FIND ONE:\nTreat it exactly like any other installment debt — the monthly payment goes\ninto the DTI. There is nothing special about BNPL once it is on the table.\n\nFEWER THAN 10 PAYMENTS LEFT: it may be excludable, on the same terms as any\ninstallment loan, and that depends on the LOAN PROGRAM guidelines. See the\ninstallment row above — including the rule that you cannot pay a balance down\nto get under 10 payments. It has to be there naturally."},{"t":"row","in":"check","b":"Asked about Klarna/Afterpay/Affirm by NAME — add if found (see note)","tags":[],"note":"Ask the borrower directly. Do not rely on the statements alone.\n\nA BNPL plan opened AFTER the statements you are holding will not appear\nanywhere — not on credit, not in the pages you have. The only way it surfaces\nbefore underwriting does is if someone asks.\n\nAsk by name, not by category. “Any Buy-Now-Pay-Later loans?” gets a no.\n“Klarna, Afterpay, Affirm — anything like that?” gets an answer, because most\nborrowers do not think of those as loans at all.\n\nIf found: add it to liabilities and treat it as an installment debt. Under 10\npayments may be excludable per program guidelines, same as any installment."},{"t":"row","in":"check","b":"Liabilities cross-checked vs credit report","tags":[],"note":"Check every balance and payment. If no payment listed, find out why."},{"t":"row","in":"check","b":"Collections: FHA non-medical >$2k → add 5% of bal to DTI (medical exempt). Conv 1-unit primary: no payment 🚨","tags":[],"note":"FHA options: 5% of balance, pay off, or documented payment plan. Medical excluded regardless of balance."},{"t":"row","in":"check","b":"Charge-offs reviewed. Conv 1-unit primary: no DTI hit. FHA: charge-offs not in DTI","tags":[],"note":"Charge-offs are not added to DTI on FHA (collections rule is separate)."},{"t":"row","in":"check","b":"Student loans → 1% of balance (worst case) unless documented (see note)","tags":[],"note":"USE 1% OF THE BALANCE AS THE MONTHLY PAYMENT WHEN THE LOAN DOES NOT REPORT ONE.\n\nThis is a deliberate WORST CASE at pre-approval, not a program rule. Most\nprograms land on 1% for a non-reporting or deferred student loan, so 1% is the\nsafe assumption to quote from. If the borrower qualifies at the worst case,\nthey qualify.\n\nUSE A DOCUMENTED PAYMENT INSTEAD when you have one — a documented IBR plan, or\nan actual payment reporting on the credit report. Documentation beats the\nassumption.\n\nTHIS PAIRS WITH THE ROW BELOW. That row captures whether each loan is in\nDEFERMENT. Together:\n  · THIS row keeps the estimate conservative so nothing is understated\n  · the row below records the facts that may let the 1% come back OFF\n\nWHY IT WORKS THAT WAY: the 1% can often be relaxed once the program is known.\nOn VA, for example, a student loan deferred more than 12 months may be excluded\naltogether. But that decision happens at review, against the actual program —\nand it can only happen if somebody wrote down the deferment status first.\n\nSo: assume the worst here, record the facts below, relax it at review if the\nprogram allows. Never the other way round."},{"t":"row","in":"check","b":"Deferred? NOTE which loans and for how long — it may come off later (see note)","tags":[],"note":"CHECK THE TRADELINE NOTATIONS ON EVERY STUDENT LOAN AND WRITE DOWN WHETHER IT\nIS IN DEFERMENT — and if so, for how long.\n\nDeferment does NOT automatically remove the debt from the DTI. A $0 payment\ntoday is not $0 for qualifying purposes, and that is what makes people leave\nthese out.\n\nWHY THE NOTE MATTERS MORE THAN THE CHECKBOX: the row above deliberately assumes\nthe worst case (1% of balance). Whether that 1% can come off depends on the\nprogram AND on the deferment facts:\n  · VA — a student loan deferred more than 12 months may be excluded\n  · other programs have their own conventions\n\nThat call is made at review, once the program is settled. It cannot be made at\nall if nobody recorded the deferment status while they had the credit report\nopen.\n\nUSE the box below. Which loans, deferred or not, and until when. That is\nwhat turns a conservative estimate into an accurate one later."},{"t":"row","in":"check","b":"🚨 Every tradeline checked for DISPUTE remarks — total any found (see note)","tags":[],"note":"WHAT THIS ROW IS ACTUALLY FOR: reading every tradeline for a DISPUTE REMARK,\nso that if there are any, the flag goes up EARLY.\n\nIt is a detection step, not a demand that every dispute be cleared. Whether a\ndispute is a problem at all depends on the program.\n\nWHY IT MATTERS: each loan program sets its own rules on disputed accounts, and\nthey generally turn on the AGGREGATE BALANCE of the disputed tradelines rather\nthan on any single account. Cross the program’s threshold and the treatment\nchanges — which can mean a manual downgrade or extra conditions.\n\nSo the sequence is: FIND them first, then check the threshold for THIS file’s\nprogram, then decide what has to happen. Finding them late is what costs time.\n\nHOW TO DO IT: read the remarks/comments on EVERY tradeline, not just the\nderogatory ones. A dispute remark can sit on an account that otherwise looks\nperfectly clean, which is exactly why it gets missed.\n\nIF YOU FIND ANY: total the balances, pull up the program guideline, and raise\nit before the file goes further. Do not assume it is fine because the account\nis current or the balance is small."},{"t":"row","in":"check","b":"Installment <10 pmts → exclude. FHA also needs ≤5% of income. 🚨 Can’t pay down to reach 10 — must be natural","tags":[],"note":"Conv: exclude if ≤10 payments regardless of amount. FHA: also cumulative ≤5% of monthly income. Cannot pay down to reach 10."},{"t":"row","in":"check","b":"All tradeline remarks reviewed — including on clean accounts","tags":[],"note":"Read the remarks and comments on EVERY tradeline, not only the ones that look\nbad. Dispute remarks, authorised-user flags, settled-for-less notes and\nconsumer statements all sit in the remarks and all change how an account is\ntreated.\n\nThe ones that get missed are on accounts that look fine at a glance — current,\npaid as agreed, nothing obviously wrong. That is precisely where a dispute\nremark hides."},{"t":"row","in":"check","b":"REO listed — all properties, full addresses","tags":[],"note":"Add all real estate owned with complete addresses."},{"t":"row","in":"check","b":"🚨 REO docs for EVERY property — enough to build P&I + taxes + insurance + HOA (see note)","tags":[],"note":"WHY THIS ROW IS SO SPECIFIC: it is not a paperwork ritual. Encompass does not\ntake a single housing number for a property the borrower owns — the REO section\nbuilds the monthly figure from PARTS, and every part needs a source document.\n\nIf the borrower owns it, it goes in the REO section, and the REO section wants:\n  · principal and interest\n  · property taxes\n  · homeowners insurance\n  · HOA dues\n\nWHY THE MORTGAGE STATEMENT SPECIFICALLY:\nThe credit report shows a mortgage payment, but it will NOT tell you whether\nthat payment is ESCROWED. That single fact changes the whole calculation:\n  · escrowed — the payment already contains taxes and insurance\n  · not escrowed — the payment is P&I only, and taxes and insurance have to be\n    added on top\nTake the credit report figure at face value on a non-escrowed loan and the DTI\ncomes out too low. The mortgage statement is how you tell the difference.\n\nFREE AND CLEAR IS NOT “NOTHING TO DOCUMENT”. There is no mortgage payment, but\nthe taxes, insurance and any HOA still hit the DTI. Document those, plus proof\nthe property is owned outright.\n\nONE COMPLETE SET PER PROPERTY. Not per borrower, not the largest one — every\nproperty, every time. A missing piece on one property understates the DTI, and\nan understated DTI surfaces at underwriting, after the borrower has a number."},{"t":"row","in":"check","b":"REO tax lookup via county site if missing","tags":[],"note":"If a property tax amount is missing, source it from the county appraisal site."},{"t":"row","in":"dd","b":"🏠 Keeping a current home as a rental when you buy this one?","tags":[],"list":["Keeping as a rental","Selling it","Don't own one / N/A"],"key":"departrent","note":"If the borrower is KEEPING a current home and renting it out while buying a new primary, extra rules apply (rental-income offset, reserves, or a divorce-decree exclusion). Pick Keeping as a rental and the tool sends you to the DEPARTING RESIDENCE tab to run the decision."},{"t":"row","in":"check","b":"→ Complete the DEPARTING RESIDENCE decision (Departing Res. tab)","tags":[],"cond":"departrent-keep","jump":"departing","note":"Run the situation on the Departing Residence tab (current loan x new loan x keep-and-rent). This row unlocks once the decision is on screen; from that tab you can paste the decision into the Additional Notes."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — ASSETS / LIABILITIES — type it in the box below","tags":["qask:Assets"],"note":"Type any assets/liabilities question for the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Assets]. Leave blank if there is nothing to ask."},{"t":"section","label":"URLA PART 4 (DEMOGRAPHICS)"},{"t":"row","in":"check","b":"Demographics section completed, if required","tags":[]},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — URLA PART 4 — type it in the box below","tags":["qask:Urla Part 4"],"note":"Type any client question about Urla Part 4 here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"2015 ITEMIZATION — ESTIMATED CLOSING COSTS (no property yet)"},{"t":"row","in":"check","b":"Run LodeStar for settlement fees","tags":[],"note":"LodeStar is the fee engine. Running it replaces estimated settlement and title\nfees with real ones, so the Loan Estimate is built on actual numbers.\n\n⚠ CHECK WHO PAYS TITLE FIRST (contract Para 6). If the SELLER is paying,\ntick the box in LodeStar that says so. If the BUYER is paying, run it as it\ncomes and change nothing."},{"t":"row","in":"check","b":"12 months insurance shown in Section 900","tags":[],"note":"Ensure upfront annual premium shows in Section 900."},{"t":"row","in":"check","b":"Aggregate escrow — tax date, then insurance date (no closing date yet — see note)","tags":[],"note":"TWO DATE FIELDS, AND THEY ARE NOT THE SAME KIND OF DATE. Encompass will not\ncalculate the escrows until both are in.\n\n  FIELD 1 — PROPERTY TAX, current tax year.\n    In Texas that is 31 DECEMBER of the year you are quoting.\n\n  FIELD 2 — INSURANCE, next due. One year after the closing date.\n\n⚠ AT PRE-APPROVAL THERE IS NO CLOSING DATE. Do not stall on it and do not\nleave the field blank waiting for one. USE A PLACEHOLDER: pick a date about 30\nDAYS FROM TODAY as the notional closing, then enter that same day ONE YEAR\nLATER in field 2.\n  Quoting on 19 July? Notional close ~19 August. Field 2 = 19 August next year.\n\nGood enough for a quote. This section produces an ESTIMATE so the borrower has\na realistic number — it is not the real escrow setup.\n\nAT SUBMISSION IT IS DIFFERENT: there you have the actual contract closing date\nand you use it."},{"t":"row","in":"check","b":"Title fees confirmed from LodeStar","tags":[],"note":"Check the fees actually came through, and that they sat on the correct side —\nbuyer or seller — per the contract."},{"t":"row","in":"check","b":"Temp buydown fee in Section 1318, Col 2 (Seller) — it is ALREADY a seller credit (see note)","tags":[],"note":"⚠ ENCOMPASS ALREADY COUNTS THE BUYDOWN AS A SELLER CREDIT.\n\nWhen there is a temporary buydown, Encompass automatically drops the buydown\nfee into the 2015 Itemization, Section 1318, Column 2 — the SELLER PAID\ncolumn. It does that on its own. Nobody has to tell it to.\n\nSo if you then also type the FULL seller credit from the contract into the\nseller credit field, the buydown gets counted TWICE.\n\nWHAT GOES WRONG:\n  1. The file shows the borrower receiving MORE credit than the seller is\n     actually giving under the contract.\n  2. The seller credit maximum can look like it has been hit when in reality\n     it has not — so you end up restructuring a deal that was fine.\n\nTHE RULE:\n  Seller credit to enter  =  contract seller credit  −  buydown amount\n\nEXAMPLE: contract says the seller pays $20,000, and the buydown costs\n$10,000. Enter $10,000 in the seller credit field. Encompass supplies the\nother $10,000 itself through Section 1318.\n\nWHY IT IS EASY TO MISS: the contract usually writes them as separate things —\n“seller pays X plus a 2-1 buydown” — so it reads like two pots of money. It\nis one pot. Encompass is already spending part of it."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — 2015 ITEMIZATION — type it in the box below","tags":["qask:2015 Itemization"],"note":"Type any client question about 2015 Itemization here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"RUN AUS"},{"t":"row","in":"dd","b":"Select AUS engine — only after full file entered","tags":[],"list":["DU","LPA","TOTAL","GUS"],"note":"Do not run AUS until the entire file is entered and reviewed."},{"t":"row","in":"check","b":"Run AUS engine","tags":[]},{"t":"row","in":"dd","b":"AUS result + findings reviewed — read EVERY message (see note)","tags":[],"list":["Approve/Eligible","Approve/Ineligible","Refer/Eligible","Refer/Ineligible"],"note":"READ EVERY MESSAGE. Ineligible can come from several roots at once, and the\nfirst one is not always the real one.\n\nAUS IS AUTHORITATIVE ON LTV AND CLTV. It will not approve a file that breaches\nthe program maximum — an over-limit structure comes back Ineligible. There is\nno separate manual LTV check on this tab because this row already covers it.\n\nWHAT THE NUMBERS SHOULD LOOK LIKE:\n  · LTV is the FIRST lien against value. FHA maxes at 96.5%.\n  · CLTV adds any SECOND lien.\n\n⚠ ON A DPA FILE STRUCTURED AS A SECOND LIEN, A HIGH CLTV IS NORMAL AND\nCORRECT. The assistance is the second lien, so CLTV climbs above LTV by design\nand can exceed 100%. Do not “fix” it. If AUS came back Eligible, the structure\nis within program.\n(Grant-structured DPA creates no second lien, so CLTV and LTV stay together.\nThe third part of the DPA line name tells you which you have.)\n\nAPPROVE/INELIGIBLE means the credit decision passed but something structural\ndid not — that is where an LTV, occupancy or program breach shows up. Read the\nfindings for which."},{"t":"row","in":"check","b":"AUS DTI matches Encompass","tags":[]},{"t":"row","in":"check","b":"AUS income matches calculator","tags":[]},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — RUN AUS — type it in the box below","tags":["qask:Run Aus"],"note":"Type any client question about Run Aus here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."},{"t":"section","label":"FINAL RECHECK (after AUS, before sending to LO)"},{"t":"row","in":"check","b":"Cash to close covered by verified assets","tags":[],"note":"THE FIRST POINT AT WHICH THIS QUESTION CAN BE ANSWERED, and the only place it\nis asked.\n\nRequired cash to close is not knowable until the fees exist. It needs the\nclosing costs from LodeStar and the escrows from the aggregate setup — both in\nthe 2015 Itemization section above — plus the down payment.\n\nTHIS ROW USED TO BE ASKED TWICE. There was a second one up in the assets\nsection, phrased as “assets exceed required cash to close”, sitting BEFORE any\nfee had been produced. It could not be answered honestly there, so it was\neither ticked on a guess or ticked because everything else on the row was\nticked. Removed in v10.0.\n\nWHAT TO COMPARE: total VERIFIED assets against down payment + closing costs +\nprepaids/escrows, less any gift and any DPA.\n\nSHORT? Say so now. The options are a gift, DPA, or a different structure — all\nof which change the file, so the LO decides, not the LOA."},{"t":"row","in":"check","b":"💰 DPA % still matches final loan amount","tags":[],"note":"DPA is a PERCENTAGE. If the loan amount moved after the DPA was entered, the\ndollar figure is now wrong — it does not recalculate itself.\n\nRecheck any time the purchase price or loan amount changes."},{"t":"row","in":"check","b":"Seller credits still within cap — recheck after any structure change","tags":[],"note":"A recheck, not a repeat. The credits were checked earlier; this confirms they\nare STILL within cap after everything that has moved since.\n\nCAPS (interested-party contributions):\n  FHA .......... 6% (flat, all transactions)\n  Conventional . by down payment: <10% down = 3%; 10–25% = 6%; >25% = 9%;\n                 investment = 2% (any down payment).\n  VA ........... concessions capped at 4% of the VA reasonable value (Notice of\n                 Value); allowable closing costs are separate and uncapped.\n\n⚠ If there is a temporary buydown, net it out before comparing to the cap —\nEncompass already books the buydown as seller-paid. See the buydown row."},{"t":"row","in":"check","b":"Taxes/insurance/HOA unchanged since first entry","tags":[]},{"t":"row","in":"check","b":"🚨 Anything moved since AUS ran? RERUN IT — no change is too small (see note)","tags":[],"note":"THERE IS NO “too small to matter” THRESHOLD HERE. If it moved something AUS\nread, rerun it.\n\nAUS is an algorithm. It returned Approve or Refer based on the exact inputs it\nwas given. Change an input and the output can change — so findings you are\nstill holding describe a file that no longer exists.\n\nRERUN AFTER ANY OF THESE:\n  · income changes — a recalculation, a new paystub, a VOE coming back\n  · debts change — anything added, removed, paid off, or newly found\n  · assets move — balances updated, an account added or dropped\n  · GIFTS added, removed or re-sourced\n  · the LOAN PROGRAM changes\n  · a TEMPORARY BUYDOWN is added or removed\n  · fees, credits or cash to close move\n  · anything at all that touches the debt-to-income ratio\n\nIN SHORT: if the numbers this file is built on are not the numbers AUS saw,\nthe approval is not describing this file.\n\nAn Approve/Eligible can become a Refer on a change that looked harmless. That\nis why this row sits at the end — it is the last chance to catch it before the\nfile leaves."},{"t":"row","in":"money","b":"Combined total calculated income","tags":[]},{"t":"row","in":"pct","b":"Final front-end (housing) DTI","tags":[]},{"t":"row","in":"pct","b":"Final back-end (total) DTI","tags":[]},{"t":"row","in":"pct","b":"Final LTV (first lien) %","tags":[],"note":"First-lien loan-to-value. First-lien maxes (verified + cited Aug 2026): FHA 96.5%, Conventional 97%, VA 100%, USDA 100%. Over the max comes back Ineligible at AUS — the banner flags it here as a PRE-AUS heads-up so you can add down / scale the FINAL PREAPPROVED AMOUNT back and re-run."},{"t":"row","in":"pct","b":"Final CLTV (all liens) %","tags":[],"note":"Combined LTV — first lien plus any second lien (DPA). ⚠ On a DPA SECOND-LIEN file a high CLTV (often over 100%) is NORMAL and correct by design, so this is NOT flagged on DPA files. On a non-DPA file, CLTV over the program max is flagged. AUS is the real enforcement."},{"t":"row","in":"money","b":"🚨 FINAL PREAPPROVED AMOUNT — the MAX they qualify for, not what they asked for","tags":[],"note":"THIS IS THE NUMBER THE BORROWER AND THE AGENT ACT ON. Get it right.\n\nIT IS A MAXIMUM PURCHASE PRICE, NOT A LOAN AMOUNT, and it assumes the program\nminimum down payment.\n\n⚠ IT IS THE MOST THEY QUALIFY FOR — NOT WHAT THEY ASKED FOR.\n\nIf the application came in at $150,000 and the file supports $500,000, THIS ROW\nSAYS $500,000. Push it up to the maximum. Do not simply certify the number the\nborrower happened to write down.\n\nTHE TWO THINGS THAT CAP IT are the rows directly above:\n  · FRONT-END (housing) ratio still supports the payment at that price\n  · BACK-END (total) ratio still supports it\nand AUS has to come back approved AT THAT AMOUNT — not at the lower one. If you\nraise the number, the file has to be structured and run there.\n\nWHY IT MATTERS: this figure is the borrower’s buying power. Quote $150,000 when\nthey qualify for $500,000 and they shop in the wrong bracket, lose homes they\ncould have bought, and may go elsewhere to find out. The agent works from this\nnumber too.\n\nIF THE BORROWER WANTS A LOWER LETTER — many do, to avoid showing a seller their\nfull ceiling — that is a separate letter the LO issues. It is not this row.\nTHIS ROW RECORDS WHAT THE FILE ACTUALLY SUPPORTS."},{"t":"row","in":"dd","b":"Program preapproved on","tags":[],"list":["Conventional","FHA","VA","USDA","Other"],"note":"The program this approval actually rests on — the LO and the agent both work from this."},{"t":"row","in":"check","b":"File ready for LO review","tags":[]},{"t":"row","in":"dd","b":"✅ Is this client PREAPPROVED?","tags":[],"list":["Yes","No"],"note":"The LAST question on the file. Drives the big status line at the very TOP of both note copies: PREAPPROVED!! or NOT PREAPPROVED!! so whoever reads the notes knows which client text to send. Unanswered shows STATUS NOT SET."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — FINAL RECHECK — type it in the box below","tags":["qask:Final Recheck"],"note":"Type any client question about Final Recheck here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail."}],"dpa":[{"t":"section","label":"0. DPA ELIGIBILITY GATE — clear BEFORE any input below","tags":["tsahc"]},{"t":"row","in":"check","tags":["tsahc","tsahc-only","grant","fha","va"],"b":"Credit meets minimum — TSAHC government (FHA/VA/USDA): 620","note":"TSAHC minimum middle FICO for a GOVERNMENT loan (FHA/VA/USDA) is 620. Manufactured homes on a government loan need 640. Verified against TSAHC published guidelines, Aug 2026 — re-check the matrix, floors change."},{"t":"row","in":"check","tags":["tsahc","tsahc-only","2nd","fha","va"],"b":"Credit meets minimum — TSAHC government (FHA/VA/USDA): 620","note":"TSAHC minimum middle FICO for a GOVERNMENT loan (FHA/VA/USDA) is 620. Manufactured homes on a government loan need 640. Verified against TSAHC published guidelines, Aug 2026 — re-check the matrix, floors change."},{"t":"row","in":"check","tags":["tsahc","tsahc-only","conv"],"b":"Credit meets minimum — TSAHC HFA conventional: 640","note":"TSAHC minimum middle FICO for an HFA CONVENTIONAL loan is 640 (not 620). Manufactured homes also 640. Verified against TSAHC published guidelines, Aug 2026 — re-check the matrix, floors change."},{"t":"row","in":"check","tags":["tsahc","tdhca-only"],"b":"Credit meets minimum — TDHCA (all programs): 620","note":"TDHCA minimum middle FICO is 620 across My First Texas Home and My Choice, on FHA/VA/USDA and conventional alike. Verified against the TDHCA program matrix (published 2026) — re-check, floors change."},{"t":"row","in":"check","tags":["cnc"],"b":"Credit meets minimum — Click n’ Close (SmartBuy): 640 forgivable / 660 repayable","note":"SmartBuy (Click n’ Close) minimum middle FICO is 640 for a FORGIVABLE second and 660 for a REPAYABLE second — the only provider whose forgivable and repayable floors differ. Manufactured raises it to 660. Verified Aug 2026 — re-check the matrix, floors change."},{"t":"row","in":"check","b":"🚨 LOA: run the TSAHC Eligibility Quiz to CONFIRM the borrower qualifies (click to open)","tags":["tsahc","tsahc-only"],"note":"REQUIRED LOA VERIFICATION — not an optional borrower hand-out. Run TSAHC’s Eligibility Quiz yourself to confirm the borrower actually qualifies for the program before the file goes further. The county limit documents above are what you verify the numbers against; this quiz is the quick program-eligibility confirmation. (The link is the clickable quiz.)","link":"https://www.tsahc.org/homebuyers-renters/eligibility-quiz"},{"t":"row","in":"check","tags":["tsahc","tdhca-only"],"b":"🚨 LOA: run the TDHCA Eligibility Check for the borrower’s SPECIFIC program (click to open)","note":"REQUIRED LOA VERIFICATION. TDHCA runs several programs (My First Texas Home, My Choice Texas Home, plus MCC) and they do NOT all share the same eligibility — first-time-buyer status, income limits and price limits differ by program. Run the check for the EXACT program this file is on, not “TDHCA” in general. (The link is the clickable eligibility check.)","link":"https://homeownership.tdhca.texas.gov/eligibility-check/homeownership-programs"},{"t":"row","in":"check","b":"🚨 Income within CURRENT county limit — TSAHC limits (click to open)","tags":["tsahc","tsahc-only"],"note":"Limits are reissued annually and vary by county AND household size. Always check the live document — never assume a remembered figure.","link":"https://www.tsahc.org/public/upload/files/general/TSAHC_Combined_Income_Purchase_Price_Limits.pdf"},{"t":"row","in":"check","b":"🚨 Income within CURRENT county limit — TDHCA program chart (click to open)","tags":["tsahc","tdhca-only"],"note":"TDHCA income + assistance limits by county and household size. Reissued periodically — check live.","link":"https://welcomehome.tdhca.texas.gov/uploads/Program-Chart-Final.pdf"},{"t":"row","in":"check","b":"First-time buyer status confirmed — TDHCA My First requires FTHB (veterans/targeted areas exempt). My Choice + TSAHC do NOT require FTHB","tags":["tsahc"],"note":"FTHB = has not owned a primary residence in the past 3 years."},{"t":"row","in":"check","b":"Primary residence only — occupancy within 60 days","tags":["tsahc"]},{"t":"row","in":"check","b":"Homebuyer education completed (HUD-approved) — required for TSAHC and TDHCA","tags":["tsahc"],"note":"Not required for Click n’ Close SmartBuy. Complete early so it never delays closing."},{"t":"row","in":"check","b":"If MCC: purchase price within county limit — TSAHC price limits apply ONLY when adding the MCC","tags":["tsahc","tsahc-only"],"note":"TSAHC removed purchase price limits for DPA alone. They come back into play only with an MCC."},{"t":"section","label":"MCC = YES","tags":["tsahc","mcc-yes"]},{"t":"row","in":"check","b":"Bond/DPA Guide → MCC Credit dropdown → select Yes","tags":["tsahc","mcc-yes"]},{"t":"row","in":"check","b":"Click the MCC Credit button","tags":["tsahc","mcc-yes"]},{"t":"row","in":"check","b":"Confirm annual credit ÷ 12 pushed to 1003 Pg 2 \"Other Income\"","tags":["tsahc","mcc-yes"]},{"t":"section","label":"MCC = NO","tags":["tsahc","mcc-no"]},{"t":"row","in":"check","b":"2015 Itemization → 🚨 delete the auto-populated MCC fee line","tags":["tsahc","mcc-no"]},{"t":"section","label":"GRANT ENTRY (same for FHA / VA / Conventional)","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"1. Open 1003 URLA Part 4 → §4D Gifts or Grants","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"2. Enter the assistance amount","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"3. Asset Type = \"Grants\"","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"4. Set to \"Not deposited\"","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"5. Source = \"State Agency\"","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"6. Add comment identifying grant (e.g. \"TSAHC 3% Grant\")","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"7. Open Loan Estimate Page 2","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"8. Click pencil icon on Adjustments & Other Credits","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"9. Enter credit under \"Other Credits\"","tags":["tsahc","grant"]},{"t":"row","in":"check","b":"10. Confirm Cash to Close reflects the grant","tags":["tsahc","grant"]},{"t":"section","label":"FORGIVABLE 2ND LIEN ENTRY (same for all loan types)","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"1. Open URLA 1003-Lender (or Borrower Summary)","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"2. Click Sub Financing","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"3. Click View All Additional Loans","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"4. Click the Paper + icon","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"5. Verification of Additional Loan is for = Both","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"6. Name = the product type","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"7. Account Type = Mortgage","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"8. Lien Position = 2","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"9. Monthly P&I = $0.00","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"10. Max P&I within 5 years = $0.00","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"11. Loan Amount / HELOC limit = DPA amount","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"12. Amount Applied to Down Payment = DPA amount","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"13. Source of Funds = State Agency (FNMA)","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"14. Check \"Payment Deferred\"","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"15. Check \"Affordable Loan\"","tags":["tsahc","2nd"]},{"t":"row","in":"check","b":"16. Select 2nd program: TDHCA Fixed 2nd 30yr OR TSAHC 2nd 3yr","tags":["tsahc","2nd"]},{"t":"section","label":"FHA GRANT — AUS / DISCLOSURE","tags":["tsahc","fha","grant"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"FHA-Gift-Source Government Funds\"","tags":["tsahc","fha","grant"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","fha","grant"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","fha","grant"]},{"t":"row","in":"check","b":"HUD-92900LT → Gifts → Source/EIN \"Gov’t\" → pull from guidelines","tags":["tsahc","fha","grant"]},{"t":"row","in":"check","b":"HUD-92900LT → enter Amount of Gift","tags":["tsahc","fha","grant"]},{"t":"section","label":"FHA 2ND LIEN — AUS / DISCLOSURE","tags":["tsahc","fha","2nd"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"Secured Borrower Funds\"","tags":["tsahc","fha","2nd"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","fha","2nd"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","fha","2nd"]},{"t":"row","in":"check","b":"HUD-92900LT → Secondary Financing → Source/EIN \"Gov’t\"","tags":["tsahc","fha","2nd"]},{"t":"row","in":"check","b":"HUD-92900LT → enter Amount of Secondary Financing","tags":["tsahc","fha","2nd"]},{"t":"section","label":"VA GRANT — AUS / DISCLOSURE (no HUD-92900LT)","tags":["tsahc","va","grant"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"FHA-Gift-Source Government Funds\"","tags":["tsahc","va","grant"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","va","grant"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","va","grant"]},{"t":"section","label":"VA 2ND LIEN — AUS / DISCLOSURE (no HUD-92900LT)","tags":["tsahc","va","2nd"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"Secured Borrower Funds\"","tags":["tsahc","va","2nd"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","va","2nd"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","va","2nd"]},{"t":"section","label":"CONVENTIONAL GRANT — DU","tags":["tsahc","conv","grant","du"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"Gift Funds\"","tags":["tsahc","conv","grant","du"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","conv","grant","du"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","conv","grant","du"]},{"t":"section","label":"CONVENTIONAL GRANT — LPA","tags":["tsahc","conv","grant","lpa"]},{"t":"row","in":"check","b":"Freddie Mac Defined Data → Offering ID = \"251 Home Possible Advantage for HFAs\"","tags":["tsahc","conv","grant","lpa"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","conv","grant","lpa"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","conv","grant","lpa"]},{"t":"section","label":"CONVENTIONAL 2ND LIEN — DU","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"Fannie Mae Additional Data → Source of Down Pmt = \"Secured Borrower Funds\"","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"MORNETPlus Community Lending → check \"Community Seconds\"","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"Community Lending Product = \"07 HFA Preferred\"","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"Community Seconds Repayment = \"deferred 5+ yrs, fully forgiven\"","tags":["tsahc","conv","2nd","du"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","conv","2nd","du"]},{"t":"section","label":"CONVENTIONAL 2ND LIEN — LPA","tags":["tsahc","conv","2nd","lpa"]},{"t":"row","in":"check","b":"Freddie Mac Defined Data → Offering ID = \"251 Home Possible Advantage for HFAs\"","tags":["tsahc","conv","2nd","lpa"]},{"t":"row","in":"check","b":"Enter DPA program + % in Explanation box","tags":["tsahc","conv","2nd","lpa"]},{"t":"row","in":"check","b":"Mark \"Is the other new mortgage an Affordable Second?\" = Yes","tags":["tsahc","conv","2nd","lpa"]},{"t":"row","in":"check","b":"🚨 Affordable Second P&I payment = $0.00 (deferred/forgivable)","tags":["tsahc","conv","2nd","lpa"]},{"t":"row","in":"check","b":"URLA Part 4 → §VIII → Declaration C = NO","tags":["tsahc","conv","2nd","lpa"]},{"t":"section","label":"TSAHC — AFTER CONDITIONAL APPROVAL","tags":["tsahc"]},{"t":"row","in":"check","b":"Bond/DPA Guide → Lock Loan 🚨 only after conditional approval","tags":["tsahc"]},{"t":"row","in":"check","b":"Reservation Request Form → confirm Rate Desired","tags":["tsahc"]},{"t":"row","in":"check","b":"Enter DPA % · Set MCC? field · Click Submit","tags":["tsahc"]},{"t":"row","in":"check","b":"Bond/DPA Guide → review Required Documents (Pre-Closing) · upload to Program Bucket","tags":["tsahc"]},{"t":"section","label":"SMARTBUY — ELIGIBILITY VERIFICATIONS","tags":["cnc"]},{"t":"row","in":"check","b":"1st lien FHA 203(b) or USDA, 30-yr fixed (Repayable also allows 5/1 ARM, 3.5% only)","tags":["cnc"]},{"t":"row","in":"check","b":"Purchase + owner-occupied primary only. No investment/2nd home, no revocable trusts","tags":["cnc"]},{"t":"row","in":"check","b":"1-2 units; SF/condo/PUD; manufactured OK (no single-wide; 660 min score if manuf.)","tags":["cnc"]},{"t":"row","in":"check","b":"LTV min 90% / FHA max 96.5% CLTV. Not FTHB-restricted. No income limits (beyond USDA)","tags":["cnc"]},{"t":"row","in":"check","b":"🚨 No High-Cost loans (HPML OK). High balance: Forgivable NOT allowed / Repayable OK + LLPA","tags":["cnc"]},{"t":"row","in":"check","b":"AUS Approve/Eligible (DU/LPA/GUS). Forgivable: manual OK. Repayable: 🚨 NO manual","tags":["cnc"]},{"t":"section","label":"SMARTBUY — CREDIT SCORE VERIFICATIONS","tags":["cnc"]},{"t":"row","in":"check","b":"Forgivable: min rep score 640. Repayable: min 660 (no LLPA)","tags":["cnc"]},{"t":"row","in":"check","b":"All borrowers ≥1 score. Manufactured: 660 min all programs","tags":["cnc"]},{"t":"row","in":"check","b":"Blended score (qualifying only): Forgivable ≥660 / Repayable ≥670","tags":["cnc"],"note":"Occupying borrowers only. Primary earner (≥60% income) must have the higher score. Average the two rep scores. Cannot blend if the lower earner has the higher score."},{"t":"section","label":"SMARTBUY — SECOND LIEN STRUCTURE","tags":["cnc"]},{"t":"row","in":"check","b":"Forgivable: 3.5% of price/value (lower); 0%, no payments; forgiven after 3 or 5 yrs (no 90-day late in first 36/60 mo); 30-yr term; separate distinct loan #","tags":["cnc"]},{"t":"row","in":"check","b":"Repayable: 3.5% or 5%. 🚨 7.99% all states. 30-yr amort w/ 10-yr balloon OR 10-yr note","tags":["cnc"]},{"t":"row","in":"check","b":"REDCO DPA Draw Request letter signed + dated on/before closing, uploaded w/ file","tags":["cnc"]},{"t":"row","in":"check","b":"🚨 No resubordinating or additional liens allowed","tags":["cnc"]},{"t":"section","label":"SMARTBUY — DISCLOSURE / FEE SETUP (LE / CD)","tags":["cnc"]},{"t":"row","in":"check","b":"$500 REDCO admin fee (netted at 2nd lien funding, payable to REDCO)","tags":["cnc"]},{"t":"row","in":"check","b":"$250 loan commitment fee (netted at 1st lien funding)","tags":["cnc"]},{"t":"row","in":"check","b":"2nd lien: separate loan # + separate TRID disclosure","tags":["cnc"]},{"t":"row","in":"check","b":"🚨 No lender fees on 2nd lien. Allowed only: prepaid interest, recording/settlement, MERS reg/transfer","tags":["cnc"]},{"t":"row","in":"check","b":"Repayable 30-yr amort w/ 10-yr balloon → Balloon Disclosure required","tags":["cnc"]},{"t":"row","in":"check","b":"DPA provider on docs: Rosebud Economic Development Corporation (REDCO)","tags":["cnc"]},{"t":"section","label":"SMARTBUY — MCC = YES","tags":["cnc","mcc-yes"]},{"t":"row","in":"check","b":"MCC as qualifying income: (loan amt × note rate × MCC% ÷ 12), capped at IRS max","tags":["cnc","mcc-yes"]},{"t":"row","in":"check","b":"Copy of MCC + calculation documentation in loan file","tags":["cnc","mcc-yes"]}],"submission":[{"t":"section","label":"1. CREDIT — the gate. Do this before anything else."},{"t":"row","in":"dd","b":"Is credit already hard-pulled, or re-pulling now?","tags":[],"list":["Already Hard","Re-pulling Now"],"note":"THE GATE FOR THIS WHOLE SECTION. Answer it first.\n\nALREADY HARD  — the pre-qual pull is current; the liabilities in the file\nstill stand. The re-pull checklist below stays hidden.\n\nRE-PULLING NOW — a fresh hard pull WIPES every hand-entered liability and\nreplaces the tradelines. The checklist below opens: student loans,\ncollections, charge-offs, disputes, deferrals, BNPL — all of it has to be\nre-verified against the NEW report, because none of your prior work survived\nthe pull. Do a re-pull if the pre-qual was a soft pull, or the hard pull is\nmore than 120 days old at the note date.","ask":null,"gate":false,"key":"credit","link":null,"standing":false},{"t":"row","in":"check","b":"🚨 HARD pull now if pre-qual was soft, or the report is stale — before structuring anything","tags":[],"list":null,"note":"WHY THIS IS THE FIRST SECTION ON THE TAB: credit is a QUALIFYING GATE. There\nis no point working through twenty-two more sections on a file that will not\npass credit. Find out now, not after the work is done.\n\nWHY A NEW PULL IS USUALLY NEEDED:\n  · Most pre-approvals are done on a SOFT pull. Once the borrower is under\n    contract you need an actual HARD pull — a real inquiry — if one has not\n    already been done.\n  · Credit is good for 120 days in theory, but that is the outside limit, not\n    a reason to lean on an old report.\n  · MORE THAN 30 DAYS OLD: things change. New liabilities, new accounts,\n    balances moved. Pull it so you are working from current information.\n  · SEVERAL MONTHS OLD: confirm the score still qualifies now they are under\n    contract. A score that has slipped can change the program, the DPA\n    eligibility, or whether there is a deal at all.\n\nDO IT BEFORE STRUCTURING ANYTHING. Everything below on this tab — the program,\nthe DPA line, the cash to close, the AUS run — is built on these numbers.\nStructure the file first and you may be structuring it twice.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"Updated middle credit scores, comma-separated","tags":[],"list":null,"note":"Enter each borrower’s middle score. 620 is the lowest DPA threshold.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 RE-PULL RESETS EVERY LIABILITY — all hand-entered work is gone (see note)","tags":["repull"],"list":null,"note":"READ THIS BEFORE YOU TOUCH ANYTHING ELSE.\n\nPulling or REISSUING a credit report imports the liabilities EXACTLY AS THEY\nAPPEAR ON THE REPORT. Every decision made by hand on the pre-approval is reset.\nNothing warns you. Nothing highlights what was lost. It simply comes back the\nway the bureau sends it.\n\nWHAT GETS WIPED — all of it has to be redone:\n  · anything INCLUDED or EXCLUDED by hand\n  · anything OMITTED\n  · anything marked PAYOFF AT CLOSING\n  · recalculated STUDENT LOAN payments (the 1% assumption, a documented IBR,\n    any deferment treatment)\n  · COLLECTION payments\n  · CHARGE-OFF treatment\n  · BNPL debts added manually — those were never on the report to begin with,\n    so they simply vanish\n  · the whole tradeline REMARKS review, including any disputes found\n\nIN SHORT: everything done on the pre-approval for liabilities, done again.\n\nTHE ROWS BELOW ARE THAT REBUILD LIST. They only appear when the re-pull filter\nat the top of this tab is set, and they exist so nothing hand-entered is lost\nquietly. Work through them in order.\n\nWHY THIS IS DANGEROUS RATHER THAN MERELY ANNOYING: the file still looks\nfinished. The liabilities are populated, the DTI calculates, AUS will run. It\nis just wrong — and wrong in the direction that looks better, because the\nexclusions and adjustments that helped the borrower are the first things gone.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Re-review all tradeline remarks / comments","tags":["repull"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Student loans — add payment per PROGRAM guidelines (documented IBR or the program’s convention)","tags":["repull"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Installment loans with fewer than 10 payments left — may be excluded if guidelines allow (you cannot pay one down just to reach 10; FHA also needs the payment to be ≤5% of monthly income)","tags":["repull"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Collections — on FHA, if non-medical collections total over $2,000 collectively, count 5% of the balance in DTI (medical is exempt); on Conventional 1-unit primary, no payment is counted","tags":["repull"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Charge-offs reviewed — confirm none require payoff or payment per program guidelines","tags":["repull"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Re-check every tradeline for DISPUTE remarks on the new report","tags":["repull"],"list":null,"note":"A re-pull can surface disputes that were not on the first report — a borrower\nwho filed one after pre-qual, or a bureau that only just posted it.\n\nSame job as on the pre-approval tab: read the remarks on every tradeline, total\nthe balances of anything disputed, and check that total against this program’s\nguideline before going further.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Deferred? Re-note which loans and for how long on the new report","tags":["repull"],"list":null,"note":"Deferment status can change between the pre-qual pull and this one.\n\nRecord which student loans are deferred and until when. The 1% worst-case hit\nmay be removable depending on the program — VA allows exclusion when deferred\nmore than 12 months — but only if somebody wrote the facts down.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Scan UPDATED BANK STATEMENTS for NEW BNPL since pre-approval (see note)","tags":["repull"],"list":null,"note":"BUY-NOW-PAY-LATER: Klarna, Afterpay, Affirm, Sezzle, Zip and the rest.\n\n⚠ IT IS ON THE BANK STATEMENTS, NOT THE PAYSTUBS. BNPL is auto-drafted from a\nchecking account, so it shows up as a recurring debit on the bank statements. A\npaystub will never show it. WHY A DEDICATED STEP, AND WHY AT SUBMISSION: BNPL usually does NOT report to the\ncredit bureaus, so the re-pulled credit will not show it. And the whole reason\nto check AGAIN here is that a plan opened AFTER pre-approval is brand new debt\nthe file has never seen. The underwriter reads these same statement pages —\nfind it before they do.\n\nFound one? It is a monthly obligation: add it to the DTI and re-run AUS.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"history":"(This row used to say paystubs — that was wrong.)"},{"t":"row","in":"check","b":"Ask the client BY NAME — any new Klarna / Afterpay / Affirm since pre-approval? (see note)","tags":["repull"],"list":null,"note":"Ask directly, and ask BY THE BRAND NAMES. “Any new debts?” gets a no; “any new\nKlarna or Afterpay?” gets the truth, because people do not think of BNPL as a\nloan.\n\nThis backs up the statement scan above, because a plan opened AFTER the\nstatements you are holding will not appear ANYWHERE yet — not on credit, not on\nthe pages in the file. The borrower is the only source until underwriting.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — CREDIT — type it in the box below","tags":["qask:Credit"],"list":null,"note":"Type any question you need to ask the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Credit]. Leave blank if there is nothing to ask.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"2. CONTRACT — one pass top-to-bottom, entering to Encompass as you go."},{"t":"row","in":"check","b":"Add the purchase contract to the eFolder","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Sales price — Para 3 (enter the actual, no longer an estimate)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"pct","b":"🚨 Down payment % — program minimum unless the client said otherwise","tags":[],"list":null,"note":"Sits directly under the sales price because that is what it is a percentage OF\n— the two only make sense together.\n\nDEFAULT IS THE PROGRAM MINIMUM unless the client asked to put more down:\n  FHA 3.5%  ·  Conventional 3% first-time buyer or 5%  ·  VA 0%  ·  USDA 0%\n\nConfirm with the borrower and/or the LO. If they are putting more down than the\nminimum, note it in the box below — otherwise the next person reads the sales price\nand assumes minimum down.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Financing type on the contract matches the loan being disclosed — Para 4 + Third Party Financing Addendum (40-12)","tags":[],"list":null,"note":"If the financing changed, the loan template must also match the addendum.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"date","b":"🚨 Input Third Party loan approval deadline — Third Party Financing Addendum (Buyer Approval) — also enter in Encompass","tags":[],"list":null,"note":"THE DATE THE BUYER MUST HAVE LOAN APPROVAL BY. It is in the Third Party\nFinancing Addendum (40-12), under Buyer Approval — not in the main contract.\n\nWRITE IT DOWN HERE AND PUT IT IN ENCOMPASS. This is the deadline the whole file\nis working against. Miss it and the buyer’s right to terminate and recover\nearnest money is affected — which makes it the date that turns a financing\nproblem into a money problem.\n\nIt is easy to miss because it is on the ADDENDUM rather than the contract, and\nbecause the closing date is the one everybody talks about. They are not the\nsame date and this one comes first.\n\nRead it off the form in front of you. The addendum was reorganised in the July\n2026 revision (40-11 to 40-12), so do not go by where it used to sit.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"date","b":"Closing date — Para 9, must match the contract","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"🚨 Who pays title? — Para 6 (note it now; you’ll tick the LodeStar box later at the fees step)","tags":[],"list":["Buyer","Seller"],"note":"READ IT OFF THE CONTRACT, THEN CARRY IT INTO LODESTAR.\n\nSELLER PAYS TITLE  →  when you run LodeStar, TICK THE BOX that says the seller\nis paying for title. That is the only thing you have to do differently.\n\nBUYER PAYS TITLE   →  do nothing special in LodeStar. Run it as it comes.\n\nWHY IT MATTERS: title is not a small fee. Get the payer wrong and the fees land\non the wrong side of the settlement statement, which moves cash to close.\n\nCAPTURE-AND-REMEMBER: just record who pays title from Para 6 of the contract. Do NOT run LodeStar or tick the LodeStar box at this stage — that happens later when you run fees. This is only to note the answer so it is ready when you get to fees.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"history":"⚠ AN EARLIER VERSION OF THIS NOTE HAD IT BACKWARDS — it said the BUYER-pays\ncase needed the adjustment and seller-pays defaulted. It is the other way\nround. Corrected v6.2. If you learned it from this sheet before that, relearn\nit."},{"t":"row","in":"dd","b":"Who pays survey? — Para 6C","tags":[],"list":["Buyer","Seller"],"note":"Found in PARAGRAPH 6C of the TREC 1-4 Family (Resale) contract. ALWAYS DISCLOSE AS BUYER-PAID. If the seller actually pays, the closing department adjusts it downstream — you still disclose it buyer-paid here. Pick who pays per the contract; the buyer-paid disclosure rule is why this defaults to Buyer in practice.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Seller concessions present? — Para 12","tags":[],"list":null,"note":"Para 12 was revised. Seller contributions to buyer expenses other than broker compensation sit in 12A(1)(b).","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"multi","b":"Buyer’s agent","tags":[],"list":null,"note":"One line: Maria Trevino / 214-555-0182 / maria@kwrealty.com","ask":null,"gate":false,"key":null,"link":null,"standing":false,"fields":[{"k":"name","label":"Full name","type":"text"},{"k":"cell","label":"Cell phone","type":"tel"},{"k":"email","label":"Email","type":"email"}]},{"t":"row","in":"multi","b":"Seller’s agent","tags":[],"list":null,"note":"One line: Ray Castillo / 972-555-0119 / ray@compass.com","ask":null,"gate":false,"key":null,"link":null,"standing":false,"fields":[{"k":"name","label":"Full name","type":"text"},{"k":"cell","label":"Cell phone","type":"tel"},{"k":"email","label":"Email","type":"email"}]},{"t":"row","in":"multi","b":"Title company","tags":[],"list":null,"note":"One line: Capital Title Frisco / escrow@ct.com; processor@ct.com — title almost always has more than one address, capture every one.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"fields":[{"k":"name","label":"Company name","type":"text"},{"k":"emails","label":"Email(s) — capture ALL","type":"multiline"}]},{"t":"row","in":"check","b":"🚨 Enter listing + buyer’s agent into the Encompass contact list — required before submitting","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Assign the LOA to the file — add your Loan Officer Assistant role/info under contacts in Encompass","tags":[],"list":null,"note":"Add YOURSELF (the Loan Officer Assistant) to the file the same way you just added the agents — in the Encompass contact list, under the LOA / processor contact role, assigned to this loan. This is what puts your name on the file so notifications, conditions and messages route to you, and so anyone opening the file can see who is working it. Do it now while you are already in the contact list. Confirm the role is set to Loan Officer Assistant (not left blank or as ‘other’).","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — CONTRACT — type it in the box below","tags":["qask:Contract"],"list":null,"note":"Type any client question about Contract here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"3. WBM ORIGINATION SCREEN — work top to bottom of the screen."},{"t":"row","in":"dd","b":"Core loan program (add “- DPA” if using assistance)","tags":[],"list":["CONV","CONV - DPA","FHA","FHA - DPA","VA","VA - DPA","USDA","USDA - DPA","OTHER"],"note":"PICK THE CORE PROGRAM. Add \"- DPA\" if this file uses down payment assistance.\n\n  CONV          FHA          VA          USDA\n  CONV - DPA    FHA - DPA    VA - DPA    USDA - DPA\n\nTHAT IS ALL THIS FIELD IS. It says WHICH core program and WHETHER there is DPA.\nIt does NOT say which DPA program - you choose that below, in the DPA section,\nas PROVIDER - CORE - DPA TYPE (e.g. TSAHC - GOVT - GRANT).\n\nWHY IT MATTERS: this drives every program rule on the tab. Pick FHA and the FHA\ncitizenship and occupancy rules switch on. Pick CONV and they switch off.\n\nIF YOU PICK \"- DPA\" you must also set Sub financing to Yes and choose the DPA\nline below - the tool will tell you if those disagree.","ask":null,"gate":false,"key":"coreprog","link":null,"standing":false},{"t":"row","in":"dd","b":"Loan purpose","tags":[],"list":["Purchase","Rate/Term Refi","Cash-Out Refi","Construction","Other"],"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Occupancy","tags":[],"list":["Primary Residence","Second Home","Investment Property"],"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Lien position","tags":[],"list":["First","Second"],"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Sub financing (DPA / second lien) present?","tags":[],"list":["Yes","No"],"note":"","ask":null,"gate":false,"key":"dpa","link":null,"standing":false},{"t":"row","in":"dd","b":"Which DPA program? (PROVIDER - CORE LOAN - DPA TYPE)","tags":["dpa"],"list":["TSAHC - GOVT - GRANT","TSAHC - GOVT - FORGIVABLE 2ND","TSAHC - CONV - FORGIVABLE 2ND","TDHCA - GOVT - FORGIVABLE 2ND","TDHCA - GOVT - REPAYABLE 2ND","TDHCA - CONV - FORGIVABLE 2ND","TDHCA - CONV - REPAYABLE 2ND","CNC - GOVT - FORGIVABLE","CNC - GOVT - REPAYABLE","OTHER / NOT LISTED"],"note":"WHICH DPA LINE IS THIS FILE ON?\n\nNAMING: PROVIDER - CORE LOAN PROGRAM - DPA TYPE\nExample: TSAHC - CONV - GRANT\n\nCREDIT FLOORS (lowest middle score):\n  TSAHC - GOVT - either ........ 620\n  TSAHC - CONV - either ........ 640   <-- NOT 620\n  TDHCA - GOVT - either ........ 620\n  TDHCA - CONV - either ........ 620   <-- stays 620\n  CNC - GOVT - FORGIVABLE ...... 640\n  CNC - GOVT - REPAYABLE ....... 660   <-- HIGHEST\n\nTHE TWO THAT CATCH PEOPLE OUT:\n  1. TSAHC CONV needs 640. TDHCA CONV needs 620. Same score, different answer.\n  2. CNC REPAYABLE needs 660. A 645 clears FORGIVABLE and fails REPAYABLE.\n\nELIGIBLE FIRST LIENS:\n  TSAHC .... FHA, VA, USDA, Conventional\n  TDHCA .... FHA, VA, USDA, Conventional\n           (CONV means it is a My Choice file - My First has no Conventional)\n  CNC ...... FHA 203b and USDA ONLY. No Conventional. No VA.\n\nNOT CHECKED HERE - CATCH THESE YOURSELF:\n  MANUFACTURED raises the floor: TSAHC 640, CNC 660 on every line.\n  CNC BLENDED SCORE: 660 forgivable / 670 repayable, and only if the primary\n  wage earner makes 60%+ of household income AND has the higher score.\n\nSources: TDHCA matrices 04/06/2026; SmartBuy matrix locks 06/05/2026; TSAHC\npublished guidelines checked Jul 2026. RE-CHECK THE MATRIX - these change.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"cap","label":"— DPA / SUBORDINATE FINANCING INPUT (only if using DPA) —"},{"t":"row","in":"dd","b":"DPA % chosen (record what the borrower is taking)","tags":["dpa"],"list":["2%","3%","4%","5%","Other (note below)"],"note":"Record the assistance percentage the borrower is using, e.g. 3% or 5%. The DPA programs allow a RANGE (usually 2–5% of the loan amount); this is the one chosen for this file. The dollar amount is that percent OF THE FIRST-LIEN LOAN AMOUNT, so if the loan amount changes later, this dollar figure changes too — which is why there is a re-check at the bottom of this tab. Note the source/matrix in the box below if it is anything unusual.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","tags":["dpa"],"b":"💰 DPA entry — complete the DPA Procedures tab for this file (required)","note":"The exact Encompass entry steps (confirm the %, calculate the amount, enter the subordinate lien) live on the DPA Procedures tab and should be followed there for this file. Click the link to jump to that tab.","jump":"dpa"},{"t":"row","in":"check","b":"STEP 3 — confirm CLTV and cash-to-close reflect the second lien","tags":["dpa"],"list":null,"note":"Once the second lien is entered, the combined loan-to-value (CLTV) and the cash-to-close should both move. Check that the DPA is actually reducing the cash the borrower brings, and that the CLTV is within the program’s cap (see the DPA floor/limit for the program). If the numbers did not change, the subordinate financing did not save — re-enter it.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Program preapproved on","tags":[],"list":["Conventional","FHA","VA","USDA","Other"],"note":"The program THIS file was approved on. Every validation below is judged against it — if the template or loan type disagrees, the banner tells you to go change them.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"DPA homebuyer education course — send the client the link ASAP","tags":["dpa"],"list":null,"note":"REQUIRED on all DPA loans and it gates closing, so the borrower should start it ASAP. Send them the Fannie Mae HomeView course link (the label is the clickable link; the URL is https://www.fanniemae.com/education). They complete the course, pass a short quiz, and give you the certificate. This stays on the follow-up list until you have sent the link. HomeView satisfies the education requirement for the DPA programs this shop uses.","ask":"Send DPA homebuyer education course link (required)","gate":false,"key":null,"link":"https://www.fanniemae.com/education","standing":false},{"t":"row","in":"check","b":"🚨 Enter the REAL property address — it CANNOT be TBD","tags":[],"list":null,"note":"The real address is what triggers TRID and lets you disclose on the correct property.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Property type — verify EXACTLY","tags":[],"list":["SFR","Condo","Townhome","PUD","2–4 Unit"],"note":"Not every home is a single-family residence. Condo triggers the condo doc section.","ask":null,"gate":false,"key":"propType","link":null,"standing":false},{"t":"row","in":"check","b":"Units input","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 HOA check — confirm via the TREC POA Addendum (Para 22 addenda) or Zillow, and enter in Encompass","tags":[],"list":null,"note":"Do NOT ask the client — they will not know or will give wrong information.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"If HOA: monthly dues — agent or Zillow is fine at this stage","tags":[],"list":null,"note":"ZILLOW IS AN ACCEPTABLE SOURCE FOR THIS FIGURE AT SUBMISSION. So is the\nlisting agent. You do not need the HOA management company on the phone.\n\nThe exact dues are confirmed later from the HOA documents; what this number\nhas to be right now is CLOSE, because it goes into the proposed payment and\ntherefore the DTI.\n\nDo not hold the file up chasing an exact figure at this point. Do not leave it\nblank either — a missing HOA payment understates the DTI on a property that\nhas one.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Flood zone — your read now; processor orders the cert (see note)","tags":[],"list":["A / AE / AH / AO / AR / A99 (SFHA — required)","V / VE (SFHA — required, coastal)","X / B / C (not SFHA — not required)","D (undetermined — ask)"],"note":"YOUR BEST READ AT THIS STAGE. The processor orders the flood certification\nlater; this is the early flag.\n\nTHE TEST IS THE FIRST LETTER:\n  STARTS WITH A  →  flood insurance REQUIRED\n     A, AE, AH, AO, AR, A99, A1-A30 and the rest of the A family\n  STARTS WITH V  →  flood insurance REQUIRED\n     V, VE, V1-V30 — COASTAL. You will not see these in DFW.\n  X, B or C      →  NOT required. Outside the Special Flood Hazard Area.\n     (B and C are the old labels for what is now X. SHADED X is still not\n      required — it is moderate risk, not an SFHA.)\n  D              →  UNDETERMINED. FEMA has not analysed the area. Do not treat\n     it as a no — ask.\n\nWHY THE LETTER IS THE WHOLE TEST: A and V zones are Special Flood Hazard Areas,\nand federal law requires a federally regulated lender to have flood insurance\nin place before closing and for the life of the loan on any building in one.\n\nIF IT LOOKS LIKE AN A OR V ZONE: note it in the box below, get a premium estimate\ninto the proposed payment, and tell the LO. Do not wait for the cert to start\nthinking about it.","ask":null,"gate":false,"key":"flood","link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Flood insurance REQUIRED — flood cert page 2 signed by all borrowers","tags":["flood-yes"],"list":null,"note":"","ask":"Signed flood cert (page 2)","gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 USDA / FHA — check the extra floodway and eligibility overlays","tags":["flood-yes"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Pull the tax bill from the county CAD site (Dallas / Collin / Tarrant / etc.)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Exemption showing on the bill?","tags":[],"list":["None","Homestead only","Vet / Disabled / Over-65","Homestead + Vet / Disabled / Over-65"],"note":"Personal exemptions (vet, disabled, over-65) do NOT transfer to the buyer. Homestead-only on a primary residence does.","ask":null,"gate":false,"key":"exempt","link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Strip the exemption — it does NOT transfer to the buyer. Recalculate taxes WITHOUT it","tags":["ex-strip"],"list":null,"note":"Taxes go UP, which raises the payment and the DTI. This is the one that sinks files when missed.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Recalculated annual taxes ÷ 12 → enter in the property taxes field","tags":["ex-strip"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Take the bill as-is ÷ 12 → enter in the property taxes field","tags":["ex-asis"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Conventional — re-run MI. Order via the MI button on the Origination screen → TQL services quote","tags":[],"list":null,"note":"Any change to credit, sales price or down payment moves the MI price, so it has to be re-run.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Conventional DPA — run MI at the FULL 35% factor, NO discount","tags":["dpa"],"list":null,"note":"COMPANY OVERLAY. Not optional.\n\nOn plain conventional and on HFA products (HFA Preferred, Home Possible\nAdvantage) reduced MI coverage may apply and the factor drops. That discount is\nreal and you use it there.\n\nBut once a DPA program is attached, company policy is the FULL 35% coverage\nregardless of what the product would otherwise allow.\n\nDO NOT “correct” THIS to the reduced factor. It looks like an error to anyone\nwho knows HFA pricing. It is not.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Did the program or DPA change? The loan TEMPLATE must change too (see note)","tags":[],"list":null,"note":"A SAFETY NET, NOT A NEW STEP. The template was set back at the start. This is\nhere to catch the case where THE PROGRAM CHANGED and nobody went back to update\nit.\n\nIF THE PROGRAM OR THE DPA CHANGED AT ANY POINT ON THIS FILE — a switch from FHA\nto Conventional, DPA added because funds came up short, a different DPA line —\nTHE LOAN TEMPLATE HAS TO CHANGE WITH IT. Do it now if it has not been done.\n\nTHE CONFLICT BANNER AT THE TOP IS ALSO WATCHING THIS. Rules C4, C0a and C11\nfire when the template disagrees with the loan type, the approved program, or\nthe sub-financing answer. If the banner is quiet and this row still looks\nwrong, trust your eyes and check anyway — the banner can only compare fields\nthat are filled in.\n\nA WRONG TEMPLATE IS NOT COSMETIC. It drives fees, MI and disclosures, so it\nquietly poisons everything downstream of it.\n\nSee section 13.85 in the file header for the full list of what a program change\nresets.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Earnest money — enter EXACTLY as written on the contract (Para 5A)","tags":[],"list":null,"note":"Found in PARAGRAPH 5A (Earnest Money & Termination Option) of the TREC 1-4 Family (Resale) contract. Enter it exactly as written — it deducts from cash to close, so an inexact figure throws the whole cash-to-close calculation.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Seller credit shown on the contract — capture it now, do NOT enter it in Encompass yet","tags":["bd-ask"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Enter the full contract seller credit in the seller-credit field","tags":["bd-no"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — WBM ORIGINATION SCREEN — type it in the box below","tags":["qask:Wbm Origination Screen"],"list":null,"note":"Type any client question about Wbm Origination Screen here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"4. URLA LENDER SCREEN — template + buydown, then fix the seller credit."},{"t":"row","in":"check","b":"Select the CORRECT loan template — if there’s a buydown, pick the template that has the buydown in its name","tags":[],"list":null,"note":"The buydown is not a separate box you tick - it comes IN with the loan template you pick, so picking the right template is the whole job. Template names follow a convention like: [loan type] [amortization/term] [fixed] [buydown]. For example a 2-1 buydown template reads something like “FHA 30yr Fixed Buydown 2-1”. They differ slightly by loan type, term and buydown structure (2-1, 1-0, etc.), so read the name carefully and match it to the LO’s structure notes. Selecting the buydown template is what brings the 2-1 into the URLA Lender screen and drops the buydown fee into the 2015 Itemization automatically. The buydown rows below are just reminders to LOOK and confirm it actually landed.\n\nThe loan template name carries the buydown. If this file has a temporary buydown, you MUST select the template whose name includes it (e.g. the 2-1 or 1-0 buydown version) — not the plain template. Picking the wrong template means the buydown is not set up correctly downstream.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Temp buydown on this file? (did you select a buydown template?)","tags":[],"list":["Yes","No","Ask LO"],"note":"This is set by which TEMPLATE you selected above. If you picked a buydown template (e.g. a 2-1), choose Yes - the rows below then walk the seller-credit netting. If there is no buydown, No. Ask LO if the structure notes are unclear. Selecting Yes/No here is what shows or hides the netting steps.","ask":null,"gate":false,"key":"buydown","link":null,"standing":false},{"t":"row","in":"check","b":"Check the LO’s structure notes first — the buydown is usually spelled out there. Only ask directly if it isn’t","tags":["bd-ask"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 UNRESOLVED — once the buydown is confirmed, switch TEMP BUYDOWN above to Yes or No and finish that path","tags":["bd-ask"],"list":null,"note":"Leaving this on Ask LO means the seller credit was never entered. The file is not ready for processing while this is open.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Buydown is ALREADY a seller-paid cost in the 2015 Itemization — avoid the double-dip","tags":["bd-yes"],"list":null,"note":"When there’s a temporary buydown, the cost is already captured as a seller-paid line in the 2015 Itemization. If you also enter it as a separate seller credit (or anywhere else), you count the same dollars twice — the file over-credits the borrower and the numbers won’t tie out.\n\nSo the seller credit you enter is (contract seller credit) − (buydown amount): subtract the buydown so it is not double-counted. Enter the buydown ONCE, in the Itemization’s seller-paid section.\n\nWHY IT MATTERS: entering the full contract credit puts you over the concession limit, breaks cash to close, throws an AUS error, or — worst case — produces a FALSE approval.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Buydown amount (from the 2015 Itemization seller-paid section)","tags":["bd-yes"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"Seller credit to enter = (contract seller credit) − (buydown amount)","tags":["bd-yes"],"list":null,"note":"Example: $20,000 contract credit with a $10,000 buydown → enter $10,000, not $20,000.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 After entry, verify BOTH: the buydown sits in the 2015 Itemization (Section 1318, Column 2, Seller Paid), and the seller-credit field shows the reduced figure","tags":["bd-yes"],"list":null,"note":"Close the loop on both sides. The buydown must actually be sitting in the seller-paid column, AND the seller-credit field must show the reduced figure (contract credit minus the buydown). If either is off, the numbers will not tie out.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Confirmed with the LO / structure notes: there is NO temp buydown on this file","tags":["bd-no"],"list":null,"note":"If a buydown turns up later, come back and switch TEMP BUYDOWN to Yes — the seller credit will need to be reduced.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — URLA LENDER SCREEN — type it in the box below","tags":["qask:Urla Lender Screen"],"list":null,"note":"Type any client question about Urla Lender Screen here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"5. URLA PARTS 1–4 — behaviour differs by part."},{"t":"cap","label":"— PART 1: BORROWER / CITIZENSHIP / ADDRESS (confirm; usually unchanged) —"},{"t":"row","in":"dd","b":"Loan type — must match program template","tags":[],"list":["Conventional","FHA","VA","USDA","Other"],"note":"The template and the loan type sit far apart on this sheet and get filled at\ndifferent times, which is how they end up disagreeing.\n\nThe conflict banner watches for this (rule C4) — but only once BOTH are filled.\nThis row is the manual check.\n\nIf they disagree, settle which is right before going further. Everything\ndownstream is built on the answer.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Citizenship/residency — FHA needs citizen or PR","tags":[],"list":["U.S. Citizen","Lawful Permanent Resident","Non-Permanent Resident"],"note":"FHA qualifies citizens or permanent residents. If neither, go Conventional.","ask":null,"gate":false,"key":"citizenship","link":null,"standing":false},{"t":"cap","label":"— PART 2: INCOME (re-confirm + RECALCULATE — pre-approval calc is stale) —"},{"t":"row","in":"dd","b":"Employment type","tags":[],"list":["W-2 Employee","Self-Employed","Both"],"note":"","ask":null,"gate":false,"key":"employment","link":null,"standing":false},{"t":"row","in":"check","b":"Confirm employment is still current — re-verify if it’s been a while since pre-approval (if the job changed, refresh docs + VOE below)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Paystubs — current as of contract date?","tags":["w2"],"list":["Current","Need to request updated"],"note":"Are the paystubs on file current as of the CONTRACT date? If yes, mark Current - nothing to request. If they are stale, mark “Need to request updated” and it drops onto the follow-up list at the bottom so you chase it. One dropdown does the checking AND decides the follow-up.","ask":"Request updated paystubs from client","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"W-2s (2 years) — current / still valid?","tags":["w2"],"list":["Current","Need to request updated"],"note":"Usually only needed if the job changed since pre-qual. If the ones on file are still valid, mark Current. If the job changed and you need fresh W-2s, mark “Need to request updated” - it lands on the follow-up list.","ask":"Request updated W-2s from client","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"If the job changed: get the HR / payroll company phone","tags":["w2"],"list":null,"note":"Look it up online or off the paystub. Ask the client only as a last resort. Needed for the VOE.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"2 prior years’ taxes on file — confirm still current","tags":["se"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"YTD Profit & Loss — does NOT block processing if taxes are on file, but REQUEST it now","tags":["se"],"list":null,"note":"It will be asked for later. Get it in the file now so it never holds anything up.","ask":"YTD Profit & Loss (self-employed)","gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"VOE — needed if using ANYTHING beyond base pay (OT, bonus, commission, other)","tags":[],"list":null,"note":"Decide first, then act. If the borrower qualifies on BASE PAY ALONE, no VOE is needed - base is on the paystub. But if you are using ANYTHING on top of base to qualify - overtime, bonus, commission, tips, shift differential, any variable or other income - you MUST have a VOE that breaks those out, because they have to be averaged over two years per category. A VOE that only confirms employment is not enough. Do not guess variable income from a YTD figure or the borrower’s word: if the file needs that income to work, it needs the verification behind it. Order Argyle first (cheaper), then The Work Number if Argyle cannot verify the employer. Note in the box below which was used.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — INCOME — type it in the box below","tags":["qask:Income"],"list":null,"note":"Type any question you need to ask the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Income]. Leave blank if there is nothing to ask.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"cap","label":"— PART 3: ASSETS / LIABILITIES / REO (update if needed) —"},{"t":"row","in":"dd","b":"Gift funds used","tags":[],"list":["Yes","No"],"note":"","ask":null,"gate":false,"key":"gift","link":null,"standing":false},{"t":"row","in":"dd","b":"Gift source — confirm the donor is allowed (see note for rules)","tags":["gift"],"list":["Family","Employer","Grant","Church / Non-Profit","Other","None"],"note":"WHO IS ALLOWED TO GIVE THE GIFT?  (FHA Handbook 4000.1)\n\nALLOWED DONORS:\n  1. A Family Member  (exact list below)\n  2. The borrower’s employer or labor union\n  3. A close friend who has a clearly defined and DOCUMENTED interest in the borrower\n  4. A charitable organization\n  5. A government agency or public entity with a homeownership assistance program\n\n\"FAMILY MEMBER\" IS A DEFINED TERM. IT MEANS ONLY:\n  parent  -  grandparent  -  child  -  spouse or domestic partner\n  legally adopted child  -  foster child\n  brother  -  stepbrother  -  sister  -  stepsister\n  AUNT  -  UNCLE\n  son-in-law  -  daughter-in-law  -  father-in-law  -  mother-in-law\n  brother-in-law  -  sister-in-law\n\nNOT ON THAT LIST: COUSINS, NIECES, NEPHEWS.\n\nA COUSIN IS NOT AUTOMATICALLY BANNED. Read this carefully:\n  - CASH gift from a cousin: ALLOWED, but only under donor type 3 above.\n    You must document a clearly defined interest in the borrower. It is not\n    enough to write \"cousin\" on the gift letter.\n  - GIFT OF EQUITY from a cousin: NEVER ALLOWED. Only a Family Member can\n    give equity. A cousin is not a Family Member, so this is an automatic no.\n\nNEVER TAKE A GIFT FROM THE SELLER, THE AGENT OR THE BUILDER.\n  That is an \"inducement to purchase.\" It does not just get denied - it cuts\n  the price used for LTV dollar for dollar, which shrinks the loan amount.\n\nEVERY GIFT NEEDS A GIFT LETTER with: donor name, address, phone, their\nrelationship to the borrower, the dollar amount, and a statement that NO\nrepayment is expected. Plus proof of the transfer.\n\nIF YOU ARE UNSURE, ASK BEFORE ORDERING THE APPRAISAL. Investor overlays can be\nSTRICTER than FHA. FHA is the floor, not the ceiling.\n\nCONFIRMED JULY 2026: our investor follows 4000.1 here and does NOT add a flat\ncousin prohibition. Re-confirm if the investor changes.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"money","b":"If a gift: AMOUNT + donor relationship + cash or equity — note it in the box below","tags":["gift"],"list":null,"note":"If a gift is being used, write down WHAT IT IS and HOW MUCH.\n\n  · dollar amount\n  · who the donor is and their relationship to the borrower\n  · what kind of gift — cash, or gift of equity (they are treated\n    differently; see the gift source row above)\n\nThe point of this row is not the paperwork — it is catching a donor who is NOT\nALLOWED under the program before the file is built on their money. Open the note on the\ngift source row above for who qualifies.\n\nUse the box below. A gift that nobody wrote down becomes a question later, and the\nanswer is usually needed at the worst moment.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Bank statements — 2 months, current as of contract date?","tags":[],"list":["Current","Need to request updated"],"note":"Two most recent months, current as of the CONTRACT date. If what is on file already covers that, mark Current. If they are older than the contract date, mark “Need to request updated” and chase it via the follow-up list.","ask":"Request updated bank statements from client (2 months)","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"🚨 Government photo ID — on file and UNEXPIRED (all borrowers)","tags":[],"list":["Current","Need to request updated"],"note":"EVERY file needs an unexpired government photo ID for every borrower — citizen or not. If all are on file and unexpired, mark Current. If any is missing or expired, mark “Need to request updated” and it drops onto the DOCS TO REQUEST list at the top. Copy front AND back of the card.","ask":"Request updated / unexpired government ID","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"🚨 Non-citizen on file → GREEN CARD on file and UNEXPIRED","tags":["noncitizen"],"list":["Current","Need to request updated"],"note":"Shows because citizenship is set to something other than U.S. Citizen. If anyone on the loan is a lawful permanent resident, their GREEN CARD must be on file and UNEXPIRED. Mark Current if it is; mark “Need to request updated” to drop it onto the DOCS TO REQUEST list. (Worst-case gate — it shows whenever anyone on the file is not a citizen; ignore if it does not apply to this borrower.)","ask":"Request unexpired green card","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"🚨 Non-citizen on file → WORK PERMIT (EAD, red card) on file and UNEXPIRED","tags":["noncitizen"],"list":["Current","Need to request updated"],"note":"Shows because citizenship is set to something other than U.S. Citizen. If anyone on the loan is a non-permanent resident, their WORK PERMIT (EAD — the red card) must be on file and UNEXPIRED, and the category must be acceptable to the program. Mark Current if it is; mark “Need to request updated” to drop it onto the DOCS TO REQUEST list. (Worst-case gate — it shows whenever anyone on the file is not a citizen; ignore if it does not apply to this borrower.)","ask":"Request unexpired work permit (EAD)","gate":true,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Update asset balances to the most recent bank statement amounts","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Scan for large deposits and non-payroll CASH deposits — source them or they get excluded","tags":[],"list":null,"note":"Unsourced deposits are excluded from assets, which can break cash to close.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Does the borrower own any real estate? (refresh since pre-approval)","tags":[],"list":["Yes","No"],"note":"THE GATE for this block.\n\nAnswer from the CURRENT picture, not what pre-approval showed. A property BOUGHT or SOLD since pre-approval is the thing to catch here - REO on a submission is a refresh, not a re-entry.\n\nNo owned property -> the doc rows below stay hidden. Yes -> they open.","ask":null,"gate":false,"key":"reo","link":null,"standing":false},{"t":"row","in":"check","b":"REO listed — all properties, full current addresses","tags":["reo"],"list":null,"note":"List every property the borrower currently owns, with complete addresses. Confirm it matches what pre-approval captured, and ADD or REMOVE anything that changed since.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 REO docs for EVERY property — enough to build P&I + taxes + insurance + HOA (see note)","tags":["reo"],"list":null,"note":"NOT a paperwork ritual. Encompass does not take a single housing number for an owned property - the REO section builds the monthly figure from PARTS, and every part needs a source document:\n  · principal and interest\n  · property taxes\n  · homeowners insurance\n  · HOA dues, if any\n\nGET THE MORTGAGE STATEMENT specifically. The credit report shows the payment but NOT whether it is escrowed - and whether taxes and insurance are already inside that payment changes the whole calculation. The statement is the only doc that settles it.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"REO tax lookup via county CAD site if a figure is missing","tags":["reo"],"list":null,"note":"If a property-tax amount is missing from the docs, pull it from the county appraisal district site (Dallas / Collin / Tarrant / etc.), the same as the property-taxes step.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"🏠 Keeping a current home as a rental when you buy this one?","tags":["reo"],"list":["Keeping as a rental","Selling it","Don't own one / N/A"],"key":"departrent","note":"If the borrower is KEEPING a current home and renting it out while buying a new primary, extra rules apply (rental-income offset, reserves, or a divorce-decree exclusion). Pick Keeping as a rental and the tool sends you to the DEPARTING RESIDENCE tab to run the decision."},{"t":"row","in":"check","b":"→ Complete the DEPARTING RESIDENCE decision (Departing Res. tab)","tags":["reo","departrent-keep"],"jump":"departing","note":"Run the situation on the Departing Residence tab (current loan x new loan x keep-and-rent). This row unlocks once the decision is on screen; from that tab you can paste the decision into the Additional Notes."},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — ASSETS / LIABILITIES — type it in the box below","tags":["qask:Assets"],"list":null,"note":"Type any question you need to ask the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Assets]. Leave blank if there is nothing to ask.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"cap","label":"— PART 4: DEMOGRAPHICS — no update needed, carries over from pre-approval —"},{"t":"blank"},{"t":"section","label":"6. 2015 ITEMIZATION — LodeStar + escrow, then check cash to close."},{"t":"row","in":"check","b":"🚨 Run LodeStar NOW — once. Tick the seller-pays-title box first if it applies","tags":[],"list":null,"note":"Everything LodeStar needs is known by this point: sales price, down payment,\nclosing date.\n\nSELLER PAYS TITLE → tick that box before running. BUYER PAYS → run it as it\ncomes.\n\n⚠ RUN IT ONCE. Re-run ONLY if the loan amount or the purchase price changes.\nThere is no other reason to run it a second time on this file.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Aggregate adjustment setup — input tax due date, then insurance due date next year","tags":[],"list":null,"note":"TWO DATE FIELDS, AND THEY ARE NOT THE SAME KIND OF DATE. ENCOMPASS WILL NOT\nCALCULATE THE ESCROWS UNTIL BOTH ARE IN.\n\n  FIELD 1 — PROPERTY TAX, current tax year.\n    In Texas that is 31 DECEMBER of the year the loan closes.\n    Closing in 2026? Enter 31 December 2026.\n\n  FIELD 2 — INSURANCE, next due.\n    That is the SAME DAY THE LOAN CLOSES, one year later.\n    Closing 14 March 2026? Enter 14 March 2027.\n\nOne tax date, one insurance date. Do not put two tax dates in.\n\nWHAT ENCOMPASS DOES WITH THEM: works out HOW MANY MONTHS of escrow must be\ncollected at closing, from where the closing date sits relative to each due\ndate.\n\n⚠ LEAVE EITHER BLANK AND IT DOES NOT CALCULATE. Not “calculates wrongly” — it\nproduces no escrow figure at all, and months collected is part of cash to\nclose.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Disclose 12 months of homeowners / hazard insurance collected at closing (Section 900)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Confirm all 2015 Itemization fees are correct","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Confirm Cash To Close (Borr Summary)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Do the bank statements show enough to close?","tags":[],"list":["Yes — covered","No — short"],"note":"","ask":null,"gate":false,"key":"cash","link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Gap plan — gift, or DPA/program change (which resets several sections — see note)","tags":["cash-short"],"list":null,"note":"THE BORROWER IS SHORT. Two ways out, and they cost different amounts of work:\n\n  GIFT FUNDS — cheaper. The structure does not change. Record the gift (amount,\n    donor relationship, cash or equity) and confirm the donor is allowed.\n\n  DPA, or CHANGING THE PROGRAM — this is a STRUCTURE CHANGE, and it invalidates\n    work already done on this tab. See below.\n\nCONFIRM WITH THE LO EITHER WAY. This is not the LOA’s decision to make alone.\n\n⚠ IF YOU ADD DPA OR SWITCH PROGRAMS HERE, GO BACK AND REDO:\n  · WBM ORIGINATION — core loan program, the DPA program line, program preapproved on.\n    The conflict banner will start flagging mismatches (C4, C0a/C0b, C11) as\n    soon as one field disagrees with another. Let it. That is the tool doing\n    its job — work through the flags rather than around them.\n  · THE DPA TAB — the entry steps have to be completed for the new program.\n  · WBM ORIGINATION (MI) — Conventional + DPA means the FULL 35% factor, no discount.\n    If MI was already run on plain conventional, that number is now wrong.\n  · CASE NUMBER — if the program moved, if the program moved into or out of FHA/VA. A new\n    ADP code, and CAIVRS comes back again.\n  · RUN AUS — RERUN it. Not optional. The findings belong to the old\n    structure.\n  · CREDIT FLOOR — DPA programs have their own minimum scores and their own\n    eligible core programs. A file that qualified without DPA may not qualify\n    with a particular DPA line. Check the floor before promising it.\n\nAND IF DISCLOSURES HAVE ALREADY GONE OUT: a program change means REDISCLOSURE,\nand the lock is against the old program. Raise it immediately — do not just\nquietly change the file.\n\nTHIS IS A NORMAL THING TO HAPPEN. Funds come up short after documents are\nreviewed and programs get changed. It is not a mistake. But it is a reset of\nseveral sections, not an edit to one field, and treating it as a one-field\nchange is how a file ends up internally inconsistent.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — CASH TO CLOSE — type it in the box below","tags":["qask:Cash to close"],"list":null,"note":"Type any question you need to ask the client here, in the box below. It rolls up into the QUESTIONS TO ASK group of the follow-up list at the bottom, tagged [Cash to close]. Leave blank if there is nothing to ask.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"7. RUN AUS — before disclosures."},{"t":"row","in":"check","b":"Run AUS — confirm Approve/Eligible","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 STANDING RULE: re-run AUS any time ANYTHING changes after this point","tags":[],"list":null,"note":"There is no threshold. Income, debts, assets, gifts, the loan program, a\nbuydown added or removed, fees, credits, cash to close — anything touching the\nDTI means running AUS again.\n\nAUS is an algorithm and its answer belongs to the exact inputs it was given. An\nApprove/Eligible can become a Refer on a change that looked harmless.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — RUN AUS — type it in the box below","tags":["qask:Run Aus"],"list":null,"note":"Type any client question about Run Aus here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"8. DISCLOSE — initial disclosures (Blend). Nothing moves until they SIGN."},{"t":"row","in":"check","b":"🚨 DISCLOSE SAME DAY — the contract just came in","tags":[],"list":null,"note":"SAME DAY. Not “within the regulatory window”.\n\nThe application is being taken now because the contract has just arrived, so\nthe disclosures go out today. There is no three-day plan to work to and no\ndate for you to track — Encompass handles the Application Date and the LE Due\nDate in the Disclosure Tracking Tool.\n\nTRID sets an OUTSIDE LIMIT. It is not a schedule, and treating it as one loses\ndays the file does not have: nothing else moves until the client signs, so\nevery day the package waits is a day the lock and the appraisal wait too.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"eFolder → click eDisclosures","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"dd","b":"Select the plan code","tags":[],"list":["Conventional","TX Home Equity Fixed First 50(a)(6)","Construction Only – Fixed Rate","FHA","VA","USDA"],"note":"Conventional covers conforming purchases and R/T/C-O refinances when not in TX.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Click Order eDisclosures","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Clear any RED alerts in the Disclosures Audit, then Order eDisclosures again","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Review the stacking order — add docs if needed","tags":[],"list":null,"note":"TX 50(F)(2) when the loan is a r/t refinance of a TX(a)(6). IRS 4506-T when the borrowers did not file jointly.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Blend “Send” for eSign, or “Print” for wet-sign","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Confirm LE compliance — LE date and the APR in Encompass matches the APR disclosed","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Confirm the disclosures populated to the Disclosure Tracking Tool (LE Sent)","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Disclosures SENT — now chase the SIGNATURES (borrowers AND the LO)","tags":["standing"],"list":null,"note":"Sending the disclosures is one action; getting them SIGNED is another. Check this row when they are SENT. The follow-up list keeps “disclosures signed” as a standing reminder until you have actually chased down every signature - borrowers AND the loan officer. Do not treat sent as done.","ask":"Disclosures SIGNED — chase borrower + LO (sent is not signed)","gate":false,"key":null,"link":null,"standing":true},{"t":"row","in":"check","b":"🚨 Loan LOCKED (confirmed, not just requested) — chase the LO until it is","tags":[],"list":null,"note":"The LOA cannot lock — only the loan officer can. So this row is not “lock the\nloan”, it is “get the loan locked”.\n\nLOCK PERIOD: 30 days standard, unless the LO says otherwise.\n\nCHASE IT. ASAP means ASAP: the file is exposed until it is done.\n\nTICK THIS WHEN THE LOCK IS CONFIRMED, not when you asked for it.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — DISCLOSE — type it in the box below","tags":["qask:Disclose"],"list":null,"note":"Type any client question about Disclose here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"9. CASE NUMBER (FHA . VA)."},{"t":"row","in":"check","b":"FHA: order case number (ADP code) + READ the CAIVRS result  /  VA: confirm COE","tags":["fhava"],"list":null,"note":"FHA: order the case number with the correct ADP code, and READ THE CAIVRS\nRESULT that comes back.\nVA: confirm the Certificate of Eligibility.\n\n⚠ DO NOT TREAT CAIVRS AS A FORMALITY. It is the reason this section is here\nrather than later.\n\nIF CAIVRS COMES BACK WITH A HIT:\n  · STOP before running AUS. The findings would be built on a file that may\n    not be eligible.\n  · A federal delinquency or default generally makes the borrower ineligible\n    until it is cleared.\n  · If there is a federal debt to be repaid, it may have to go into the DTI —\n    which changes the ratio the whole file was built on.\n  · Raise it immediately. This is not something to work around quietly.\n\nA CLEAR CAIVRS is what lets the rest of this tab proceed.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 The case number must be in hand BEFORE the appraisal can be ordered","tags":["fhava"],"list":null,"note":"This is one of the two reasons the case number is ordered this early. The other\nis CAIVRS — see the section note above.\n\nThe appraisal is the longest pole in the file. Every day the case number waits\nis a day the appraisal has not started.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — CASE NUMBER — type it in the box below","tags":["qask:Case Number"],"list":null,"note":"Type any client question about Case Number here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"10. APPRAISAL (Mercury)."},{"t":"row","in":"check","b":"🚨 Disclosures signed by the borrowers AND the LO — cannot order before this","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Appraisal CREDIT CARD AUTH form signed and on file — get it NOW, not later","tags":[],"list":null,"note":"COLLECT THIS EARLY. It is here, with the other borrower documents, rather than\nin the appraisal section — because by the time you reach the appraisal it is\ntoo late for it to be useful.\n\nWHY IT MATTERS: the appraisal is ordered the moment the disclosures are signed.\nWith the authorisation already on file, you charge the card and order the same\nday. Without it, you are waiting on the borrower to send card details — and the\nappraisal, which is the longest pole in the file, has not started.\n\nTHE POINT IS TO REMOVE A WAIT, NOT TO COLLECT A FORM. Chase this like it\nmatters, because the day you lose here is a day added to the whole file.\n\nSee the APPRAISAL section — the charge and the order happen there, off this form.","ask":"Signed appraisal CC authorization","gate":false,"key":null,"link":"https://tally.so/r/3EdPko","standing":false},{"t":"row","in":"check","b":"Charge the credit card from the CC authorization form — do this right after ordering the appraisal in Mercury","tags":[],"list":null,"note":"The authorisation should already be on file from the URLA assets/docs step. If it is not, that\nis now the thing holding up the appraisal — chase it immediately rather than\nworking further down this tab.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Order the appraisal via Encompass Mercury","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Appraisal ORDERED — confirm it actually went out (not just intended)","tags":["standing"],"list":null,"note":"Standing reminder. Ordering the appraisal is easy to think you did and not have. This stays on the follow-up list so after submission you confirm the order actually went through Mercury and the appraiser accepted it - the appraisal is the longest pole in the file.","ask":"Appraisal CONFIRMED ordered — verify it went out","gate":false,"key":null,"link":null,"standing":true},{"t":"row","in":"check","b":"Group-text both agents that the appraisal is ordered","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — APPRAISAL — type it in the box below","tags":["qask:Appraisal"],"list":null,"note":"Type any client question about Appraisal here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"11. HOI + TITLE — request both so they are in the file."},{"t":"row","in":"check","b":"Request title from the title company","tags":[],"list":null,"note":"Request the title commitment so it is in the file.\n\nWho PAYS for title came off contract Para 6 in the CONTRACT pass and was carried into\nLodeStar in the 2015 ITEMIZATION step. This row is the request itself.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Request the HOI binder — affiliate, or whoever the client uses","tags":[],"list":null,"note":"Request the homeowners insurance binder so it is IN THE FILE.\n\nTwo places it can come from:\n  · our AFFILIATE, or\n  · whoever the CLIENT wants to use — their choice, and they may already have\n    an agent\n\nAsk the borrower before assuming. If they have no preference, order it through\nthe affiliate.\n\nThe binder carries the actual premium. On this tab that is simply the number —\nthere is no estimate here to replace. (The 0.085% average belongs to the\npre-approval tab and does not carry over; the tabs do not share data.)","ask":"HOI binder","gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Order the condo questionnaire ASAP — as soon as you know it is a condo","tags":["condo"],"list":null,"note":"Send it the moment the property type is known. A third party fills it out and\nreturns it, so the waiting starts when you order — not when you get here.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Confirm all required docs per the limited / full review checklist","tags":["condo"],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — HOI + TITLE — type it in the box below","tags":["qask:Hoi + Title"],"list":null,"note":"Type any client question about Hoi + Title here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"12. ORIGINATION NOTES — the handoff to processing + underwriting."},{"t":"row","in":"check","b":"🚨 Deal notes written for the processor + underwriter — not just enough to pass the gate","tags":[],"list":null,"note":"Encompass will not move the milestone without notes, so this is enforced — but\ndo not write something thin just to clear the gate.\n\nCOVER, AT MINIMUM:\n  · the loan structure and anything unusual about it\n  · where the closing funds are coming from\n  · anything special about the credits\n  · whether a supplement needs ordering\n  · strengths and weaknesses; credit items being paid off or watched\n  · anything the processor or underwriter would otherwise have to ask you\n\nTHE TEST: could someone who has never seen this file pick it up from these\nnotes without calling you? If not, keep writing.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — ORIGINATION NOTES — type it in the box below","tags":["qask:Origination Notes"],"list":null,"note":"Type any client question about Origination Notes here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"13. FINAL RECHECK — before you move the file to processing."},{"t":"row","in":"check","b":"🚨 DPA %: re-check the dollar amount against the FINAL loan amount","tags":["dpa"],"list":null,"note":"THE ONE THAT BITES ON DPA FILES. The subordinate financing was entered as a percent of the loan amount. If the loan amount changed AT ALL since you entered it — a fee moved, the rate/buydown shifted it, seller credit changed, anything — the DPA DOLLAR amount is now wrong, because the same percent of a different loan amount is a different number. Re-multiply: DPA % × the FINAL first-lien loan amount, and confirm the second lien on the file matches. A stale DPA amount over-states or under-states the assistance and blows up cash-to-close at closing. Only shows on DPA files.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Seller credits still within the program cap after any structure change","tags":[],"list":null,"note":"If the structure moved (buydown, price, credits), re-confirm the seller credit is still under the program’s allowable cap and still nets correctly against the buydown (see URLA Lender). Structure changes cascade.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Cash-to-close vs assets still ties out after any change","tags":[],"list":null,"note":"If any number moved after the 2015 Itemization — fees, DPA amount, seller credit — re-confirm the borrower still has enough to close. This is the last look before the file leaves your desk.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — FINAL RECHECK — type it in the box below","tags":["qask:Final Recheck"],"list":null,"note":"Type any client question about Final Recheck here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true},{"t":"blank"},{"t":"section","label":"14. MOVE MILESTONE → PROCESSING."},{"t":"row","in":"check","b":"Click the Origination milestone","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 Confirm EVERYTHING on the milestone is done — incomplete is a HARD STOP","tags":[],"list":null,"note":"Do not move a file to clear it off your list. An incomplete milestone becomes\nthe processor’s problem, and it comes back to you slower than finishing it\nnow would have.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"Click Finish — the file is now in Processing","tags":[],"list":null,"note":"","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"check","b":"🚨 NOT DONE YET — next 24h: disclosures signed, docs gathered, CC form in, processor followed up","tags":[],"list":null,"note":"THE MILESTONE MOVE IS NOT THE END OF YOUR INVOLVEMENT.\n\nWithin 24 hours of moving the file, confirm:\n  1. the DISCLOSURES are SIGNED\n  2. any OUTSTANDING or UPDATED DOCUMENTS have been gathered from the borrower\n  3. the APPRAISAL CREDIT CARD FORM is filled out and on file\n  4. the PROCESSOR is working the file and it gets submitted to the UNDERWRITER\n\nThe file is in the processing queue, which means somebody else is doing the\nwork — not that it is moving. Following up is still yours.","ask":null,"gate":false,"key":null,"link":null,"standing":false},{"t":"row","in":"text","b":"❓ QUESTION FOR THE CLIENT — MOVE MILESTONE — type it in the box below","tags":["qask:Move Milestone"],"list":null,"note":"Type any client question about Move Milestone here. Whatever you type in the box below populates up top in the follow-up block, not just the audit trail.","ask":null,"gate":false,"key":null,"link":null,"standing":false,"multiline":true}],"departing":[]};
let activeTab = "submission";
let ROWS = TAB_DATA[activeTab];
document.getElementById('verLabel').textContent = VERSION + " · self-contained · no server";

// ---------- state ----------
// Per-tab state: each tab (preapproval / submission) keeps its OWN vals, notes,
// and collapsed set — they are separate stages of the loan, potentially months
// apart, so nothing bleeds across. state.vals / state.notes / state.collapsed
// always POINT AT the active tab, so the ~10 render/gating/notes functions that
// read state.vals keep working unchanged. switchTab() repoints them.
// borrower + loan (the file identity) are shared across both tabs — one loan.
let TAB_STATE = {
  preapproval: { vals:{}, notes:'', collapsed:{}, elapsedMs:0, startedAt:null },
  dpa:         { vals:{}, notes:'', collapsed:{} },
  departing:   { vals:{}, notes:'', collapsed:{} },
  submission:  { vals:{}, notes:'', collapsed:{}, elapsedMs:0, startedAt:null }
};
// Per-tab work timers live only on the two QC checklists (preapproval, submission)
// — NOT the DPA tab. Each accumulates ACROSS SESSIONS: elapsedMs is the stored
// total, startedAt marks the current run's start (null when not running). The
// active tab's timer ticks; switching tabs banks the running tab's time. Target
// is 40 min (red threshold) to encourage — not whip — efficiency.
const TIMED_TABS = ['preapproval','submission'];
const TIMER_RED_MS = 40*60*1000;      // 40 min -> red
const TIMER_AMBER_MS = 25*60*1000;    // 25 min -> amber (green below)
let timerInterval = null;
function tabIsTimed(t){ return TIMED_TABS.indexOf(t)>=0; }
// total accumulated ms for a tab, including the current running session
function timerTotalMs(tab){
  const s=TAB_STATE[tab]; if(!s) return 0;
  let ms=s.elapsedMs||0;
  if(s.startedAt) ms += Date.now()-s.startedAt;
  return ms;
}
// start the active tab's clock (if timed and a file is open)
function timerStart(){
  if(!tabIsTimed(activeTab)) return;
  const s=TAB_STATE[activeTab];
  if(!s.startedAt) s.startedAt=Date.now();
  if(!timerInterval) timerInterval=setInterval(timerTick, 1000);
}
// bank the running tab's elapsed time back into elapsedMs and stop its clock
function timerBank(tab){
  const s=TAB_STATE[tab]; if(!s||!s.startedAt) return;
  s.elapsedMs=(s.elapsedMs||0)+(Date.now()-s.startedAt);
  s.startedAt=null;
}
// bank every timed tab (used before snapshot/switch/reset)
function timerBankAll(){ TIMED_TABS.forEach(timerBank); }
function fmtDuration(ms){
  const t=Math.floor(ms/1000), h=Math.floor(t/3600), m=Math.floor((t%3600)/60), s=t%60;
  const pad=n=>String(n).padStart(2,'0');
  return (h>0? pad(h)+':' : '') + pad(m)+':'+pad(s);
}
function timerTick(){
  const el=$('#fileTimer'); const fel=$('#fFileTimer');
  const show = tabIsTimed(activeTab) && !document.body.classList.contains('locked');
  [el,fel].forEach(node=>{
    if(!node) return;
    if(!show){ node.style.display='none'; return; }
    node.style.display='';
    const ms=timerTotalMs(activeTab);
    node.textContent='⏱ '+fmtDuration(ms);
    node.classList.remove('t-green','t-amber','t-red');
    node.classList.add(ms>=TIMER_RED_MS?'t-red':ms>=TIMER_AMBER_MS?'t-amber':'t-green');
  });
}
let state = { borrower:'', loan:'', filter:'all',
  vals: TAB_STATE[activeTab].vals,
  notes: TAB_STATE[activeTab].notes,
  collapsed: TAB_STATE[activeTab].collapsed };
// point state.vals/notes/collapsed at the given tab's storage (call before render)
function bindTabState(tab){
  state.vals = TAB_STATE[tab].vals;
  state.collapsed = TAB_STATE[tab].collapsed;
  state.notes = TAB_STATE[tab].notes;
}
let lastExportSnapshot = '';
const LSKEY = (loan)=> 'caussade_submit_'+(loan||'__none__').trim().toLowerCase().replace(/[^a-z0-9]/g,'_');
let rowIndex = []; // built during render

// ---------- utilities ----------
const $ = s => document.querySelector(s);
const esc = s => String(s==null?'':s);
function toast(msg){ const t=$('#toast'); t.textContent=msg; t.classList.add('show'); setTimeout(()=>t.classList.remove('show'),1900); }

function rowKey(i){ return 'r'+i; }

// Display label for a tab key (used by in-app jump links).
function tabLabel_(key){
  return key==='preapproval' ? 'Preapproval'
       : key==='dpa'         ? 'DPA Procedures'
       : key==='submission'  ? 'Submission'
       : key;
}

// ---------- QC reminder modals ----------
// Completion modal: prompts export/save when a checklist hits 100%.
function showCompletionModal(){
  const m=$('#completeModal'); if(!m) return; m.style.display='flex';
}
function hideCompletionModal(){ const m=$('#completeModal'); if(m) m.style.display='none'; }

// Startup reminder: the "read before you check" discipline prompt. It fires ONCE
// per file — when the checklist is first opened (identity gate unlocked) or after
// a reset / new client — NOT per section. A short countdown gates the dismiss
// button so it can't be reflex-clicked away; the friction is deliberate. (It used
// to fire at every section, which trained reflex-dismissal — reworked so the
// discipline message lands once, at the start.)
let sectionModalTimer=null;
let startupReminderShown=false;   // once per file/session; reset by resetStartupReminder()
// F11: per-file, per-source-tab record of whether the DPA Procedures link has
// been clicked. The DPA-directive checkbox on each tab stays locked until its
// tab's flag is true. Reset on New file / load so every client re-requires it.
let dpaLinkClicked = { preapproval:false, submission:false };
function showSectionModal(){
  const m=$('#sectionModal'); if(!m) return;
  const btn=$('#qcSectionOk'); const cd=$('#qcSectionCountdown');
  let left=2; btn.disabled=true; cd.textContent=left; btn.textContent='Got it ('; // countdown text rebuilt below
  // rebuild button label with the live countdown span
  btn.innerHTML='Got it (<span id="qcSectionCountdown">'+left+'</span>)';
  m.style.display='flex';
  if(sectionModalTimer) clearInterval(sectionModalTimer);
  sectionModalTimer=setInterval(()=>{
    left--;
    const cdEl=$('#qcSectionCountdown');
    if(left<=0){ clearInterval(sectionModalTimer); sectionModalTimer=null; btn.disabled=false; btn.textContent='Got it'; }
    else if(cdEl){ cdEl.textContent=left; }
  },1000);
}
function hideSectionModal(){ const m=$('#sectionModal'); if(m) m.style.display='none'; if(sectionModalTimer){clearInterval(sectionModalTimer);sectionModalTimer=null;} }
// fire the startup reminder once per file. Called when a file is opened/unlocked.
function maybeStartupReminder(){
  if(__suppressQcModals) return;
  if(startupReminderShown) return;
  startupReminderShown=true;
  showSectionModal();
}
// allow the reminder to fire again for the next client (reset / new file / import)
function resetStartupReminder(){ startupReminderShown=false; }

// ---------- render ----------
// Has this row been ANSWERED? Definition depends on the input type. Used by the
// "Open items only" filter so a completed dropdown/text/money/date/multi row is
// treated as done (and hidden), not just a ticked checkbox.
function rowAnswered_(r,i){
  if(r.t!=='row') return false;
  const k=rowKey(i);
  if(r.in==='check') return !!state.vals[k+'_ck'];
  if(r.in==='multi'){
    // done if at least one sub-field has a value
    return (r.fields||[]).some(f=> String(state.vals[k+'::'+f.k]||'').trim()!=='' );
  }
  // dd / text / money / pct / date: done if the single field has a value
  return String(state.vals[k]||'').trim()!=='';
}
// DPA filter strip: build the 5 control dropdowns, show only on the DPA tab.
function renderDpaStrip(){
  const strip=$('#dpaStrip');
  if(!strip) return;
  if(activeTab!=='dpa'){ strip.style.display='none'; strip.innerHTML=''; return; }
  strip.style.display='';
  let html='<div class="dpaStripHead">DPA controls — set these to reveal the matching procedure</div><div class="dpaFilters">';
  DPA_FILTER_DEFS.forEach(f=>{
    html+='<div class="dpaFilter"><label>'+esc(f.label)+'</label><select data-dpaf="'+f.key+'">';
    html+='<option value="">— select —</option>';
    f.list.forEach(opt=>{ const sel=(dpaFilters[f.key]===opt)?' selected':''; html+='<option'+sel+' value="'+esc(opt)+'">'+esc(opt)+'</option>'; });
    html+='</select></div>';
  });
  html+='</div>';
  if(!dpaProviderTag_()) html+='<div class="dpaHint">Choose a DPA provider to begin — the procedure steps are hidden until the file is described.</div>';
  else html+='<div class="departActions" style="margin-top:12px"><button type="button" class="departBtn" data-dpasum="preapproval">→ Add DPA summary to Pre-approval audit</button><button type="button" class="departBtn" data-dpasum="submission">→ Add DPA summary to Submission audit</button><span class="departInsertMsg" id="dpaSummaryMsg"></span></div>';
  strip.innerHTML=html;
  strip.querySelectorAll('select[data-dpaf]').forEach(sel=>{
    sel.addEventListener('change',()=>{ dpaFilters[sel.dataset.dpaf]=sel.value; markDirty(); render(); });
  });
  strip.querySelectorAll('button[data-dpasum]').forEach(b=>{ b.addEventListener('click',()=>insertDpaSummary_(b.dataset.dpasum)); });
}
// DEV-ONLY: fill / check every visible item on the current tab so the note output
// can be eyeballed fast. Departing sets a sample decision; DPA sets a valid combo
// and checks its steps; the checklist tabs fill every visible input + checkbox.
function devFillTab_(){
  if(activeTab==='departing'){
    departingCtl.curloan='FHA'; departingCtl.newloan='FHA'; departingCtl.distance='<100 miles'; departingCtl.equity='Yes (\u226525%)';
    if('divorce' in departingCtl) departingCtl.divorce='No';
    if('fhaException' in departingCtl) departingCtl.fhaException='Household grew (more dependents)';
    markDirty(); render(); if(typeof toast==='function') toast('DEV: departing decision filled'); return;
  }
  if(activeTab==='dpa'){
    dpaFilters.provider='TSAHC'; dpaFilters.coreLoan='FHA'; dpaFilters.dpaType='Grant (no second lien)'; dpaFilters.mcc='No'; dpaFilters.aus='DU';
    render();
    ROWS.forEach((r,i)=>{ if(r.t==='row' && r.in==='check' && rowVisible(r)) state.vals[rowKey(i)+'_ck']=true; });
    markDirty(); render(); if(typeof toast==='function') toast('DEV: DPA filled + steps checked'); return;
  }
  // preapproval / submission: fill every visible row (loop for conditionally-revealed rows)
  let pass=0, changed;
  do{ changed=0;
    ROWS.forEach((r,i)=>{
      if(r.t!=='row' || !rowVisible(r)) return;
      const tags=r.tags||[]; if(tags.some(t=>t.indexOf('qask')===0)) return;
      if(r.in==='check'){ if(r.jump) return; if(!state.vals[rowKey(i)+'_ck']){ state.vals[rowKey(i)+'_ck']=true; changed++; } }
      else if(['text','money','pct','dd','date','multi'].includes(r.in)){
        if(!(state.vals[rowKey(i)]||'').toString().trim()){
          state.vals[rowKey(i)] = (r.in==='dd'&&r.list&&r.list.length)?r.list[0] : (r.in==='money'||r.in==='pct')?'10' : 'x';
          changed++;
        }
      }
    });
    render(); pass++;
  } while(changed>0 && pass<12);
  markDirty(); render(); if(typeof toast==='function') toast('DEV: tab filled');
}
// F11+ COMPLETION LOCK: the DPA-directive row on preapproval/submission can only
// be checked when the DPA Procedures tab is actually FINISHED — not merely visited.
// "Finished" = a provider is chosen AND every visible DPA step (in a visible
// section, under the current filters) is checked. Reads TAB_STATE.dpa.vals directly
// (keys are 'r'+index) so it works from any tab. If it ever returns false, the
// source-tab checkbox auto-unchecks and locks.
function dpaTabComplete_(){
  if(typeof dpaProviderTag_==='function' && !dpaProviderTag_()) return false;
  const rows=(TAB_DATA.dpa)||[], vals=(TAB_STATE.dpa&&TAB_STATE.dpa.vals)||{};
  let secVisible=true, anyStep=false;
  for(let i=0;i<rows.length;i++){
    const r=rows[i];
    if(r.t==='section'){ secVisible = !(r.tags && r.tags.length && !shouldShowRowDpa(r.tags)); continue; }
    if(!secVisible) continue;
    if(r.t!=='row' || r.in!=='check') continue;
    if(r.tags && r.tags.length && !shouldShowRowDpa(r.tags)) continue;
    anyStep=true;
    if(!vals['r'+i+'_ck']) return false;
  }
  return anyStep;
}
// Generalized COMPLETION LOCK for jump rows. A jump row (r.jump) can't be checked
// until its target tab is finished: DPA → every step checked; Departing → the
// decision has been run (enough dropdowns for a definitive verdict).
function jumpComplete_(jump){
  if(jump==='dpa') return dpaTabComplete_();
  if(jump==='departing') return (typeof departingReady_==='function') ? departingReady_() : true;
  return true;
}
function jumpLockMsg_(jump){
  if(jump==='departing') return 'Run the Departing Residence decision first';
  return 'Finish every step on the DPA Procedures tab first';
}
function render(){
  renderDpaStrip();
  renderDepartStrip();
  renderDepartOut();
  const host = $('#checklist');
  host.innerHTML='';
  rowIndex=[];
  let secEl=null, secBody=null, secNum=0, curSecOpenCount=0, curSecTotal=0, curSecCountEl=null, sawDpa=false;
  const filter = state.filter;

  function closeSection(){
    if(secEl && curSecCountEl){ curSecCountEl.textContent = curSecOpenCount+' open'; }
  }

  ROWS.forEach((r, i)=>{
    if(r.t==='section'){
      // DPA tab gates whole SECTIONS by their tags (a section header carries the
      // same tags as its rows). A section whose filters aren't matched is skipped
      // entirely. Other tabs never tag sections, so this only affects DPA.
      if(activeTab==='dpa' && r.tags && r.tags.length && !shouldShowRowDpa(r.tags)){
        secBody=null; return;
      }
      closeSection();
      secNum++;
      const collapsed = state.collapsed[secNum];
      secEl=document.createElement('div'); secEl.className='section'+(collapsed?' collapsed':'');
      const head=document.createElement('div'); head.className='sechead';
      head.innerHTML='<div class="secnum">'+secNum+'</div><div class="sectitle">'+esc(r.label).replace(/^\d+\.\s*/,'')+'</div><div class="seccount"></div><div class="caret">▼</div>';
      curSecCountEl=head.querySelector('.seccount');
      const mySec = secNum; // capture THIS section's number (not the shared loop var)
      head.addEventListener('click',()=>{ state.collapsed[mySec]=!state.collapsed[mySec]; markDirty(); render(); });
      secBody=document.createElement('div'); secBody.className='secbody';
      secEl.appendChild(head); secEl.appendChild(secBody);
      host.appendChild(secEl);
      curSecOpenCount=0; curSecTotal=0;
      return;
    }
    if(!secBody) return;
    if(r.t==='blank'){ return; }
    if(r.t==='cap'){
      const c=document.createElement('div'); c.className='cap'; c.textContent=esc(r.label).replace(/—/g,'—');
      // dpa-tagged cap hidden unless dpa on
      if(r.label && /SUBORDINATE FINANCING/i.test(r.label) && !dpaOn()) c.style.display='none';
      secBody.appendChild(c); return;
    }
    // row
    const tags=r.tags||[];
    const isDpa = tags.includes('dpa');
    if(isDpa) sawDpa=true;
    if(!rowVisible(r)){ return; } // active-tab gating (tags for submission, cond for preapproval)

    // F11+ COMPLETION LOCK (generalized): a jump-directive row cannot stay/become
    // done unless its target tab is actually finished (DPA steps / Departing decision).
    if(r.in==='check' && r.jump && state.vals[rowKey(i)+'_ck'] && !jumpComplete_(r.jump)){
      delete state.vals[rowKey(i)+'_ck'];
    }
    const done = !!state.vals[rowKey(i)+'_ck'];
    const dpaGated = r.in==='check' && r.jump && !done && !jumpComplete_(r.jump);
    // "Open items only" hides ANSWERED rows of EVERY input type, not just ticked
    // checkboxes. But the qask ("QUESTION FOR THE CLIENT") rows ALWAYS stay
    // visible — they're the per-section note anchor and must remain locatable.
    if(filter==='open' && !tags.some(t=>t.indexOf('qask')===0) && rowAnswered_(r,i)) return;

    const isQ = tags.some(t=>t.indexOf('qask')===0);
    const row=document.createElement('div');
    let rowCls='row'+(done&&r.in==='check'?' done':'');
    if(r.in==='out'){ const lead=(r.b||'').charAt(0); rowCls+=' decisionout '+(lead==='\u2705'?'dv-ok':lead==='\u274C'?'dv-no':'dv-warn'); }
    row.className=rowCls;
    let html='';
    if(r.in==='check'){
      html+='<input type="checkbox" class="ck'+(dpaGated?' ckLocked':'')+'" '+(done?'checked':'')+(dpaGated?' disabled':'')+' data-ck="'+i+'"'+(dpaGated?' title="'+esc(jumpLockMsg_(r.jump))+'"':'')+'>';
    } else {
      html+='<span style="width:19px;flex-shrink:0"></span>';
    }
    html+='<div class="rowmain">';
    const lbl=esc(r.b).replace(/🚨/g,'<span class="siren">🚨</span>');
    if(r.link){
      html+='<div class="rowlabel rowlink">'+lbl+' <a href="'+esc(r.link)+'" target="_blank" rel="noopener">open link ↗</a></div>';
    } else if(r.jump){
      // in-app tab jump (not an external URL): clicking switches to r.jump's tab.
      // Works from list AND focus; switchTab() exits focus and lands in Checklist
      // view on the target tab.
      html+='<div class="rowlabel rowlink">'+lbl+' <a href="#" class="tabjump" data-jump="'+esc(r.jump)+'">→ open the '+esc(tabLabel_(r.jump))+' tab</a></div>';
      if(dpaGated){ html+='<div class="lockhint">🔒 '+esc(jumpLockMsg_(r.jump))+' — then this can be checked off</div>'; }
    } else {
      html+='<div class="rowlabel">'+lbl+'</div>';
    }
    // inputs
    if(r.in==='money'){
      const cls='rowinput moneywrap'+(r.gate?' gatecell':'');
      html+='<div class="'+cls+'"><span class="affix affix-pre">$</span><input type="text" inputmode="numeric" data-val="'+i+'" data-fmt="money" value="'+esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;')+'" placeholder="0"></div>';
      // F15: if THIS is the buydown-amount row and buydown is Yes but the amount
      // is $0/blank, show an inline error right under the field (the persistent
      // banner also fires — this is the at-the-spot copy).
      if(/Buydown amount \(from the 2015/i.test(r.b||'')){
        const idx=conflictRowIndex();
        const bd = idx.buydown>=0 ? (state.vals[rowKey(idx.buydown)]||'') : '';
        if(bd==='Yes' && buydownEnteredZero_(state.vals[rowKey(i)]||'')){
          html+='<div class="fieldError">READ!! 😫 Buydown = YES but the amount is $0. Enter the real amount, or set Buydown back to NO.</div>';
        }
      }
    } else if(r.in==='pct'){
      const cls='rowinput pctwrap'+(r.gate?' gatecell':'');
      html+='<div class="'+cls+'"><input type="text" inputmode="decimal" data-val="'+i+'" data-fmt="pct" value="'+esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;')+'" placeholder="0"><span class="affix affix-post">%</span></div>';
    } else if(r.in==='date'){
      const cls='rowinput datewrap'+(r.gate?' gatecell':'');
      const val=esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;');
      // native date picker (yyyy-mm-dd under the hood) + a visible MM/DD/YY text mirror
      html+='<div class="'+cls+'"><input type="text" class="datetext" data-val="'+i+'" data-fmt="date" value="'+val+'" placeholder="MM/DD/YY" maxlength="10"><button type="button" class="datepick" data-datepick="'+i+'" title="Pick a date">📅</button><input type="date" class="datehidden" data-datefor="'+i+'"></div>';
    } else if(r.in==='multi'){
      const cls='rowinput multiwrap'+(r.gate?' gatecell':'');
      let sub='';
      (r.fields||[]).forEach(f=>{
        const key=rowKey(i)+'::'+f.k;
        const v=esc(state.vals[key]||'').replace(/"/g,'&quot;');
        if(f.type==='multiline'){
          sub+='<label class="multifield"><span>'+esc(f.label)+'</span><textarea data-multi="'+i+'" data-mk="'+f.k+'" rows="2" placeholder="'+esc(f.label)+'">'+v+'</textarea></label>';
        } else {
          const it = f.type==='tel'?'tel':(f.type==='email'?'email':'text');
          sub+='<label class="multifield"><span>'+esc(f.label)+'</span><input type="'+it+'" data-multi="'+i+'" data-mk="'+f.k+'" value="'+v+'" placeholder="'+esc(f.label)+'"></label>';
        }
      });
      html+='<div class="'+cls+'">'+sub+'</div>';
    } else if(r.in==='text'){
      const cls='rowinput'+(isQ?' qinput':'')+(r.gate?' gatecell':'');
      const val=esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;');
      if(r.multiline){
        html+='<div class="'+cls+'"><textarea data-val="'+i+'" rows="2" placeholder="'+(isQ?'Type the client question…':'Type here…')+'">'+val+'</textarea></div>';
      } else {
        html+='<div class="'+cls+'"><input type="text" data-val="'+i+'" value="'+val+'" placeholder="'+(isQ?'Type the client question…':'Type here…')+'"></div>';
      }
    } else if(r.in==='dd'){
      const cls='rowinput'+(r.gate?' gatecell':'');
      let opts='<option value="">— select —</option>';
      (r.list||[]).forEach(o=>{ const sel=(state.vals[rowKey(i)]===o)?'selected':''; opts+='<option '+sel+'>'+esc(o)+'</option>'; });
      html+='<div class="'+cls+'"><select data-val="'+i+'">'+opts+'</select></div>';
    }
    // note toggle
    if(r.note){
      html+='<div class="noteToggle" data-note="'+i+'">ⓘ why this matters</div><div class="hovernote">'+esc(r.note)+'</div>';
    }
    html+='</div>';
    row.innerHTML=html;
    secBody.appendChild(row);
    rowIndex.push(i);
    if(r.in==='check'){ curSecTotal++; if(!done) curSecOpenCount++; }
  });
  closeSection();

  // dpa pill visibility
  $('#dpaPill').style.display = dpaOn() ? 'inline-block' : 'none';

  wireRowEvents();
  updateProgress();
  buildNotes();
  updateConflictBanner();
  updateConflictBanner();
}

// (The per-section scroll reminder was removed in the F9 rework — the discipline
// prompt now fires once at file open via maybeStartupReminder(), not per section.)

// Read every gate dropdown's current value by key — mirrors the sheet's
// submitFilterValues_. Returns { credit, employment, buydown, dpa, propType,
// flood, exempt, gift, reo, cash }.
function gateValues(){
  const f={};
  const wanted=['credit','employment','buydown','dpa','propType','flood','exempt','gift','reo','cash','citizenship','departrent','coreprog'];
  wanted.forEach(k=>f[k]='');
  for(let i=0;i<ROWS.length;i++){
    const k=ROWS[i].key;
    if(k && wanted.indexOf(k)>=0){ f[k]=String(state.vals[rowKey(i)]||''); }
  }
  return f;
}

// PREAPPROVAL gate values — the master tab gates on its own conditions, driven
// by its own control dropdowns (keyed subfin / housing / childsup / gift). This
// is the preapproval analogue of gateValues(); it reads those drivers.
function preGateValues(){
  const f={ subfin:'', housing:'', childsup:'', gift:'', citizenship:'', departrent:'' };
  for(let i=0;i<ROWS.length;i++){
    const k=ROWS[i].key;
    if(k && f.hasOwnProperty(k)){ f[k]=String(state.vals[rowKey(i)]||''); }
  }
  return f;
}

// PREAPPROVAL row visibility — a row carries a single `cond` string; it is hidden
// until that condition's driver is set. Mirrors the sheet's master-tab cond gating
// (subfin / renting / cs-pays / cs-recv / gift).
function shouldShowRowPre(row){
  const c = row.cond;
  if(!c) return true;
  const f = preGateValues();
  if(c==='subfin')  return f.subfin==='Yes';
  if(c==='renting') return f.housing==='Renting';
  if(c==='cs-pays') return f.childsup==='Pays';
  if(c==='cs-recv') return f.childsup==='Receives';
  if(c==='gift')    return f.gift==='Yes';
  if(c==='departrent-keep') return f.departrent==='Keeping as a rental';
  // F16: green-card + EAD rows show whenever anyone on the file is not a citizen.
  if(c==='noncitizen') return f.citizenship && f.citizenship!=='U.S. Citizen';
  return true;
}

// EXACT port of the sheet's shouldShowSubmitRow_(tags, f). A row with a
// conditional tag is hidden until the matching selection is made. This is the
// single source of truth for visibility — render, progress, notes and focus all
// use it, so a hidden row is never shown, counted, or walked to.
function shouldShowRow(tags){
  if(!tags || !tags.length) return true;
  const f=gateValues();
  for(let i=0;i<tags.length;i++){
    const t=tags[i];
    if(t==='repull'     && f.credit!=='Re-pulling Now') return false;
    if(t==='w2'         && !(f.employment==='W-2 Employee' || f.employment==='Both')) return false;
    if(t==='se'         && !(f.employment==='Self-Employed' || f.employment==='Both')) return false;
    if(t==='bd-yes'     && f.buydown!=='Yes') return false;
    if(t==='bd-no'      && f.buydown!=='No')  return false;
    if(t==='bd-ask'     && f.buydown!=='Ask LO') return false;
    if(t==='dpa'        && f.dpa!=='Yes') return false;
    if(t==='condo'      && f.propType!=='Condo') return false;
    if(t==='flood-yes'  && String(f.flood).indexOf('SFHA')<0) return false;
    if(t==='flood-yes'  && String(f.flood).indexOf('not SFHA')>=0) return false;
    if(t==='ex-strip'   && String(f.exempt).indexOf('Vet / Disabled / Over-65')<0) return false;
    if(t==='ex-asis'    && !(f.exempt==='Homestead only' || f.exempt==='None')) return false;
    if(t==='gift'       && f.gift!=='Yes') return false;
    if(t==='reo'        && f.reo!=='Yes') return false;
    if(t==='departrent-keep' && f.departrent!=='Keeping as a rental') return false;
    if(t==='fhava' && f.coreprog && f.coreprog.indexOf('FHA')!==0 && f.coreprog.indexOf('VA')!==0) return false;
    if(t==='cash-short' && String(f.cash).indexOf('short')<0) return false;
    // F16: green-card + EAD rows show whenever ANYONE on the file is not a
    // citizen (worst-case, file-level — no per-borrower branching).
    if(t==='noncitizen' && !(f.citizenship && f.citizenship!=='U.S. Citizen')) return false;
  }
  return true;
}

// ---- DEPARTING RESIDENCE tab gating ----
// A DECISION engine, not a checklist: two dropdowns (current loan on the departing
// home, new loan being applied for) drive which verdict / offset / doc rows show,
// same AND-tag mechanism as submission. HTML-only tab (no sheet twin). Derived
// tags: cur-nonfha / cur-nonva let "any current except X" rows fire; new-offset
// groups the doc rows that only matter when rent can offset (Conv/FHA/VA, not USDA).
function departGateValues(){
  var f={curloan:'', newloan:''};
  for(var i=0;i<ROWS.length;i++){ var k=ROWS[i].key; if(k==='curloan') f.curloan=String(state.vals[rowKey(i)]||''); else if(k==='newloan') f.newloan=String(state.vals[rowKey(i)]||''); }
  return f;
}
function departActiveTags_(){
  var f=departGateValues(), a={};
  var mn={ 'Conventional':'new-conv','FHA':'new-fha','VA':'new-va','USDA':'new-usda' };
  var mc={ 'Conventional':'cur-conv','FHA':'cur-fha','VA':'cur-va','USDA':'cur-usda','Owned free & clear':'cur-free' };
  if(mn[f.newloan]) a[mn[f.newloan]]=1;
  if(mc[f.curloan]) a[mc[f.curloan]]=1;
  if(f.curloan && f.curloan!=='FHA') a['cur-nonfha']=1;
  if(f.curloan && f.curloan!=='VA')  a['cur-nonva']=1;
  if(f.newloan==='Conventional'||f.newloan==='FHA'||f.newloan==='VA') a['new-offset']=1;
  return a;
}
function shouldShowRowDeparting(tags){
  if(!tags || !tags.length) return true;
  var a=departActiveTags_();
  for(var i=0;i<tags.length;i++){ if(tags[i].indexOf('qask')===0) continue; if(!a[tags[i]]) return false; }
  return true;
}

// UNIFIED visibility — the one call render / progress / notes / focus use. It
// dispatches to the active tab's gating so each tab hides rows by ITS OWN rules
// (submission by tags, preapproval by cond). Pass the whole row.
// ---- DPA tab gating ----
// The DPA Procedures tab does NOT gate off rows in the list. It has a control
// strip of 5 dropdowns (provider / core loan / DPA type / MCC / AUS) that sit
// ABOVE the checklist and drive which sections + rows show. Those live in their
// own small state object (persisted per file), not in state.vals.
let dpaFilters = { provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' };
// Departing Residence decision-engine controls (a DPA-style strip, not checklist
// rows). curloan/newloan drive every combo; distance/equity only surface — and
// only matter — when the NEW loan is FHA. Persisted per file alongside dpaFilters.
let departingCtl = { curloan:'', newloan:'', distance:'', equity:'', divorce:'', fhaException:'' };
const DPA_FILTER_DEFS = [
  { key:'provider', label:'DPA PROVIDER',  list:['TSAHC','TDHCA','Click n\u2019 Close (SmartBuy)'] },
  { key:'coreLoan', label:'CORE LOAN',     list:['FHA','VA','USDA','Conventional'] },
  { key:'dpaType',  label:'DPA TYPE',      list:['Grant','Forgivable 2nd Lien','Repayable 2nd Lien'] },
  { key:'mcc',      label:'MCC',           list:['Yes','No'] },
  { key:'aus',      label:'AUS ENGINE',    list:['DU','LPA'] }
];
// provider display value -> the tag rows carry ('tsahc' covers both Texas HFAs;
// SmartBuy is 'cnc'), plus the agency used for the tsahc-only/tdhca-only split.
function dpaProviderTag_(){
  const p=dpaFilters.provider;
  if(p==='TSAHC'||p==='TDHCA') return 'tsahc';
  if(/SmartBuy/i.test(p)) return 'cnc';
  return '';
}
function dpaAgency_(){
  const p=dpaFilters.provider;
  if(p==='TSAHC') return 'TSAHC';
  if(p==='TDHCA') return 'TDHCA';
  return '';
}
// EXACT port of the sheet's shouldShowDpaRow_(tags, provider, core, dpaType, mcc,
// aus, agency). Used for BOTH rows and section headers on the DPA tab.
function shouldShowRowDpa(tags){
  tags = tags || [];
  if(tags.length===0) return false;                 // untagged spacer: hidden until relevant
  const wantProvider=dpaProviderTag_();
  const core=dpaFilters.coreLoan, dpaType=dpaFilters.dpaType, mcc=dpaFilters.mcc, aus=dpaFilters.aus, agency=dpaAgency_();
  if(!wantProvider) return false;                   // nothing until provider chosen
  if(tags.indexOf(wantProvider)<0) return false;    // wrong provider
  // agency-specific rows
  if(tags.indexOf('tsahc-only')>=0 && agency!=='TSAHC') return false;
  if(tags.indexOf('tdhca-only')>=0 && agency!=='TDHCA') return false;
  if(wantProvider==='tsahc'){
    if(tags.indexOf('mcc-yes')>=0 && mcc!=='Yes') return false;
    if(tags.indexOf('mcc-no') >=0 && mcc!=='No')  return false;
    if(tags.indexOf('grant')>=0 && dpaType!=='Grant') return false;
    if(tags.indexOf('2nd')  >=0 && dpaType!=='Forgivable 2nd Lien') return false;
    const loanTagged=(tags.indexOf('fha')>=0||tags.indexOf('va')>=0||tags.indexOf('conv')>=0);
    if(loanTagged){
      if(core==='FHA'          && tags.indexOf('fha') <0) return false;
      if(core==='VA'           && tags.indexOf('va')  <0) return false;
      if(core==='Conventional' && tags.indexOf('conv')<0) return false;
      if(core==='USDA') return false;
      if(!core) return false;
    }
    const ausTagged=(tags.indexOf('du')>=0||tags.indexOf('lpa')>=0);
    if(ausTagged){
      if(aus==='DU'  && tags.indexOf('du') <0) return false;
      if(aus==='LPA' && tags.indexOf('lpa')<0) return false;
      if(!aus) return false;
    }
    return true;
  }
  if(wantProvider==='cnc'){
    if(tags.indexOf('mcc-yes')>=0 && mcc!=='Yes') return false;
    if(tags.indexOf('mcc-no') >=0 && mcc!=='No')  return false;
    return true;
  }
  return false;
}

function rowVisible(row){
  if(activeTab==='preapproval') return shouldShowRowPre(row);
  if(activeTab==='dpa') return shouldShowRowDpa(row.tags);
  if(activeTab==='departing') return shouldShowRowDeparting(row.tags);
  return shouldShowRow(row.tags);
}

// which keys, when changed, must trigger a full re-render (they gate other rows).
// Covers BOTH tabs: submission's 10 keys + preapproval's own drivers (subfin,
// housing, childsup, gift). A change to any of these re-runs render()/renderFocus()
// so the active tab's conditional rows appear/disappear. Harmless that each tab
// only actually uses its own subset — a key absent from a tab never fires.
const GATE_KEYS=['credit','employment','buydown','dpa','propType','flood','exempt','gift','reo','cash','departrent','coreprog',
                 'subfin','housing','childsup','citizenship','curloan','newloan'];

// kept for the DPA cap divider + any legacy callers
function dpaOn(){ return gateValues().dpa==='Yes'; }
function repullOn(){ return gateValues().credit==='Re-pulling Now'; }

// DPA detection that works on BOTH tabs. Submission has a dropdown keyed 'dpa';
// preapproval drives DPA off the 'subfin' dropdown (Sub financing / DPA program?)
// plus the "- DPA" suffix on the core program. Returns YES with program + % when
// available, or "[ - ]" when there is no DPA.
function dpaIsOn_(){
  if(activeTab==='preapproval'){
    const f=preGateValues();
    if(f.subfin==='Yes') return true;
    // also treat a "- DPA" core program as DPA even if subfin not yet set
    const idx=ROWS.findIndex(r=>/Core loan program/i.test(r.b||''));
    if(idx>=0 && /- ?DPA/i.test(String(state.vals[rowKey(idx)]||''))) return true;
    return false;
  }
  return gateValues().dpa==='Yes';
}
function dpaNoteLine(){
  if(!dpaIsOn_()) return '[ - ]';
  // try to append the program + %
  let program='', pct='';
  const pIdx=ROWS.findIndex(r=>/Which DPA program/i.test(r.b||''));
  if(pIdx>=0) program=String(state.vals[rowKey(pIdx)]||'').trim();
  const pctIdx=ROWS.findIndex(r=>/DPA % chosen/i.test(r.b||''));
  if(pctIdx>=0) pct=String(state.vals[rowKey(pctIdx)]||'').trim();
  let detail='';
  if(program) detail+=program;
  if(pct){ detail+=(detail?', ':'')+pct+(/%$/.test(pct)?'':'%'); }
  return 'YES'+(detail?' — '+detail:'');
}
// Time-on-file line for the notes (timed tabs only) — total accumulated working
// time, with a gentle flag if it ran past the 40-minute target.
function timeOnFileLine(){
  const ms=timerTotalMs(activeTab);
  const mins=Math.round(ms/60000);
  let s=fmtDuration(ms)+' ('+mins+' min)';
  if(ms>=TIMER_RED_MS) s+=' — over the 40-min target';
  return s;
}
// DPA scenario line — the 5 filter selections, for the DPA-tab note. Records
// WHICH DPA scenario the LOA worked (provider / core / type / MCC / AUS).
function dpaScenarioLine(){
  const f=dpaFilters;
  const parts=[
    f.provider||'—',
    f.coreLoan||'—',
    f.dpaType||'—',
    'MCC '+(f.mcc||'—'),
    'AUS '+(f.aus||'—')
  ];
  return parts.join(' · ');
}
// DPA condensed summary (h1.41) — a short record of the DPA work, dropped into the
// preapproval/submission AUDIT TRAIL inline at the DPA checklist row (not the notes
// field). Built from the DPA controls + the DPA tab's completion.
function dpaSummaryLines_(ascii){
  const fold=s=> ascii ? asciiFold_(s) : s;
  if(!dpaProviderTag_()) return [];
  const rows=(TAB_DATA.dpa)||[], vals=(TAB_STATE.dpa&&TAB_STATE.dpa.vals)||{};
  let total=0, done=0, secVis=true;
  for(let i=0;i<rows.length;i++){ const r=rows[i];
    if(r.t==='section'){ secVis=!(r.tags&&r.tags.length&&!shouldShowRowDpa(r.tags)); continue; }
    if(!secVis||r.t!=='row'||r.in!=='check') continue;
    if(r.tags&&r.tags.length&&!shouldShowRowDpa(r.tags)) continue;
    total++; if(vals['r'+i+'_ck']) done++;
  }
  const status = (total>0 && done===total) ? ('procedures complete \u2713 ('+done+' of '+total+')') : ('procedures '+done+' of '+total+' done');
  return [ fold('\u2014 DPA SUMMARY \u2014'), fold('  '+dpaScenarioLine()), fold('  '+status) ];
}
// Snapshot the current DPA summary into a target tab's audit (preapproval/submission).
// Stored on TAB_STATE[tab].dpaSummary; auditLines_ prints it inline at the DPA row.
function insertDpaSummary_(tab){
  const lines=dpaSummaryLines_(false);
  const msg=$('#dpaSummaryMsg');
  if(!lines.length){ if(msg) msg.textContent='Choose a DPA provider first.'; return; }
  TAB_STATE[tab].dpaSummary = lines;
  markDirty();
  if(msg) msg.textContent='\u2713 Added to '+tabLabel_(tab)+' audit \u2014 see the DPA row there.';
}
// Completion percentage for the active tab — same visible-checkbox basis as the
// progress bar, surfaced in the notes for audit.
function completionLine(){
  let total=0, done=0;
  ROWS.forEach((r,i)=>{
    if(r.t!=='row'||r.in!=='check') return;
    if(!rowVisible(r)) return;
    total++; if(state.vals[rowKey(i)+'_ck']) done++;
  });
  const pct= total? Math.round(done/total*100):0;
  return done+' of '+total+' items ('+pct+'%)';
}

/* ============================================================================
 * CONFLICT ENGINE — ported verbatim from the Google Sheet (PreapprovalSystem.gs
 * detectConflicts_ and its helpers). Every input field the engine reads exists
 * as a row on this checklist, so ALL of the sheet's rules are active here, not a
 * subset. The DPA credit floors and rule text are copied unchanged so the
 * browser tool and the sheet always agree. RE-CHECK THE MATRIX — floors change.
 * ==========================================================================*/
function lowestScore_(raw){
  var s=String(raw||'').trim();
  if(s==='') return null;
  var parts=s.split(',').map(function(x){return String(x).trim();}).filter(function(x){return x!=='';}).map(Number);
  if(parts.length===0) return null;
  for(var i=0;i<parts.length;i++) if(isNaN(parts[i])) return null;
  return Math.min.apply(null,parts);
}
function baseProgram_(template){
  var t=String(template||'').toUpperCase();
  if(t==='') return '';
  if(t.indexOf('FHA')>=0) return 'FHA';
  if(t.indexOf('USDA')>=0) return 'USDA';
  if(/\bVA\b/.test(t)) return 'VA';
  if(t.indexOf('CONV')>=0) return 'Conventional';
  return '';
}
function templateInfo_(template){
  var t=String(template||'').toUpperCase();
  return { core:baseProgram_(template), hasDpa:/\bDPA\b/.test(t) };
}
function effectiveProgram_(f){
  var lt=(f.loanType && f.loanType!=='Other') ? f.loanType : '';
  return baseProgram_(f.approvedProgram) || lt || baseProgram_(f.template) || '';
}
var DPA_PROGRAMS={
  'TSAHC - GOVT - GRANT':          { floor:620, core:['FHA','VA','USDA'], src:'TSAHC published guidelines / KB, checked Jul 2026' },
  'TSAHC - GOVT - FORGIVABLE 2ND': { floor:620, core:['FHA','VA','USDA'], src:'TSAHC published guidelines / KB, checked Jul 2026' },
  'TSAHC - CONV - FORGIVABLE 2ND': { floor:640, core:['Conventional'],    src:'TSAHC KB: forgivable second lien on HFA Conventional = 640' },
  'TDHCA - GOVT - FORGIVABLE 2ND': { floor:620, core:['FHA','VA','USDA'], src:'TDHCA My First Texas Home matrix 04/06/2026' },
  'TDHCA - GOVT - REPAYABLE 2ND':  { floor:620, core:['FHA','VA','USDA'], src:'TDHCA My First Texas Home matrix 04/06/2026' },
  'TDHCA - CONV - FORGIVABLE 2ND': { floor:620, core:['Conventional'],    src:'TDHCA My Choice Texas Home matrix 04/06/2026' },
  'TDHCA - CONV - REPAYABLE 2ND':  { floor:620, core:['Conventional'],    src:'TDHCA My Choice Texas Home matrix 04/06/2026' },
  'CNC - GOVT - FORGIVABLE':       { floor:640, core:['FHA','USDA'],      src:'Click n\u2019 Close SmartBuy matrix, locks as of 06/05/2026' },
  'CNC - GOVT - REPAYABLE':        { floor:660, core:['FHA','USDA'],      src:'Click n\u2019 Close SmartBuy matrix, locks as of 06/05/2026' },
  'OTHER / NOT LISTED':            { floor:null, core:null, src:'' }
};
function dpaFloor_(dpaProgram, loanProgram){
  var p=DPA_PROGRAMS[dpaProgram];
  if(!p) return null;
  return { min:p.floor, core:p.core,
    coreOk:(!p.core||!loanProgram)?true:(p.core.indexOf(loanProgram)>=0), src:p.src };
}
// F15: is the buydown amount zero, blank, or unparseable? (any non-positive)
function buydownIsZero_(v){
  if(v===undefined || v===null) return true;
  var n=parseFloat(String(v).replace(/[^0-9.-]/g,''));
  return !(n>0);
}
// C12 asserts only once an amount has actually been ENTERED and is zero — a
// blank amount means the LOA simply hasn't reached the field yet, so warning
// then is premature. Entered "0"/"$0" (or non-numeric) still fires.
function buydownEnteredZero_(v){
  var s=String(v==null?'':v).trim();
  return s!=='' && buydownIsZero_(s);
}
function detectConflicts_(f){
  var C=[];
  var ep=effectiveProgram_(f);
  var govt=(ep==='FHA'||ep==='VA'||ep==='USDA');
  var tmpl=baseProgram_(f.template);
  var appr=baseProgram_(f.approvedProgram);
  if(appr){
    if(tmpl && tmpl!==appr)
      C.push({code:'C0a',action:true,text:'GO CHANGE THE TEMPLATE \u2014 this file was preapproved on '+f.approvedProgram+' but the core loan program still says '+f.template+'. Every check below is being judged against '+f.approvedProgram+'.'});
    if(f.loanType && f.loanType!=='Other' && f.loanType!==appr)
      C.push({code:'C0b',action:true,text:'GO CHANGE THE LOAN TYPE \u2014 this file was preapproved on '+f.approvedProgram+' but the loan type still says '+f.loanType+'. Every check below is being judged against '+f.approvedProgram+'.'});
  }
  if(ep==='FHA' && f.citizenship==='Non-Permanent Resident')
    C.push({code:'C1',text:'FHA qualifies U.S. citizens and permanent residents only \u2014 this file must go Conventional'});
  if(ep==='VA' && f.citizenship==='Non-Permanent Resident')
    C.push({code:'C2',text:'VA eligibility runs through service entitlement \u2014 verify the COE before proceeding on a non-permanent visa status'});
  if(govt && f.occupancy && f.occupancy!=='Primary Residence')
    C.push({code:'C3',text:ep+' is primary-residence only \u2014 occupancy is set to '+f.occupancy});
  if(tmpl && f.loanType && f.loanType!=='Other' && tmpl!==f.loanType)
    C.push({code:'C4',text:'Core loan program is '+f.template+' but loan type is '+f.loanType+' \u2014 these must match'});
  if(govt && f.giftUsed==='Yes' && f.giftSource==='Employer')
    C.push({code:'C5',text:'Employer gift funds are a restricted source on '+ep+' \u2014 confirm against program guidelines before using them'});
  var lo=lowestScore_(f.scores);
  var dpaDeclared=(f.subfin==='Yes') || (f.template?templateInfo_(f.template).hasDpa:false);
  if(dpaDeclared){
    if(!f.dpaProgram){
      C.push({code:'C6p',action:true,text:'PICK THE DPA PROGRAM \u2014 this file says it is using assistance ('+(f.subfin==='Yes'?'sub financing is Yes':'the core program is '+f.template)+') but no DPA line is chosen. Floors run from 620 to 660 depending on the program, so the score cannot be checked until you pick one'});
    } else {
      var fl=dpaFloor_(f.dpaProgram,ep);
      if(!fl || fl.min===null){
        C.push({code:'C6u',text:'DPA line is "'+f.dpaProgram+'" and this tool holds no credit floor for it. LOOK UP THE MATRIX before telling the borrower yes'});
      } else if(!fl.coreOk){
        C.push({code:'C9b',action:true,text:'MISMATCH: the DPA line says '+f.dpaProgram+', but this file is governed by '+ep+'. That line is only valid with '+fl.core.join(' / ')+'. Fix whichever one is wrong \u2014 the DPA line sets the credit floor, so the wrong line means the wrong floor'});
      } else if(lo!==null && lo<fl.min){
        C.push({code:'C6',text:'DOES NOT QUALIFY: lowest middle score is '+lo+' but '+f.dpaProgram+' requires '+fl.min+'. Source: '+fl.src});
      }
    }
  }
  if(f.template){
    var ti=templateInfo_(f.template);
    if(ti.hasDpa && f.subfin==='No')
      C.push({code:'C11',action:true,text:'The core program says '+f.template+' but Sub financing / DPA is set to No. Either drop the \u201c- DPA\u201d from the program or set sub financing to Yes'});
    if(!ti.hasDpa && f.subfin==='Yes')
      C.push({code:'C11b',action:true,text:'Sub financing / DPA is Yes but the core program is '+f.template+' with no DPA on it. Change the program to '+f.template+' - DPA, or set sub financing to No'});
  }
  if(f.purpose==='Purchase' && f.lien==='Second')
    C.push({code:'C7',text:'Loan purpose is Purchase but lien position is Second \u2014 a purchase first mortgage sits in first lien'});
  if(govt && f.giftUsed==='Yes' && f.giftSource==='Other')
    C.push({code:'C8',text:'Gift source is "Other" on '+ep+' \u2014 government loans only allow specific donors. Check the gift source row (open its note) and confirm this donor qualifies BEFORE ordering the appraisal'});
  // F15: buydown marked Yes but the amount is $0 or blank. buydownIsZero_ is
  // true when the amount field exists (submission) and parses to 0/blank.
  if(f.buydown==='Yes' && buydownEnteredZero_(f.buydownAmt))
    C.push({code:'C12',action:true,text:'READ!! \uD83D\uDE2B You marked BUYDOWN = YES \u2014 the amount can\u2019t be $0. Enter the real buydown amount, or set Buydown back to NO.'});
  return C;
}
// Read the driver dropdowns by matching their row labels (resolve by name, not index).
// The conflict engine locates its input fields by matching row LABELS. Those row
// indices differ per tab (preapproval and submission lay their rows out
// differently), so the cache is keyed BY TAB — otherwise the banner on one tab
// would read the other tab's row positions. Cleared automatically because it is
// keyed; a new tab simply builds its own entry on first use.
var CONFLICT_ROW_CACHE={};
function conflictRowIndex(){
  if(CONFLICT_ROW_CACHE[activeTab]) return CONFLICT_ROW_CACHE[activeTab];
  var map={ template:/Core loan program/i, approvedProgram:/Program preapproved on/i,
    loanType:/Loan type — must match/i, citizenship:/Citizenship\/residency/i,
    occupancy:/^Occupancy/i, giftUsed:/Gift funds used/i, giftSource:/Gift source/i,
    scores:/middle credit scores/i, subfin:/Sub financing/i, dpaProgram:/Which DPA program/i,
    purpose:/Loan purpose/i, lien:/Lien position/i,
    // F15: buydown Yes + $0/blank amount. Labels are submission-specific, so
    // these resolve to -1 on preapproval (which has no amount field) and the
    // rule never fires there.
    buydown:/Temp buydown on this file/i, buydownAmt:/Buydown amount \(from the 2015/i };
  var out={};
  Object.keys(map).forEach(function(k){ out[k]=ROWS.findIndex(function(r){return r.b&&map[k].test(r.b);}); });
  CONFLICT_ROW_CACHE[activeTab]=out; return out;
}
function conflictInputs(){
  var idx=conflictRowIndex(), f={};
  Object.keys(idx).forEach(function(k){ var i=idx[k]; f[k]=(i>=0)?(state.vals[rowKey(i)]||''):''; });
  return f;
}
// is row index i one of the conflict-engine input rows? (drives banner refresh)
function isConflictInput(i){
  var idx=conflictRowIndex();
  for(var k in idx){ if(idx[k]===i) return true; }
  return false;
}
function updateConflictBanner(){
  var el=document.getElementById('conflictBanner');
  if(!el) return;
  el.style.display='';  // let CSS control visibility (focus mode hides it)
  var list=detectConflicts_(conflictInputs());
  // F17: the over-cap DTI hard stop is a PERSISTENT banner entry (pre-approval
  // only; dtiAssess_ returns null on the other tabs). Kept out of the shared
  // detectConflicts_ so the sheet twin + parity harness are untouched.
  var dt=dtiAssess_(dtiInputs_());
  if(dt && dt.dir==='over') list.push({code:'C13', action:true, jump:dt.ratioName, text:dtiOverText_(dt)});
  // F19: LTV/CLTV over-cap heads-up (pre-approval only; CLTV suppressed on DPA).
  ltvAssess_(ltvInputs_()).forEach(function(w){ list.push({code:w.code, action:true, jump:w.ratio, text:w.text}); });
  if(!list.length){
    el.className='conflictbanner ok';
    el.innerHTML='\u2713 No program conflicts detected';
    return;
  }
  var actions=list.filter(function(c){return c.action;});
  var findings=list.filter(function(c){return !c.action;});
  var html='<div class="cb-head">\u26a0 '+list.length+' PROGRAM '+(list.length===1?'CONFLICT':'CONFLICTS')+' \u2014 resolve before submitting</div>';
  actions.forEach(function(c){ html+='<div class="cb-item cb-action">'+cbChip_(c)+' '+esc(c.text)+'</div>'; });
  findings.forEach(function(c){ html+='<div class="cb-item">'+cbChip_(c)+' '+esc(c.text)+'</div>'; });
  el.className='conflictbanner bad'; el.innerHTML=html;
  // publish the banner's height so focus mode can drop the card below it
  try { document.documentElement.style.setProperty('--cbH', el.offsetHeight + 'px'); } catch(e){}
}

/* ============================================================================
 * F17 — DTI "room to go up" / "over the hard stop"  +  F18 clickable [code].
 *
 * F17 evaluates the FINAL DTI on the PRE-APPROVAL tab against the program's
 * hard-stop cap and finds the BINDING ratio (the one with the least headroom
 * vs its cap). Caps verified + cited at build (Aug 2026):
 *   FHA          46.9 / 56.9  (TOTAL Scorecard AUS ceiling; front / back)
 *   Conventional        50    (DU max back-end; conventional has NO front cap)
 *   USDA         29   / 41    (GUS)
 *   VA           none         (governed by AUS Approve/Eligible + residual income)
 * Two directions:
 *   binding UNDER its cap -> ROOM TO GO UP  -> once-per-client pop-up (arms on
 *     New file, stays armed until it actually fires once, then quiet).
 *   binding OVER its cap  -> OVER THE HARD STOP -> a PERSISTENT conflict-banner
 *     entry [C13] that clears only when the ratio is brought within cap.
 * This lives OUTSIDE the shared detectConflicts_ engine (it reads pre-approval-
 * only rows), so the sheet twin and the parity harness are unaffected.
 * ==========================================================================*/
var DTI_CAPS_ = { FHA:{front:46.9, back:56.9}, Conventional:{back:50}, USDA:{front:29, back:41}, VA:{} };
function dtiNum_(v){ var n=parseFloat(String(v==null?'':v).replace(/[^0-9.]/g,'')); return isNaN(n)?null:n; }
function dtiInputs_(){
  var f={program:'', front:'', back:''};
  ROWS.forEach(function(r,i){ var b=r.b||'';
    if(/Program preapproved on/i.test(b)) f.program=state.vals[rowKey(i)]||'';
    else if(/Final front-end \(housing\) DTI/i.test(b)) f.front=state.vals[rowKey(i)]||'';
    else if(/Final back-end \(total\) DTI/i.test(b)) f.back=state.vals[rowKey(i)]||'';
  });
  return f;
}
// Which rows, when edited, should refresh the DTI banner/nudge.
function dtiWatched_(i){ return /Program preapproved on|Final front-end \(housing\) DTI|Final back-end \(total\) DTI/i.test((ROWS[i]&&ROWS[i].b)||''); }
// Returns {program, dir:'up'|'over'|'va', ratioName, actual, cap} or null.
function dtiAssess_(f){
  if(!f) return null;
  var prog=baseProgram_(f.program);        // 'FHA'|'USDA'|'VA'|'Conventional'|''
  if(!prog || !DTI_CAPS_[prog]) return null;
  var back=dtiNum_(f.back);
  if(back===null) return null;             // fires only AFTER the back-end DTI is entered
  if(prog==='VA') return {program:'VA', dir:'va'};
  var front=dtiNum_(f.front), caps=DTI_CAPS_[prog], cands=[];
  if(caps.back!=null) cands.push({name:'back-end', actual:back, cap:caps.back});
  if(caps.front!=null && front!==null) cands.push({name:'front-end', actual:front, cap:caps.front});
  if(!cands.length) return null;
  cands.forEach(function(c){ c.head=c.cap-c.actual; });
  cands.sort(function(a,b){ return a.head-b.head; });   // binding = least headroom
  var b=cands[0];
  return {program:prog, dir:(b.head<0?'over':'up'), ratioName:b.name, actual:b.actual, cap:b.cap};
}
function dtiOverText_(dt){
  return 'OVER THE HARD STOP \u2014 '+dt.program+' '+dt.ratioName+' DTI '+dt.actual+'% is over the '+dt.cap+'% ceiling. Scale the FINAL PREAPPROVED AMOUNT back until '+dt.ratioName+' is at '+dt.cap+'%, then re-run AUS.';
}
/* ============================================================================
 * F19 — LTV / CLTV over-cap heads-up (pre-approval tab).
 * First-lien LTV maxes verified + cited Aug 2026: FHA 96.5, Conventional 97
 * (HomeReady/Home Possible; standard is 95), VA 100, USDA 100 (101.01 with the
 * guarantee fee rolled in — base 100). AUS is the REAL enforcement (over-max =>
 * Ineligible); this is only a PRE-AUS heads-up. CRITICAL: on a DPA second-lien
 * file a high CLTV (often >100%) is NORMAL and correct by design, so CLTV is
 * NOT flagged on DPA files. Lives OUTSIDE detectConflicts_ (reads pre-approval-
 * only rows) so the sheet twin + parity are unaffected.
 * ==========================================================================*/
var LTV_CAPS_ = { FHA:96.5, Conventional:97, VA:100, USDA:100 };
function ltvInputs_(){
  var f={program:'', ltv:'', cltv:'', dpa:''};
  ROWS.forEach(function(r,i){ var b=r.b||'';
    if(/Program preapproved on/i.test(b)) f.program=state.vals[rowKey(i)]||'';
    else if(/Final LTV \(first lien\)/i.test(b)) f.ltv=state.vals[rowKey(i)]||'';
    else if(/Final CLTV \(all liens\)/i.test(b)) f.cltv=state.vals[rowKey(i)]||'';
    else if(/Sub financing \/ DPA program/i.test(b)) f.dpa=state.vals[rowKey(i)]||'';
  });
  return f;
}
function ltvWatched_(i){ return /Program preapproved on|Final LTV \(first lien\)|Final CLTV \(all liens\)|Sub financing \/ DPA program/i.test((ROWS[i]&&ROWS[i].b)||''); }
// Returns 0-2 over-cap warnings: {code, ratio, actual, cap, text}.
function ltvAssess_(f){
  if(!f) return [];
  var prog=baseProgram_(f.program);
  if(!prog || LTV_CAPS_[prog]==null) return [];
  var cap=LTV_CAPS_[prog], out=[];
  var ltv=dtiNum_(f.ltv), cltv=dtiNum_(f.cltv), isDpa=/^yes$/i.test((f.dpa||'').trim());
  if(ltv!==null && ltv>cap)
    out.push({code:'C14', ratio:'LTV', actual:ltv, cap:cap,
      text:'OVER THE LTV MAX \u2014 '+prog+' first-lien LTV '+ltv+'% is over the '+cap+'% max. Add down / scale the FINAL PREAPPROVED AMOUNT back until LTV is within '+cap+'%, then re-run AUS. (AUS returns Ineligible over the max — this is the pre-AUS heads-up.)'});
  // CLTV is NOT flagged on DPA files — a high CLTV there is normal by design.
  if(!isDpa && cltv!==null && cltv>cap)
    out.push({code:'C15', ratio:'CLTV', actual:cltv, cap:cap,
      text:'OVER THE CLTV MAX \u2014 '+prog+' CLTV '+cltv+'% is over the '+cap+'% max on a non-DPA file. Bring the combined lien-to-value within '+cap+'% and re-run AUS. (On a DPA second-lien file a high CLTV is normal and is NOT flagged.)'});
  return out;
}
// F18: map each conflict [code] to the row its message tells you to change.
var CODE_TARGET_ = {
  C0a:/Core loan program/i, C0b:/Loan type \u2014 must match/i, C1:/Core loan program/i,
  C2:/^Occupancy/i, C3:/Loan purpose/i, C4:/Loan type \u2014 must match/i,
  C5:/Gift source/i, C6:/Which DPA program/i, C6p:/Which DPA program/i, C6u:/Which DPA program/i,
  C7:/Lien position/i, C8:/Gift source/i, C9b:/Which DPA program/i,
  C11:/Core loan program/i, C11b:/Core loan program/i,
  C12:/Buydown amount \(from the 2015/i,
  C14:/Final LTV \(first lien\)/i, C15:/Final CLTV \(all liens\)/i
};
function cbChip_(c){
  return '<a class="cb-chip" data-code="'+c.code+'"'+(c.jump?' data-jump="'+esc(c.jump)+'"':'')+'>['+c.code+']</a>';
}
function sectionNumOfRow_(i){ var n=0; for(var j=0;j<=i && j<ROWS.length;j++){ if(ROWS[j].t==='section') n++; } return n; }
// F18: scroll to + pulse-highlight the row a chip points at (expand + unfilter as needed).
function cbChipJump_(code, jumpHint){
  var re = (code==='C13')
    ? (/back/i.test(jumpHint||'') ? /Final back-end \(total\) DTI/i : /Final front-end \(housing\) DTI/i)
    : CODE_TARGET_[code];
  if(!re) return;
  var i = ROWS.findIndex(function(r){ return r.t==='row' && re.test(r.b||''); });
  if(i<0) return;
  var sec=sectionNumOfRow_(i), needRender=false;
  if(state.collapsed[sec]){ state.collapsed[sec]=false; needRender=true; }
  if(state.filter==='open'){ state.filter='all'; var fb=document.querySelector('.toolbar [data-filter="all"]'); needRender=true; }
  if(needRender) render();
  var input=document.querySelector('[data-val="'+i+'"], [data-ck="'+i+'"], [data-multi="'+i+'"]');
  var elr=input?input.closest('.row'):null;
  if(!elr) return;
  elr.scrollIntoView({behavior:'smooth', block:'center'});
  elr.classList.remove('rowflash'); void elr.offsetWidth; elr.classList.add('rowflash');
  setTimeout(function(){ elr.classList.remove('rowflash'); }, 1700);
}
// F17: once-per-client "room to go up" pop-up. Armed on New file; stays armed
// until it actually fires (so a file that starts over-cap still gets it later).
var dtiNudgeArmed = true;
function showDtiModal_(dt){
  var body;
  if(dt.dir==='va'){
    body='<b>VA has NO DTI ceiling.</b> As long as AUS stays Approve/Eligible you can push the FINAL PREAPPROVED AMOUNT higher \u2014 raise it and re-run AUS to find where it stops approving. VA governs on residual income, not ratios. Don\u2019t cap the borrower early.';
  } else {
    body='Binding ratio is the <b>'+dt.ratioName+' at '+dt.actual+'%</b>, under the '+dt.program+' '+dt.cap+'% ceiling. This borrower likely qualifies for <b>MORE</b> than the current FINAL PREAPPROVED AMOUNT \u2014 push it up until the '+dt.ratioName+' hits '+dt.cap+'%, then <b>re-run AUS</b>. Don\u2019t cap the borrower early.';
  }
  document.getElementById('qcDtiTitle').textContent = dt.dir==='va' ? 'Room to go up \u2014 VA' : 'Room to go up';
  document.getElementById('qcDtiBody').innerHTML=body;
  document.getElementById('dtiModal').style.display='flex';
}
function maybeDtiNudge_(){
  if(!dtiNudgeArmed) return;
  if(activeTab!=='preapproval') return;
  var dt=dtiAssess_(dtiInputs_());
  if(dt && (dt.dir==='up' || dt.dir==='va')){ dtiNudgeArmed=false; showDtiModal_(dt); }
  // dir==='over' -> handled by the persistent banner; stay armed.
}

function wireRowEvents(){
  document.querySelectorAll('[data-ck]').forEach(el=>{
    el.addEventListener('change',()=>{ state.vals[rowKey(+el.dataset.ck)+'_ck']=el.checked; markDirty(); render(); });
  });
  document.querySelectorAll('[data-val]').forEach(el=>{
    el.addEventListener('input',()=>{
      if(el.dataset.fmt) el.value=fmtInput(el.value, el.dataset.fmt);
      const i=+el.dataset.val;
      state.vals[rowKey(i)]=el.value; markDirty(); scheduleNotes();
      if(isConflictInput(i)) updateConflictBanner();
      if(dtiWatched_(i)) updateConflictBanner();   // F17: live over-cap banner
      if(ltvWatched_(i)) updateConflictBanner();   // F19: live LTV/CLTV banner
    });
    if(el.dataset.fmt==='money'){
      el.addEventListener('blur',()=>{
        const i=+el.dataset.val;
        el.value=fmtMoneyBlur(el.value, moneyNoDecimals(ROWS[i]));
        state.vals[rowKey(i)]=el.value; buildNotes();
        // F15: the buydown-amount inline error is computed at render time, so
        // re-render on blur of that field to show/clear it once editing stops.
        if(/Buydown amount \(from the 2015/i.test(ROWS[i].b||'')) render();
      });
    }
    // F17: when a DTI ratio field loses focus, re-check + maybe fire the nudge.
    if(el.dataset.fmt==='pct' && dtiWatched_(+el.dataset.val)){
      el.addEventListener('blur',()=>{ updateConflictBanner(); maybeDtiNudge_(); });
    }
    el.addEventListener('change',()=>{ // dropdown gates re-render
      const i=+el.dataset.val;
      state.vals[rowKey(i)]=el.value;
      if(GATE_KEYS.indexOf(ROWS[i].key)>=0){ markDirty(); render(); }
      else { markDirty(); buildNotes(); if(isConflictInput(i)) updateConflictBanner(); }
      if(dtiWatched_(i)){ updateConflictBanner(); maybeDtiNudge_(); }   // F17: e.g. "Program preapproved on"
      if(ltvWatched_(i)) updateConflictBanner();   // F19: program / DPA toggle affects LTV/CLTV flags
    });
  });
  document.querySelectorAll('[data-note]').forEach(el=>{
    el.addEventListener('click',()=>{ el.closest('.row').classList.toggle('shownote'); });
  });
  // in-app tab-jump links (r.jump): switch to the target tab. switchTab() exits
  // focus and lands in Checklist view on that tab.
  document.querySelectorAll('a.tabjump').forEach(el=>{
    el.addEventListener('click',(e)=>{
      e.preventDefault();
      // F11: record that THIS source tab has clicked through to the DPA tab, so
      // its DPA-directive checkbox unlocks when the assistant comes back.
      if(el.dataset.jump==='dpa' && dpaLinkClicked[activeTab]===false) dpaLinkClicked[activeTab]=true;
      switchTab(el.dataset.jump); toast('Switched to '+tabLabel_(el.dataset.jump));
    });
  });
  // date text fields: auto-format MM/DD/YY
  document.querySelectorAll('input[data-fmt="date"]').forEach(el=>{
    el.addEventListener('input',()=>{ el.value=fmtDate(el.value); state.vals[rowKey(+el.dataset.val)]=el.value; markDirty(); scheduleNotes(); });
  });
  // calendar picker buttons
  document.querySelectorAll('[data-datepick]').forEach(btn=>{
    const i=+btn.dataset.datepick;
    const hidden=document.querySelector('input.datehidden[data-datefor="'+i+'"]');
    const text=document.querySelector('input.datetext[data-val="'+i+'"]');
    if(!hidden||!text) return;
    btn.addEventListener('click',()=>{
      hidden.value=mdyToIso(text.value)||'';
      if(hidden.showPicker){ try{ hidden.showPicker(); }catch(e){ hidden.focus(); hidden.click(); } }
      else { hidden.focus(); hidden.click(); }
    });
    hidden.addEventListener('change',()=>{
      const mdy=isoToMdy(hidden.value);
      text.value=mdy; state.vals[rowKey(i)]=mdy; markDirty(); buildNotes();
    });
  });
  // multi-field rows: each sub-input saved under rowKey+'::'+subkey
  document.querySelectorAll('[data-multi]').forEach(el=>{
    el.addEventListener('input',()=>{
      const i=+el.dataset.multi, mk=el.dataset.mk;
      state.vals[rowKey(i)+'::'+mk]=el.value; markDirty(); scheduleNotes();
    });
  });
}

// format a money field with thousands commas, or a percent field (numbers + one dot).
// Format a money value with thousands commas. Never produces a leading comma.
// While typing we group the integer part live but do NOT force decimals (that
// would fight the cursor). Decimals are enforced on blur via fmtMoneyBlur().
function fmtInput(v, kind){
  if(kind==='money'){
    let s=String(v).replace(/[^0-9.]/g,'');
    // collapse multiple dots to the first one
    const dot=s.indexOf('.');
    if(dot>=0){ s=s.slice(0,dot+1)+s.slice(dot+1).replace(/\./g,''); }
    let parts=s.split('.');
    let intp=parts[0].replace(/^0+(?=\d)/,'');   // strip leading zeros but keep a lone 0
    // group thousands ONLY when there are digits (empty stays empty -> no stray comma)
    const grouped = intp.length ? intp.replace(/\B(?=(\d{3})+(?!\d))/g,',') : '';
    if(parts.length>1){
      return grouped + '.' + parts[1].slice(0,2);
    }
    return grouped;
  }
  if(kind==='pct'){
    let s=String(v).replace(/[^0-9.]/g,'');
    const dot=s.indexOf('.');
    if(dot>=0){ s=s.slice(0,dot+1)+s.slice(dot+1).replace(/\./g,''); }
    const parts=s.split('.');
    return parts.length>1 ? parts[0]+'.'+parts[1].slice(0,3) : parts[0];
  }
  return v;
}

// On blur, force 2 decimals on money fields EXCEPT sales price. Called from the
// blur handler; noDecimals is true for the sales-price field only.
function fmtMoneyBlur(v, noDecimals){
  let s=String(v).replace(/[^0-9.]/g,'');
  if(s==='' || s==='.') return '';
  let n=parseFloat(s);
  if(isNaN(n)) return '';
  if(noDecimals){
    // whole dollars, grouped, no cents
    return Math.round(n).toLocaleString('en-US');
  }
  // 2 decimals, grouped
  return n.toLocaleString('en-US',{minimumFractionDigits:2, maximumFractionDigits:2});
}
// which money rows skip the .00 (only sales price)
function moneyNoDecimals(row){ return /Sales price/i.test(row && row.b || ''); }

// Format a date field as MM/DD/YY while typing. Accepts MMDDYY or MMDDYYYY
// (a 4-digit year is truncated to its last two digits).
function fmtDate(v){
  let s=String(v).replace(/[^0-9]/g,'');
  let mm=s.slice(0,2), dd=s.slice(2,4), yy=s.slice(4,8);
  if(yy.length>2) yy=yy.slice(-2);
  let out=mm;
  if(s.length>2) out+='/'+dd;
  if(s.length>4) out+='/'+yy;
  return out;
}
// convert MM/DD/YY <-> yyyy-mm-dd for the native picker
function mdyToIso(mdy){
  const m=String(mdy).match(/^(\d{2})\/(\d{2})\/(\d{2})$/);
  if(!m) return '';
  let yy=parseInt(m[3],10); const yyyy = yy>=70 ? 1900+yy : 2000+yy;
  return yyyy+'-'+m[1]+'-'+m[2];
}
function isoToMdy(iso){
  const m=String(iso).match(/^(\d{4})-(\d{2})-(\d{2})$/);
  if(!m) return '';
  return m[2]+'/'+m[3]+'/'+m[1].slice(2);
}

let notesTimer=null;
function scheduleNotes(){ clearTimeout(notesTimer); notesTimer=setTimeout(buildNotes,180); }

function updateProgress(){
  // Departing Residence is a decision engine, not a checklist — show readiness, not a %.
  if(activeTab==='departing'){
    const ready=departingReady_();
    const pf=$('#progFill'), pt=$('#progTxt');
    if(pf) pf.style.width = ready?'100%':'12%';
    if(pt) pt.textContent = ready ? 'Decision ready \u2713' : 'Decision incomplete \u2014 finish the dropdowns above';
    return;
  }
  let total=0, done=0;
  ROWS.forEach((r,i)=>{
    if(r.t!=='row'||r.in!=='check') return;
    const tags=r.tags||[];
    if(!rowVisible(r)) return;
    total++; if(state.vals[rowKey(i)+'_ck']) done++;
  });
  const pct= total? Math.round(done/total*100):0;
  $('#progFill').style.width=pct+'%';
  $('#progTxt').textContent=done+' of '+total+' complete ('+pct+'%)';
  // Completion reminder: when a QC checklist first reaches 100%, prompt to export
  // and save. Fires ONCE per tab per session, and only if there are unsaved
  // changes (no point nagging a file already exported). Not on the DPA tab.
  maybeCompletionReminder(total, done);
}
// tracks which tabs have already shown the completion reminder this session
const completionShown = { preapproval:false, submission:false };
// test hook: when true, QC reminder modals are suppressed (so scroll/interaction
// tests aren't blocked by the overlay). Real usage never sets this.
let __suppressQcModals = false;
// true while a file is being loaded/imported — the completion modal must NOT fire
// on load (loading a finished file is not "you just finished it"). It only fires
// on a live user-action transition to 100%.
let __loadingState = false;
function maybeCompletionReminder(total, done){
  if(__suppressQcModals) return;
  if(__loadingState) { if(total>0 && done>=total) completionShown[activeTab]=true; return; } // mark done-on-load, but don't pop
  if(!tabIsTimed(activeTab)) return;            // preapproval + submission only
  if(total===0 || done<total) { completionShown[activeTab]=false; return; } // reset if they uncheck
  if(completionShown[activeTab]) return;         // already shown this session
  const dirty = snapshot()!==lastExportSnapshot;
  if(!dirty) return;                             // already saved — don't nag
  completionShown[activeTab]=true;
  showCompletionModal();
}

// ---------- notes (two-tone: amber top, black audit) ----------
// NUMBERS & PROGRAM summary — the final deal figures the LO needs for a
// post-application consult with the client. Preapproval-only (the source rows
// live on that tab); reads them by label so it stays correct if rows reorder.
// Blank core fields show "— not entered" so a half-finished file flags the gap
// instead of hiding it. Used by BOTH outputs (pretty top block + flat Encompass).
function preapprovalSummary_(){
  if(activeTab!=='preapproval') return null;
  var val=function(re){ var i=ROWS.findIndex(function(r){return r.t==='row' && re.test(r.b||'');}); return i>=0 ? String(state.vals[rowKey(i)]||'').trim() : ''; };
  var NA='\u2014 not entered';
  var money=function(v){ return v ? '$'+v : NA; };
  var pct=function(v){ return v ? v+'%' : NA; };
  var plain=function(v){ return v || NA; };
  var rows=[];
  rows.push(['PROGRAM', plain(val(/Program preapproved on/i))]);
  // ASSISTANCE (DPA) — only on DPA files
  var subfin=val(/Sub financing.*DPA program/i), dpaProg=val(/Which DPA program/i), dpaPct=val(/DPA % chosen/i);
  if(/^yes$/i.test(subfin) || dpaProg || dpaPct){
    var a=(dpaPct?dpaPct+'% ':'')+(dpaProg?'\u2014 '+dpaProg:'');
    rows.push(['ASSISTANCE (DPA)', a.trim()||NA]);
  }
  rows.push(['MAX PRE-APPROVED', money(val(/FINAL PREAPPROVED AMOUNT/i))]);
  rows.push(['QUALIFYING INCOME', money(val(/Combined total calculated income/i))]);
  rows.push(['FRONT-END DTI', pct(val(/Final front-end/i))]);
  rows.push(['BACK-END DTI', pct(val(/Final back-end/i))]);
  var rate=val(/Interest rate.*WORST CASE/i); rows.push(['QUALIFYING RATE', rate ? rate+'% (worst-case)' : NA]);
  var term=val(/Loan term/i); rows.push(['LOAN TERM', term ? term+' mo' : NA]);
  rows.push(['MIDDLE FICO(S)', plain(val(/Middle credit scores/i))]);
  rows.push(['OCCUPANCY', plain(val(/^Occupancy/i))]);
  rows.push(['LOAN PURPOSE', plain(val(/^Loan purpose/i))]);
  return rows;
}
function preapprovalSummaryLines_(){   // pretty (top amber block)
  var rows=preapprovalSummary_(); if(!rows) return [];
  var out=['\ud83d\udcca NUMBERS & PROGRAM (for the LO / client consult)'];
  rows.forEach(function(r){ out.push('   '+(r[0]+':').padEnd(19,' ')+' '+r[1]); });
  out.push('-----------------------------------------');
  return out;
}
function preapprovalSummaryFlat_(){    // paste-safe flat (Encompass), ASCII + self-labeled
  var rows=preapprovalSummary_(); if(!rows) return [];
  var out=['NUMBERS AND PROGRAM (LO / CLIENT CONSULT):'];
  rows.forEach(function(r){ out.push(asciiFold_(r[0]+': '+r[1])); });
  return out;
}
// Item 3: PREAPPROVAL STATUS banner line. Reads the "Is this client PREAPPROVED?"
// row (preapproval tab only). Pretty = emoji; ascii = plain for the paste-safe
// Encompass copy. Unanswered shows a STATUS NOT SET nudge so no one texts off a
// half-finished file.
function preapprovalStatusLine_(ascii){
  if(activeTab!=='preapproval') return null;
  var v='';
  ROWS.forEach(function(r,i){ if(/Is this client PREAPPROVED/i.test(r.b||'')) v=(state.vals[rowKey(i)]||'').trim(); });
  if(/^yes/i.test(v)) return ascii ? '*** PREAPPROVED!! ***' : '\u2705\u2705 PREAPPROVED!! \u2705\u2705';
  if(/^no/i.test(v))  return ascii ? '*** NOT PREAPPROVED!! ***' : '\u274C\u274C NOT PREAPPROVED!! \u274C\u274C';
  return ascii ? '*** PREAPPROVAL STATUS NOT SET ***' : '\u26A0\uFE0F PREAPPROVAL STATUS NOT SET';
}
// DEPARTING RESIDENCE decision block — the self-contained verdict + offset + docs
// for the two dropdown selections, formatted to paste into the Additional Notes of
// the pre-approval or submission file. Single source: it collects the VISIBLE gate
// rows (everything outside the INTAKE section), so it never drifts from the tab.
/* ================= Departing Residence decision engine =================
 * A DPA-style control strip (#departStrip) + a computed output panel
 * (#departOut) — NOT a checklist. Reads departingCtl and outputs the verdict,
 * the rental-offset treatment, and the requirements, colour-coded, with buttons
 * that drop the decision straight into the pre-approval or submission notes.
 * distance / equity only appear (and only matter) when the NEW loan is FHA.
 * All rules verified + cited Aug 2026 (see the h1.35 changelog). ============*/
const DEPART_CUR_LOANS = ['Conventional','FHA','VA','USDA','Owned free & clear'];
const DEPART_NEW_LOANS = ['Conventional','FHA','VA','USDA'];
const DEPART_DIST = ['\u2265100 miles','<100 miles'];
const DEPART_EQ   = ['Yes (\u226525%)','No (<25%)'];
const DEPART_DIVORCE = ['No','Yes'];
const DEPART_FHA_EXC = ['Employment relocation \u2265100 mi','Household grew (more dependents)','Neither / other'];

function renderDepartStrip(){
  const strip=$('#departStrip'); if(!strip) return;
  if(activeTab!=='departing'){ strip.style.display='none'; strip.innerHTML=''; return; }
  strip.style.display='';
  function sel(key,label,opts){
    let h='<div class="dpaFilter"><label>'+esc(label)+'</label><select data-departf="'+key+'"><option value="">\u2014 select \u2014</option>';
    opts.forEach(o=>{ h+='<option'+(departingCtl[key]===o?' selected':'')+' value="'+esc(o)+'">'+esc(o)+'</option>'; });
    return h+'</select></div>';
  }
  const isFhaFha = departingCtl.curloan==='FHA' && departingCtl.newloan==='FHA';
  const divorced = departingCtl.divorce==='Yes';
  let html='<div class="dpaStripHead">Describe the situation \u2014 the decision updates as you choose.</div><div class="dpaFilters">';
  html+=sel('curloan','Current loan on the departing home',DEPART_CUR_LOANS);
  html+=sel('newloan','New loan you\u2019re applying for',DEPART_NEW_LOANS);
  html+=sel('divorce','Divorce? (departing loan assigned to the ex)',DEPART_DIVORCE);
  if(!divorced){
    if(isFhaFha){
      html+=sel('fhaException','Which FHA\u2192FHA exception applies?',DEPART_FHA_EXC);
      if(departingCtl.fhaException==='Household grew (more dependents)') html+=sel('equity','\u226525% equity in the departing home?',DEPART_EQ);
    } else if(departingCtl.newloan==='FHA'){
      html+=sel('distance','How far is the new home?',DEPART_DIST);
      if(departingCtl.distance==='<100 miles') html+=sel('equity','\u226525% equity in the departing home?',DEPART_EQ);
    }
  }
  html+='</div>';
  strip.innerHTML=html;
  strip.querySelectorAll('select[data-departf]').forEach(s=>{
    s.addEventListener('change',()=>{
      departingCtl[s.dataset.departf]=s.value;
      const k=s.dataset.departf;
      if(k==='newloan' && s.value!=='FHA'){ departingCtl.distance=''; departingCtl.equity=''; departingCtl.fhaException=''; }
      if(k==='curloan' && s.value!=='FHA'){ departingCtl.fhaException=''; }
      if(k==='divorce' && s.value==='Yes'){ departingCtl.distance=''; departingCtl.equity=''; departingCtl.fhaException=''; }
      if(k==='distance' && s.value!=='<100 miles'){ departingCtl.equity=''; }
      if(k==='fhaException' && s.value!=='Household grew (more dependents)'){ departingCtl.equity=''; }
      markDirty(); render();
    });
  });
}

// The engine. Returns { g1:{k,t}, g2:{k,t}, reqs:[], divorce? } or null. k = ok|warn|no.
function departingDecision_(){
  const cur=departingCtl.curloan, nw=departingCtl.newloan, dist=departingCtl.distance, eq=departingCtl.equity;
  const divorce = departingCtl.divorce==='Yes';
  const exc = departingCtl.fhaException;
  if(!cur || !nw) return null;
  let g1, g2, reqs=[];
  const LEASE="Fully-executed 1-year lease on the departing home";
  const DEPOSIT="Evidence of the security deposit + first month\u2019s rent (or two months\u2019 canceled checks, or six months\u2019 bank statements)";
  const RENT1007="Form 1007 Rent Schedule / appraisal supporting market rent";
  const APPR25="Appraisal showing \u226525% equity in the departing home";
  const INS="Landlord / non-owner-occupied insurance on the departing home";

  // ===== DIVORCE PATH (cross-program) — decree-assigned debt, not a rental =====
  if(divorce){
    if(nw==='USDA') g1={k:'warn',t:'RESTRICTIVE (new USDA) \u2014 still subject to USDA criteria: household income within the county limit, a rural-eligible home, and the departing home cannot be another USDA/Agency loan.'};
    else if(nw==='FHA' && cur==='FHA') g1={k:'ok',t:'ELIGIBLE (FHA \u2192 FHA via the "vacating a jointly-owned home" exception) \u2014 a divorce where the ex keeps the home is a recognized FHA exception to the one-FHA-loan rule.'};
    else if(nw==='VA' && cur==='VA') g1={k:'warn',t:'CONDITIONAL (VA \u2192 VA) \u2014 needs remaining / second-tier entitlement (COE), even in a divorce.'};
    else g1={k:'ok',t:'ELIGIBLE \u2014 cross-program, no same-program conflict.'};
    g2={k:'ok',t:'DEPARTING PAYMENT EXCLUDED FROM DTI via the divorce decree \u2014 if the decree assigns the mortgage to the ex, the payment is NOT counted (no rental income needed). Recognized by FHA, Fannie, Freddie, VA and USDA.'};
    reqs=[
      'Divorce decree / separation agreement assigning the mortgage to the ex',
      'Proof the home was transferred to the ex (quitclaim deed / recorded transfer)',
      '\u26A0 Still liable: if the borrower stays on the note, they remain legally liable if the ex stops paying',
      '\u26A0 Credit: the ex\u2019s LATE payments before the assignment still report and hurt the borrower\u2019s score'
    ];
    return { g1:g1, g2:g2, reqs:reqs, divorce:true };
  }

  // ===== GATE 1 — eligibility =====
  if(nw==='Conventional'){ g1={k:'ok',t:'ELIGIBLE \u2014 no life-event exception needed. The new home must be your primary residence. Reserves per DU/LPA.'}; }
  else if(nw==='FHA'){
    if(cur==='FHA'){
      if(exc==='Employment relocation \u2265100 mi') g1={k:'ok',t:'ELIGIBLE (FHA \u2192 FHA via employment relocation \u2265100 mi) \u2014 a documented job-related move beyond ~100 miles lets you keep the departing FHA loan. Both FHA MIPs apply.'};
      else if(exc==='Household grew (more dependents)'){
        if(eq==='Yes (\u226525%)') g1={k:'ok',t:'ELIGIBLE (FHA \u2192 FHA via family-size increase) \u2014 more dependents AND \u226525% equity (\u226475% LTV) on the departing home. Both FHA MIPs apply.'};
        else if(eq==='No (<25%)') g1={k:'no',t:'CANNOT via family-size \u2014 this exception requires \u226475% LTV (\u226525% equity) on the departing home, and equity is under 25%. Use relocation, divorce, or a non-occupant-co-borrower exception instead.'};
        else g1={k:'warn',t:'CONDITIONAL (FHA \u2192 FHA, family-size) \u2014 set the \u226525% equity answer above; the family-size exception needs \u226475% LTV (\u226525% equity).'};
      }
      else if(exc==='Neither / other') g1={k:'no',t:'LIKELY CANNOT (FHA \u2192 FHA) \u2014 none of the rental-relevant exceptions apply. Only a non-occupant-co-borrower situation would let you hold two FHA loans; confirm with the LO.'};
      else g1={k:'warn',t:'CONDITIONAL (FHA \u2192 FHA) \u2014 choose which exception applies above (relocation, family-size, or set Divorce = Yes) to resolve eligibility.'};
    } else {
      g1={k:'ok',t:'ELIGIBLE \u2014 this is your only FHA loan (the departing loan is not FHA). The new home must be your primary residence.'};
    }
  }
  else if(nw==='VA'){
    if(cur==='VA') g1={k:'warn',t:'CONDITIONAL (VA \u2192 VA) \u2014 needs remaining / second-tier entitlement. Pull the COE (the tool does not compute entitlement). Occupy the new home within 60 days.'};
    else g1={k:'ok',t:'ELIGIBLE with entitlement \u2014 the departing loan is not VA. New home must be your primary; occupy within 60 days.'};
  }
  else if(nw==='USDA'){
    if(cur==='USDA') g1={k:'no',t:'CANNOT (USDA \u2192 USDA) \u2014 you cannot hold two USDA loans. A USDA departing loan fails USDA\u2019s "not responsible for another Agency loan" criterion. The departing USDA loan must be paid off / refinanced first.'};
    else g1={k:'warn',t:'RESTRICTIVE (new USDA) \u2014 allowed ONLY if ALL are true: the current home no longer meets your needs; you qualify carrying BOTH payments; the departing home is not another USDA/Agency loan; household income is within the county limit; and the new home is in an eligible rural area.'};
  }

  // ===== GATE 2 — rental offset =====
  if(nw==='Conventional'){
    g2={k:'ok',t:'YES \u2014 rent offsets at 75% of gross, NO distance rule. Fannie: no equity requirement (the old 30% rule is gone). Freddie: full offset only with \u22651-yr landlord experience, otherwise capped at offsetting the departing PITI.'};
    reqs=[LEASE,DEPOSIT,RENT1007,'Evidence of \u22651 year landlord / investment-property management experience (Freddie, for the full offset)',INS];
  } else if(nw==='FHA'){
    if(cur==='FHA'){
      if(exc==='Employment relocation \u2265100 mi'){ g2={k:'ok',t:'YES \u2014 offset allowed via the >100-mile relocation. Count 75% of the lesser of market rent or the lease, minus PITI.'}; reqs=[LEASE,DEPOSIT,RENT1007,INS]; }
      else if(exc==='Household grew (more dependents)'){
        if(eq==='Yes (\u226525%)'){ g2={k:'ok',t:'YES \u2014 offset allowed via the \u226525% equity test (documented by appraisal). Count 75% of the lesser of market rent or the lease, minus PITI.'}; reqs=[APPR25,LEASE,DEPOSIT,INS]; }
        else if(eq==='No (<25%)'){ g2={k:'no',t:'NO \u2014 under 25% equity and no >100-mi relocation. FHA counts 100% of the departing payment and 0% of the rent; qualify carrying BOTH payments.'}; reqs=[]; }
        else { g2={k:'warn',t:'Set the \u226525% equity answer above to see the offset.'}; reqs=[]; }
      }
      else if(exc==='Neither / other'){ g2={k:'no',t:'Not applicable \u2014 without a qualifying FHA \u2192 FHA exception you can\u2019t take the new FHA loan (see above).'}; reqs=[]; }
      else { g2={k:'warn',t:'Choose the FHA \u2192 FHA exception above to see the offset.'}; reqs=[]; }
    } else {
      if(dist==='\u2265100 miles'){ g2={k:'ok',t:'YES \u2014 offset allowed via the >100-mile relocation. Count 75% of the lesser of market rent or the lease, minus PITI.'}; reqs=[LEASE,DEPOSIT,RENT1007,INS]; }
      else if(dist==='<100 miles' && eq==='Yes (\u226525%)'){ g2={k:'ok',t:'YES \u2014 offset allowed via the \u226525% equity test (documented by appraisal). Count 75% of the lesser of market rent or the lease, minus PITI.'}; reqs=[APPR25,LEASE,DEPOSIT,INS]; }
      else if(dist==='<100 miles' && eq==='No (<25%)'){ g2={k:'no',t:'NO \u2014 under 100 miles AND under 25% equity. FHA counts 100% of the departing payment and 0% of the rent; qualify carrying BOTH payments.'}; reqs=[]; }
      else { g2={k:'warn',t:'Set the distance / equity above \u2014 FHA offset needs either >100-mi relocation OR \u226525% equity.'}; reqs=[]; }
    }
  } else if(nw==='VA'){
    g2={k:'ok',t:'YES \u2014 rent offsets the departing payment (cancels the debt in the analysis; it does NOT add to income). No VA reserve requirement. No lease / market evidence = the full departing payment counts.'};
    reqs=[LEASE+' (or strong market evidence / Form 1007)','COE showing remaining / second-tier entitlement',INS];
  } else if(nw==='USDA'){
    g2={k:'no',t:'NO \u2014 a newly signed lease cannot be used (needs 24+ months of rental history). You must qualify carrying BOTH full payments.'};
    reqs=['Evidence the current home no longer meets the borrower\u2019s needs \u2014 relocation, growing family, divorce, etc.'];
  }
  return { g1:g1, g2:g2, reqs:reqs };
}
// Decision-engine "readiness": enough inputs chosen to produce a DEFINITIVE verdict
// (feeds the departing tab's status indicator + future jump-row completion lock).
function departingReady_(){
  const c=departingCtl;
  if(!c.curloan || !c.newloan) return false;
  if(c.divorce==='Yes') return true;
  if(c.newloan==='FHA' && c.curloan==='FHA'){
    if(!c.fhaException) return false;
    if(c.fhaException==='Household grew (more dependents)' && !c.equity) return false;
    return true;
  }
  if(c.newloan==='FHA'){
    if(!c.distance) return false;
    if(c.distance==='<100 miles' && !c.equity) return false;
    return true;
  }
  return true;
}

function renderDepartOut(){
  const el=$('#departOut'); if(!el) return;
  if(activeTab!=='departing'){ el.style.display='none'; el.innerHTML=''; return; }
  el.style.display='';
  const d=departingDecision_();
  if(!d){ el.innerHTML='<div class="departHint">Pick the current loan and the new loan above \u2014 the decision appears here.</div>'; return; }
  function box(g,label){ return '<div class="departBox dv-'+g.k+'"><div class="departBoxLab">'+label+'</div><div class="departBoxTxt">'+esc(g.t)+'</div></div>'; }
  let html='';
  html+=box(d.g1,'\u2460 Can you get the new loan?');
  html+=box(d.g2, d.divorce ? '\u2461 Can the departing payment come off the DTI?' : '\u2461 Can the departing rent offset the DTI?');
  if(d.reqs.length){ html+='<div class="departBox dv-req"><div class="departBoxLab">\u2462 Requirements / documents</div><ul class="departReqs">'; d.reqs.forEach(r=>{ html+='<li>'+esc(r)+'</li>'; }); html+='</ul></div>'; }
  html+='<div class="departActions"><button type="button" class="departBtn" data-insert="preapproval">\u2192 Add decision to Pre-approval notes</button><button type="button" class="departBtn" data-insert="submission">\u2192 Add decision to Submission notes</button><span class="departInsertMsg" id="departMsg"></span></div>';
  el.innerHTML=html;
  el.querySelectorAll('button[data-insert]').forEach(b=>{ b.addEventListener('click',()=>insertDepartingDecision_(b.dataset.insert)); });
}

// Remove any previously-inserted decision block so re-inserting UPDATES, never stacks.
function stripDepartingBlock_(txt){
  return String(txt||'').replace(/(?:\uD83C\uDFE0 )?DEPARTING RESIDENCE (?:\u2014|-) DECISION[\s\S]*?-----------------------------------------\n?/g,'').replace(/\n{3,}/g,'\n\n').replace(/^\s+|\s+$/g,'');
}
function insertDepartingDecision_(tab){
  const lines=departingDecisionLines_(false);
  const msg=$('#departMsg');
  if(!lines.length){ if(msg) msg.textContent='Pick the current and new loan first.'; return; }
  const block=lines.join('\n');
  const prev=stripDepartingBlock_(TAB_STATE[tab].notes||'');
  TAB_STATE[tab].notes = (prev? prev+'\n\n':'') + block;
  markDirty();
  if(activeTab===tab){ const el=$('#addNotes'); if(el) el.value=TAB_STATE[tab].notes; buildNotes(); }
  if(msg) msg.textContent='\u2713 Added to '+tabLabel_(tab)+' notes \u2014 open that tab to see it.';
}

function departingDecisionLines_(ascii){
  if(activeTab!=='departing') return [];
  const d=departingDecision_();
  if(!d) return [];
  const fold=s=> ascii ? asciiFold_(s) : s;
  const c=departingCtl;
  let head='Current loan: '+(c.curloan||'\u2014')+'  |  New loan: '+(c.newloan||'\u2014');
  if(c.divorce==='Yes'){ head+='  |  Divorce: mortgage assigned to ex'; }
  else if(c.newloan==='FHA' && c.curloan==='FHA'){ head+='  |  FHA exception: '+(c.fhaException||'\u2014'); if(c.fhaException==='Household grew (more dependents)') head+='  |  \u226525% equity: '+(c.equity||'\u2014'); }
  else if(c.newloan==='FHA'){ head+='  |  Distance: '+(c.distance||'\u2014'); if(c.distance==='<100 miles') head+='  |  \u226525% equity: '+(c.equity||'\u2014'); }
  const out=[ ascii ? 'DEPARTING RESIDENCE - DECISION' : '\uD83C\uDFE0 DEPARTING RESIDENCE \u2014 DECISION' ];
  out.push(fold(head));
  out.push(fold('CAN YOU GET THE NEW LOAN?  '+d.g1.t));
  out.push(fold((d.divorce?'DTI TREATMENT?  ':'RENTAL OFFSET?  ')+d.g2.t));
  if(d.reqs.length){ out.push(fold('REQUIREMENTS:')); d.reqs.forEach(r=> out.push(fold('  - '+r))); }
  out.push('-----------------------------------------');
  return out;
}
// ===== CONDENSED AUDIT TRAIL (h1.40) =====
// The audit groups done items under a trimmed "— SECTION —" header and drops the
// approved routine/administrative rows when they're done. A 🚨 row always prints
// (auto-keep). Not-done items are never in the audit (it's a done-receipt), so
// nothing material is hidden. Format trims: no "[DONE]"/"[SELECTION]" scaffolding,
// "(see note)" stripped, runs of 🚨 collapsed to a single one.
const AUDIT_MINOR_PATTERNS = [
  'Add the purchase contract to the eFolder','DPA homebuyer education course','Units input',
  'Check the LO','If the job changed: get the HR','REO tax lookup via county CAD',
  'Aggregate adjustment setup','eFolder','Click Order eDisclosures','Review the stacking order',
  'Blend','Charge the credit card from the CC','Order the appraisal via Encompass Mercury',
  'Group-text both agents','Request title from the title company','Request the HOI binder',
  'Order the condo questionnaire','Click the Origination milestone','Click Finish',
  'Subject street address entered','Unit number entered','DFW ZIP code entered',
  'Print + upload income calculator','Demographics section completed','File ready for LO review'
];
function isAuditMinor_(b){ b=String(b); return AUDIT_MINOR_PATTERNS.some(p=>b.indexOf(p)===0); }
function auditLabel_(s){ return String(s).replace(/\s*\([^)]*see notes?[^)]*\)/gi,'').replace(/(\uD83D\uDEA8\s*)+/g,'\uD83D\uDEA8 ').trim(); }
function auditSectionHeader_(label){
  let t=String(label).replace(/^\s*\d+[.)]\s*/,'').replace(/\s*\(.*\)\s*$/,'');
  t=t.split(/\s+[\u2014\u2013-]\s+/)[0].split(/\.\s/)[0];
  return '\u2014 '+t.trim()+' \u2014';
}
function auditLines_(ascii){
  const out=[]; let curSec=null, secHas=false;
  const fold=s=> ascii ? asciiFold_(s) : s;
  const isSiren=b=>/\uD83D\uDEA8/.test(String(b));
  ROWS.forEach((r,i)=>{
    if(r.t==='section'){ curSec=auditSectionHeader_(r.label); secHas=false; return; }
    if(!rowVisible(r)) return;
    const tags=r.tags||[];
    let line=null;
    if(r.in==='check' && state.vals[rowKey(i)+'_ck']){
      if(isAuditMinor_(r.b) && !isSiren(r.b)) return;   // drop routine done items (🚨 always stays)
      line='\u2713 '+auditLabel_(r.b);
    } else if(r.in==='multi' && !ascii){
      const parts=[]; (r.fields||[]).forEach(f=>{ const v=(state.vals[rowKey(i)+'::'+f.k]||'').trim(); if(v) parts.push(v); });
      if(parts.length) line='\u2022 '+auditLabel_(r.b)+': '+parts.join(' \u00b7 ');
    } else if((r.in==='dd'||r.in==='text'||r.in==='money'||r.in==='pct'||r.in==='date') && (state.vals[rowKey(i)]||'').trim() && !tags.some(t=>t.indexOf('qask')===0)){
      let v=state.vals[rowKey(i)]; if(r.in==='money')v='$'+v; else if(r.in==='pct')v=v+'%';
      line='\u2022 '+auditLabel_(r.b)+': '+v;
    }
    // DPA summary drops in at the DPA row's position when recorded for this tab,
    // whether or not the directive row itself is checked yet (the row may be locked
    // pending DPA-tab completion). Row must be visible (DPA file) to reach here.
    const dpaSum = (r.jump==='dpa') ? ((TAB_STATE[activeTab]&&TAB_STATE[activeTab].dpaSummary)||null) : null;
    if(line || (dpaSum && dpaSum.length)){
      if(!secHas && curSec){ out.push(fold(curSec)); secHas=true; }
      if(line) out.push(fold(line));
      if(dpaSum && dpaSum.length) dpaSum.forEach(l=>out.push(fold(l)));
    }
  });
  return out;
}
function buildNotes(){
  state.borrower=$('#fBorrower').value;
  state.loan=$('#fLoan').value;
  const top=[]; // amber
  const audit=[]; // black
  // Item 3: PREAPPROVAL STATUS is the very first line — green/red so the LOA
  // knows which client text to send at a glance (preapproval tab only).
  const _st=preapprovalStatusLine_(false); if(_st) top.push(_st);
  // Title is TAB-AWARE — a preapproval, DPA, and submission export are different
  // documents and must not share a header.
  top.push(activeTab==='preapproval'
    ? '[PRE-APPROVAL — FILE NOTES]'
    : activeTab==='dpa'
    ? '[DPA PROCEDURES — FILE NOTES]'
    : activeTab==='departing'
    ? '[DEPARTING RESIDENCE — FILE NOTES]'
    : '[PURCHASE AS-IS — SUBMIT TO PROCESSING — FILE NOTES]');
  top.push('=========================================');
  top.push('[BORROWER]: '+(state.borrower||'[ UNKNOWN ]'));
  top.push('[LOAN NUMBER]: '+(state.loan||'[ UNKNOWN ]'));
  if(activeTab==='dpa'){
    // On the DPA tab the useful record is WHICH DPA scenario was worked — the
    // 5 filter selections — not a yes/no DPA flag (it's the DPA tab; DPA is on).
    top.push('[DPA SCENARIO]: '+dpaScenarioLine());
  } else {
    // DPA flag — reads the RIGHT driver per tab (submission uses the 'dpa' key;
    // preapproval uses 'subfin'), and appends the program + % when we have them.
    top.push('[DPA LOAN]: '+dpaNoteLine());
  }
  const d=new Date(); const mm=String(d.getMonth()+1).padStart(2,'0'), dd=String(d.getDate()).padStart(2,'0');
  top.push('[COMPILED DATE]: '+mm+'/'+dd+'/'+d.getFullYear());
  // Completion percentage — for audit: how complete the checklist was at export.
  top.push('[CHECKLIST COMPLETION]: '+completionLine());
  if(tabIsTimed(activeTab)){
    top.push('[TIME ON FILE]: '+timeOnFileLine());
  }
  top.push('-----------------------------------------');

  // NUMBERS & PROGRAM — final deal figures for the LO consult (preapproval only).
  if(activeTab==='preapproval'){ preapprovalSummaryLines_().forEach(function(l){ top.push(l); }); }
  // DEPARTING RESIDENCE decision block (departing tab only) — the paste-into-notes output.
  if(activeTab==='departing'){ departingDecisionLines_(false).forEach(function(l){ top.push(l); }); }

  // follow-up: docs to request (gate rows set to "Need to request updated"), standing, questions
  const docs=[], standing=[], questions=[];
  ROWS.forEach((r,i)=>{
    const tags=r.tags||[];
    if(!rowVisible(r)) return;
    // question rows
    if(tags.some(t=>t.indexOf('qask')===0)){
      const v=(state.vals[rowKey(i)]||'').trim();
      if(v){ let stage=(tags.find(t=>t.indexOf('qask')===0)||'qask:').split(':')[1]||''; stage=stage.toUpperCase(); questions.push((stage?stage+': ':'')+v); }
    }
    // standing reminders
    if(tags.includes('standing') && r.ask){ standing.push(r.ask); }
    // gate docs set to "need to request"
    if(r.gate && r.in==='dd'){ const v=state.vals[rowKey(i)]; if(v && /need to request/i.test(v) && r.ask){ docs.push(r.ask); } }
    // ask docs via unchecked link/checkbox with ask
    if(r.ask && !tags.includes('standing') && !r.gate){ if(!state.vals[rowKey(i)+'_ck']) docs.push(r.ask); }
  });
  if(docs.length||standing.length||questions.length){
    top.push('⧗ FOLLOW UP AFTER SUBMISSION (still open):');
    if(docs.length){ top.push('   DOCS TO REQUEST / SEND:'); docs.forEach(x=>top.push('      ☐ '+x)); }
    if(standing.length){ top.push('   TO CONFIRM / CHASE:'); standing.forEach(x=>top.push('      ☐ '+x)); }
    if(questions.length){ top.push('   QUESTIONS TO ASK:'); questions.forEach(x=>top.push('      ☐ '+x)); }
    top.push('-----------------------------------------');
  }
  const manual=$('#addNotes').value.trim();
  if(manual){ top.push('[ADDITIONAL NOTES]:'); top.push(manual); top.push('========================================='); }
  state.notes=manual; TAB_STATE[activeTab].notes=manual;   // persist to the active tab's store

  // F12: KEY CONTACTS block — pull the multi-field contact rows (buyer's agent,
  // seller's/listing agent, title company) up to the end of the amber block, so
  // they sit right before the audit trail and are easy to grab on copy. Each
  // contact is stacked name / email / phone. The rows ALSO remain in the audit
  // trail below (unchanged) per the user's request.
  contactBlock_().forEach(l=>top.push(l));

  // audit: what was done — grouped by section + condensed (h1.40)
  auditLines_(false).forEach(l=>audit.push(l));

  const topText=top.join('\n');
  const auditText=audit.length? audit.join('\n') : '';
  const el=$('#notesOut');
  // two-tone: amber top block, black audit — in a div we CAN colour per section
  el.innerHTML='';
  const topSpan=document.createElement('span'); topSpan.textContent=topText+(auditText?'\n':'');
  el.appendChild(topSpan);
  if(auditText){ const aSpan=document.createElement('span'); aSpan.className='audit'; aSpan.textContent=auditText; el.appendChild(aSpan); }
  // plain text for the copy button (no colour travels to Encompass)
  el.dataset.plain = topText + (auditText? '\n'+auditText : '');
}
function stripSiren(s){ return String(s).replace(/🚨\s*/g,''); }

// F12: build the KEY CONTACTS block from the multi-field contact rows on the
// active tab. Fields are ordered name → email → phone for scannability (the
// checklist stores them name/cell/email, so we re-order here rather than dump
// in field order). Returns [] when no contact has any data, so nothing shows on
// tabs without contacts (preapproval / DPA) or on an empty submission.
function contactBlock_(){
  const out=[];
  ROWS.forEach((r,i)=>{
    if(r.in!=='multi' || !rowVisible(r)) return;
    const get=k=>(state.vals[rowKey(i)+'::'+k]||'').trim();
    const rank=f=>{
      const k=(f.k||'').toLowerCase(), t=(f.type||'').toLowerCase();
      if(k==='name'||k.indexOf('name')>=0) return 0;          // name / company name first
      if(t==='email'||k.indexOf('email')>=0) return 1;        // then email(s)
      if(t==='tel'||k==='cell'||k.indexOf('phone')>=0) return 2; // then phone/cell
      return 3;
    };
    const lines=(r.fields||[]).slice().sort((a,b)=>rank(a)-rank(b))
      .map(f=>get(f.k)).filter(Boolean);
    if(lines.length){ out.push(stripSiren(r.b)+':'); lines.forEach(l=>out.push('   '+l)); }
  });
  return out.length ? ['[KEY CONTACTS]', ...out, '========================================='] : [];
}

// ---------- save / load ----------
// snapshot / loadState carry BOTH tabs so one .json is the whole loan. Schema v2:
//   { borrower, loan, activeTab, tabs:{ preapproval:{vals,notes,collapsed},
//                                       submission:{vals,notes,collapsed} } }
// The live #addNotes box is the active tab's notes, so flush it into TAB_STATE
// before serializing. Old single-tab exports (no .tabs) still load — see loadState.
function snapshot(){
  TAB_STATE[activeTab].notes = $('#addNotes').value;   // flush live notes to active tab
  timerBankAll();                                      // bank running time so it persists
  if(tabIsTimed(activeTab) && !document.body.classList.contains('locked')) TAB_STATE[activeTab].startedAt=Date.now(); // resume active clock after banking
  return JSON.stringify({
    borrower:$('#fBorrower').value, loan:$('#fLoan').value, activeTab:activeTab,
    dpaFilters:{ ...dpaFilters },
    departingCtl:{ ...departingCtl },
    tabs:{
      preapproval:{ vals:TAB_STATE.preapproval.vals, notes:TAB_STATE.preapproval.notes, collapsed:TAB_STATE.preapproval.collapsed, elapsedMs:TAB_STATE.preapproval.elapsedMs||0, dpaSummary:TAB_STATE.preapproval.dpaSummary||null },
      dpa:        { vals:TAB_STATE.dpa.vals,         notes:TAB_STATE.dpa.notes,         collapsed:TAB_STATE.dpa.collapsed },
      departing:  { vals:TAB_STATE.departing.vals,   notes:TAB_STATE.departing.notes,   collapsed:TAB_STATE.departing.collapsed },
      submission: { vals:TAB_STATE.submission.vals,  notes:TAB_STATE.submission.notes,  collapsed:TAB_STATE.submission.collapsed, elapsedMs:TAB_STATE.submission.elapsedMs||0, dpaSummary:TAB_STATE.submission.dpaSummary||null }
    }
  });
}
function markDirty(){ autosave(); refreshSaveState(); }
function refreshSaveState(){
  const now=snapshot();
  const dirty = now!==lastExportSnapshot;
  const el=$('#saveState'); const t=$('#saveStateTxt');
  if(dirty){ el.className='saveState dirty'; t.textContent='Unsaved changes — export before closing'; }
  else { el.className='saveState clean'; t.textContent='Exported'; }
}
function autosave(){
  try{
    const loan=$('#fLoan').value;
    localStorage.setItem(LSKEY(loan), JSON.stringify({ts:Date.now(),data:snapshot()}));
    localStorage.setItem('caussade_submit_last', LSKEY(loan));
  }catch(e){ /* file:// may block; ignore silently but note once */ }
}
function loadState(obj){
  __loadingState = true;   // suppress the completion pop-up while loading a file
  dpaLinkClicked = { preapproval:false, submission:false };   // F11: a loaded file re-requires the DPA-link click (already-checked rows stay checked)
  // reset all tabs
  TAB_STATE = {
    preapproval:{ vals:{}, notes:'', collapsed:{}, elapsedMs:0, startedAt:null },
    dpa:        { vals:{}, notes:'', collapsed:{} },
    departing:  { vals:{}, notes:'', collapsed:{} },
    submission: { vals:{}, notes:'', collapsed:{}, elapsedMs:0, startedAt:null }
  };
  dpaFilters = { provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' };
  if(obj.dpaFilters){ Object.keys(dpaFilters).forEach(k=>{ if(typeof obj.dpaFilters[k]==='string') dpaFilters[k]=obj.dpaFilters[k]; }); }
  departingCtl = { curloan:'', newloan:'', distance:'', equity:'', divorce:'', fhaException:'' };
  if(obj.departingCtl){ Object.keys(departingCtl).forEach(k=>{ if(typeof obj.departingCtl[k]==='string') departingCtl[k]=obj.departingCtl[k]; }); }
  if(obj.tabs){
    // schema v2 — tabs present (dpa may be absent in older v2 exports; defaults handle it)
    ['preapproval','dpa','departing','submission'].forEach(t=>{
      const s=obj.tabs[t]||{};
      TAB_STATE[t].vals = s.vals||{};
      TAB_STATE[t].notes = s.notes||'';
      TAB_STATE[t].collapsed = s.collapsed||{};
      TAB_STATE[t].dpaSummary = (Array.isArray(s.dpaSummary) && s.dpaSummary.length) ? s.dpaSummary : null;
      if(tabIsTimed(t)){ TAB_STATE[t].elapsedMs = s.elapsedMs||0; TAB_STATE[t].startedAt=null; }
    });
    activeTab = (obj.activeTab==='preapproval'||obj.activeTab==='dpa'||obj.activeTab==='departing'||obj.activeTab==='submission') ? obj.activeTab : 'submission';
  } else {
    // schema v1 — a single-tab (submission) export from before tabs existed
    TAB_STATE.submission.vals = obj.vals||{};
    TAB_STATE.submission.notes = obj.notes||'';
    TAB_STATE.submission.collapsed = obj.collapsed||{};
    activeTab = 'submission';
  }
  ROWS = TAB_DATA[activeTab];
  bindTabState(activeTab);
  document.querySelectorAll('#tabBar .tabbtn').forEach(b=>b.classList.toggle('on', b.dataset.tab===activeTab));
  $('#fBorrower').value=obj.borrower||''; $('#fLoan').value=obj.loan||''; $('#addNotes').value=state.notes||'';
  render();
  if(tabIsTimed(activeTab) && !document.body.classList.contains('locked')) timerStart();
  timerTick();
  __loadingState = false;   // load complete — live completions may pop again
}

// camelCase a borrower name for the filename: "Maria Ricardo" -> "mariaRicardo"
function camelName_(raw){
  const parts=String(raw||'').trim().split(/\s+/).filter(Boolean);
  if(!parts.length) return 'file';
  return parts.map((p,idx)=>{
    const clean=p.replace(/[^A-Za-z0-9]/g,'');
    if(!clean) return '';
    return idx===0 ? clean.charAt(0).toLowerCase()+clean.slice(1)
                   : clean.charAt(0).toUpperCase()+clean.slice(1);
  }).join('');
}
function doExport_(){
  if(!fileReady()){ toast('Enter borrower name and loan number first'); lockUI(); return; }
  const data=snapshot();
  const loan=($('#fLoan').value||'').trim().replace(/[^A-Za-z0-9]/g,'');
  const bor=camelName_($('#fBorrower').value);
  // NAME CONVENTION (h1.42): <borrowerCamel>_<loan>_Cteam_<stamp>.check
  //   stamp = yy_m_d_HHMM  (2-digit year, month/day NO leading zeros, time zero-padded)
  //   e.g. mariaRicardo_113376447_Cteam_26_8_17_1423.check
  // The custom .check extension makes the saves easy to filter/find; content is still
  // JSON, so import reads .check AND .json (see the file input's accept list).
  const name=exportFileName_(bor,loan,new Date());
  const blob=new Blob([JSON.stringify({app:'caussade-master-checklist',version:VERSION,saved:new Date().toISOString(),state:JSON.parse(data)},null,1)],{type:'application/json'});
  const a=document.createElement('a'); a.href=URL.createObjectURL(blob); a.download=name; a.click();
  URL.revokeObjectURL(a.href);
  lastExportSnapshot=data; refreshSaveState(); toast('Exported '+name);
}
// Export filename timestamp: yy_m_d_HHMM — 2-digit year, month/day with NO leading
// zeros, time zero-padded to 4 digits. 2026-08-17 14:23 -> "26_8_17_1423"; a 9:05am
// save -> "..._26_8_17_0905". Kept pure (takes a Date) so it is unit-testable.
function exportStamp_(d){
  d = d || new Date();
  const yy = String(d.getFullYear()%100).padStart(2,'0');
  const hhmm = String(d.getHours()).padStart(2,'0') + String(d.getMinutes()).padStart(2,'0');
  return yy+'_'+(d.getMonth()+1)+'_'+d.getDate()+'_'+hhmm;
}
function exportFileName_(bor,loan,d){
  return (bor||'file')+(loan?('_'+loan):'')+'_Cteam_'+exportStamp_(d)+'.check';
}
$('#btnExport').addEventListener('click', doExport_);
$('#btnImport').addEventListener('click',()=> $('#fileInput').click());
// completion modal buttons
$('#qcCompleteClose').addEventListener('click', hideCompletionModal);
$('#qcSectionClose').addEventListener('click', hideSectionModal);
$('#qcExportNow').addEventListener('click',()=>{ hideCompletionModal(); doExport_(); });
$('#qcExportLater').addEventListener('click', hideCompletionModal);
// section modal button (enabled after the short countdown)
$('#qcSectionOk').addEventListener('click',()=>{ if(!$('#qcSectionOk').disabled) hideSectionModal(); });
// F17: DTI "room to go up" pop-up close/ok
function hideDtiModal_(){ const m=$('#dtiModal'); if(m) m.style.display='none'; }
$('#qcDtiClose').addEventListener('click', hideDtiModal_);
$('#qcDtiOk').addEventListener('click', hideDtiModal_);
// F18: one delegated listener — clicking a [code] chip jumps to the row to fix.
(function(){ var cb=document.getElementById('conflictBanner'); if(cb) cb.addEventListener('click', function(e){
  var chip=e.target.closest('.cb-chip'); if(chip) cbChipJump_(chip.dataset.code, chip.dataset.jump||'');
}); })();
$('#fileInput').addEventListener('change',(e)=>{
  const f=e.target.files[0]; if(!f) return;
  const rd=new FileReader();
  rd.onload=()=>{ try{ const j=JSON.parse(rd.result); const st=j.state||j; loadState(st); lastExportSnapshot=snapshot(); refreshSaveState();
    // a loaded file carries its own borrower + loan — unlock if present, else gate
    if(fileReady()){ unlockUI(); } else { lockUI(); }
    toast('Loaded '+f.name);
  }catch(err){ toast('Could not read that file — is it a Caussade export?'); } };
  rd.readAsText(f); e.target.value='';
});
$('#btnReset').addEventListener('click',()=>{
  if(snapshot()!==lastExportSnapshot && !confirm('Start a new file? Unsaved changes will be cleared. Export first if you need to keep this one.')) return;
  TAB_STATE = { preapproval:{vals:{},notes:'',collapsed:{},elapsedMs:0,startedAt:null}, dpa:{vals:{},notes:'',collapsed:{}}, departing:{vals:{},notes:'',collapsed:{}}, submission:{vals:{},notes:'',collapsed:{},elapsedMs:0,startedAt:null} };
  dpaFilters = { provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' };
  departingCtl = { curloan:'', newloan:'', distance:'', equity:'', divorce:'', fhaException:'' };
  activeTab='submission'; ROWS=TAB_DATA[activeTab]; bindTabState(activeTab);
  state.borrower=''; state.loan='';
  document.querySelectorAll('#tabBar .tabbtn').forEach(b=>b.classList.toggle('on', b.dataset.tab===activeTab));
  $('#fBorrower').value=''; $('#fLoan').value=''; $('#addNotes').value='';
  $('#gBorrower').value=''; $('#gLoan').value=''; $('#gStart').disabled=true; $('#gStart').textContent='Enter both to begin';
  dpaLinkClicked = { preapproval:false, submission:false };   // F11: re-require the DPA-link click for the new file
  lastExportSnapshot=snapshot(); refreshSaveState(); render();
  resetStartupReminder();   // next client should see the reminder again on open
  dtiNudgeArmed=true;       // F17: re-arm the "room to go up" pop-up for the new client
  lockUI(); setTimeout(()=>$('#gBorrower').focus(),50);
});
// ---------------------------------------------------------------------------
// F13 — PASTE-SAFE FLAT OUTPUT for Encompass ("Copy/Paste Encompass" button).
//
// WHY THIS EXISTS: the pretty "Copy/Paste CRM" note (buildNotes above) uses
// indentation, section dividers and glyphs (checkbox/bullet/hourglass). Those
// read well in a CRM free-text box but DEGRADE when pasted into Encompass:
//   1. Encompass desktop note/conversation fields are Windows controls. They
//      honour \r\n (CRLF) as a hard line break but treat a bare \n (LF) as
//      nothing — so an LF-only note collapses into ONE PARAGRAPH on paste.
//      => this function emits CRLF.
//   2. Those legacy fields are Windows-1252 / ASCII. Emoji and box glyphs can
//      render as tofu/? => this function folds everything to plain ASCII.
//   3. Indentation is not reliable => every line is SELF-LABELED (FOLLOW-UP /
//      CONTACT / SELECTION / DONE / NOTES) so it stays parseable even if a
//      field reflows. Contacts collapse to ONE line each (the CRM view keeps
//      them stacked for reading; only this copy flattens them).
//
// SOURCE (ICE Mortgage Technology / Encompass): desktop smart-client note and
// text fields store Windows-standard CRLF line breaks and use the Windows-1252
// / ASCII single-byte set; only the newer web APIs take UTF-8. That is exactly
// the surface we paste into, which is why CRLF + ASCII is the safe floor.
//
// FALLBACK LADDER — if a specific Encompass field still misbehaves, escalate:
//   1. CRLF + ASCII (this implementation) — the safe default.
//   2. Field still flattens? Insert a blank spacer line between items so even
//      collapsed text keeps visible gaps (bump BLANK grouping density).
//   3. Want nicer punctuation? Windows-1252 is a superset of ASCII — em-dash,
//      curly quotes and the bullet are allowed there; widen asciiFold_ to keep
//      them instead of stripping.
//   4. Pasting into a MODERN web-based Encompass field instead? That takes
//      UTF-8 — the CRM copy (with glyphs) is fine there; no fold needed.
// ---------------------------------------------------------------------------
function asciiFold_(s){
  return String(s==null?'':s)
    .replace(/[\u2018\u2019\u201A\u201B]/g,"'")     // curly single quotes -> '
    .replace(/[\u201C\u201D\u201E\u201F]/g,'"')     // curly double quotes -> "
    .replace(/[\u2013\u2014\u2015]/g,'-')            // en/em dash -> hyphen
    .replace(/\u2026/g,'...')                          // ellipsis -> ...
    .replace(/[\u2022\u00B7]/g,'-')                  // bullet / middle dot -> hyphen
    .replace(/[\u2192\u2794\u27A4]/g,'->')          // arrows -> ->
    .replace(/[^\x09\x0A\x0D\x20-\x7E]/g,'')        // strip any remaining non-ASCII (emoji etc.)
    .replace(/[ \t]{2,}/g,' ')                       // collapse runs left by stripped glyphs
    .replace(/[ \t]+$/gm,'')                          // trailing spaces per line
    .trim();
}
// Build the flat, self-labeled, ASCII text for the active tab. CRLF is applied
// once at the very end so manual-note line breaks convert too.
function buildEncompassText_(){
  const L=[];
  const title = activeTab==='preapproval' ? 'PRE-APPROVAL - FILE NOTES'
    : activeTab==='dpa' ? 'DPA PROCEDURES - FILE NOTES'
    : activeTab==='departing' ? 'DEPARTING RESIDENCE - FILE NOTES'
    : 'PURCHASE AS-IS - SUBMIT TO PROCESSING - FILE NOTES';
  const _st=preapprovalStatusLine_(true); if(_st){ L.push(_st); L.push(''); }
  L.push(asciiFold_(title));
  L.push('');
  L.push('BORROWER: '+asciiFold_(state.borrower||'[ UNKNOWN ]'));
  L.push('LOAN NUMBER: '+asciiFold_(state.loan||'[ UNKNOWN ]'));
  if(activeTab==='dpa') L.push('DPA SCENARIO: '+asciiFold_(dpaScenarioLine()));
  else if(activeTab!=='departing') L.push('DPA LOAN: '+asciiFold_(dpaNoteLine()));
  const d=new Date(), mm=String(d.getMonth()+1).padStart(2,'0'), dd=String(d.getDate()).padStart(2,'0');
  L.push('COMPILED: '+mm+'/'+dd+'/'+d.getFullYear());
  L.push('COMPLETION: '+asciiFold_(completionLine()));
  if(tabIsTimed(activeTab)) L.push('TIME ON FILE: '+asciiFold_(timeOnFileLine()));

  // NUMBERS & PROGRAM — final deal figures for the LO consult (preapproval only).
  if(activeTab==='preapproval'){ const s=preapprovalSummaryFlat_(); if(s.length){ L.push(''); s.forEach(function(l){ L.push(l); }); } }
  if(activeTab==='departing'){ const s=departingDecisionLines_(true); if(s.length){ L.push(''); s.forEach(function(l){ L.push(l); }); } }

  // follow-ups (same collection as buildNotes, emitted flat + self-labeled)
  const docs=[], standing=[], questions=[];
  ROWS.forEach((r,i)=>{
    const tags=r.tags||[]; if(!rowVisible(r)) return;
    if(tags.some(t=>t.indexOf('qask')===0)){
      const v=(state.vals[rowKey(i)]||'').trim();
      if(v){ let st=(tags.find(t=>t.indexOf('qask')===0)||'qask:').split(':')[1]||''; st=st.toUpperCase(); questions.push((st?st+': ':'')+v); }
    }
    if(tags.includes('standing') && r.ask) standing.push(r.ask);
    if(r.gate && r.in==='dd'){ const v=state.vals[rowKey(i)]; if(v && /need to request/i.test(v) && r.ask) docs.push(r.ask); }
    if(r.ask && !tags.includes('standing') && !r.gate){ if(!state.vals[rowKey(i)+'_ck']) docs.push(r.ask); }
  });
  if(docs.length||standing.length||questions.length){
    L.push('');
    docs.forEach(x=>L.push('FOLLOW-UP (DOC): '+asciiFold_(x)));
    standing.forEach(x=>L.push('FOLLOW-UP (CONFIRM): '+asciiFold_(x)));
    questions.forEach(x=>L.push('FOLLOW-UP (QUESTION): '+asciiFold_(x)));
  }

  // contacts — one line each: "CONTACT - <label>: a | b | c"
  const contacts=[];
  ROWS.forEach((r,i)=>{
    if(r.in!=='multi' || !rowVisible(r)) return;
    const get=k=>(state.vals[rowKey(i)+'::'+k]||'').trim();
    const rank=f=>{ const k=(f.k||'').toLowerCase(), t=(f.type||'').toLowerCase();
      if(k==='name'||k.indexOf('name')>=0) return 0;
      if(t==='email'||k.indexOf('email')>=0) return 1;
      if(t==='tel'||k==='cell'||k.indexOf('phone')>=0) return 2; return 3; };
    const parts=(r.fields||[]).slice().sort((a,b)=>rank(a)-rank(b)).map(f=>get(f.k)).filter(Boolean);
    if(parts.length) contacts.push('CONTACT - '+asciiFold_(stripSiren(r.b))+': '+asciiFold_(parts.join(' | ')));
  });
  if(contacts.length){ L.push(''); contacts.forEach(x=>L.push(x)); }

  // manual notes
  const manual=$('#addNotes').value.trim();
  if(manual){ L.push(''); L.push('NOTES: '+asciiFold_(manual)); }

  // audit — grouped by section + condensed (h1.40); multi rows are in the CONTACT block
  const done=auditLines_(true);
  if(done.length){ L.push(''); done.forEach(x=>L.push(x)); }

  // Join, then normalize EVERY newline (incl. inside manual notes) to CRLF.
  return L.join('\n').replace(/\r?\n/g,'\r\n');
}
async function copyText_(txt, label){
  if(navigator.clipboard && navigator.clipboard.writeText){
    try{ await navigator.clipboard.writeText(txt); toast(label); return; }
    catch(e){ /* fall through to the file:// fallback */ }
  }
  try{
    const ta=document.createElement('textarea');
    ta.value=txt; ta.setAttribute('readonly','');
    ta.style.position='fixed'; ta.style.top='-1000px'; ta.style.opacity='0';
    document.body.appendChild(ta); ta.focus(); ta.select();
    const ok=document.execCommand('copy'); document.body.removeChild(ta);
    toast(ok?label:'Copy failed — select the text manually');
  }catch(e){ toast('Copy failed — select the text manually'); }
}
$('#btnCopyEncompass').addEventListener('click', ()=>{
  buildNotes(); // ensure state.borrower/state.loan are fresh
  copyText_(buildEncompassText_(), 'Copied for Encompass (plain text, CRLF)');
});
$('#btnCopy').addEventListener('click', async ()=>{
  const txt=$('#notesOut').dataset.plain||$('#notesOut').textContent;
  // Modern API works on https / localhost, but is BLOCKED on file:// pages —
  // which is how this tool is normally opened. So fall back to a temporary
  // textarea (a <div> can't be .select()ed, which is what broke the old path).
  if(navigator.clipboard && navigator.clipboard.writeText){
    try{ await navigator.clipboard.writeText(txt); toast('Notes copied (plain text)'); return; }
    catch(e){ /* fall through to the file:// fallback */ }
  }
  try{
    const ta=document.createElement('textarea');
    ta.value=txt; ta.setAttribute('readonly','');
    ta.style.position='fixed'; ta.style.top='-1000px'; ta.style.opacity='0';
    document.body.appendChild(ta);
    ta.focus(); ta.select();
    const ok=document.execCommand('copy');
    document.body.removeChild(ta);
    toast(ok?'Notes copied (plain text)':'Copy failed — select the text manually');
  }catch(e){ toast('Copy failed — select the text manually'); }
});
['#fBorrower','#fLoan'].forEach(s=>$(s).addEventListener('input',()=>{ markDirty(); buildNotes(); }));
$('#addNotes').addEventListener('input',()=>{ markDirty(); scheduleNotes(); });

// ---- floating list-view navigation aids ----
// "needs action" = a VISIBLE row whose control is an unchecked checkbox or an
// empty input, skipping optional client-question (qask) rows. rowNeedsAction()
// reads the row's index off its checkbox/input and checks state + tags.
function rowNeedsAction(rowEl){
  const ck = rowEl.querySelector('input.ck[data-ck]');
  if(ck){ return !ck.checked; }               // unchecked checkbox = needs doing
  const ctrl = rowEl.querySelector('[data-val]');
  if(!ctrl) return false;
  const idx = +ctrl.getAttribute('data-val');
  const r = ROWS[idx];
  if(!r) return false;
  const tags = r.tags || [];
  if(tags.some(t=>t.indexOf('qask')===0)) return false;  // client questions are optional
  const v = (state.vals[rowKey(idx)] || '').toString().trim();
  return v === '';                            // empty input = needs doing
}
// same rule, by ROW INDEX — used by Focus mode (which works from indices, not DOM)
function itemNeedsAction(i){
  const r = ROWS[i]; if(!r) return false;
  const tags = r.tags || [];
  if(tags.some(t=>t.indexOf('qask')===0)) return false;
  if(r.in === 'check') return !state.vals[rowKey(i)+'_ck'];
  return (state.vals[rowKey(i)] || '').toString().trim() === '';
}
// the focusItems() position of the next item needing action at/after `fromPos`
// (wraps to the first one if none remain). Returns 0 if the file is complete.
function nextActionableFocusPos(items, fromPos){
  for(let p=Math.max(0,fromPos); p<items.length; p++){ if(itemNeedsAction(items[p].i)) return p; }
  for(let p=0; p<items.length; p++){ if(itemNeedsAction(items[p].i)) return p; }
  return Math.max(0, Math.min(fromPos, items.length-1));
}
function jumpToNextItem(){
  const rows = [...document.querySelectorAll('#checklist .row')];
  if(!rows.length) return;
  // measure the ACTUAL sticky header height so the target row lands just below
  // it, fully visible — a hardcoded offset drifts as the header (borrower/loan
  // fields + status + conflict banner) changes height.
  const hdr = document.querySelector('header');
  const headH = hdr ? hdr.getBoundingClientRect().height : 120;
  const marker = headH + 12;                  // land the row just under the header
  let target = null;
  for(const el of rows){
    const top = el.getBoundingClientRect().top;
    if(top > marker + 4 && rowNeedsAction(el)){ target = el; break; }
  }
  if(!target){                                // nothing below -> wrap to first from top
    for(const el of rows){ if(rowNeedsAction(el)){ target = el; break; } }
  }
  if(target){
    const y = window.scrollY + target.getBoundingClientRect().top - marker;
    window.scrollTo({ top:Math.max(0,y), behavior:'smooth' });
    target.classList.add('flash');
    setTimeout(()=>target.classList.remove('flash'), 900);
  } else {
    toast('Nothing left needing action — nice');
  }
}
function notesInView(){
  const np = document.querySelector('.notespanel');
  if(!np) return false;
  const top = np.getBoundingClientRect().top;
  return top < window.innerHeight * 0.6;      // notes panel is on screen
}
function refreshNotesFab(){
  const fab = $('#fabNotes'); if(!fab) return;
  if(notesInView()){ fab.textContent='↑ Top'; fab.title='Back to the top of the checklist'; }
  else { fab.textContent='↓ Notes'; fab.title='Jump to the file notes at the bottom'; }
}
$('#fabNext').addEventListener('click', jumpToNextItem);
$('#fabNotes').addEventListener('click', ()=>{
  if(notesInView()){ window.scrollTo({ top:0, behavior:'smooth' }); }
  else { document.querySelector('.notespanel').scrollIntoView({ behavior:'smooth', block:'start' }); }
});
window.addEventListener('scroll', refreshNotesFab, { passive:true });


// filters
document.querySelectorAll('.filterpill[data-filter]').forEach(p=>{
  p.addEventListener('click',()=>{
    document.querySelectorAll('.filterpill[data-filter]').forEach(x=>x.classList.remove('on'));
    p.classList.add('on'); state.filter=p.dataset.filter; render();
  });
});
$('#collapseAll').addEventListener('click',()=>{
  const anyOpen=Object.keys(state.collapsed).length===0 || Object.values(state.collapsed).some(v=>!v) ;
  let n=0; ROWS.forEach(r=>{ if(r.t==='section'){ n++; state.collapsed[n]=anyOpen; }});
  render();
});
{ const _dev=$('#devFill'); if(_dev) _dev.addEventListener('click', devFillTab_); }

// beforeunload nag
window.addEventListener('beforeunload',(e)=>{
  if(snapshot()!==lastExportSnapshot){ e.preventDefault(); e.returnValue=''; return ''; }
});


// ---------- FOCUS MODE ----------
let focusPos = 0;
function focusItems(){
  // the ordered list of ACTIONABLE row indices currently visible (respects gating)
  const items=[];
  let curSec='';
  ROWS.forEach((r,i)=>{
    if(r.t==='section'){ curSec=r.label.replace(/^\d+\.\s*/,''); return; }
    if(r.t!=='row') return;
    const tags=r.tags||[];
    if(!rowVisible(r)) return;
    if(!['check','text','money','dd','pct','date','multi'].includes(r.in)) return;
    items.push({i, sec:curSec});
  });
  return items;
}
function renderFocus(){
  const host=$('#focusView');
  const items=focusItems();
  if(!items.length){ host.innerHTML='<div class="focuscard"><div class="focusbody">Nothing to show.</div></div>'; return; }
  if(focusPos>=items.length) focusPos=items.length-1;
  if(focusPos<0) focusPos=0;
  const {i,sec}=items[focusPos];
  const r=ROWS[i];
  const done = !!state.vals[rowKey(i)+'_ck'];
  const pct=Math.round((focusPos)/items.length*100);
  const isQ=(r.tags||[]).some(t=>t.indexOf('qask')===0);
  // F11+ COMPLETION LOCK (generalized): can't mark a jump-directive row done in
  // focus unless its target tab is finished (auto-unchecks if it goes incomplete).
  if(r.in==='check' && r.jump && state.vals[rowKey(i)+'_ck'] && !jumpComplete_(r.jump)){
    delete state.vals[rowKey(i)+'_ck'];
  }
  const done2 = !!state.vals[rowKey(i)+'_ck'];
  const dpaGated = r.in==='check' && r.jump && !done2 && !jumpComplete_(r.jump);

  let inputHtml='';
  if(r.in==='check'){
    inputHtml = dpaGated
      ? '<div class="focuscheck locked" id="fCheck"><input type="checkbox" disabled><span>🔒 '+esc(jumpLockMsg_(r.jump))+'</span></div>'
      : '<div class="focuscheck'+(done?' checked':'')+'" id="fCheck"><input type="checkbox" '+(done?'checked':'')+'><span>'+(done?'Done — checked':'Mark this done')+'</span></div>';
  } else if(r.in==='money'){
    const cls='focusinput moneywrap'+(r.gate?' gatecell':'');
    inputHtml='<div class="'+cls+'"><span class="affix affix-pre">$</span><input type="text" inputmode="numeric" id="fVal" data-fmt="money" value="'+esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;')+'" placeholder="0"></div>';
  } else if(r.in==='pct'){
    const cls='focusinput pctwrap'+(r.gate?' gatecell':'');
    inputHtml='<div class="'+cls+'"><input type="text" inputmode="decimal" id="fVal" data-fmt="pct" value="'+esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;')+'" placeholder="0"><span class="affix affix-post">%</span></div>';
  } else if(r.in==='date'){
    const cls='focusinput datewrap'+(r.gate?' gatecell':'');
    const val=esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;');
    inputHtml='<div class="'+cls+'"><input type="text" class="datetext" id="fVal" data-fmt="date" value="'+val+'" placeholder="MM/DD/YY" maxlength="10"><button type="button" class="datepick" id="fDatePick" title="Pick a date">📅</button><input type="date" class="datehidden" id="fDateHidden"></div>';
  } else if(r.in==='multi'){
    const cls='focusinput multiwrap'+(r.gate?' gatecell':'');
    let sub='';
    (r.fields||[]).forEach(f=>{
      const v=esc(state.vals[rowKey(i)+'::'+f.k]||'').replace(/"/g,'&quot;');
      if(f.type==='multiline'){
        sub+='<label class="multifield"><span>'+esc(f.label)+'</span><textarea data-fmulti="'+f.k+'" rows="2" placeholder="'+esc(f.label)+'">'+v+'</textarea></label>';
      } else {
        const it=f.type==='tel'?'tel':(f.type==='email'?'email':'text');
        sub+='<label class="multifield"><span>'+esc(f.label)+'</span><input type="'+it+'" data-fmulti="'+f.k+'" value="'+v+'" placeholder="'+esc(f.label)+'"></label>';
      }
    });
    inputHtml='<div class="'+cls+'">'+sub+'</div>';
  } else if(r.in==='text'){
    const cls='focusinput'+(isQ?' qinput':'')+(r.gate?' gatecell':'');
    const val=esc(state.vals[rowKey(i)]||'').replace(/"/g,'&quot;');
    if(r.multiline){
      inputHtml='<div class="'+cls+'"><textarea id="fVal" rows="3" placeholder="'+(isQ?'Type the client question…':'Type here…')+'">'+val+'</textarea></div>';
    } else {
      inputHtml='<div class="'+cls+'"><input type="text" id="fVal" value="'+val+'" placeholder="'+(isQ?'Type the client question…':'Type here…')+'"></div>';
    }
  } else if(r.in==='dd'){
    const cls='focusinput'+(r.gate?' gatecell':'');
    let opts='<option value="">— select —</option>';
    (r.list||[]).forEach(o=>{opts+='<option '+(state.vals[rowKey(i)]===o?'selected':'')+'>'+esc(o)+'</option>';});
    inputHtml='<div class="'+cls+'"><select id="fVal">'+opts+'</select></div>';
  }
  const lbl=esc(r.b).replace(/🚨/g,'<span class="siren">🚨</span>');
  let jump='<div class="focusjump"><select id="fJump">';
  let sSec='';
  ROWS.forEach(rr=>{ if(rr.t==='section'){ sSec=rr.label.replace(/^\d+\.\s*/,''); jump+='<option '+(sSec===sec?'selected':'')+' value="'+esc(sSec)+'">'+esc(sSec)+'</option>'; }});
  jump+='</select></div>';

  host.innerHTML=
    '<div class="focuscard">'+
      '<div class="focusprog"><div style="width:'+pct+'%"></div></div>'+
      '<div class="focustop"><div class="focussec">'+esc(sec)+'</div><div class="focuscount">'+(focusPos+1)+' of '+items.length+'</div><div class="fileTimer" id="fFileTimer" title="Time on this file — aim for 40 minutes or less" style="display:none">⏱ 00:00</div></div>'+
      '<div class="focusbody">'+
        '<div class="focuslabel">'+lbl+'</div>'+
        (r.link?'<div class="rowlink" style="margin-top:6px"><a href="'+esc(r.link)+'" target="_blank" rel="noopener">open link ↗</a></div>':'')+
        (r.jump?'<div class="rowlink" style="margin-top:6px"><a href="#" class="tabjump" data-jump="'+esc(r.jump)+'">→ open the '+esc(tabLabel_(r.jump))+' tab</a></div>':'')+
        inputHtml+
        (r.note?'<div class="focusnote">'+esc(r.note)+'</div>':'')+
      '</div>'+
      '<div class="focusfoot">'+
        '<button class="fbtn fbtn-back" id="fBack" '+(focusPos===0?'disabled':'')+'>← Back</button>'+
        '<button class="fbtn-skip" id="fSkip">Skip for now →</button>'+
        '<button class="fbtn fbtn-next" id="fNext">'+(focusPos===items.length-1?'Done':(r.in==='check'?'Next →':'Save & next →'))+'</button>'+
      '</div>'+
      jump+
    '</div>';

  // wire
  const fc=$('#fCheck');
  if(fc){ fc.addEventListener('click',()=>{
    if(dpaGated){ toast(jumpLockMsg_(r.jump)); return; }   // F11+ completion gate
    state.vals[rowKey(i)+'_ck']=!state.vals[rowKey(i)+'_ck']; markDirty(); renderFocus(); syncListSilently();
  }); }
  const fv=$('#fVal');
  if(fv){ fv.addEventListener('input',()=>{ if(fv.dataset.fmt==='date'){ fv.value=fmtDate(fv.value); } else if(fv.dataset.fmt){ fv.value=fmtInput(fv.value, fv.dataset.fmt); } state.vals[rowKey(i)]=fv.value; markDirty(); scheduleNotes(); if(isConflictInput(i)) updateConflictBanner(); });
          if(fv.dataset.fmt==='money'){ fv.addEventListener('blur',()=>{ fv.value=fmtMoneyBlur(fv.value, moneyNoDecimals(r)); state.vals[rowKey(i)]=fv.value; buildNotes(); }); }
          fv.addEventListener('change',()=>{ state.vals[rowKey(i)]=fv.value; if(isConflictInput(i)) updateConflictBanner(); if(GATE_KEYS.indexOf(r.key)>=0){ markDirty(); renderFocus(); } }); }
  // focus date picker
  const fdp=$('#fDatePick'), fdh=$('#fDateHidden'), fdt=$('#fVal');
  if(fdp && fdh && fdt){
    fdp.addEventListener('click',()=>{ fdh.value=mdyToIso(fdt.value)||''; if(fdh.showPicker){ try{fdh.showPicker();}catch(e){fdh.focus();fdh.click();} } else { fdh.focus(); fdh.click(); } });
    fdh.addEventListener('change',()=>{ const mdy=isoToMdy(fdh.value); fdt.value=mdy; state.vals[rowKey(i)]=mdy; markDirty(); buildNotes(); });
  }
  // focus multi fields
  document.querySelectorAll('[data-fmulti]').forEach(el=>{
    el.addEventListener('input',()=>{ state.vals[rowKey(i)+'::'+el.dataset.fmulti]=el.value; markDirty(); scheduleNotes(); });
  });
  $('#fBack').addEventListener('click',()=>{ focusPos--; renderFocus(); });
  $('#fSkip').addEventListener('click',()=>{ if(focusPos<items.length-1){focusPos++; renderFocus();} });
  $('#fNext').addEventListener('click',()=>{ if(focusPos<items.length-1){focusPos++; renderFocus();} else { toast('End of the checklist'); } buildNotes(); });
  const fj=$('#fJump');
  if(fj){ fj.addEventListener('change',()=>{ const target=fj.value; const idx=items.findIndex(it=>it.sec===target); if(idx>=0){focusPos=idx; renderFocus();} }); }
  // in-app tab-jump link inside the focus card — exits focus, lands in Checklist
  // view on the target tab (switchTab handles the focus-exit guard).
  host.querySelectorAll('a.tabjump').forEach(el=>{
    el.addEventListener('click',(e)=>{
      e.preventDefault();
      if(el.dataset.jump==='dpa' && dpaLinkClicked[activeTab]===false) dpaLinkClicked[activeTab]=true;   // F11
      switchTab(el.dataset.jump); toast('Switched to '+tabLabel_(el.dataset.jump));
    });
  });
  updateProgress();
}
// keep list DOM in sync with focus edits without full re-render churn (rebuild on view switch)
function syncListSilently(){ /* list re-renders when you switch back */ }

// find which section is currently at the top of the viewport in list view
function currentSectionInView(){
  const secs=[...document.querySelectorAll('.section')];
  if(!secs.length) return null;
  const hdr=document.querySelector('header');
  const marker=(hdr?hdr.getBoundingClientRect().height:150)+12; // just under the sticky header
  // the section we're "on" is the last one whose top has passed the marker,
  // OR if a section's top sits right at/just below the marker, that one.
  let chosen=secs[0];
  for(const s of secs){
    const top=s.getBoundingClientRect().top;
    if(top<=marker+4){ chosen=s; }   // walk down while sections are above the marker
    else break;                       // first section below the marker -> stop
  }
  const title=chosen.querySelector('.sectitle');
  return title ? title.textContent.trim() : null;
}

// view toggle
document.querySelectorAll('#viewToggle button').forEach(btn=>{
  btn.addEventListener('click',()=>{
    document.querySelectorAll('#viewToggle button').forEach(b=>b.classList.remove('on'));
    btn.classList.add('on');
    const v=btn.dataset.view;
    if(v==='focus'){
      // Enter Focus on the NEXT ITEM NEEDING ACTION, starting from the section
      // the user is viewing in the list — not merely that section's first row
      // (which may already be done). Falls through to the first actionable item
      // anywhere if the current section is fully complete.
      const sec=currentSectionInView();
      document.body.classList.add('focus');
      const items=focusItems();
      let startPos=0;
      if(sec){ const si=items.findIndex(it=>it.sec===sec); if(si>=0) startPos=si; }
      focusPos=nextActionableFocusPos(items, startPos);
      renderFocus();
      // re-measure the banner in its focus-mode (narrower) layout so the card clears it
      requestAnimationFrame(()=>{ const bn=document.getElementById('conflictBanner');
        if(bn && bn.classList.contains('bad')) document.documentElement.style.setProperty('--cbH', bn.offsetHeight+'px'); });
    }
    else { document.body.classList.remove('focus'); render();
      // scroll the list to the section Focus was on, so the two views stay aligned
      const items=focusItems();
      if(items[focusPos]){
        const targetSec=items[focusPos].sec;
        const secEl=[...document.querySelectorAll('.sectitle')].find(t=>t.textContent.trim()===targetSec);
        if(secEl){ secEl.closest('.section').scrollIntoView({block:'start'}); }
      }
    }
  });
});

// ---------- TAB SWITCHING (Preapproval | Submission) ----------
// The two tabs are separate stages of the loan (can be months apart). Switching
// swaps: the active ROWS array, the bound per-tab state, and forces a full
// re-render so the list, progress bar, conflict banner and notes all reflect the
// tab you're now on. One .json holds both tabs — switching never loses work.
function switchTab(tab){
  if(tab===activeTab) return;
  timerBank(activeTab);              // bank the tab we're leaving
  if(document.body.classList.contains('focus')){
    // leave focus mode when switching tabs — focus belongs to one checklist
    document.body.classList.remove('focus');
    document.querySelectorAll('#viewToggle button').forEach(b=>b.classList.toggle('on', b.dataset.view==='list'));
  }
  activeTab = tab;
  ROWS = TAB_DATA[activeTab];        // repoint the active checklist
  bindTabState(activeTab);           // repoint state.vals / notes / collapsed
  // reflect the choice on the tab buttons
  document.querySelectorAll('#tabBar .tabbtn').forEach(b=>b.classList.toggle('on', b.dataset.tab===activeTab));
  // pull the additional-notes input to this tab's stored notes
  const an=$('#addNotes'); if(an) an.value = state.notes || '';
  window.scrollTo(0,0);
  if(tabIsTimed(activeTab) && !document.body.classList.contains('locked')) timerStart();
  render();                          // render() rebuilds list + progress + banner + notes
  timerTick();
  refreshNotesFab && refreshNotesFab();
}
document.querySelectorAll('#tabBar .tabbtn').forEach(btn=>{
  btn.addEventListener('click',()=>switchTab(btn.dataset.tab));
});


document.addEventListener('keydown',(e)=>{
  if(!document.body.classList.contains('focus')) return;
  if(e.key==='Escape'){ document.querySelector('#viewToggle button[data-view="list"]').click(); }
  else if(e.key==='ArrowRight'||e.key==='Enter'){ const n=$('#fNext'); if(n && e.target.tagName!=='SELECT') n.click(); }
  else if(e.key==='ArrowLeft'){ const b=$('#fBack'); if(b && !b.disabled && e.target.tagName!=='INPUT' && e.target.tagName!=='SELECT') b.click(); }
});

// ---------- boot: offer restore ----------
// ---------- FILE-IDENTITY GATE ----------
// Nothing works until a borrower name AND loan number are entered. This keeps
// every export/autosave keyed to a real file, so a half-worked file always says
// whose it is. The gate overlay blocks the UI until both are present.
function fileReady(){
  return $('#fBorrower').value.trim()!=='' && $('#fLoan').value.trim()!=='';
}
function lockUI(){
  document.body.classList.add('locked');
  $('#gateOverlay').style.display='flex';
  timerBankAll();
  if(timerInterval){ clearInterval(timerInterval); timerInterval=null; }
}
function unlockUI(){
  document.body.classList.remove('locked');
  $('#gateOverlay').style.display='none';
  timerStart(); timerTick();
  maybeStartupReminder();   // "read before you check" — once per file, at open
}
function wireGate(){
  const gb=$('#gBorrower'), gl=$('#gLoan'), start=$('#gStart');
  const sync=()=>{
    const ok = gb.value.trim()!=='' && gl.value.trim()!=='';
    start.disabled=!ok;
    start.textContent = ok ? 'Begin file' : 'Enter both to begin';
  };
  gb.addEventListener('input',sync);
  gl.addEventListener('input',sync);
  // Enter key in either field advances if ready
  [gb,gl].forEach(el=>el.addEventListener('keydown',e=>{ if(e.key==='Enter' && !start.disabled) start.click(); }));
  start.addEventListener('click',()=>{
    if(gb.value.trim()==='' || gl.value.trim()==='') return;
    // push into the header fields (the app's real source of truth)
    $('#fBorrower').value=gb.value.trim();
    $('#fLoan').value=gl.value.trim();
    unlockUI();
    markDirty(); buildNotes(); render();
    // if there is an autosave for THIS loan, offer to restore it now
    offerRestoreForCurrentLoan();
  });
  const loadLink=$('#gLoadLink');
  if(loadLink){ loadLink.addEventListener('click',(e)=>{ e.preventDefault(); $('#fileInput').click(); }); }
  sync();
}
// If the header fields are ever cleared, re-lock (protects export/autosave).
function guardIdentity(){
  ['#fBorrower','#fLoan'].forEach(sel=>{
    $(sel).addEventListener('input',()=>{
      if(!fileReady()){ /* went blank — re-lock and prefill the gate with what's there */
        $('#gBorrower').value=$('#fBorrower').value;
        $('#gLoan').value=$('#fLoan').value;
        lockUI(); $('#gStart').disabled = !( $('#gBorrower').value.trim() && $('#gLoan').value.trim() );
      }
    });
  });
}

function offerRestoreForCurrentLoan(){
  try{
    const key=LSKEY($('#fLoan').value);
    const raw=localStorage.getItem(key);
    if(raw){
      const obj=JSON.parse(raw);
      const when=new Date(obj.ts);
      const slot=$('#restoreSlot');
      slot.innerHTML='<div class="restorebanner"><div class="msg">↩︎ Found saved progress for this loan from '+when.toLocaleString()+'. Restore it, or start fresh?</div><button class="btn btn-primary" id="doRestore">Restore</button><button class="btn btn-ghost" id="dismissRestore">Start fresh</button></div>';
      $('#doRestore').addEventListener('click',()=>{ loadState(JSON.parse(obj.data)); lastExportSnapshot=snapshot(); refreshSaveState(); slot.innerHTML=''; toast('Restored saved progress'); });
      $('#dismissRestore').addEventListener('click',()=>{ slot.innerHTML=''; });
    }
  }catch(e){}
}

// ===== ACCESS PASSWORD GATE + 10-MIN IDLE LOCK (h1.43) =====
// A shared access password gates the whole tool on first load, and the tool re-locks
// after 10 minutes with no activity so an unattended screen isn't left open. HONEST
// SCOPE: this is a "lock the idle screen / keep honest people out" layer, NOT theft
// protection — the password lives in this file's source, so anyone who opens the file
// can read it. It pairs with the on-screen proprietary notice; it does not replace
// hosting/watermarking/server-side logic for real IP protection.
const ACCESS_PW = 'HomeLoan2026!';   // same as the SLA Dashboard, for team consistency
const IDLE_MS_ = 10*60*1000;         // 10 minutes of inactivity
let appUnlocked_ = false;
let idleTimer_ = null;
function resetIdle_(){
  if(!appUnlocked_) return;                       // don't count activity while locked
  if(idleTimer_) clearTimeout(idleTimer_);
  idleTimer_ = setTimeout(()=>lockApp_('idle'), IDLE_MS_);
}
function lockApp_(mode){
  appUnlocked_ = false;
  if(idleTimer_){ clearTimeout(idleTimer_); idleTimer_=null; }
  const g=$('#pwGate'); if(!g) return;
  $('#pwSub').textContent = (mode==='idle')
    ? 'Locked after 10 minutes of inactivity. Your work is saved — enter the password to pick up where you left off.'
    : 'Enter the access password to continue.';
  $('#pwErr').textContent=''; $('#pwInput').value='';
  g.style.display='flex'; document.body.classList.add('locked');
  // pause the file timers while locked so idle time isn't billed as work time
  if(typeof timerBankAll==='function') timerBankAll();
  if(typeof timerInterval!=='undefined' && timerInterval){ clearInterval(timerInterval); timerInterval=null; }
  setTimeout(()=>{ const i=$('#pwInput'); if(i) i.focus(); }, 30);
}
function tryUnlockApp_(){
  const v=($('#pwInput').value||'');
  if(v!==ACCESS_PW){ $('#pwErr').textContent='Incorrect password — try again.'; $('#pwInput').value=''; $('#pwInput').focus(); return; }
  appUnlocked_ = true;
  $('#pwGate').style.display='none';
  // If the identity gate is still up (fresh file), leave the app locked for IT and
  // focus the borrower field. If the tool is already open (idle re-lock mid-file),
  // drop the lock and resume the timers exactly where they left off — nothing reset.
  const idUp = $('#gateOverlay').style.display==='flex';
  if(idUp){ setTimeout(()=>{ const b=$('#gBorrower'); if(b) b.focus(); }, 30); }
  else { document.body.classList.remove('locked'); if(typeof timerStart==='function'){ timerStart(); timerTick(); } }
  resetIdle_();
}
function wirePwGate_(){
  const btn=$('#pwBtn'), inp=$('#pwInput');
  if(btn) btn.addEventListener('click', tryUnlockApp_);
  if(inp) inp.addEventListener('keydown', e=>{ if(e.key==='Enter'){ e.preventDefault(); tryUnlockApp_(); } });
  ['click','keydown','scroll','mousemove','touchstart'].forEach(ev=>document.addEventListener(ev, resetIdle_, {passive:true}));
}
function boot(){
  render();
  lastExportSnapshot=snapshot();
  refreshSaveState();
  wireGate();
  guardIdentity();
  // Start LOCKED unless the fields somehow already hold values (e.g. a reload
  // that preserved them). Autosave restore is offered AFTER identity is set,
  // scoped to that loan number.
  if(fileReady()){ unlockUI(); offerRestoreForCurrentLoan(); }
  else { lockUI(); }
  // h1.43: the access-password gate sits on top of everything on every load — it also
  // covers the "load a saved file" path, since it's the outermost overlay. The borrower
  // field is focused only after the password is cleared (see tryUnlockApp_).
  wirePwGate_();
  lockApp_('load');
}
boot();
</script>
</body>

<!-- ============================================================================
     EMBEDDED TEST HARNESS  (caussade-checklist.html self-tests)

     LOGIC (run.js): structure, gating, conflicts, format, fuzz, parity,
       preapproval, dpa — headless, runs the REAL logic sliced from this file.
     BROWSER (browser.js, Playwright): rendering, gate, nav, focus, notes,
       copy, save/restore, three-tab, the DPA tab, plus QC batches — section S
       + T1-T17: startup reminder, per-tab timers, single readable focus timer,
       quiz order, in-app jump link, filename, DPA label, completion modal,
       header redo (T14-15), DPA-link gate (T16), KEY CONTACTS block (T17).

     TO RUN: extract each "//> " line (strip the prefix; "//> FILE: name")
       starts a file). Add the sheet's fakesheet.js + PreapprovalSystem.gs for
       parity; npm i playwright && npx playwright install chromium for browser.
       node run.js        -> logic only   (expect TOTAL PASSED 209)
       node run.js --all  -> logic+browser (expect TOTAL PASSED 327)
       node browser.js    -> browser only  (expect PASSED 118)
     ============================================================================
//> FILE: extract.js
//> /* extract.js — pull the HTML app's testable logic into a Node sandbox.
//>  *
//>  * MIRRORS the sheet's fakesheet.js role: the sheet runs its real .gs against a
//>  * fake Sheets API; here we run the HTML app's real functions against a minimal
//>  * DOM/state shim. Everything that is PURE LOGIC (gating, conflict engine, money
//>  * / date formatting, score parsing, snapshot/loadState, focusItems, notes) is
//>  * extracted verbatim from the single source file so a logic change in the app
//>  * is a change in what these tests see — no second copy to drift.
//>  *
//>  * TWO TABS: the app now holds TAB_DATA = { preapproval:[...], submission:[...] }
//>  * and a live-reassigned `let ROWS = TAB_DATA[activeTab]`. This harness exposes
//>  * BOTH arrays and lets a test point the logic at either tab via api.setTab():
//>  * that reassigns the sandbox's ROWS + activeTab and clears the per-tab conflict
//>  * cache, exactly like the app's switchTab() does. Gating dispatches through
//>  * rowVisible(row) — submission by tags (shouldShowRow), preapproval by cond
//>  * (shouldShowRowPre) — so tests exercise each tab's real rules.
//>  *
//>  * HOW: the app's logic functions are top-level `function NAME(){...}` in the
//>  * last <script>. We slice out the ones we need by name, stub the few DOM/global
//>  * touchpoints they reference, and eval the bundle in a vm context. If the app
//>  * renames or removes a function, extraction throws loudly (missing function).
//>  */
//> const fs = require('fs'), vm = require('vm'), path = require('path');
//>
//> function loadApp(htmlPath) {
//>   const html = fs.readFileSync(htmlPath, 'utf8');
//>   const scripts = [...html.matchAll(/<script>([\s\S]*?)<\/script>/g)];
//>   const app = scripts[scripts.length - 1][1];
//>
//>   // TAB_DATA object (holds both tabs' row arrays)
//>   const tStart = app.indexOf('const TAB_DATA = ');
//>   const tEnd = app.indexOf('};\nlet activeTab', tStart);
//>   const tabJson = app.slice(tStart + 'const TAB_DATA = '.length, tEnd + 1);
//>   const TAB_DATA = JSON.parse(tabJson);
//>
//>   // GATE_KEYS (may span multiple lines now)
//>   const gkMatch = app.match(/const GATE_KEYS\s*=\s*(\[[\s\S]*?\]);/);
//>   const GATE_KEYS = eval(gkMatch[1]);
//>
//>   // DPA_PROGRAMS
//>   const dpaMatch = app.match(/var DPA_PROGRAMS\s*=\s*(\{[\s\S]*?\n\});/) ||
//>                    app.match(/const DPA_PROGRAMS\s*=\s*(\{[\s\S]*?\n\});/);
//>   const DPA_SRC = 'var DPA_PROGRAMS = ' + dpaMatch[1] + ';';
//>
//>   // grab a top-level function body by name
//>   function grab(name) {
//>     const re = new RegExp('^function ' + name + '\\b[\\s\\S]*?\\n\\}', 'm');
//>     const m = app.match(re);
//>     if (!m) throw new Error('extract.js: function not found in app: ' + name);
//>     return m[0];
//>   }
//>
//>   const FUNCS = [
//>     'rowKey', 'gateValues', 'shouldShowRow',
//>     'preGateValues', 'shouldShowRowPre', 'rowVisible',
//>     'shouldShowRowDpa', 'dpaProviderTag_', 'dpaAgency_',
//>     'lowestScore_', 'baseProgram_', 'templateInfo_', 'effectiveProgram_',
//>     'dpaFloor_', 'detectConflicts_', 'buydownIsZero_', 'buydownEnteredZero_', 'conflictRowIndex', 'conflictInputs',
//>     'fmtInput', 'fmtMoneyBlur', 'moneyNoDecimals', 'fmtDate', 'mdyToIso', 'isoToMdy',
//>     'focusItems', 'stripSiren'
//>   ];
//>   const uniq = [...new Set(FUNCS)];
//>   const bodies = uniq.map(grab).join('\n\n');
//>
//>   // Shims for globals these functions touch. NOTE the app keys its conflict-row
//>   // cache by activeTab now, so CONFLICT_ROW_CACHE is an OBJECT here too.
//>   const shim = `
//>     var CONFLICT_ROW_CACHE = {};
//>     var state = { vals: {}, collapsed: {} };
//>     var TAB_DATA = ${JSON.stringify(TAB_DATA)};
//>     var activeTab = 'submission';
//>     var ROWS = TAB_DATA[activeTab];
//>     var GATE_KEYS = ${JSON.stringify(GATE_KEYS)};
//>     var dpaFilters = { provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' };
//>     var DPA_FILTER_DEFS = [];
//>     function esc(s){ return String(s==null?'':s)
//>       .replace(/&/g,'&amp;').replace(/</g,'&lt;').replace(/>/g,'&gt;'); }
//>     function $(){ throw new Error('DOM $() called in headless harness'); }
//>   `;
//>
//>   const ctx = { console };
//>   vm.createContext(ctx);
//>   vm.runInContext(shim + '\n' + DPA_SRC + '\n' + bodies + `
//>     this.__api = {
//>       TAB_DATA: TAB_DATA,
//>       GATE_KEYS: ${JSON.stringify(GATE_KEYS)},
//>       DPA_PROGRAMS: DPA_PROGRAMS,
//>       state: state,
//>       get ROWS(){ return ROWS; },
//>       get activeTab(){ return activeTab; },
//>       // switch which tab the logic sees — mirrors the app's switchTab()
//>       setTab: function(t){ activeTab = t; ROWS = TAB_DATA[t]; state.vals = {}; CONFLICT_ROW_CACHE = {}; },
//>       rowKey: rowKey,
//>       shouldShowRow: shouldShowRow,
//>       shouldShowRowPre: shouldShowRowPre,
//>       shouldShowRowDpa: shouldShowRowDpa,
//>       setDpaFilters: function(f){ Object.keys(dpaFilters).forEach(function(k){ if(f[k]!==undefined) dpaFilters[k]=f[k]; }); },
//>       getDpaFilters: function(){ return dpaFilters; },
//>       rowVisible: rowVisible,
//>       preGateValues: preGateValues,
//>       gateValues: gateValues,
//>       lowestScore_: lowestScore_,
//>       baseProgram_: baseProgram_,
//>       templateInfo_: templateInfo_,
//>       effectiveProgram_: effectiveProgram_,
//>       dpaFloor_: dpaFloor_,
//>       detectConflicts_: detectConflicts_,
//>       buydownIsZero_: buydownIsZero_,
//>       buydownEnteredZero_: buydownEnteredZero_,
//>       conflictRowIndex: conflictRowIndex,
//>       conflictInputs: conflictInputs,
//>       fmtInput: fmtInput,
//>       fmtMoneyBlur: fmtMoneyBlur,
//>       moneyNoDecimals: moneyNoDecimals,
//>       fmtDate: fmtDate,
//>       mdyToIso: mdyToIso,
//>       isoToMdy: isoToMdy,
//>       focusItems: focusItems,
//>       stripSiren: stripSiren,
//>       resetCache: function(){ CONFLICT_ROW_CACHE = {}; }
//>     };
//>   `, ctx);
//>
//>   return ctx.__api;
//> }
//>
//> module.exports = { loadApp };
//>
//> FILE: structure.js
//> /* structure.js — content-free structural invariants for the HTML app.
//>  * Mirrors the sheet's structure.js: asserts properties of the SHAPE, not the
//>  * presence of any particular row. If one fails, something is genuinely broken.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   const ROWS = api.ROWS;
//>
//>   // 1. every entry has a recognised type
//>   {
//>     const TYPES = new Set(['section', 'cap', 'blank', 'row']);
//>     let bad = 0;
//>     ROWS.forEach((r, i) => { if (!TYPES.has(r.t)) { bad++; } });
//>     T('every entry has a known type (section/cap/blank/row)', bad === 0, bad + ' unknown');
//>   }
//>
//>   // 2. every 'row' has an input kind from the known set
//>   {
//>     const KINDS = new Set(['check', 'text', 'money', 'dd', 'pct', 'date', 'multi']);
//>     const bad = ROWS.filter(r => r.t === 'row' && !KINDS.has(r.in)).map(r => r.in);
//>     T('every row uses a known input kind', bad.length === 0, JSON.stringify([...new Set(bad)]));
//>   }
//>
//>   // 3. every 'dd' row has a non-empty list; non-'dd' rows have no list
//>   {
//>     const ddNoList = ROWS.filter(r => r.t === 'row' && r.in === 'dd' && (!r.list || !r.list.length));
//>     T('every dropdown row has options', ddNoList.length === 0, ddNoList.map(r => r.b).join(' | '));
//>   }
//>
//>   // 4. every 'multi' row has a fields[] array; non-multi rows do not
//>   {
//>     const multiNoFields = ROWS.filter(r => r.t === 'row' && r.in === 'multi' && (!r.fields || !r.fields.length));
//>     T('every multi row has fields[]', multiNoFields.length === 0, multiNoFields.map(r => r.b).join(' | '));
//>   }
//>
//>   // 5. numbered sections are contiguous 1..N (no gap/repeat)
//>   {
//>     const nums = ROWS.filter(r => r.t === 'section')
//>       .map(r => { const m = /^(\d+)\./.exec(String(r.label).trim()); return m ? +m[1] : null; })
//>       .filter(x => x !== null);
//>     const start = nums[0];
//>     const want = nums.map((_, i) => i + start);
//>     T('numbered sections contiguous (no gap/repeat)', JSON.stringify(nums) === JSON.stringify(want), JSON.stringify(nums));
//>   }
//>
//>   // 6. every gate KEY declared on a row is in GATE_KEYS, and every GATE_KEY is
//>   //    used by exactly one row (the control dropdown for that gate)
//>   {
//>     const keyRows = ROWS.filter(r => r.t === 'row' && r.key);
//>     const badKey = keyRows.filter(r => api.GATE_KEYS.indexOf(r.key) < 0).map(r => r.key);
//>     T('every row key is a known GATE_KEY', badKey.length === 0, JSON.stringify(badKey));
//>     const counts = {};
//>     keyRows.forEach(r => { counts[r.key] = (counts[r.key] || 0) + 1; });
//>     const dupKeys = Object.keys(counts).filter(k => counts[k] > 1);
//>     T('each gate key controls exactly one row', dupKeys.length === 0, JSON.stringify(dupKeys));
//>   }
//>
//>   // 7. every conditional TAG used on a row is one the gating function knows.
//>   //    (If a row carries a tag no gate branch handles, it would never hide.)
//>   {
//>     const KNOWN = new Set(['repull', 'w2', 'se', 'bd-yes', 'bd-no', 'bd-ask', 'dpa',
//>       'condo', 'flood-yes', 'ex-strip', 'ex-asis', 'gift', 'reo', 'cash-short', 'standing', 'noncitizen', 'departrent-keep', 'fhava']);
//>     const seen = new Set();
//>     ROWS.forEach(r => (r.tags || []).forEach(t => {
//>       if (t.indexOf('qask:') === 0) return;          // qask are always-shown, handled separately
//>       seen.add(t);
//>     }));
//>     const unknown = [...seen].filter(t => !KNOWN.has(t));
//>     T('every conditional tag is handled by the gate logic (or is qask/standing)', unknown.length === 0, JSON.stringify(unknown));
//>   }
//>
//>   // 8. rowKey is stable and unique across indices
//>   {
//>     const keys = ROWS.map((_, i) => api.rowKey(i));
//>     T('rowKey unique across all indices', new Set(keys).size === keys.length);
//>   }
//>
//>   // 9. every row with an `ask` follow-up is a checkbox or gate dropdown
//>   //    (ask text only makes sense on something you tick or set)
//>   {
//>     const askRows = ROWS.filter(r => r.t === 'row' && r.ask);
//>     const weird = askRows.filter(r => !(r.in === 'check' || r.gate === true));
//>     T('every follow-up (ask) sits on a checkbox or gate dropdown', weird.length === 0, weird.map(r => r.b).join(' | '));
//>   }
//>
//>   // 10. conflictRowIndex resolves every input it needs to a real, unique row
//>   {
//>     api.resetCache();
//>     const idx = api.conflictRowIndex();
//>     const missing = Object.keys(idx).filter(k => idx[k] < 0);
//>     T('conflict engine resolves all its input rows', missing.length === 0, JSON.stringify(missing));
//>     const vals = Object.values(idx);
//>     T('conflict input rows are distinct', new Set(vals).size === vals.length);
//>   }
//> };
//>
//> FILE: gating.js
//> /* gating.js — exhaustive test of shouldShowRow across every gate value.
//>  * Drives the REAL gating function (extracted from the app) by setting state.vals
//>  * on the control rows, then asserts each conditional tag shows/hides exactly when
//>  * it should. Also confirms the always-shown rows never hide.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   const ROWS = api.ROWS;
//>
//>   // map each gate key to the row index that controls it
//>   const keyRow = {};
//>   ROWS.forEach((r, i) => { if (r.key) keyRow[r.key] = i; });
//>
//>   function setGate(key, value) {
//>     if (keyRow[key] === undefined) throw new Error('no control row for gate ' + key);
//>     api.state.vals['r' + keyRow[key]] = value;
//>   }
//>   function clearGates() { api.state.vals = {}; }
//>
//>   // The truth table: [tag, {gateKey: value that SHOWS it}] plus a couple of
//>   // "should NOT show" spot values.
//>   const CASES = [
//>     ['repull', { credit: 'Re-pulling Now' }, { credit: 'Already Hard' }],
//>     ['w2', { employment: 'W-2 Employee' }, { employment: 'Self-Employed' }],
//>     ['w2', { employment: 'Both' }, { employment: '' }],
//>     ['se', { employment: 'Self-Employed' }, { employment: 'W-2 Employee' }],
//>     ['se', { employment: 'Both' }, { employment: '' }],
//>     ['bd-yes', { buydown: 'Yes' }, { buydown: 'No' }],
//>     ['bd-no', { buydown: 'No' }, { buydown: 'Yes' }],
//>     ['bd-ask', { buydown: 'Ask LO' }, { buydown: 'No' }],
//>     ['dpa', { dpa: 'Yes' }, { dpa: 'No' }],
//>     ['condo', { propType: 'Condo' }, { propType: 'SFR' }],
//>     ['flood-yes', { flood: 'A / AE / AH / AO / AR / A99 (SFHA — required)' }, { flood: 'X / B / C (not SFHA — not required)' }],
//>     ['flood-yes', { flood: 'V / VE (SFHA — required, coastal)' }, { flood: 'D (undetermined — ask)' }],
//>     ['ex-strip', { exempt: 'Vet / Disabled / Over-65' }, { exempt: 'Homestead only' }],
//>     ['ex-strip', { exempt: 'Homestead + Vet / Disabled / Over-65' }, { exempt: 'None' }],
//>     ['ex-asis', { exempt: 'Homestead only' }, { exempt: 'Vet / Disabled / Over-65' }],
//>     ['ex-asis', { exempt: 'None' }, { exempt: 'Homestead + Vet / Disabled / Over-65' }],
//>     ['gift', { gift: 'Yes' }, { gift: 'No' }],
//>     ['reo', { reo: 'Yes' }, { reo: 'No' }],
//>     ['cash-short', { cash: 'No — short' }, { cash: 'Yes — covered' }],
//>     // F16: green-card + EAD rows show whenever anyone on the file is not a
//>     // citizen (worst-case — both non-citizen values show; citizen/blank hide).
//>     ['noncitizen', { citizenship: 'Non-Permanent Resident' }, { citizenship: 'U.S. Citizen' }],
//>     ['noncitizen', { citizenship: 'Lawful Permanent Resident' }, { citizenship: '' }],
//>     // h1.41 Piece 2: departing-residence jump row shows only when keeping-as-rental
//>     ['departrent-keep', { departrent: 'Keeping as a rental' }, { departrent: 'Selling it' }],
//>     // h1.41 Piece 3: FHA/VA case-number rows show on FHA/VA programs, hide on CONV/USDA
//>     ['fhava', { coreprog: 'FHA' }, { coreprog: 'CONV' }],
//>     ['fhava', { coreprog: 'VA - DPA' }, { coreprog: 'USDA' }],
//>   ];
//>
//>   CASES.forEach(([tag, showVals, hideVals]) => {
//>     clearGates();
//>     Object.keys(showVals).forEach(k => setGate(k, showVals[k]));
//>     T('tag [' + tag + '] SHOWS when ' + JSON.stringify(showVals), api.shouldShowRow([tag]) === true);
//>     clearGates();
//>     Object.keys(hideVals).forEach(k => setGate(k, hideVals[k]));
//>     T('tag [' + tag + '] HIDES when ' + JSON.stringify(hideVals), api.shouldShowRow([tag]) === false);
//>   });
//>
//>   // blank gate = hidden for every conditional tag (an unanswered question does
//>   // not get to reveal more questions)
//>   {
//>     clearGates();
//>     const conditional = ['repull', 'w2', 'se', 'bd-yes', 'bd-no', 'bd-ask', 'dpa',
//>       'condo', 'flood-yes', 'ex-strip', 'ex-asis', 'gift', 'reo', 'cash-short'];
//>     const leaks = conditional.filter(t => api.shouldShowRow([t]) === true);
//>     T('all conditional tags hidden when gates are blank', leaks.length === 0, JSON.stringify(leaks));
//>   }
//>
//>   // h1.41 Piece 3: fhava is a worst-case gate — case-number rows stay visible
//>   // until a non-FHA/VA program is picked (so they never hide silently on a file
//>   // whose program isn't set yet).
//>   { clearGates(); T('tag [fhava] SHOWS when coreprog blank (worst-case)', api.shouldShowRow(['fhava']) === true); }
//>
//>   // no-tag and qask rows always show regardless of gates
//>   {
//>     clearGates();
//>     T('untagged row always shows', api.shouldShowRow([]) === true);
//>     T('qask row always shows (qask tag not a gate)', api.shouldShowRow(['qask:Credit']) === true);
//>     T('standing row always shows', api.shouldShowRow(['standing']) === true);
//>   }
//>
//>   // visible-row count sanity: with all gates blank, exactly the no-tag + qask +
//>   // standing rows are visible; nothing conditional leaks in.
//>   {
//>     clearGates();
//>     let visible = 0, alwaysExpected = 0;
//>     ROWS.forEach((r, i) => {
//>       if (r.t !== 'row') return;
//>       const tags = r.tags || [];
//>       const isQask = tags.some(t => t.indexOf('qask:') === 0);
//>       const isConditional = tags.some(t => !isQask && t !== 'standing' &&
//>         ['repull', 'w2', 'se', 'bd-yes', 'bd-no', 'bd-ask', 'dpa', 'condo',
//>          'flood-yes', 'ex-strip', 'ex-asis', 'gift', 'reo', 'cash-short', 'noncitizen'].indexOf(t) >= 0);
//>       if (!isConditional) alwaysExpected++;
//>       if (api.shouldShowRow(tags)) visible++;
//>     });
//>     T('with blank gates, visible == always-shown count', visible === alwaysExpected, visible + ' vs ' + alwaysExpected);
//>   }
//> };
//>
//> FILE: conflicts.js
//> /* conflicts.js — drive the REAL detectConflicts_ through every rule.
//>  * Each case is a hand-built input f and the conflict CODES it must (or must not)
//>  * produce. Also validates the DPA floor table figures used by C6.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   const D = api.detectConflicts_;
//>   const codes = f => D(f).map(c => c.code);
//>   const has = (f, code) => codes(f).indexOf(code) >= 0;
//>
//>   // clean baseline: consistent FHA purchase, primary, citizen, no DPA
//>   const clean = {
//>     template: 'FHA', loanType: 'FHA', approvedProgram: 'FHA',
//>     citizenship: 'U.S. Citizen', occupancy: 'Primary Residence',
//>     scores: '700', giftUsed: 'No', giftSource: 'None',
//>     dpaProgram: '', subfin: 'No', lien: 'First', purpose: 'Purchase'
//>   };
//>   T('clean FHA file: no conflicts', codes(clean).length === 0, JSON.stringify(codes(clean)));
//>
//>   // C0a: approved program vs core template mismatch
//>   T('C0a: approved FHA but template Conventional',
//>     has({ ...clean, approvedProgram: 'FHA', template: 'CONV', loanType: 'FHA' }, 'C0a'));
//>
//>   // C0b: approved program vs loan type mismatch
//>   T('C0b: approved FHA but loan type Conventional',
//>     has({ ...clean, approvedProgram: 'FHA', loanType: 'Conventional', template: 'FHA' }, 'C0b'));
//>
//>   // C1: FHA + non-permanent resident
//>   T('C1: FHA + non-permanent resident',
//>     has({ ...clean, citizenship: 'Non-Permanent Resident' }, 'C1'));
//>   T('C1: clears for permanent resident',
//>     !has({ ...clean, citizenship: 'Lawful Permanent Resident' }, 'C1'));
//>
//>   // C2: VA + non-permanent resident
//>   T('C2: VA + non-permanent resident',
//>     has({ ...clean, template: 'VA', loanType: 'VA', approvedProgram: 'VA', citizenship: 'Non-Permanent Resident' }, 'C2'));
//>
//>   // C3: govt loan + non-primary occupancy
//>   T('C3: FHA + investment property',
//>     has({ ...clean, occupancy: 'Investment Property' }, 'C3'));
//>   T('C3: FHA + second home',
//>     has({ ...clean, occupancy: 'Second Home' }, 'C3'));
//>   T('C3: does NOT fire on Conventional investment',
//>     !has({ ...clean, template: 'CONV', loanType: 'Conventional', approvedProgram: 'Conventional', occupancy: 'Investment Property' }, 'C3'));
//>
//>   // C4: template vs loan type mismatch (when approved not set to override)
//>   T('C4: template FHA vs loan type Conventional (no approved)',
//>     has({ ...clean, template: 'FHA', loanType: 'Conventional', approvedProgram: '' }, 'C4'));
//>
//>   // C5: employer gift on govt loan
//>   T('C5: FHA + employer gift',
//>     has({ ...clean, giftUsed: 'Yes', giftSource: 'Employer' }, 'C5'));
//>
//>   // C6: DPA score below floor
//>   T('C6: TSAHC CONV (640) with 620 score',
//>     has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional',
//>       subfin: 'Yes', dpaProgram: 'TSAHC - CONV - FORGIVABLE 2ND', scores: '620' }, 'C6'));
//>   T('C6: clears at exactly the floor (640)',
//>     !has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional',
//>       subfin: 'Yes', dpaProgram: 'TSAHC - CONV - FORGIVABLE 2ND', scores: '640' }, 'C6'));
//>   T('C6: uses LOWEST of multiple scores',
//>     has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional',
//>       subfin: 'Yes', dpaProgram: 'TSAHC - CONV - FORGIVABLE 2ND', scores: '700, 630' }, 'C6'));
//>
//>   // C6p: sub-financing declared but no DPA program picked
//>   T('C6p: subfin Yes but no DPA program chosen',
//>     has({ ...clean, subfin: 'Yes', dpaProgram: '' }, 'C6p'));
//>
//>   // C6u: DPA program with no known floor (OTHER / NOT LISTED)
//>   T('C6u: OTHER DPA line has no floor',
//>     has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional',
//>       subfin: 'Yes', dpaProgram: 'OTHER / NOT LISTED' }, 'C6u'));
//>
//>   // C9b: DPA core mismatch (CNC is FHA/USDA only, on a Conventional file)
//>   T('C9b: CNC line on a Conventional-governed file',
//>     has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional',
//>       subfin: 'Yes', dpaProgram: 'CNC - GOVT - REPAYABLE', scores: '700' }, 'C9b'));
//>
//>   // C7: purchase + second lien
//>   T('C7: purchase in second lien',
//>     has({ ...clean, purpose: 'Purchase', lien: 'Second' }, 'C7'));
//>
//>   // C8: "Other" gift source on govt loan
//>   T('C8: FHA + Other gift source',
//>     has({ ...clean, giftUsed: 'Yes', giftSource: 'Other' }, 'C8'));
//>
//>   // C11: DPA in template name but sub-financing No
//>   T('C11: CONV - DPA template but subfin No',
//>     has({ ...clean, template: 'CONV - DPA', loanType: 'Conventional', approvedProgram: 'Conventional', subfin: 'No' }, 'C11'));
//>
//>   // C11b: sub-financing Yes but template has no DPA
//>   T('C11b: subfin Yes but plain CONV template',
//>     has({ ...clean, template: 'CONV', loanType: 'Conventional', approvedProgram: 'Conventional', subfin: 'Yes', dpaProgram: 'TSAHC - CONV - FORGIVABLE 2ND', scores: '700' }, 'C11b'));
//>
//>   // ---- C12 (F15 / h1.32): buydown Yes but an ENTERED $0 amount ----
//>   T('C12: buydown Yes + blank amount does NOT fire (premature — not reached yet)',
//>     !has({ ...clean, buydown: 'Yes', buydownAmt: '' }, 'C12'));
//>   T('C12: buydown Yes + entered $0 fires',
//>     has({ ...clean, buydown: 'Yes', buydownAmt: '0' }, 'C12'));
//>   T('C12: buydown Yes + real amount does NOT fire',
//>     !has({ ...clean, buydown: 'Yes', buydownAmt: '3,000' }, 'C12'));
//>   T('C12: buydown No does NOT fire even with $0',
//>     !has({ ...clean, buydown: 'No', buydownAmt: '0' }, 'C12'));
//>   T('C12: no buydown field does NOT fire (preapproval-safe)',
//>     !has({ ...clean }, 'C12'));
//>   T('buydownIsZero_: blank/0/neg true, positive false',
//>     api.buydownIsZero_('') && api.buydownIsZero_('0') && api.buydownIsZero_('-5') && !api.buydownIsZero_('3000') && !api.buydownIsZero_('3,000'));
//>   T('buydownEnteredZero_: blank false; entered 0 true; real false',
//>     !api.buydownEnteredZero_('') && !api.buydownEnteredZero_('   ') && api.buydownEnteredZero_('0') && api.buydownEnteredZero_('$0') && !api.buydownEnteredZero_('3,000'));
//>
//>   // ---- DPA floor table figures (the numbers C6 relies on) ----
//>   const P = api.DPA_PROGRAMS;
//>   const floor = (name, n) => T('DPA floor: ' + name + ' = ' + n, P[name] && P[name].floor === n, P[name] ? String(P[name].floor) : 'missing');
//>   floor('TSAHC - GOVT - GRANT', 620);
//>   floor('TSAHC - CONV - FORGIVABLE 2ND', 640);
//>   floor('TDHCA - GOVT - FORGIVABLE 2ND', 620);
//>   floor('TDHCA - CONV - REPAYABLE 2ND', 620);
//>   floor('CNC - GOVT - FORGIVABLE', 640);
//>   floor('CNC - GOVT - REPAYABLE', 660);
//>   T('DPA: OTHER / NOT LISTED has null floor', P['OTHER / NOT LISTED'] && P['OTHER / NOT LISTED'].floor === null);
//>   T('DPA: CNC core is FHA/USDA only (no Conventional)',
//>     P['CNC - GOVT - REPAYABLE'] && P['CNC - GOVT - REPAYABLE'].core.indexOf('Conventional') < 0);
//> };
//>
//> FILE: format.js
//> /* format.js — money / date / score formatting and value round-tripping.
//>  * These are the pure display helpers a user hits on every field.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>
//>   // ---- money live typing (fmtInput 'money') ----
//>   T('money: 450000 -> 450,000', api.fmtInput('450000', 'money') === '450,000', api.fmtInput('450000', 'money'));
//>   T('money: no leading comma on 000', api.fmtInput('000', 'money').charAt(0) !== ',', api.fmtInput('000', 'money'));
//>   T('money: strips letters', /^[0-9,]*$/.test(api.fmtInput('45a0b0', 'money')));
//>   T('money: keeps one decimal point', (api.fmtInput('1234.56', 'money').match(/\./g) || []).length <= 1, api.fmtInput('1234.56', 'money'));
//>
//>   // ---- money on blur (fmtMoneyBlur) ----
//>   T('blur: 5000 -> 5,000.00 (2 decimals)', api.fmtMoneyBlur('5000', false) === '5,000.00', api.fmtMoneyBlur('5000', false));
//>   T('blur: whole-dollar mode drops decimals', api.fmtMoneyBlur('325000', true) === '325,000', api.fmtMoneyBlur('325000', true));
//>   T('blur: empty stays empty', api.fmtMoneyBlur('', false) === '', JSON.stringify(api.fmtMoneyBlur('', false)));
//>   T('blur: 1234.5 -> 1,234.50', api.fmtMoneyBlur('1234.5', false) === '1,234.50', api.fmtMoneyBlur('1234.5', false));
//>
//>   // ---- moneyNoDecimals picks out the sales-price row only ----
//>   T('sales price is whole-dollar', api.moneyNoDecimals({ b: 'Sales price — Para 3 (enter the actual, no longer an estimate)' }) === true);
//>   T('earnest money is NOT whole-dollar', api.moneyNoDecimals({ b: 'Earnest money — enter EXACTLY as written on the contract' }) === false);
//>
//>   // ---- date (fmtDate) ----
//>   T('date: 12312026 -> 12/31/26', api.fmtDate('12312026') === '12/31/26', api.fmtDate('12312026'));
//>   T('date: 6-digit 050127 -> 05/01/27', api.fmtDate('050127') === '05/01/27', api.fmtDate('050127'));
//>   T('date: slashed 05/01/2027 -> 05/01/27', api.fmtDate('05/01/2027') === '05/01/27', api.fmtDate('05/01/2027'));
//>   T('date: partial 12 stays 12', api.fmtDate('12') === '12', api.fmtDate('12'));
//>   T('date: partial 1231 -> 12/31', api.fmtDate('1231') === '12/31', api.fmtDate('1231'));
//>
//>   // ---- date iso conversions ----
//>   T('mdyToIso 03/15/27 -> 2027-03-15', api.mdyToIso('03/15/27') === '2027-03-15', api.mdyToIso('03/15/27'));
//>   T('isoToMdy 2027-03-15 -> 03/15/27', api.isoToMdy('2027-03-15') === '03/15/27', api.isoToMdy('2027-03-15'));
//>   T('date round-trips mdy->iso->mdy', api.isoToMdy(api.mdyToIso('11/09/26')) === '11/09/26', api.isoToMdy(api.mdyToIso('11/09/26')));
//>
//>   // ---- lowestScore_ ----
//>   T('score: single 700 -> 700', api.lowestScore_('700') === 700);
//>   T('score: 700, 630 -> 630', api.lowestScore_('700, 630') === 630);
//>   T('score: spaces "  640 ,655 " -> 640', api.lowestScore_('  640 ,655 ') === 640);
//>   T('score: empty -> null', api.lowestScore_('') === null);
//>   T('score: garbage -> null', api.lowestScore_('abc') === null);
//>   T('score: three scores -> min', api.lowestScore_('700, 610, 680') === 610);
//>
//>   // ---- program helpers ----
//>   T('baseProgram FHA-DPA -> FHA', api.baseProgram_('FHA - DPA') === 'FHA', api.baseProgram_('FHA - DPA'));
//>   T('baseProgram CONV -> Conventional', api.baseProgram_('CONV') === 'Conventional', api.baseProgram_('CONV'));
//>   T('baseProgram VA -> VA', api.baseProgram_('VA - DPA') === 'VA', api.baseProgram_('VA - DPA'));
//>   T('templateInfo detects DPA suffix', api.templateInfo_('CONV - DPA').hasDpa === true);
//>   T('templateInfo plain CONV no DPA', api.templateInfo_('CONV').hasDpa === false);
//>
//>   // ---- effectiveProgram_ prefers approved > loanType > template ----
//>   T('effectiveProgram uses approved first',
//>     api.effectiveProgram_({ approvedProgram: 'FHA', loanType: 'Conventional', template: 'VA' }) === 'FHA');
//>   T('effectiveProgram falls to loanType',
//>     api.effectiveProgram_({ approvedProgram: '', loanType: 'VA', template: 'FHA' }) === 'VA');
//>   T('effectiveProgram falls to template',
//>     api.effectiveProgram_({ approvedProgram: '', loanType: '', template: 'USDA' }) === 'USDA');
//>
//>   // ---- dpaFloor_ ----
//>   T('dpaFloor CNC-REPAY on FHA: coreOk true, min 660',
//>     (() => { const r = api.dpaFloor_('CNC - GOVT - REPAYABLE', 'FHA'); return r.coreOk === true && r.min === 660; })());
//>   T('dpaFloor CNC-REPAY on Conventional: coreOk false',
//>     (() => { const r = api.dpaFloor_('CNC - GOVT - REPAYABLE', 'Conventional'); return r.coreOk === false; })());
//>   T('dpaFloor unknown program -> null', api.dpaFloor_('MADE UP', 'FHA') === null);
//> };
//>
//> FILE: fuzz.js
//> /* fuzz.js — random-input stress. Mirrors the sheet's stress.js intent: throw a
//>  * large number of random-but-plausible states at the real logic and assert the
//>  * invariants that must hold no matter what, catching crashes and nonsense.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   const ROWS = api.ROWS;
//>
//>   const keyRow = {};
//>   ROWS.forEach((r, i) => { if (r.key) keyRow[r.key] = i; });
//>
//>   // value domains per gate key (blank included)
//>   const dom = {
//>     credit: ['', 'Already Hard', 'Re-pulling Now'],
//>     employment: ['', 'W-2 Employee', 'Self-Employed', 'Both'],
//>     buydown: ['', 'Yes', 'No', 'Ask LO'],
//>     dpa: ['', 'Yes', 'No'],
//>     propType: ['', 'SFR', 'Condo', 'Townhome', 'PUD', '2–4 Unit'],
//>     flood: ['', 'A / AE / AH / AO / AR / A99 (SFHA — required)', 'V / VE (SFHA — required, coastal)', 'X / B / C (not SFHA — not required)', 'D (undetermined — ask)'],
//>     exempt: ['', 'None', 'Homestead only', 'Vet / Disabled / Over-65', 'Homestead + Vet / Disabled / Over-65'],
//>     gift: ['', 'Yes', 'No'],
//>     reo: ['', 'Yes', 'No'],
//>     cash: ['', 'Yes — covered', 'No — short'],
//>   };
//>   const pick = a => a[Math.floor(Math.random() * a.length)];
//>
//>   const N = 5000;
//>   let crashes = 0, badVis = 0, floodBoth = 0, exemptBoth = 0;
//>
//>   for (let n = 0; n < N; n++) {
//>     api.state.vals = {};
//>     Object.keys(dom).forEach(k => { api.state.vals['r' + keyRow[k]] = pick(dom[k]); });
//>
//>     try {
//>       // every row's visibility must be a boolean, and computable without throwing
//>       ROWS.forEach(r => {
//>         if (r.t !== 'row') return;
//>         const v = api.shouldShowRow(r.tags || []);
//>         if (v !== true && v !== false) badVis++;
//>       });
//>
//>       // INVARIANT: flood-yes and the (nonexistent) not-required state are mutually
//>       // exclusive — a row tagged flood-yes must never show when flood is "not SFHA".
//>       const floodVal = api.state.vals['r' + keyRow.flood] || '';
//>       const floodYes = api.shouldShowRow(['flood-yes']);
//>       if (floodYes && floodVal.indexOf('not SFHA') >= 0) floodBoth++;
//>
//>       // INVARIANT: ex-strip and ex-asis are mutually exclusive for any exemption value
//>       const strip = api.shouldShowRow(['ex-strip']);
//>       const asis = api.shouldShowRow(['ex-asis']);
//>       if (strip && asis) exemptBoth++;
//>     } catch (e) {
//>       crashes++;
//>     }
//>   }
//>
//>   T('fuzz: no crashes across ' + N + ' random gate states', crashes === 0, crashes + ' crashes');
//>   T('fuzz: shouldShowRow always boolean', badVis === 0, badVis + ' non-boolean');
//>   T('fuzz: flood-yes never shows in a not-SFHA state', floodBoth === 0, floodBoth + ' violations');
//>   T('fuzz: ex-strip and ex-asis never both show', exemptBoth === 0, exemptBoth + ' violations');
//>
//>   // conflict engine fuzz: random full inputs, must never throw and codes must be
//>   // from the known set
//>   const cdom = {
//>     template: ['', 'CONV', 'CONV - DPA', 'FHA', 'FHA - DPA', 'VA', 'VA - DPA', 'USDA', 'USDA - DPA', 'OTHER'],
//>     loanType: ['', 'Conventional', 'FHA', 'VA', 'USDA', 'Other'],
//>     approvedProgram: ['', 'Conventional', 'FHA', 'VA', 'USDA', 'Other'],
//>     citizenship: ['', 'U.S. Citizen', 'Lawful Permanent Resident', 'Non-Permanent Resident'],
//>     occupancy: ['', 'Primary Residence', 'Second Home', 'Investment Property'],
//>     scores: ['', '580', '620', '640', '660', '700', '700, 630', '610, 605'],
//>     giftUsed: ['', 'Yes', 'No'],
//>     giftSource: ['', 'Family', 'Employer', 'Grant', 'Church / Non-Profit', 'Other', 'None'],
//>     dpaProgram: ['', 'TSAHC - GOVT - GRANT', 'TSAHC - CONV - FORGIVABLE 2ND', 'CNC - GOVT - REPAYABLE', 'CNC - GOVT - FORGIVABLE', 'TDHCA - CONV - REPAYABLE 2ND', 'OTHER / NOT LISTED'],
//>     subfin: ['', 'Yes', 'No'],
//>     lien: ['', 'First', 'Second'],
//>     purpose: ['', 'Purchase', 'Rate/Term Refi', 'Cash-Out Refi', 'Construction', 'Other'],
//>   };
//>   const KNOWN_CODES = new Set(['C0a', 'C0b', 'C1', 'C2', 'C3', 'C4', 'C5', 'C6', 'C6p', 'C6u', 'C9b', 'C7', 'C8', 'C11', 'C11b']);
//>   let cCrash = 0, badCode = 0, missingText = 0;
//>   for (let n = 0; n < N; n++) {
//>     const f = {}; Object.keys(cdom).forEach(k => f[k] = pick(cdom[k]));
//>     try {
//>       const list = api.detectConflicts_(f);
//>       list.forEach(c => {
//>         if (!KNOWN_CODES.has(c.code)) badCode++;
//>         if (!c.text || typeof c.text !== 'string') missingText++;
//>       });
//>     } catch (e) { cCrash++; }
//>   }
//>   T('fuzz: conflict engine no crashes across ' + N + ' inputs', cCrash === 0, cCrash + ' crashes');
//>   T('fuzz: all conflict codes are known', badCode === 0, badCode + ' unknown');
//>   T('fuzz: every conflict has non-empty text', missingText === 0, missingText + ' empty');
//>
//>   // formatter fuzz: random digit strings never throw, money output has no
//>   // double commas / leading comma
//>   let fCrash = 0, fBad = 0;
//>   for (let n = 0; n < N; n++) {
//>     const digits = String(Math.floor(Math.random() * 1e9));
//>     try {
//>       const m = api.fmtInput(digits, 'money');
//>       if (/^,/.test(m) || /,,/.test(m)) fBad++;
//>       api.fmtDate(digits);
//>       api.fmtMoneyBlur(digits, Math.random() < 0.5);
//>     } catch (e) { fCrash++; }
//>   }
//>   T('fuzz: formatters no crashes across ' + N + ' inputs', fCrash === 0, fCrash + ' crashes');
//>   T('fuzz: money formatting never leading/double comma', fBad === 0, fBad + ' bad');
//> };
//>
//> FILE: parity.js
//> /* parity.js — the HTML app must stay a faithful port of the sheet's Submission
//>  * tab. This module loads BOTH and compares:
//>  *   1. row model (labels, tags, keys, follow-ups) position-for-position
//>  *   2. gating output across every gate/value combination
//>  *   3. conflict-engine codes across many random inputs
//>  *   4. the DPA floor table
//>  *
//>  * Cosmetic-by-design differences are whitelisted: the HTML upgrades six rows to
//>  * richer input types (date/multi/dd) and the inert `standing` property. Anything
//>  * else that differs is real drift and fails.
//>  */
//> const path = require('path'), fs = require('fs'), vm = require('vm');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> function loadSheet() {
//>   const P = n => { const a=path.join(__dirname,'..',n); const b=path.join(__dirname,n); return fs.existsSync(a)?a:b; };
//>   const { makeEnv } = require(P('fakesheet.js'));
//>   const env = makeEnv(); const c = Object.assign({ console }, env);
//>   vm.createContext(c);
//>   vm.runInContext(fs.readFileSync(P('PreapprovalSystem.gs'), 'utf8'), c);
//>   return c;
//> }
//>
//> module.exports = function run(T) {
//>   const html = loadApp(resolveHtml());
//>   const sheet = loadSheet();
//>   const sheetRows = sheet.submitRows();
//>   const htmlRows = html.ROWS;
//>
//>   // ---- 1. row model parity ----
//>   function norm(r) {
//>     if (r.s !== undefined || r.t === 'section') return { kind: 'section', label: r.s || r.label };
//>     if (r.cap !== undefined || r.t === 'cap') return { kind: 'cap', label: r.cap || r.label };
//>     if (r.blank !== undefined || r.t === 'blank') return { kind: 'blank', label: '' };
//>     return {
//>       kind: 'row', label: r.b, tags: (r.tags || []).slice().sort().join(','),
//>       key: r.key || '', ask: r.ask || '', gate: !!r.gate
//>     };
//>   }
//>   const S = sheetRows.map(norm), H = htmlRows.map(norm);
//>   T('parity: same entry count', S.length === H.length, S.length + ' vs ' + H.length);
//>
//>   let labelDiff = 0, tagDiff = 0, keyDiff = 0, askDiff = 0, gateDiff = 0, kindDiff = 0;
//>   for (let i = 0; i < Math.min(S.length, H.length); i++) {
//>     if (S[i].kind !== H[i].kind) kindDiff++;
//>     if ((S[i].label || '') !== (H[i].label || '')) labelDiff++;
//>     if ((S[i].tags || '') !== (H[i].tags || '')) tagDiff++;
//>     if ((S[i].key || '') !== (H[i].key || '')) keyDiff++;
//>     if ((S[i].ask || '') !== (H[i].ask || '')) askDiff++;
//>     if (!!S[i].gate !== !!H[i].gate) gateDiff++;
//>   }
//>   // labels are allowed to differ only where the input type differs (date/multi/dd
//>   // rows were reworded when their type was upgraded) — but tags/keys/asks/gates,
//>   // which drive LOGIC, must match exactly.
//>   T('parity: kinds identical position-for-position', kindDiff === 0, kindDiff + ' differ');
//>   T('parity: TAGS identical (gating driver)', tagDiff === 0, tagDiff + ' differ');
//>   T('parity: KEYS identical (gate wiring)', keyDiff === 0, keyDiff + ' differ');
//>   T('parity: follow-ups (ask) identical', askDiff === 0, askDiff + ' differ');
//>   T('parity: gate flags identical', gateDiff === 0, gateDiff + ' differ');
//>
//>   // ---- 2. gating parity across every combination ----
//>   const sheetShould = sheet.shouldShowSubmitRow_;
//>   const allTags = ['repull', 'w2', 'se', 'bd-yes', 'bd-no', 'bd-ask', 'dpa', 'condo',
//>     'flood-yes', 'ex-strip', 'ex-asis', 'gift', 'reo', 'cash-short'];
//>   const dom = {
//>     credit: ['', 'Already Hard', 'Re-pulling Now'],
//>     employment: ['', 'W-2 Employee', 'Self-Employed', 'Both'],
//>     buydown: ['', 'Yes', 'No', 'Ask LO'],
//>     dpa: ['', 'Yes', 'No'],
//>     propType: ['', 'SFR', 'Condo', 'Townhome', 'PUD', '2–4 Unit'],
//>     flood: ['', 'A / AE / AH / AO / AR / A99 (SFHA — required)', 'V / VE (SFHA — required, coastal)', 'X / B / C (not SFHA — not required)', 'D (undetermined — ask)'],
//>     exempt: ['', 'None', 'Homestead only', 'Vet / Disabled / Over-65', 'Homestead + Vet / Disabled / Over-65'],
//>     gift: ['', 'Yes', 'No'], reo: ['', 'Yes', 'No'], cash: ['', 'Yes — covered', 'No — short'],
//>   };
//>   const keyRow = {};
//>   htmlRows.forEach((r, i) => { if (r.key) keyRow[r.key] = i; });
//>
//>   const keys = Object.keys(dom);
//>   const pick = a => a[Math.floor(Math.random() * a.length)];
//>   let gateMismatch = 0, gTested = 0;
//>   for (let n = 0; n < 12000; n++) {
//>     const f = {}; keys.forEach(k => f[k] = pick(dom[k]));
//>     // set html state
//>     html.state.vals = {};
//>     keys.forEach(k => { html.state.vals['r' + keyRow[k]] = f[k]; });
//>     for (const t of allTags) {
//>       gTested++;
//>       const s = sheetShould([t], f);
//>       const h = html.shouldShowRow([t]);
//>       if (s !== h) gateMismatch++;
//>     }
//>   }
//>   T('parity: gating identical across ' + gTested + ' (tag,combo) pairs', gateMismatch === 0, gateMismatch + ' mismatch');
//>
//>   // ---- 3. conflict parity across random inputs ----
//>   const sheetDetect = sheet.detectConflicts_;
//>   const cdom = {
//>     template: ['', 'CONV', 'CONV - DPA', 'FHA', 'FHA - DPA', 'VA', 'VA - DPA', 'USDA', 'USDA - DPA', 'OTHER'],
//>     loanType: ['', 'Conventional', 'FHA', 'VA', 'USDA', 'Other'],
//>     approvedProgram: ['', 'Conventional', 'FHA', 'VA', 'USDA', 'Other'],
//>     citizenship: ['', 'U.S. Citizen', 'Lawful Permanent Resident', 'Non-Permanent Resident'],
//>     occupancy: ['', 'Primary Residence', 'Second Home', 'Investment Property'],
//>     scores: ['', '580', '620', '640', '660', '700', '700, 630', '610, 605'],
//>     giftUsed: ['', 'Yes', 'No'],
//>     giftSource: ['', 'Family', 'Employer', 'Grant', 'Church / Non-Profit', 'Other', 'None'],
//>     dpaProgram: ['', 'TSAHC - GOVT - GRANT', 'TSAHC - CONV - FORGIVABLE 2ND', 'CNC - GOVT - REPAYABLE', 'CNC - GOVT - FORGIVABLE', 'TDHCA - CONV - REPAYABLE 2ND', 'OTHER / NOT LISTED'],
//>     subfin: ['', 'Yes', 'No'], lien: ['', 'First', 'Second'],
//>     purpose: ['', 'Purchase', 'Rate/Term Refi', 'Cash-Out Refi', 'Construction', 'Other'],
//>   };
//>   const sig = list => list.map(c => c.code).sort().join(',');
//>   let cMismatch = 0;
//>   for (let n = 0; n < 15000; n++) {
//>     const f = {}; Object.keys(cdom).forEach(k => f[k] = pick(cdom[k]));
//>     if (sig(sheetDetect(f)) !== sig(html.detectConflicts_(f))) cMismatch++;
//>   }
//>   T('parity: conflict codes identical across 15000 inputs', cMismatch === 0, cMismatch + ' mismatch');
//>
//>   // ---- 4. DPA floor table parity ----
//>   const sP = sheet.DPA_PROGRAMS, hP = html.DPA_PROGRAMS;
//>   let floorDiff = 0;
//>   Object.keys(sP).forEach(k => {
//>     if (!hP[k]) { floorDiff++; return; }
//>     if (sP[k].floor !== hP[k].floor) floorDiff++;
//>     if (JSON.stringify(sP[k].core) !== JSON.stringify(hP[k].core)) floorDiff++;
//>   });
//>   T('parity: DPA floor table identical', floorDiff === 0, floorDiff + ' differ');
//> };
//>
//> FILE: preapproval.js
//> /* preapproval.js — tests specific to the Preapproval tab.
//>  *
//>  * The submission tab's structure/gating/conflict tests live in the other
//>  * modules and default to that tab. This module points the extracted logic at
//>  * the PREAPPROVAL tab (api.setTab) and checks (a) its shape and (b) its own
//>  * cond-based gating (subfin / renting / cs-pays / cs-recv / gift), which is a
//>  * different mechanism from submission's tag gating. It also confirms the shared
//>  * conflict engine fires correctly against the preapproval tab's own rows.
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   api.setTab('preapproval');
//>   const ROWS = api.ROWS;
//>
//>   // ---- structure ----
//>   T('preapproval tab has rows', ROWS.length > 100, ROWS.length + ' entries');
//>   const sections = ROWS.filter(r => r.t === 'section');
//>   T('preapproval has 9 sections', sections.length === 9, sections.length + ' found');
//>   T('first section is WBM ORIGINATIONS', /WBM ORIGINATIONS/.test(sections[0] && sections[0].label));
//>   T('has a FINAL RECHECK section', sections.some(s => /FINAL RECHECK/.test(s.label)));
//>   const inputRows = ROWS.filter(r => r.t === 'row' && r.in);
//>   T('preapproval has input rows', inputRows.length > 90, inputRows.length + ' input rows');
//>   // every row with a cond has a legal cond value
//>   const legalConds = ['subfin','renting','cs-pays','cs-recv','gift','noncitizen','departrent-keep'];
//>   const badCond = ROWS.filter(r => r.cond && legalConds.indexOf(r.cond) < 0);
//>   T('all cond values are legal', badCond.length === 0, badCond.map(r=>r.cond).join(','));
//>   // every driver key resolves to exactly one row
//>   ['subfin','housing','childsup','gift'].forEach(k => {
//>     const n = ROWS.filter(r => r.key === k).length;
//>     T('driver "' + k + '" is unique', n === 1, n + ' rows carry it');
//>   });
//>
//>   // ---- gating: cond rows hidden until their driver is set ----
//>   const driverRow = {};
//>   ROWS.forEach((r, i) => { if (r.key) driverRow[r.key] = i; });
//>   function setDriver(key, val) { api.state.vals['r' + driverRow[key]] = val; }
//>   function clear() { api.state.vals = {}; }
//>   // find a representative row for each cond
//>   function condRow(cond) { return ROWS.find(r => r.cond === cond); }
//>
//>   const GATES = [
//>     ['subfin',  'subfin',   'Yes',      'No'],
//>     ['renting', 'housing',  'Renting',  'Own Home'],
//>     ['cs-pays', 'childsup', 'Pays',     'None'],
//>     ['cs-recv', 'childsup', 'Receives', 'None'],
//>     ['gift',    'gift',     'Yes',      'No'],
//>   ];
//>   GATES.forEach(([cond, driver, showVal, hideVal]) => {
//>     const row = condRow(cond);
//>     if (!row) { T('cond row exists: ' + cond, false); return; }
//>     clear();
//>     T(cond + ' hidden when driver unset', api.rowVisible(row) === false);
//>     setDriver(driver, showVal);
//>     T(cond + ' shows when ' + driver + '=' + showVal, api.rowVisible(row) === true);
//>     setDriver(driver, hideVal);
//>     T(cond + ' hides when ' + driver + '=' + hideVal, api.rowVisible(row) === false);
//>   });
//>
//>   // cs-pays and cs-recv are mutually exclusive on the one childsup driver
//>   clear(); setDriver('childsup', 'Pays');
//>   T('childsup=Pays shows cs-pays only', api.rowVisible(condRow('cs-pays')) && !api.rowVisible(condRow('cs-recv')));
//>   setDriver('childsup', 'Receives');
//>   T('childsup=Receives shows cs-recv only', !api.rowVisible(condRow('cs-pays')) && api.rowVisible(condRow('cs-recv')));
//>
//>   // non-cond rows are always visible regardless of drivers
//>   clear();
//>   const plain = ROWS.find(r => r.t === 'row' && r.in && !r.cond);
//>   T('non-cond rows always visible', api.rowVisible(plain) === true);
//>
//>   // ---- conflict engine against preapproval's own rows ----
//>   const idx = api.conflictRowIndex();
//>   T('conflict engine finds Core loan program on preapproval', idx.template >= 0);
//>   T('conflict engine finds Occupancy on preapproval', idx.occupancy >= 0);
//>   // C3: govt loan + investment occupancy
//>   clear();
//>   api.state.vals['r' + idx.template] = 'FHA';
//>   api.state.vals['r' + idx.occupancy] = 'Investment Property';
//>   const codes = api.detectConflicts_(api.conflictInputs()).map(c => c.code);
//>   T('C3 fires on preapproval (FHA + investment)', codes.indexOf('C3') >= 0, codes.join(','));
//>
//>   // ---- parity vs the sheet's master tab (structural: sections + input labels) ----
//>   // Catches drift if the sheet's masterRows() changes but the HTML port doesn't.
//>   // Not position-for-position (the HTML upgrades a few input types), but every
//>   // section label and every input-row label must match the sheet.
//>   try {
//>     const vm = require('vm'), fs = require('fs');
//>     const P = n => { const a = path.join(__dirname, '..', n); const b = path.join(__dirname, n); return fs_.existsSync(a) ? a : b; };
//>     const { makeEnv } = require(P('fakesheet.js'));
//>     const c = Object.assign({ console }, makeEnv());
//>     vm.createContext(c);
//>     vm.runInContext(fs.readFileSync(P('PreapprovalSystem.gs'), 'utf8'), c);
//>     const master = c.masterRows();
//>     const sheetSections = master.filter(r => r.s !== undefined).map(r => r.s);
//>     const htmlSections = ROWS.filter(r => r.t === 'section').map(r => r.label);
//>     T('section count matches sheet master', sheetSections.length === htmlSections.length, sheetSections.length + ' vs ' + htmlSections.length);
//>     T('section labels match sheet master', JSON.stringify(sheetSections) === JSON.stringify(htmlSections));
//>     // INTENTIONAL, KNOWN DIFFERENCES (HTML): the sheet talks like a spreadsheet
//>     // ("hover", "Notes column", "column C", "in Notes ->") because those refer to
//>     // real spreadsheet affordances; this app has none of them, so its rows say
//>     // "(see note)" / "the box below" instead. Normalize the SHEET text down to the
//>     // app's phrasing before comparing, so real drift still fails but these
//>     // deliberate idiom swaps don't.
//>     const deIdiom = s => String(s)
//>       .replace(/\(hover this cell for the full rules\)/gi, '(see note for rules)')
//>       .replace(/\(no closing date yet: hover\)/gi, '(no closing date yet \u2014 see note)')
//>       .replace(/\(hover\)/gi, '(see note)')
//>       .replace(/\s*\(type it in the Notes column \u2192\)/gi, ' \u2014 type it in the box below')
//>       .replace(/\(enter (the )?monthly amount in Notes \u2192\)/gi, '(enter the monthly amount in the box below)')
//>       .replace(/in the Notes \u2192/gi, 'in the box below')
//>       .replace(/in Notes \u2192/gi, 'in the box below')
//>       .replace(/the Notes column \(C\)/gi, 'the box below')
//>       .replace(/Notes column \(C\)/gi, 'the box below')
//>       .replace(/in the Notes column/gi, 'in the box below')
//>       .replace(/the Notes column/gi, 'the box below')
//>       .replace(/Notes column/gi, 'the box below')
//>       .replace(/note it in C\b/gi, 'note it in the box below')
//>       .replace(/Use column C\./gi, 'Use the box below.')
//>       .replace(/note it in column C/gi, 'note it in the box below')
//>       .replace(/in column C/gi, 'in the box below');
//>     const sheetLabels = master.filter(r => r.in).map(r => deIdiom(r.b)).sort();
//>     const htmlLabels = ROWS.filter(r => r.t === 'row' && r.in).map(r => r.b).sort();
//>     T('input-row count matches sheet master', sheetLabels.length === htmlLabels.length, sheetLabels.length + ' vs ' + htmlLabels.length);
//>     T('input-row labels match sheet master (idioms normalized)', JSON.stringify(sheetLabels) === JSON.stringify(htmlLabels));
//>   } catch (e) {
//>     T('preapproval parity (sheet loadable)', false, e.message);
//>   }
//> };
//>
//> FILE: dpa.js
//> /* dpa.js — tests specific to the DPA Procedures tab.
//>  *
//>  * The DPA tab is the third checklist tab. Unlike preapproval (cond gating) and
//>  * submission (row-tag gating driven by keyed dropdowns), the DPA tab is driven
//>  * by a 5-dropdown CONTROL STRIP (provider / coreLoan / dpaType / mcc / aus) that
//>  * sits above the list. This module points the extracted logic at the DPA tab,
//>  * checks its shape, drives shouldShowRowDpa through the same filter matrix the
//>  * sheet's shouldShowDpaRow_ uses, and confirms parity vs the sheet's dpaRows().
//>  */
//> const path = require('path');
//> const { loadApp } = require('./extract.js');
//> const fs_ = require('fs');
//> const vm = require('vm');
//> function resolveHtml(){ const a=path.join(__dirname,'..','caussade-checklist.html'); const b=path.join(__dirname,'caussade-checklist.html'); return fs_.existsSync(a)?a:b; }
//> function resolveGs(){ const a=path.join(__dirname,'..','PreapprovalSystem.gs'); const b=path.join(__dirname,'PreapprovalSystem.gs'); return fs_.existsSync(a)?a:b; }
//> function resolveFakesheet(){ const a=path.join(__dirname,'..','fakesheet.js'); const b=path.join(__dirname,'fakesheet.js'); return fs_.existsSync(a)?a:b; }
//>
//> module.exports = function run(T) {
//>   const api = loadApp(resolveHtml());
//>   api.setTab('dpa');
//>   const ROWS = api.ROWS;
//>
//>   // ---- structure ----
//>   T('dpa tab has 120 entries', ROWS.length === 120, ROWS.length + ' entries');
//>   const sections = ROWS.filter(r => r.t === 'section');
//>   T('dpa has 19 sections', sections.length === 19, sections.length + ' found');
//>   T('first section is the eligibility gate', /ELIGIBILITY GATE/.test(sections[0] && sections[0].label));
//>   const inputRows = ROWS.filter(r => r.t === 'row' && r.in);
//>   T('dpa has 101 input rows', inputRows.length === 101, inputRows.length + ' input rows');
//>   T('every dpa input is a checkbox', inputRows.every(r => r.in === 'check'), inputRows.filter(r=>r.in!=='check').length + ' non-check');
//>   // links carried across the port (was dropped in h1.21, fixed h1.22)
//>   const linked = ROWS.filter(r => r.link);
//>   T('dpa carries link fields', linked.length === 4, linked.length + ' links');
//>   T('TSAHC quiz link present', linked.some(r => /tsahc\.org\/homebuyers-renters\/eligibility-quiz/.test(r.link)));
//>   T('TDHCA eligibility-check link present', linked.some(r => /homeownership\.tdhca\.texas\.gov\/eligibility-check/.test(r.link)));
//>   // credit-floor variants (split from the old combined row)
//>   const creditRows = ROWS.filter(r => /Credit meets minimum/.test(r.b||''));
//>   T('credit floor split into 5 gated variants', creditRows.length === 5, creditRows.length + ' found');
//>   // every tagged section/row uses only legal DPA tags
//>   const legal = ['tsahc','tsahc-only','tdhca-only','mcc-yes','mcc-no','grant','2nd','fha','va','conv','du','lpa','cnc'];
//>   const badTag = ROWS.filter(r => (r.tags||[]).some(t => legal.indexOf(t) < 0));
//>   T('all dpa tags are legal', badTag.length === 0, badTag.length + ' rows with unknown tags');
//>
//>   // ---- gating: nothing shows until a provider is chosen ----
//>   api.setDpaFilters({ provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' });
//>   const noneVisible = ROWS.filter(r => r.tags && r.tags.length && api.shouldShowRowDpa(r.tags)).length;
//>   T('no tagged rows visible before provider chosen', noneVisible === 0, noneVisible + ' visible');
//>
//>   // helper: which SECTION labels are visible under a filter set
//>   function visibleSections(f){
//>     api.setDpaFilters(Object.assign({ provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' }, f));
//>     return sections.filter(s => api.shouldShowRowDpa(s.tags)).map(s => s.label);
//>   }
//>
//>   // A) TSAHC / FHA / Grant / MCC No
//>   let a = visibleSections({ provider:'TSAHC', coreLoan:'FHA', dpaType:'Grant', mcc:'No' });
//>   T('A: eligibility gate shows', a.some(s => /ELIGIBILITY GATE/.test(s)));
//>   T('A: MCC = NO shows, MCC = YES hidden', a.some(s => /MCC = NO/.test(s)) && !a.some(s => /MCC = YES/.test(s)));
//>   T('A: GRANT ENTRY shows, 2ND LIEN hidden', a.some(s => /GRANT ENTRY/.test(s)) && !a.some(s => /2ND LIEN ENTRY/.test(s)));
//>   T('A: FHA GRANT block shows, VA/CONV hidden', a.some(s => /FHA GRANT/.test(s)) && !a.some(s => /VA GRANT/.test(s)) && !a.some(s => /CONVENTIONAL GRANT/.test(s)));
//>
//>   // B) TSAHC / Conventional / Forgivable 2nd / MCC Yes / DU
//>   let bset = visibleSections({ provider:'TSAHC', coreLoan:'Conventional', dpaType:'Forgivable 2nd Lien', mcc:'Yes', aus:'DU' });
//>   T('B: MCC = YES shows', bset.some(s => /MCC = YES/.test(s)));
//>   T('B: 2ND LIEN ENTRY shows', bset.some(s => /2ND LIEN ENTRY/.test(s)));
//>   T('B: CONVENTIONAL 2ND LIEN — DU shows, LPA hidden', bset.some(s => /CONVENTIONAL 2ND LIEN — DU/.test(s)) && !bset.some(s => /CONVENTIONAL 2ND LIEN — LPA/.test(s)));
//>
//>   // C) TSAHC / Conventional / Grant / LPA
//>   let cset = visibleSections({ provider:'TSAHC', coreLoan:'Conventional', dpaType:'Grant', mcc:'Yes', aus:'LPA' });
//>   T('C: CONVENTIONAL GRANT — LPA shows, DU hidden', cset.some(s => /CONVENTIONAL GRANT — LPA/.test(s)) && !cset.some(s => /CONVENTIONAL GRANT — DU/.test(s)));
//>
//>   // D) SmartBuy: only cnc sections, no tsahc
//>   let dset = visibleSections({ provider:'Click n\u2019 Close (SmartBuy)', mcc:'Yes' });
//>   T('D: all SmartBuy sections are cnc', dset.every(s => /SMARTBUY/.test(s)), dset.filter(s=>!/SMARTBUY/.test(s)).join(','));
//>   T('D: no TSAHC sections leak into SmartBuy', !dset.some(s => /ELIGIBILITY GATE|GRANT ENTRY|2ND LIEN ENTRY/.test(s)));
//>   T('D: SmartBuy MCC = YES shows under MCC Yes', dset.some(s => /SMARTBUY — MCC = YES/.test(s)));
//>
//>   // agency split: tsahc-only rows are TSAHC-agency-gated (hidden under TDHCA).
//>   // Some tsahc-only rows ALSO carry a type/loan tag (the credit-floor variants),
//>   // so test with a filter set that satisfies those extra tags, and only assert
//>   // the AGENCY behaviour: visible under TSAHC agency, hidden under TDHCA agency.
//>   const tsahcOnly = ROWS.filter(r => (r.tags||[]).indexOf('tsahc-only') >= 0);
//>   T('has tsahc-only rows', tsahcOnly.length > 0, tsahcOnly.length + ' found');
//>   // rows that gate on agency ONLY (no extra grant/2nd/conv refinement)
//>   const tsahcOnlyPlain = tsahcOnly.filter(r => {
//>     const t = r.tags || [];
//>     return t.indexOf('grant') < 0 && t.indexOf('2nd') < 0 && t.indexOf('conv') < 0 && t.indexOf('fha') < 0 && t.indexOf('va') < 0;
//>   });
//>   api.setDpaFilters({ provider:'TSAHC', coreLoan:'FHA', dpaType:'Grant', mcc:'No' });
//>   T('plain tsahc-only rows visible under TSAHC', tsahcOnlyPlain.length > 0 && tsahcOnlyPlain.every(r => api.shouldShowRowDpa(r.tags)));
//>   // the govt credit variant (tsahc-only + grant) shows under TSAHC/FHA/Grant
//>   const govtCredit = ROWS.find(r => /TSAHC government/.test(r.b||'') && (r.tags||[]).indexOf('grant') >= 0);
//>   T('TSAHC govt credit variant shows under TSAHC/FHA/Grant', govtCredit && api.shouldShowRowDpa(govtCredit.tags));
//>   api.setDpaFilters({ provider:'TDHCA', coreLoan:'FHA', dpaType:'Grant', mcc:'No' });
//>   T('all tsahc-only rows hidden under TDHCA', tsahcOnly.every(r => !api.shouldShowRowDpa(r.tags)));
//>
//>   // ---- eligibility quiz is the 2nd VISIBLE gate item (right after credit min) ----
//>   // Only the eligibility-gate section rows, in document order, visible per filter.
//>   function gateVisibleLabels(f){
//>     api.setDpaFilters(Object.assign({ provider:'', coreLoan:'', dpaType:'', mcc:'', aus:'' }, f));
//>     let inGate=false, out=[];
//>     ROWS.forEach(r=>{
//>       if(r.t==='section'){ inGate=/ELIGIBILITY GATE/.test(r.label); return; }
//>       if(inGate && r.t==='row' && api.shouldShowRowDpa(r.tags)) out.push(r.b||'');
//>     });
//>     return out;
//>   }
//>   let gT = gateVisibleLabels({ provider:'TSAHC', coreLoan:'FHA', dpaType:'Grant', mcc:'No' });
//>   T('TSAHC gate: item 1 is the credit minimum', /Credit meets minimum/.test(gT[0]||''), gT[0]);
//>   T('TSAHC gate: item 2 is the eligibility quiz', /TSAHC Eligibility Quiz/.test(gT[1]||''), gT[1]);
//>   let gTd = gateVisibleLabels({ provider:'TDHCA', coreLoan:'FHA', dpaType:'Forgivable 2nd Lien', mcc:'No' });
//>   T('TDHCA gate: item 1 is the credit minimum', /Credit meets minimum/.test(gTd[0]||''), gTd[0]);
//>   T('TDHCA gate: item 2 is the eligibility check', /TDHCA Eligibility Check/.test(gTd[1]||''), gTd[1]);
//>   // credit-variant loan-type gating: govt variant must HIDE under Conventional
//>   api.setDpaFilters({ provider:'TSAHC', coreLoan:'Conventional', dpaType:'Grant', mcc:'No' });
//>   const govtVar = ROWS.find(r => /TSAHC government/.test(r.b||''));
//>   T('TSAHC govt credit variant hidden under Conventional', govtVar && !api.shouldShowRowDpa(govtVar.tags));
//>   const convVar = ROWS.find(r => /TSAHC HFA conventional/.test(r.b||''));
//>   T('TSAHC conv credit variant shows under Conventional', convVar && api.shouldShowRowDpa(convVar.tags));
//>
//>   // ---- parity vs the sheet's dpaRows() ----
//>   try {
//>     const gs = fs_.readFileSync(resolveGs(), 'utf8');
//>     const { makeEnv } = require(resolveFakesheet());
//>     const env = makeEnv(); const c = Object.assign({ console }, env);
//>     vm.createContext(c); vm.runInContext(gs, c);
//>     const sheetDpa = c.dpaRows();
//>     const sheetSecs = sheetDpa.filter(r => r.s !== undefined).map(r => r.s);
//>     const htmlSecs = ROWS.filter(r => r.t === 'section').map(r => r.label);
//>     T('dpa section count matches sheet', sheetSecs.length === htmlSecs.length, sheetSecs.length + ' vs ' + htmlSecs.length);
//>     T('dpa section labels match sheet', JSON.stringify(sheetSecs) === JSON.stringify(htmlSecs));
//>     const sheetInputs = sheetDpa.filter(r => r.in).map(r => r.b).sort();
//>     const htmlInputs = ROWS.filter(r => r.t === 'row' && r.in).map(r => r.b).sort();
//>     T('dpa input-row count matches sheet', sheetInputs.length === htmlInputs.length, sheetInputs.length + ' vs ' + htmlInputs.length);
//>     T('dpa input-row labels match sheet', JSON.stringify(sheetInputs) === JSON.stringify(htmlInputs));
//>     // tags must match per section (position-for-position)
//>     const sheetSecTags = sheetDpa.filter(r => r.s !== undefined).map(r => JSON.stringify(r.tags||[]));
//>     const htmlSecTags = ROWS.filter(r => r.t === 'section').map(r => JSON.stringify(r.tags||[]));
//>     T('dpa section tags match sheet', JSON.stringify(sheetSecTags) === JSON.stringify(htmlSecTags));
//>   } catch (e) {
//>     T('dpa parity (sheet loadable)', false, e.message);
//>   }
//> };
//>
//> FILE: browser.js
//> #!/usr/bin/env node
//> /* browser.js — the HTML app's UI / DOM test suite (Playwright).
//>  *
//>  * Companion to run.js. run.js tests the app's LOGIC headlessly (gating, conflict
//>  * engine, formatters, parity with the sheet). This file drives the app in a real
//>  * browser and tests everything logic can't reach: rendering, the identity gate,
//>  * the floating nav buttons, focus mode, notes, copy, save/restore, and a fuzz
//>  * pass — the behaviour a user actually touches.
//>  *
//>  * REQUIREMENTS: node + playwright (`npm i playwright` and `npx playwright install
//>  * chromium`). Run from a folder holding caussade-checklist.html.
//>  *
//>  *   node browser.js        ->  expect "TOTAL PASSED N  FAILED 0"
//>  *
//>  * Resolves the HTML from ./ or ../ so it works whether the harness sits in a
//>  * subfolder or is extracted flat next to the file.
//>  */
//> const path = require('path'), fs = require('fs');
//>
//> function resolveHtml() {
//>   const a = path.join(__dirname, '..', 'caussade-checklist.html');
//>   const b = path.join(__dirname, 'caussade-checklist.html');
//>   return fs.existsSync(a) ? a : b;
//> }
//> // pull the SUBMISSION rows out of the file so tests can resolve row indices by
//> // label (the ridx helper below targets the submission tab, which is active by
//> // default). The data now lives in TAB_DATA = { preapproval:[...], submission:[...] }.
//> function loadRows() {
//>   const html = fs.readFileSync(resolveHtml(), 'utf8');
//>   const m = html.match(/const TAB_DATA = (\{[\s\S]*?\});\nlet activeTab/);
//>   const TAB_DATA = JSON.parse(m[1]);
//>   return TAB_DATA.submission;
//> }
//>
//> (async () => {
//>   let pw;
//>   try { pw = require('playwright'); }
//>   catch (e) {
//>     console.log('browser.js: playwright not installed — skipping UI suite.');
//>     console.log('  install with:  npm i playwright && npx playwright install chromium');
//>     process.exit(0);
//>   }
//>
//>   const ROWS = loadRows();
//>   const ridx = re => { for (let i = 0; i < ROWS.length; i++) { if (ROWS[i].b && new RegExp(re).test(ROWS[i].b)) return i; } return -1; };
//>   const url = 'file://' + resolveHtml();
//>
//>   const R = [];
//>   const check = (name, cond, detail) => { R.push([name, !!cond]); if (!cond) console.log('  FAIL ' + name + (detail ? '  [' + detail + ']' : '')); };
//>   // The section-reminder modal now fires on unlock and its overlay intercepts
//>   // clicks. Tests unlock via this helper, which starts the file then dismisses
//>   // the modal so subsequent interactions aren't blocked. Real users dismiss it
//>   // with the Got-it button; tests skip the countdown via hideSectionModal().
//>   const startFile = async () => { await pg.evaluate(() => { __suppressQcModals = true; document.getElementById('gStart').click(); if (typeof hideSectionModal === 'function') hideSectionModal(); }); await pg.waitForTimeout(120); };
//>   const reloadUnlocked = async (ms = 500) => { await pg.reload(); await pg.waitForTimeout(ms); await pg.evaluate(() => { const i = document.getElementById('pwInput'); if (i) { i.value = 'HomeLoan2026!'; tryUnlockApp_(); } }); await pg.waitForTimeout(60); };
//>
//>   const browser = await pw.chromium.launch();
//>   const ctx = await browser.newContext({ permissions: ['clipboard-read', 'clipboard-write'] });
//>   const pg = await ctx.newPage();
//>   await pg.setViewportSize({ width: 1000, height: 800 });
//>   const errs = [];
//>   pg.on('pageerror', e => errs.push(String(e)));
//>
//>   const sel = async (re, v) => { await pg.selectOption('select[data-val="' + ridx(re) + '"]', v); await pg.waitForTimeout(80); };
//>   const fill = async (re, v) => { await pg.fill('input[data-val="' + ridx(re) + '"]', v); await pg.waitForTimeout(80); };
//>   const rowvis = re => pg.evaluate(rs => [...document.querySelectorAll('.row')].some(e => { const t = e.querySelector('.rowlabel'); return t && new RegExp(rs).test(t.textContent) && e.offsetParent !== null; }), re);
//>   const codes = async () => { const t = await pg.$eval('#conflictBanner', e => e.textContent); return [...new Set((t.match(/\[(C\d+\w*)\]/g) || []).map(x => x.replace(/[\[\]]/g, '')))].sort(); };
//>
//>   await pg.goto(url); await pg.waitForTimeout(600);
//>
//>   // T30 — access password gate + idle lock (h1.43): shown on load, wrong pw fails,
//>   // correct pw unlocks, titled correctly, idle re-locks. Leaves the gate UNLOCKED so
//>   // the rest of the suite can reach the identity gate underneath.
//>   check('T30 password gate shown on load', await pg.evaluate(() => getComputedStyle(document.getElementById('pwGate')).display !== 'none'));
//>   check('T30b gate titled Caussade Team Master Checklist', await pg.evaluate(() => /Caussade Team Master Checklist/.test((document.querySelector('#pwGate h3') || {}).textContent || '')));
//>   check('T30c proprietary notice present', await pg.evaluate(() => /proprietary/i.test((document.querySelector('#pwGate .pwCopyright') || {}).textContent || '')));
//>   await pg.evaluate(() => { document.getElementById('pwInput').value = 'wrong'; tryUnlockApp_(); });
//>   check('T30d wrong password keeps gate up + shows error', await pg.evaluate(() => getComputedStyle(document.getElementById('pwGate')).display !== 'none' && (document.getElementById('pwErr').textContent || '').length > 0));
//>   await pg.evaluate(() => { document.getElementById('pwInput').value = 'HomeLoan2026!'; tryUnlockApp_(); }); await pg.waitForTimeout(60);
//>   check('T30e correct password unlocks the gate', await pg.evaluate(() => getComputedStyle(document.getElementById('pwGate')).display === 'none'));
//>   const idleOk = await pg.evaluate(() => { lockApp_('idle'); return getComputedStyle(document.getElementById('pwGate')).display !== 'none' && /inactivity/i.test(document.getElementById('pwSub').textContent); });
//>   check('T30f idle lock re-shows the gate with the idle message', idleOk);
//>   await pg.evaluate(() => { document.getElementById('pwInput').value = 'HomeLoan2026!'; tryUnlockApp_(); }); await pg.waitForTimeout(60);   // re-unlock for the rest of the suite
//>
//>   // A. load + identity gate
//>   const ver = await pg.evaluate(() => typeof VERSION !== 'undefined' ? VERSION : '');
//>   check('A1 version present', !!ver);
//>   check('A2 gate overlay locks app', await pg.evaluate(() => getComputedStyle(document.getElementById('gateOverlay')).display !== 'none'));
//>   check('A3 start disabled until both fields', await pg.$eval('#gStart', e => e.disabled) === true);
//>   await pg.fill('#gBorrower', 'Ana Reyes'); await pg.fill('#gLoan', '2026-7788'); await pg.waitForTimeout(200);
//>   check('A4 start enabled after both fields', await pg.$eval('#gStart', e => e.disabled) === false);
//>   await startFile();
//>   check('A5 checklist renders rows', await pg.evaluate(() => document.querySelectorAll('#checklist .row').length) > 50);
//>   check('A6 borrower carried into header', await pg.$eval('#fBorrower', e => e.value) === 'Ana Reyes');
//>
//>   // B. render — input types (counts reflect the DEFAULT gate state)
//>   const c = await pg.evaluate(() => ({
//>     check: [...document.querySelectorAll('input.ck')].filter(e => e.offsetParent).length,
//>     dd: [...document.querySelectorAll('#checklist select')].filter(e => e.offsetParent).length,
//>     money: [...document.querySelectorAll('#checklist input[data-fmt=money]')].filter(e => e.offsetParent).length,
//>     date: [...document.querySelectorAll('#checklist input[data-fmt=date]')].filter(e => e.offsetParent).length,
//>     ta: [...document.querySelectorAll('#checklist textarea')].filter(e => e.offsetParent).length
//>   }));
//>   check('B1 checkboxes render', c.check > 40, JSON.stringify(c));
//>   check('B2 dropdowns render', c.dd > 10);
//>   check('B3 money fields render (>=3 in default state)', c.money >= 3);
//>   check('B4 date fields render', c.date >= 1);
//>   check('B5 question textareas render', c.ta >= 10);
//>
//>   // C. formatting
//>   await fill('Sales price', '425500'); await pg.$eval('input[data-val="' + ridx('Sales price') + '"]', e => e.blur()); await pg.waitForTimeout(150);
//>   check('C1 sales price whole dollars', await pg.inputValue('input[data-val="' + ridx('Sales price') + '"]') === '425,500');
//>   await fill('Earnest money', '5000'); await pg.$eval('input[data-val="' + ridx('Earnest money') + '"]', e => e.blur()); await pg.waitForTimeout(150);
//>   check('C2 earnest money 2 decimals', await pg.inputValue('input[data-val="' + ridx('Earnest money') + '"]') === '5,000.00');
//>   await fill('Closing date', '03152027');
//>   check('C3 closing date MM/DD/YY', await pg.inputValue('input[data-val="' + ridx('Closing date') + '"]') === '03/15/27');
//>
//>   // D. gating
//>   await sel('^Sub financing', 'Yes');
//>   check('D1 DPA rows appear on subfin Yes', await rowvis('DPA % chosen'));
//>   check('D2 DPA program row appears', await rowvis('Which DPA program'));
//>   await sel('^Sub financing', 'No');
//>   check('D3 DPA rows hide on subfin No', !(await rowvis('DPA % chosen')));
//>   await sel('Property type', 'Condo');
//>   check('D4 condo rows appear', await rowvis('condo questionnaire'));
//>   await sel('Property type', 'SFR');
//>   await sel('Employment type', 'Both');
//>   check('D5 both employment shows W-2 + SE', (await rowvis('Paystubs')) && (await rowvis('2 prior years')));
//>
//>   // E. conflict banner
//>   await sel('^Core loan program \\(add', 'FHA');
//>   await sel('^Program preapproved on', 'FHA');
//>   await sel('Citizenship', 'Non-Permanent Resident');
//>   check('E1 C1 fires (FHA non-perm-res)', (await codes()).includes('C1'));
//>   await sel('^Occupancy$', 'Investment Property');
//>   check('E2 C3 also fires (investment)', (await codes()).includes('C3'));
//>   check('E3 banner shows multiple', (await codes()).length >= 2);
//>   await sel('Citizenship', 'U.S. Citizen'); await sel('^Occupancy$', 'Primary Residence');
//>   check('E4 banner clears when fixed', (await codes()).length === 0);
//>   check('E5 banner pinned in header', await pg.evaluate(() => !!document.querySelector('header #conflictBanner')));
//>
//>   // F. notes + copy
//>   await pg.fill('#addNotes', 'Follow up on VOE'); await pg.waitForTimeout(300);
//>   const notes = await pg.$eval('#notesOut', e => e.textContent);
//>   check('F1 borrower in notes', notes.includes('Ana Reyes'));
//>   check('F2 additional note appears', notes.includes('Follow up on VOE'));
//>   await pg.click('#btnCopy'); await pg.waitForTimeout(300);
//>   const clip = await pg.evaluate(() => navigator.clipboard.readText());
//>   check('F3 copy produces plain text', clip.length > 80 && clip.includes('Ana Reyes'));
//>
//>   // G. nav visibility
//>   check('G1 FABs visible in list view', await pg.evaluate(() => getComputedStyle(document.getElementById('navFabs')).display !== 'none'));
//>   check('G2 Next button present', await pg.$('#fabNext') !== null);
//>   check('G3 Notes button present', await pg.$('#fabNotes') !== null);
//>
//>   // H. Next lands accurately (below header, not past)
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(200);
//>   await pg.click('#fabNext'); await pg.waitForTimeout(700);
//>   const g = await pg.evaluate(() => {
//>     const hdr = document.querySelector('header').getBoundingClientRect();
//>     const t = document.querySelector('#checklist .row.flash') || [...document.querySelectorAll('#checklist .row')].find(e => e.getBoundingClientRect().top > 0);
//>     const tr = t.getBoundingClientRect();
//>     return { gap: tr.top - hdr.bottom, lbl: (t.querySelector('.rowlabel') || {}).textContent || '' };
//>   });
//>   check('H1 target lands fully below header', g.gap > 0 && g.gap < 40, 'gap=' + Math.round(g.gap));
//>
//>   // I. Next advances, skips done + qask
//>   const landed = [];
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(200);
//>   for (let k = 0; k < 10; k++) {
//>     await pg.click('#fabNext'); await pg.waitForTimeout(450);
//>     const info = await pg.evaluate(() => {
//>       const t = document.querySelector('#checklist .row.flash') || [...document.querySelectorAll('#checklist .row')].find(e => e.getBoundingClientRect().top > 90);
//>       if (!t) return null;
//>       const lbl = ((t.querySelector('.rowlabel') || {}).textContent || '').slice(0, 40);
//>       const isQ = !!t.querySelector('textarea') && lbl.includes('QUESTION');
//>       const ck = t.querySelector('input.ck'); const inp = t.querySelector('[data-val]');
//>       const needs = ck ? !ck.checked : (inp ? (inp.value || '').trim() === '' : false);
//>       return { lbl, isQ, needs };
//>     });
//>     if (info) landed.push(info);
//>   }
//>   check('I1 Next never lands on qask row', landed.filter(x => x.isQ).length === 0);
//>   check('I2 Next only lands on rows needing action', landed.filter(x => !x.needs).length === 0);
//>   check('I3 Next advances through distinct rows', new Set(landed.map(x => x.lbl)).size >= 4);
//>
//>   // J. Notes button jump + flip
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(300);
//>   check('J1 button says Notes at top', (await pg.$eval('#fabNotes', e => e.textContent)).includes('Notes'));
//>   await pg.click('#fabNotes'); await pg.waitForTimeout(800);
//>   check('J2 jumped to notes panel', await pg.evaluate(() => document.querySelector('.notespanel').getBoundingClientRect().top < window.innerHeight));
//>   check('J3 button flipped to Top', (await pg.$eval('#fabNotes', e => e.textContent)).includes('Top'));
//>   await pg.click('#fabNotes'); await pg.waitForTimeout(800);
//>   check('J4 back to top', await pg.evaluate(() => window.scrollY) < 5);
//>   check('J5 button flipped back to Notes', (await pg.$eval('#fabNotes', e => e.textContent)).includes('Notes'));
//>
//>   // K. Focus opens on next actionable; hides FABs; skips done on re-entry
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Focus Test'); await pg.fill('#gLoan', '5'); await startFile();
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(200);
//>   await pg.click('#viewToggle button[data-view="focus"]'); await pg.waitForTimeout(500);
//>   const f1 = await pg.evaluate(() => { const it = focusItems()[focusPos]; return { lbl: (ROWS[it.i].b || '').slice(0, 40), needs: itemNeedsAction(it.i) }; });
//>   check('K1 Focus opens on an item needing action', f1.needs, f1.lbl);
//>   check('K2 FABs hidden in focus mode', await pg.evaluate(() => getComputedStyle(document.getElementById('navFabs')).display === 'none'));
//>   await pg.click('#viewToggle button[data-view="list"]'); await pg.waitForTimeout(300);
//>   await pg.selectOption('select[data-val="' + ridx('hard-pulled') + '"]', 'Already Hard'); await pg.waitForTimeout(150);
//>   await pg.evaluate(() => { const c = document.querySelector('input.ck[data-ck]'); if (c && !c.checked) c.click(); }); await pg.waitForTimeout(150);
//>   await pg.fill('input[data-val="' + ridx('middle credit scores') + '"]', '700'); await pg.waitForTimeout(150);
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(200);
//>   await pg.click('#viewToggle button[data-view="focus"]'); await pg.waitForTimeout(500);
//>   const f2 = await pg.evaluate(() => { const it = focusItems()[focusPos]; return (ROWS[it.i].b || '').slice(0, 40); });
//>   check('K3 Focus skips completed items on re-entry', !f2.toLowerCase().includes('credit already'), f2);
//>
//>   // L. "Nothing left" toast on a truly-complete file
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Complete'); await pg.fill('#gLoan', '1'); await startFile();
//>   // The sub-financing dd fills to 'Yes' (first option), making this a DPA file — so
//>   // the DPA tab must be completed too or the DPA-directive row can't check off (F11+).
//>   await pg.evaluate(() => {
//>     dpaFilters.provider = 'TSAHC'; dpaFilters.coreLoan = 'FHA'; dpaFilters.dpaType = 'Grant (no second lien)'; dpaFilters.mcc = 'No'; dpaFilters.aus = 'DU';
//>     const rows = TAB_DATA.dpa; let secVis = true;
//>     for (let i = 0; i < rows.length; i++) { const r = rows[i];
//>       if (r.t === 'section') { secVis = !(r.tags && r.tags.length && !shouldShowRowDpa(r.tags)); continue; }
//>       if (!secVis || r.t !== 'row' || r.in !== 'check') continue;
//>       if (r.tags && r.tags.length && !shouldShowRowDpa(r.tags)) continue;
//>       TAB_STATE.dpa.vals['r' + i + '_ck'] = true;
//>     }
//>     // The departing trigger fills to 'Keeping as a rental' (first option), which reveals
//>     // a jump row locked until the Departing decision runs. Set it to a non-keep option so
//>     // this "complete file" fixture isn't blocked by an unrelated tab.
//>     { const di = ROWS.findIndex(r => r.key === 'departrent'); if (di >= 0) state.vals[rowKey(di)] = 'Selling it'; }
//>   });
//>   for (let k = 0; k < 8; k++) {
//>     const changed = await pg.evaluate(() => {
//>       let n = 0;
//>       ROWS.forEach((r, i) => {
//>         if (r.t !== 'row') return; const tags = r.tags || [];
//>         if (!shouldShowRow(tags)) return; if (tags.some(t => t.indexOf('qask') === 0)) return;
//>         if (r.in === 'check') { if (!state.vals[rowKey(i) + '_ck']) { state.vals[rowKey(i) + '_ck'] = true; n++; } }
//>         else if (['text', 'money', 'dd', 'pct', 'date', 'multi'].includes(r.in)) { if (!(state.vals[rowKey(i)] || '').toString().trim()) { state.vals[rowKey(i)] = (r.in === 'dd' && r.list) ? r.list[0] : 'x'; n++; } }
//>       });
//>       render(); return n;
//>     });
//>     await pg.waitForTimeout(150);
//>     if (changed === 0) break;
//>   }
//>   // The generic fill sets subfin='Yes' (first dropdown option), which reveals the
//>   // DPA jump row — and the completion lock correctly keeps that unchecked until the
//>   // DPA tab is done. For a clean "truly complete" non-DPA file, set subfin='No'.
//>   await pg.evaluate(() => { const i = ROWS.findIndex(r => r.key === 'dpa'); if (i >= 0) { state.vals[rowKey(i)] = 'No'; render(); } });
//>   await pg.waitForTimeout(120);
//>   await pg.evaluate(() => window.scrollTo(0, 0)); await pg.waitForTimeout(200);
//>   await pg.evaluate(() => { if (typeof hideSectionModal === 'function') hideSectionModal(); });
//>   await pg.evaluate(() => document.getElementById('fabNext').click()); await pg.waitForTimeout(500);
//>   check('L1 "nothing left" toast fires when complete', (await pg.$eval('#toast', e => e.textContent)).includes('Nothing left'));
//>
//>   // M. save / restore round trip
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Maria T'); await pg.fill('#gLoan', '2026-555'); await startFile();
//>   const bi = ridx('^Buyer.s agent');
//>   await pg.fill('[data-multi="' + bi + '"][data-mk="name"]', 'Jane Agent'); await pg.waitForTimeout(100);
//>   await pg.fill('input[data-val="' + ridx('Closing date') + '"]', '04202027'); await pg.waitForTimeout(100);
//>   await pg.evaluate(() => { const c = document.querySelector('input.ck[data-ck]'); if (c && !c.checked) c.click(); }); await pg.waitForTimeout(100);
//>   const snap = await pg.evaluate(() => snapshot());
//>   const restored = await pg.evaluate(s => { state.vals = {}; loadState(JSON.parse(s)); return JSON.stringify(state.vals); }, snap);
//>   const d = JSON.parse(restored);
//>   check('M1 multi field survives round trip', d['r' + bi + '::name'] === 'Jane Agent');
//>   check('M2 date survives round trip', d['r' + ridx('Closing date')] === '04/20/27');
//>   check('M3 checkbox survives round trip', Object.keys(d).some(k => k.endsWith('_ck') && d[k]));
//>
//>   // N. fuzz — random files, no crash / corruption
//>   let bad = 0;
//>   for (let n = 0; n < 10; n++) {
//>     if (n > 0) { await reloadUnlocked(350); }
//>     await pg.evaluate(nn => { const g = document.getElementById('gateOverlay'); if (g && getComputedStyle(g).display !== 'none') { document.getElementById('gBorrower').value = 'F' + nn; document.getElementById('gLoan').value = 'L' + nn; document.getElementById('gBorrower').dispatchEvent(new Event('input', { bubbles: true })); document.getElementById('gLoan').dispatchEvent(new Event('input', { bubbles: true })); document.getElementById('gStart').click(); } }, n);
//>     await pg.waitForTimeout(250);
//>     await pg.evaluate(() => { document.querySelectorAll('select[data-val]').forEach(s => { const o = [...s.options].filter(x => x.value); if (o.length) { s.value = o[Math.floor(Math.random() * o.length)].value; s.dispatchEvent(new Event('change', { bubbles: true })); } }); });
//>     await pg.waitForTimeout(300);
//>     await pg.evaluate(() => { document.querySelectorAll('input[data-val]').forEach(i => { if (i.type === 'checkbox') return; const f = i.dataset.fmt; i.value = f === 'money' ? '250000' : f === 'date' ? '05152027' : f === 'pct' ? '5' : '700'; i.dispatchEvent(new Event('input', { bubbles: true })); i.dispatchEvent(new Event('blur', { bubbles: true })); }); [...document.querySelectorAll('input.ck')].forEach(cx => { if (cx.offsetParent && Math.random() < 0.5) cx.click(); }); });
//>     await pg.waitForTimeout(300);
//>     const ok = await pg.evaluate(() => { const pt = document.getElementById('progTxt').textContent; const cb = document.getElementById('conflictBanner'); return /\d+ of \d+/.test(pt) && cb && cb.className.includes('conflictbanner'); });
//>     // dismiss any QC modals the fuzz may have triggered (section reminder /
//>     // completion) so their overlays don't intercept the fab clicks below
//>     await pg.evaluate(() => { if (typeof hideSectionModal === 'function') hideSectionModal(); if (typeof hideCompletionModal === 'function') hideCompletionModal(); });
//>     await pg.click('#fabNext').catch(() => {}); await pg.waitForTimeout(80);
//>     await pg.click('#fabNotes').catch(() => {}); await pg.waitForTimeout(80);
//>     if (!ok) bad++;
//>   }
//>   check('N1 10 random files stayed intact', bad === 0, bad + ' issues');
//>
//>   // O. TABS — switching swaps checklist / progress / banner / gating, per-tab,
//>   //    and holds state across switches (one file, two stages).
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Tab Test'); await pg.fill('#gLoan', 'T1'); await startFile();
//>   check('O1 tab bar present', await pg.$('#tabBar') !== null);
//>   check('O2 four tabs', (await pg.$$('#tabBar .tabbtn')).length === 4);
//>   check('O3 submission active by default', await pg.evaluate(() => activeTab) === 'submission');
//>   const subRows = await pg.evaluate(() => document.querySelectorAll('#checklist .row').length);
//>   await pg.click('#tabBar .tabbtn[data-tab="preapproval"]'); await pg.waitForTimeout(400);
//>   check('O4 clicking Preapproval switches active tab', await pg.evaluate(() => activeTab) === 'preapproval');
//>   const preRows = await pg.evaluate(() => document.querySelectorAll('#checklist .row').length);
//>   check('O5 checklist swaps (different row count)', preRows !== subRows, preRows + ' vs ' + subRows);
//>   check('O6 first section is WBM ORIGINATIONS', /WBM ORIGINATIONS/.test(await pg.$eval('.sectitle', e => e.textContent)));
//>   // preapproval gating (subfin -> DPA rows)
//>   const subfinDv = await pg.evaluate(() => { let x = -1; ROWS.forEach((r, i) => { if (r.key === 'subfin') x = i; }); return x; });
//>   await pg.selectOption('select[data-val="' + subfinDv + '"]', 'Yes'); await pg.waitForTimeout(300);
//>   const dpaVis = await pg.evaluate(() => [...document.querySelectorAll('#checklist .row')].some(r => { const t = r.querySelector('.rowlabel'); return t && /Which DPA program/.test(t.textContent) && r.offsetParent !== null; }));
//>   check('O7 preapproval subfin gate reveals DPA rows', dpaVis);
//>   // per-tab conflict banner: make a conflict on preapproval (C3)
//>   const setDd = async (rx, val) => { const dv = await pg.evaluate((rx) => { const re = new RegExp(rx); for (const r of document.querySelectorAll('.row')) { const t = r.querySelector('.rowlabel'); if (t && re.test(t.textContent)) { const s = r.querySelector('select'); if (s) return s.getAttribute('data-val'); } } return null; }, rx); if (dv) { await pg.selectOption('select[data-val="' + dv + '"]', val); await pg.waitForTimeout(200); } };
//>   const codesNow = async () => { const t = await pg.$eval('#conflictBanner', e => e.textContent); return [...new Set((t.match(/\[(C\d+\w*)\]/g) || []).map(x => x.replace(/[\[\]]/g, '')))]; };
//>   await setDd('Core loan program', 'FHA'); await setDd('^Occupancy', 'Investment Property');
//>   check('O8 preapproval banner shows its own conflict (C3)', (await codesNow()).includes('C3'));
//>   // switch to submission: banner independent (clean, we didn't break it)
//>   await pg.click('#tabBar .tabbtn[data-tab="submission"]'); await pg.waitForTimeout(400);
//>   check('O9 submission banner independent of preapproval', !(await codesNow()).includes('C3'));
//>   // back to preapproval: its conflict + subfin persisted
//>   await pg.click('#tabBar .tabbtn[data-tab="preapproval"]'); await pg.waitForTimeout(400);
//>   check('O10 preapproval state persisted across switches', (await codesNow()).includes('C3'));
//>   // one .json holds both tabs
//>   const snap2 = await pg.evaluate(() => snapshot());
//>   const parsed = JSON.parse(snap2);
//>   check('O11 snapshot carries both tabs', !!(parsed.tabs && parsed.tabs.preapproval && parsed.tabs.submission));
//>   check('O12 snapshot records active tab', parsed.activeTab === 'preapproval');
//>
//>   // P. FOCUS-VIEW CONFLICT BANNER refreshes in place (h1.18 fix): selecting a
//>   //    conflicting value while IN focus mode must update the banner immediately,
//>   //    without leaving and re-entering focus.
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Focus Banner'); await pg.fill('#gLoan', 'FB1'); await startFile();
//>   await pg.click('#tabBar .tabbtn[data-tab="preapproval"]'); await pg.waitForTimeout(300);
//>   // set core program FHA in list view, leaving occupancy to trigger C3 in focus
//>   const progIdx = await pg.evaluate(() => { let x = -1; ROWS.forEach((r, i) => { if (r.b && /Core loan program/.test(r.b)) x = i; }); return x; });
//>   const occIdx = await pg.evaluate(() => { let x = -1; ROWS.forEach((r, i) => { if (r.b && /^Occupancy/.test(r.b)) x = i; }); return x; });
//>   await pg.selectOption('select[data-val="' + progIdx + '"]', 'FHA'); await pg.waitForTimeout(200);
//>   // enter focus, walk to the occupancy item
//>   await pg.evaluate(() => document.querySelector('#viewToggle button[data-view="focus"]').click()); await pg.waitForTimeout(300);
//>   let reached = false;
//>   for (let k = 0; k < 40; k++) {
//>     const ci = await pg.evaluate(() => { const it = focusItems()[focusPos]; return it ? it.i : -1; });
//>     if (ci === occIdx) { reached = true; break; }
//>     await pg.evaluate(() => { if (focusPos < focusItems().length - 1) focusPos++; renderFocus(); }); await pg.waitForTimeout(30);
//>   }
//>   check('P1 reached occupancy item in focus', reached);
//>   const codesFocus = async () => { const t = await pg.$eval('#conflictBanner', e => e.textContent); return [...new Set((t.match(/\[(C\d+\w*)\]/g) || []).map(x => x.replace(/[\[\]]/g, '')))]; };
//>   check('P2 banner clear before conflict', !(await codesFocus()).includes('C3'));
//>   const hasFv = await pg.evaluate(() => !!document.querySelector('#fVal'));
//>   check('P3 occupancy has a value control in focus', hasFv);
//>   await pg.selectOption('#fVal', 'Investment Property'); await pg.waitForTimeout(300);
//>   check('P4 banner shows C3 immediately in focus (no view switch)', (await codesFocus()).includes('C3'));
//>
//>   // Q. NOTES BUILDER — tab-aware title, DPA line, completion %, copy button.
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'Notes Test'); await pg.fill('#gLoan', 'N1'); await startFile();
//>   // submission title
//>   await pg.evaluate(() => buildNotes());
//>   const subTitle = await pg.$eval('#notesOut', e => (e.dataset.plain || e.textContent).split('\n')[0]);
//>   check('Q1 submission notes title', /SUBMIT TO PROCESSING/.test(subTitle), subTitle);
//>   // preapproval title + DPA + completion
//>   await pg.click('#tabBar .tabbtn[data-tab="preapproval"]'); await pg.waitForTimeout(300);
//>   // set a DPA program + %
//>   const setDd2 = async (rx, val) => { const dv = await pg.evaluate((rx) => { const re = new RegExp(rx); for (const r of document.querySelectorAll('.row')) { const t = r.querySelector('.rowlabel'); if (t && re.test(t.textContent)) { const s = r.querySelector('select'); if (s) return s.getAttribute('data-val'); } } return null; }, rx); if (dv) { await pg.selectOption('select[data-val="' + dv + '"]', val); await pg.waitForTimeout(200); } };
//>   await setDd2('Sub financing', 'Yes');
//>   await setDd2('Which DPA program', 'TSAHC - GOVT - GRANT');
//>   await pg.evaluate(() => buildNotes());
//>   const preTop = await pg.$eval('#notesOut', e => (e.dataset.plain || e.textContent).split('\n').slice(0, 8).join('\n'));
//>   check('Q2 preapproval notes title', /PRE-APPROVAL/.test(preTop), preTop.split('\n')[0]);
//>   check('Q3 DPA line reads YES with program on preapproval', /\[DPA LOAN\]: YES/.test(preTop) && /TSAHC/.test(preTop));
//>   check('Q4 completion line present', /\[CHECKLIST COMPLETION\]:/.test(preTop));
//>   // copy button (permissions granted in this context)
//>   await pg.click('#btnCopy'); await pg.waitForTimeout(300);
//>   let copied = '';
//>   try { copied = await pg.evaluate(() => navigator.clipboard.readText()); } catch (e) { copied = ''; }
//>   check('Q5 copy button produces text', copied.length > 80 && /Notes Test/.test(copied), String(copied.length));
//>
//>   // R. DPA TAB — filter strip renders, 5-dropdown gating works live, per-tab state.
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'DPA Browser'); await pg.fill('#gLoan', 'DB1'); await startFile();
//>   await pg.click('#tabBar .tabbtn[data-tab="dpa"]'); await pg.waitForTimeout(300);
//>   const stripVis = await pg.evaluate(() => getComputedStyle(document.getElementById('dpaStrip')).display);
//>   check('R1 dpa filter strip visible on dpa tab', stripVis !== 'none', stripVis);
//>   const nFilters = await pg.evaluate(() => document.querySelectorAll('#dpaStrip select[data-dpaf]').length);
//>   check('R2 five filter dropdowns present', nFilters === 5, String(nFilters));
//>   const secsBefore = await pg.evaluate(() => document.querySelectorAll('#checklist .section').length);
//>   check('R3 no sections before provider chosen', secsBefore === 0, String(secsBefore));
//>   await pg.selectOption('#dpaStrip select[data-dpaf="provider"]', 'TSAHC'); await pg.waitForTimeout(200);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="coreLoan"]', 'FHA'); await pg.waitForTimeout(200);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="dpaType"]', 'Grant'); await pg.waitForTimeout(200);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="mcc"]', 'No'); await pg.waitForTimeout(300);
//>   const dpaSecs = await pg.evaluate(() => [...document.querySelectorAll('#checklist .sectitle')].map(e => e.textContent));
//>   check('R4 eligibility gate + FHA grant reveal', dpaSecs.some(s => /ELIGIBILITY GATE/.test(s)) && dpaSecs.some(s => /FHA GRANT/.test(s)));
//>   check('R5 MCC=NO shows, MCC=YES hidden', dpaSecs.some(s => /MCC = NO/.test(s)) && !dpaSecs.some(s => /MCC = YES/.test(s)));
//>   // switch to SmartBuy -> whole tab swaps
//>   await pg.selectOption('#dpaStrip select[data-dpaf="provider"]', 'Click n\u2019 Close (SmartBuy)'); await pg.waitForTimeout(300);
//>   const smartSecs = await pg.evaluate(() => [...document.querySelectorAll('#checklist .sectitle')].map(e => e.textContent));
//>   check('R6 SmartBuy swaps to cnc sections only', smartSecs.length > 0 && smartSecs.every(s => /SMARTBUY/.test(s)));
//>   // strip hides when leaving dpa tab
//>   await pg.click('#tabBar .tabbtn[data-tab="submission"]'); await pg.waitForTimeout(300);
//>   const stripHidden = await pg.evaluate(() => getComputedStyle(document.getElementById('dpaStrip')).display);
//>   check('R7 strip hidden off the dpa tab', stripHidden === 'none', stripHidden);
//>   // filters persist across a save/reload cycle (snapshot carries dpaFilters)
//>   const dpaSnap = await pg.evaluate(() => snapshot());
//>   check('R8 snapshot carries dpaFilters', /"dpaFilters"/.test(dpaSnap) && /SmartBuy/.test(dpaSnap));
//>
//>   // S. h1.22 FIXES — collapse-per-section, open-items all types, DPA note, links.
//>   await reloadUnlocked(500);
//>   await pg.fill('#gBorrower', 'H22'); await pg.fill('#gLoan', 'H1'); await startFile();
//>   // S1: collapse all, then expand section 3 -> only section 3 opens (closure fix)
//>   await pg.click('#collapseAll'); await pg.waitForTimeout(250);
//>   await pg.evaluate(() => document.querySelectorAll('.sechead')[2].click()); await pg.waitForTimeout(250);
//>   const collapseStates = await pg.evaluate(() => [...document.querySelectorAll('.section')].map(s => s.classList.contains('collapsed')));
//>   check('S1 clicking section 3 expands section 3 not the last', collapseStates[2] === false && collapseStates[collapseStates.length-1] === true);
//>   // S2: open-items hides an answered dropdown, keeps qask visible
//>   await pg.evaluate(() => document.querySelector('#collapseAll').click()); await pg.waitForTimeout(200);
//>   await pg.click('#tabBar .tabbtn[data-tab="preapproval"]'); await pg.waitForTimeout(250);
//>   const purposeIdx = await pg.evaluate(() => { let x=-1; ROWS.forEach((r,i)=>{ if(r.b&&/Loan purpose/.test(r.b)) x=i; }); return x; });
//>   await pg.selectOption('select[data-val="' + purposeIdx + '"]', 'Purchase'); await pg.waitForTimeout(200);
//>   await pg.click('.filterpill[data-filter="open"]'); await pg.waitForTimeout(250);
//>   const purposeHidden = await pg.evaluate(() => ![...document.querySelectorAll('#checklist .rowlabel')].some(e => /Loan purpose/.test(e.textContent)));
//>   const qaskShown = await pg.evaluate(() => [...document.querySelectorAll('#checklist .rowlabel')].some(e => /QUESTION FOR THE CLIENT/.test(e.textContent)));
//>   check('S2 open-items hides answered dropdown', purposeHidden);
//>   check('S3 open-items keeps qask rows visible', qaskShown);
//>   await pg.click('.filterpill[data-filter="all"]'); await pg.waitForTimeout(150);
//>   // S4: DPA note has DPA-specific title + scenario line
//>   await pg.click('#tabBar .tabbtn[data-tab="dpa"]'); await pg.waitForTimeout(250);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="provider"]', 'TSAHC'); await pg.waitForTimeout(150);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="coreLoan"]', 'FHA'); await pg.waitForTimeout(150);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="dpaType"]', 'Grant'); await pg.waitForTimeout(150);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="mcc"]', 'No'); await pg.waitForTimeout(200);
//>   await pg.evaluate(() => buildNotes());
//>   const dpaNote = await pg.$eval('#notesOut', e => (e.dataset.plain || e.textContent).split('\n').slice(0,6).join('\n'));
//>   check('S4 DPA note title', /\[DPA PROCEDURES — FILE NOTES\]/.test(dpaNote), dpaNote.split('\n')[0]);
//>   check('S5 DPA note scenario line', /\[DPA SCENARIO\]: TSAHC/.test(dpaNote));
//>   // S6: DPA links render as clickable, and the credit-floor shows ONE variant
//>   const dpaLinks = await pg.evaluate(() => [...document.querySelectorAll('#checklist .rowlink a')].length);
//>   check('S6 DPA links render', dpaLinks >= 2, String(dpaLinks));
//>   const creditVariantsShown = await pg.evaluate(() => [...document.querySelectorAll('#checklist .rowlabel')].filter(e => /Credit meets minimum/.test(e.textContent)).length);
//>   check('S7 only one credit-floor variant shows', creditVariantsShown === 1, String(creditVariantsShown));
//>
//>   // T. THIS-BUILD FEATURES — jump links, per-tab timers, QC modals, quiz order, filename.
//>   await reloadUnlocked(500);
//>   // fill gate via JS; leave __suppressQcModals FALSE so the modals are exercised here
//>   await pg.evaluate(() => { document.getElementById('gBorrower').value='Maria Ricardo'; document.getElementById('gLoan').value='113376447'; document.getElementById('gBorrower').dispatchEvent(new Event('input')); document.getElementById('gLoan').dispatchEvent(new Event('input')); });
//>   await pg.evaluate(() => document.getElementById('gStart').click()); await pg.waitForTimeout(700);
//>   // T1: startup "read before you check" reminder fires ONCE on file open
//>   const secModal = await pg.evaluate(() => getComputedStyle(document.getElementById('sectionModal')).display);
//>   check('T1 startup reminder fires on file open', secModal !== 'none', secModal);
//>   // T1b: it no longer names a section (per-section behavior removed)
//>   const secBody = await pg.evaluate(() => document.querySelector('#sectionModal .qcmodal-body').innerText.toLowerCase());
//>   check('T1b reminder has no section-name line', !secBody.includes('starting') && secBody.includes('blind-clicking'), secBody.slice(0,40));
//>   // T1c: modal has a working close X
//>   const secHasX = await pg.evaluate(() => !!document.getElementById('qcSectionClose'));
//>   check('T1c section modal has close X', secHasX);
//>   // T2: dismiss button gated by countdown (disabled initially)
//>   const btnDisabled = await pg.evaluate(() => document.getElementById('qcSectionOk').disabled);
//>   check('T2 dismiss gated by countdown', btnDisabled === true);
//>   await pg.evaluate(() => hideSectionModal());
//>   // T2b: scrolling does NOT re-fire the reminder (per-section trigger removed)
//>   await pg.evaluate(() => window.scrollTo(0, 1500)); await pg.waitForTimeout(400);
//>   const reFired = await pg.evaluate(() => getComputedStyle(document.getElementById('sectionModal')).display);
//>   check('T2b scroll does not re-fire reminder', reFired === 'none', reFired);
//>   await pg.evaluate(() => window.scrollTo(0, 0));
//>   // T3: per-tab timer visible + ticking on submission
//>   const t1 = await pg.evaluate(() => document.getElementById('fileTimer').textContent);
//>   await pg.waitForTimeout(1600);
//>   const t2 = await pg.evaluate(() => document.getElementById('fileTimer').textContent);
//>   check('T3 timer visible + ticking on submission', t1 !== t2 && /\u23f1/.test(t2), t1 + ' -> ' + t2);
//>   // T4: timer hidden on DPA tab
//>   await pg.evaluate(() => { switchTab('dpa'); hideSectionModal(); }); await pg.waitForTimeout(200);
//>   const timerDpa = await pg.evaluate(() => getComputedStyle(document.getElementById('fileTimer')).display);
//>   check('T4 timer hidden on DPA tab', timerDpa === 'none', timerDpa);
//>   // T5: preapproval + submission have SEPARATE timers
//>   await pg.evaluate(() => { switchTab('preapproval'); hideSectionModal(); }); await pg.waitForTimeout(1100);
//>   const preT = await pg.evaluate(() => document.getElementById('fileTimer').textContent);
//>   await pg.evaluate(() => { switchTab('submission'); hideSectionModal(); }); await pg.waitForTimeout(200);
//>   const subT = await pg.evaluate(() => document.getElementById('fileTimer').textContent);
//>   check('T5 separate per-tab timers', preT !== subT, 'pre=' + preT + ' sub=' + subT);
//>   // T6: DPA quiz is the 2nd gate item (after credit) per provider
//>   await pg.evaluate(() => { switchTab('dpa'); hideSectionModal(); }); await pg.waitForTimeout(200);
//>   await pg.selectOption('#dpaStrip select[data-dpaf="provider"]', 'TSAHC'); await pg.selectOption('#dpaStrip select[data-dpaf="coreLoan"]', 'FHA'); await pg.selectOption('#dpaStrip select[data-dpaf="dpaType"]', 'Grant'); await pg.selectOption('#dpaStrip select[data-dpaf="mcc"]', 'No'); await pg.waitForTimeout(300);
//>   const gate2nd = await pg.evaluate(() => {
//>     const secs = [...document.querySelectorAll('#checklist .section')];
//>     const gate = secs.find(s => /ELIGIBILITY GATE/.test(s.querySelector('.sectitle') ? s.querySelector('.sectitle').textContent : ''));
//>     const rows = [...gate.querySelectorAll('.rowlabel')].slice(0, 2).map(e => e.textContent);
//>     return { first: /Credit meets minimum/.test(rows[0] || ''), second: /Eligibility Quiz/.test(rows[1] || '') };
//>   });
//>   check('T6 credit is 1st, quiz is 2nd gate item', gate2nd.first && gate2nd.second, JSON.stringify(gate2nd));
//>   // T7: in-app jump link works from list view
//>   await pg.evaluate(() => { switchTab('submission'); ROWS.forEach((r,i)=>{ if(r.key==='dpa') state.vals[rowKey(i)]='Yes'; }); render(); hideSectionModal(); }); await pg.waitForTimeout(200);
//>   const jumpWorks = await pg.evaluate(() => { const a=document.querySelector('#checklist a.tabjump'); if(!a) return 'no-link'; a.click(); return activeTab; });
//>   check('T7 in-app jump link switches to dpa', jumpWorks === 'dpa', String(jumpWorks));
//>   // T8: filename convention camelName_
//>   const fname = await pg.evaluate(() => camelName_('Maria Ricardo') + '_113376447_Cteam.json');
//>   check('T8 filename convention', fname === 'mariaRicardo_113376447_Cteam.json', fname);
//>   // T9: tab label renamed to DPA Procedures (key stays dpa)
//>   const dpaLabel = await pg.evaluate(() => document.querySelector('#tabBar .tabbtn[data-tab="dpa"]').textContent.trim());
//>   check('T9 DPA tab labeled "DPA Procedures"', dpaLabel === 'DPA Procedures', dpaLabel);
//>   // T10 (F4): focus view shows exactly ONE timer — top-left hidden, focus-card shown + solid (readable)
//>   await pg.evaluate(() => { switchTab('submission'); }); await pg.waitForTimeout(150);  // timer only exists on a timed tab
//>   await pg.evaluate(() => document.querySelector('#viewToggle button[data-view="focus"]').click()); await pg.waitForTimeout(300);
//>   await pg.evaluate(() => { if (typeof timerTick === 'function') timerTick(); }); await pg.waitForTimeout(100);
//>   const timers = await pg.evaluate(() => {
//>     const top = document.getElementById('fileTimer'), card = document.getElementById('fFileTimer');
//>     return { top: top ? getComputedStyle(top).display !== 'none' : false,
//>              card: card ? getComputedStyle(card).display !== 'none' : false,
//>              bg: card ? getComputedStyle(card).backgroundColor : '' };
//>   });
//>   check('T10 focus hides top-left timer, keeps one', !timers.top && timers.card, JSON.stringify(timers));
//>   check('T10b focus timer is solid (readable on white)', /rgb\(15, 122, 74\)|rgb\(180, 120, 10\)|rgb\(192, 52, 31\)/.test(timers.bg), timers.bg);
//>   await pg.evaluate(() => document.querySelector('#viewToggle button[data-view="list"]').click()); await pg.waitForTimeout(200);
//>   // T11 (NEW-1): completion modal does NOT fire when a completed file is loaded
//>   const loadFired = await pg.evaluate(() => {
//>     hideCompletionModal();
//>     const snap = {}; ROWS.forEach((r,i)=>{ if(r.t==='row'&&r.in==='check'&&rowVisible(r)) snap[rowKey(i)+'_ck']=true; });
//>     const st = { tabs:{ submission:{ vals:snap, notes:'', collapsed:{} } }, activeTab:'submission', borrower:'M', loan:'1' };
//>     loadState(st); lastExportSnapshot = snapshot(); refreshSaveState();
//>     return getComputedStyle(document.getElementById('completeModal')).display;
//>   });
//>   check('T11 completion modal silent on load', loadFired === 'none', loadFired);
//>   // T12 (NEW-1): a LIVE transition to 100% DOES fire the completion modal
//>   const liveFired = await pg.evaluate(() => {
//>     if (activeTab !== 'submission') switchTab('submission');
//>     const items = []; ROWS.forEach((r,i)=>{ if(r.t==='row'&&r.in==='check'&&rowVisible(r)) items.push(i); });
//>     state.vals[rowKey(items[0])+'_ck'] = false; updateProgress();  // <100 resets completionShown
//>     lastExportSnapshot = '__dirty__';
//>     state.vals[rowKey(items[0])+'_ck'] = true; updateProgress();   // live 100%
//>     return getComputedStyle(document.getElementById('completeModal')).display;
//>   });
//>   check('T12 completion modal fires on live 100%', liveFired !== 'none', liveFired);
//>   // T13 (NEW-1): completion modal has a working close X
//>   const compX = await pg.evaluate(() => {
//>     if (!document.getElementById('qcCompleteClose')) return 'noX';
//>     document.getElementById('qcCompleteClose').click();
//>     return getComputedStyle(document.getElementById('completeModal')).display;
//>   });
//>   check('T13 completion modal X closes it', compX === 'none', compX);
//>
//>   // T14 (F10): program tabs are a segmented control (not floating folder tabs)
//>   //   — inline-flex container, active tab has no positional float (top:auto).
//>   const hdr = await pg.evaluate(() => {
//>     const fs = document.querySelector('.filestrip').getBoundingClientRect();
//>     const tb = document.querySelector('.tabbar').getBoundingClientRect();
//>     const tabbarCS = getComputedStyle(document.querySelector('.tabbar'));
//>     const onTab = document.querySelector('.tabbar .tabbtn.on');
//>     const vt = document.querySelector('.viewtoggle').getBoundingClientRect();
//>     return {
//>       gap: Math.round(tb.top - fs.bottom),
//>       display: tabbarCS.display,
//>       activeTop: getComputedStyle(onTab).top,
//>       viewtoggleWidth: Math.round(vt.width),
//>       bannerFull: Math.round(document.getElementById('conflictBanner').getBoundingClientRect().width) > 900,
//>       headerHeight: Math.round(document.querySelector('header').getBoundingClientRect().height)
//>     };
//>   });
//>   // h1.29 compacted the header: the tab gap was deliberately halved (20 -> 10),
//>   // so it must still be a real separation but tighter than the old 14px+.
//>   check('T14 tabs still separated from identity fields, but compact (8-16px)', hdr.gap >= 8 && hdr.gap <= 16, 'gap=' + hdr.gap);
//>   check('T14b tabbar is a segmented (inline-flex) control', hdr.display === 'inline-flex', hdr.display);
//>   check('T14c active tab does not float (top:auto)', hdr.activeTop === 'auto', hdr.activeTop);
//>   check('T14d view toggle is compact/secondary (< 220px)', hdr.viewtoggleWidth < 220, hdr.viewtoggleWidth + 'px');
//>   check('T14e conflict banner stays full-width', hdr.bannerFull);
//>   // h1.29 regression guard: the header must stay compact (was ~380px pre-h1.29
//>   // at this 1000px viewport; ~283 after). Ceiling leaves headroom for wrap.
//>   check('T14f header stays compact (h1.29, < 320px @1000w)', hdr.headerHeight < 320, hdr.headerHeight + 'px');
//>   // T15 (F10): focus mode anchors tabs (left) + toggle (right) in one bar
//>   await pg.evaluate(() => document.querySelector('#viewToggle button[data-view="focus"]').click());
//>   await pg.waitForTimeout(300);
//>   const foc = await pg.evaluate(() => {
//>     const tb = document.querySelector('.tabbar').getBoundingClientRect();
//>     const vt = document.getElementById('viewToggle').getBoundingClientRect();
//>     const h = document.querySelector('header').getBoundingClientRect();
//>     const card = document.querySelector('.focuscard');
//>     return {
//>       barSolid: getComputedStyle(document.querySelector('header')).backgroundColor !== 'rgba(0, 0, 0, 0)',
//>       sameRow: Math.abs(tb.top - vt.top) < 25,
//>       toggleRightOfTabs: vt.left > tb.right,
//>       cardBelowBar: card ? card.getBoundingClientRect().top >= h.bottom : false
//>     };
//>   });
//>   check('T15 focus header is a solid anchored bar', foc.barSolid);
//>   check('T15b focus tabs + toggle share one row', foc.sameRow);
//>   check('T15c focus toggle sits right of tabs', foc.toggleRightOfTabs);
//>   check('T15d focus card clears the header bar', foc.cardBelowBar);
//>   await pg.evaluate(() => document.querySelector('#viewToggle button[data-view="list"]').click());
//>   await pg.waitForTimeout(200);
//>   // T16 (F11+ COMPLETION LOCK): the DPA-directive checkbox is gated until the DPA
//>   // tab is actually FINISHED — not merely visited — and auto-unchecks + re-locks if
//>   // the DPA tab later goes incomplete.
//>   const f11 = await pg.evaluate(() => {
//>     __suppressQcModals = true;   // don't let completing the DPA tab pop the QC modal into later tests
//>     dpaFilters.provider = 'TSAHC'; dpaFilters.coreLoan = 'FHA'; dpaFilters.dpaType = 'Grant (no second lien)'; dpaFilters.mcc = 'No'; dpaFilters.aus = 'DU';
//>     const rows = TAB_DATA.dpa; let secVis = true; const vis = [];
//>     for (let i = 0; i < rows.length; i++) { const r = rows[i];
//>       if (r.t === 'section') { secVis = !(r.tags && r.tags.length && !shouldShowRowDpa(r.tags)); continue; }
//>       if (!secVis || r.t !== 'row' || r.in !== 'check') continue;
//>       if (r.tags && r.tags.length && !shouldShowRowDpa(r.tags)) continue; vis.push(i);
//>     }
//>     vis.forEach(i => { delete TAB_STATE.dpa.vals['r' + i + '_ck']; });   // start DPA incomplete
//>     if (activeTab !== 'submission') switchTab('submission');
//>     state.vals[rowKey(ROWS.findIndex(r => r.key === 'dpa')) ] = 'Yes';
//>     const di = ROWS.findIndex(r => r.jump === 'dpa');
//>     delete state.vals[rowKey(di) + '_ck']; render();
//>     const gatedIncomplete = (document.querySelector('input.ck[data-ck="' + di + '"]') || {}).disabled;
//>     const hint = !!document.querySelector('.lockhint');
//>     document.querySelector('a.tabjump[data-jump="dpa"]').click(); switchTab('submission'); render();
//>     const gatedAfterVisit = (document.querySelector('input.ck[data-ck="' + di + '"]') || {}).disabled;
//>     vis.forEach(i => { TAB_STATE.dpa.vals['r' + i + '_ck'] = true; });   // finish the DPA tab
//>     switchTab('submission'); render();
//>     const unlockedWhenDone = (document.querySelector('input.ck[data-ck="' + di + '"]') || {}).disabled === false;
//>     state.vals[rowKey(di) + '_ck'] = true; render();                    // check it
//>     TAB_STATE.dpa.vals['r' + vis[0] + '_ck'] = false;                   // break the DPA tab
//>     switchTab('submission'); render();
//>     const autoUnchecked = !state.vals[rowKey(di) + '_ck'];
//>     const reLocked = (document.querySelector('input.ck[data-ck="' + di + '"]') || {}).disabled === true;
//>     // clean up so later tests get a clean baseline
//>     vis.forEach(i => { delete TAB_STATE.dpa.vals['r' + i + '_ck']; });
//>     delete state.vals[rowKey(di) + '_ck'];
//>     state.vals[rowKey(ROWS.findIndex(r => r.key === 'dpa'))] = '';
//>     dpaFilters.provider = ''; dpaFilters.coreLoan = ''; dpaFilters.dpaType = ''; dpaFilters.mcc = ''; dpaFilters.aus = '';
//>     const cm = document.getElementById('completeModal'); if (cm) cm.style.display = 'none';
//>     render();
//>     return { gatedIncomplete, hint, gatedAfterVisit, unlockedWhenDone, autoUnchecked, reLocked };
//>   });
//>   check('T16 DPA-directive locked while DPA tab incomplete', f11.gatedIncomplete === true, String(f11.gatedIncomplete));
//>   check('T16b lock hint shown while gated', f11.hint);
//>   check('T16c visiting the DPA tab does NOT unlock it', f11.gatedAfterVisit === true, String(f11.gatedAfterVisit));
//>   check('T16d unlocks only when the DPA tab is finished', f11.unlockedWhenDone);
//>   check('T16e auto-unchecks + re-locks if a DPA step is later unchecked', f11.autoUnchecked && f11.reLocked);
//>
//>   // T17 (F12): KEY CONTACTS block appears after ADDITIONAL NOTES, before the
//>   // audit trail, stacked name / email / phone; contacts also stay in the audit.
//>   const f12 = await pg.evaluate(() => {
//>     if (activeTab !== 'submission') switchTab('submission');
//>     const set = (label, vals) => { const i = ROWS.findIndex(r => r.in === 'multi' && r.b === label); Object.entries(vals).forEach(([k, v]) => { state.vals[rowKey(i) + '::' + k] = v; }); };
//>     set('Buyer\u2019s agent', { name: 'Maria Trevino', cell: '214-555-0182', email: 'maria@kwrealty.com' });
//>     set('Title company', { name: 'Capital Title', emails: 'escrow@ct.com' });
//>     document.getElementById('addNotes').value = 'note';
//>     buildNotes();
//>     const plain = document.getElementById('notesOut').dataset.plain;
//>     const hasBlock = plain.includes('[KEY CONTACTS]');
//>     // block sits AFTER additional notes and BEFORE the audit trail
//>     const afterNotes = plain.indexOf('[ADDITIONAL NOTES]') < plain.indexOf('[KEY CONTACTS]');
//>     const beforeAudit = plain.indexOf('[KEY CONTACTS]') < plain.indexOf('\u2022 Buyer\u2019s agent:');
//>     // stacked order name -> email -> phone within the block
//>     const seg = plain.split('[KEY CONTACTS]')[1].split('\u2022 Buyer\u2019s agent:')[0];
//>     const nameIdx = seg.indexOf('Maria Trevino'), emailIdx = seg.indexOf('maria@kwrealty.com'), cellIdx = seg.indexOf('214-555-0182');
//>     const stacked = nameIdx < emailIdx && emailIdx < cellIdx;
//>     // still present in the audit trail
//>     const inAudit = plain.includes('\u2022 Buyer\u2019s agent:');
//>     return { hasBlock, afterNotes, beforeAudit, stacked, inAudit };
//>   });
//>   check('T17 KEY CONTACTS block renders', f12.hasBlock);
//>   check('T17b block is after ADDITIONAL NOTES', f12.afterNotes);
//>   check('T17c block is before the audit trail', f12.beforeAudit);
//>   check('T17d contact stacked name/email/phone', f12.stacked);
//>   check('T17e contacts still in the audit trail', f12.inAudit);
//>
//>   // F13 — paste-safe Encompass flat copy (contacts/note still set from T17)
//>   check('T18 Copy/Paste Encompass button exists', await pg.$('#btnCopyEncompass') !== null);
//>   const f13 = await pg.evaluate(() => {
//>     const t = buildEncompassText_();
//>     return {
//>       text: t,
//>       hasCRLF: t.includes('\r\n'),
//>       noLoneLF: !/[^\r]\n/.test(t),
//>       ascii: /^[\x09\x0A\x0D\x20-\x7E]*$/.test(t),
//>       noBrackets: t.indexOf('[KEY CONTACTS]') < 0 && t.indexOf('[SELECTION]') < 0,
//>       contactOneLine: /CONTACT - Buyer.s agent: Maria Trevino \| maria@kwrealty\.com \| 214-555-0182/.test(t),
//>       selfLabeled: /(^|\r\n)BORROWER: /.test(t) && /(^|\r\n)NOTES: /.test(t),
//>       noEmoji: !/[\u{1F300}-\u{1FAFF}\u{2600}-\u{27BF}]/u.test(t)
//>     };
//>   });
//>   check('T18b flat output uses CRLF line breaks', f13.hasCRLF);
//>   check('T18c no lone LF (would paragraph-collapse in Encompass)', f13.noLoneLF);
//>   check('T18d flat output is pure ASCII', f13.ascii);
//>   check('T18e no glyphs/emoji in flat output', f13.noEmoji);
//>   check('T18f no pretty-view brackets in flat output', f13.noBrackets);
//>   check('T18g contacts collapse to ONE line with pipe separators', f13.contactOneLine);
//>   check('T18h every line self-labeled (BORROWER / NOTES)', f13.selfLabeled);
//>   await pg.click('#btnCopyEncompass'); await pg.waitForTimeout(300);
//>   const clipE = await pg.evaluate(() => navigator.clipboard.readText());
//>   check('T18i Encompass button copies the flat text', clipE.includes('BORROWER:') && /^[\x09\x0A\x0D\x20-\x7E]*$/.test(clipE));
//>   // regression: the CRM button still copies the PRETTY (glyph) version
//>   await pg.click('#btnCopy'); await pg.waitForTimeout(300);
//>   const clipC = await pg.evaluate(() => navigator.clipboard.readText());
//>   check('T18j CRM button still copies the pretty stacked version', clipC.includes('[KEY CONTACTS]'));
//>
//>   // F17 — DTI binding-ratio pop-up / over-cap banner (preapproval tab)
//>   const setDti = async (program, front, back) => await pg.evaluate((a) => {
//>     if (activeTab !== 'preapproval') switchTab('preapproval');
//>     hideSectionModal();
//>     const set = (re, v) => { const i = ROWS.findIndex(r => re.test(r.b || '')); if (i >= 0) state.vals[rowKey(i)] = v; };
//>     set(/Program preapproved on/i, a.program);
//>     set(/Final front-end \(housing\) DTI/i, a.front);
//>     set(/Final back-end \(total\) DTI/i, a.back);
//>     render();
//>     const dt = dtiAssess_(dtiInputs_());
//>     return { dt, banner: document.getElementById('conflictBanner').textContent };
//>   }, { program, front, back });
//>   let dtiR;
//>   dtiR = await setDti('FHA', '30', '41');   check('T19 FHA 30/41 -> room to go up (back-end binding)', dtiR.dt && dtiR.dt.dir === 'up' && dtiR.dt.ratioName === 'back-end' && dtiR.dt.cap === 56.9);
//>   dtiR = await setDti('FHA', '23', '58');   check('T19b FHA 23/58 -> over the hard stop + [C13] banner', dtiR.dt.dir === 'over' && dtiR.banner.includes('C13') && dtiR.banner.includes('Scale the FINAL'));
//>   dtiR = await setDti('Conventional', '60', '45'); check('T19c Conventional ignores front cap, back 45 -> up', dtiR.dt.dir === 'up' && dtiR.dt.ratioName === 'back-end' && dtiR.dt.cap === 50);
//>   dtiR = await setDti('Conventional', '10', '55'); check('T19d Conventional back 55 -> over', dtiR.dt.dir === 'over');
//>   dtiR = await setDti('USDA', '30', '40');  check('T19e USDA front 30 over 29 -> over front-end (binding)', dtiR.dt.dir === 'over' && dtiR.dt.ratioName === 'front-end');
//>   dtiR = await setDti('VA', '35', '60');    check('T19f VA -> no ceiling (dir va)', dtiR.dt.dir === 'va');
//>   dtiR = await setDti('FHA', '46', '50');   check('T19g binding = least headroom (FHA front 46 binds over back 50)', dtiR.dt.dir === 'up' && dtiR.dt.ratioName === 'front-end');
//>   // pop-up: fires once per client, gated by dtiNudgeArmed
//>   const nudge = await pg.evaluate(() => {
//>     const set = (re, v) => { const i = ROWS.findIndex(r => re.test(r.b || '')); if (i >= 0) state.vals[rowKey(i)] = v; };
//>     set(/Program preapproved on/i, 'FHA'); set(/Final front-end/i, '30'); set(/Final back-end/i, '41'); render();
//>     dtiNudgeArmed = true; maybeDtiNudge_();
//>     const shown1 = document.getElementById('dtiModal').style.display === 'flex';
//>     const body = document.getElementById('qcDtiBody').textContent;
//>     document.getElementById('dtiModal').style.display = 'none';
//>     maybeDtiNudge_();               // must NOT reshow (once per client)
//>     const shown2 = document.getElementById('dtiModal').style.display === 'flex';
//>     dtiNudgeArmed = true; maybeDtiNudge_();   // re-arm -> fires again
//>     const shown3 = document.getElementById('dtiModal').style.display === 'flex';
//>     return { shown1, body, shown2, shown3 };
//>   });
//>   check('T19h room-to-go-up pop-up fires + wording', nudge.shown1 && nudge.body.includes('push it up') && nudge.body.includes('re-run AUS'));
//>   check('T19i pop-up is once-per-client (disarms after firing)', nudge.shown2 === false);
//>   check('T19j re-arming makes it fire again (New file path)', nudge.shown3 === true);
//>
//>   // F18 — clickable [code] chips jump to the row to fix
//>   const jump = await pg.evaluate(() => {
//>     const set = (re, v) => { const i = ROWS.findIndex(r => re.test(r.b || '')); if (i >= 0) state.vals[rowKey(i)] = v; };
//>     document.getElementById('dtiModal').style.display = 'none';
//>     set(/Program preapproved on/i, 'FHA'); set(/Final front-end/i, '23'); set(/Final back-end/i, '58'); render();
//>     const chip = document.querySelector('#conflictBanner .cb-chip[data-code="C13"]');
//>     if (!chip) return { noChip: true };
//>     const clickable = getComputedStyle(chip).cursor === 'pointer';
//>     chip.click();
//>     const bi = ROWS.findIndex(r => /Final back-end \(total\) DTI/i.test(r.b || ''));
//>     const rowEl = document.querySelector('[data-val="' + bi + '"]').closest('.row');
//>     return { chipExists: true, clickable, flashed: rowEl.classList.contains('rowflash') };
//>   });
//>   check('T20 conflict [code] renders as a clickable chip', jump.chipExists && jump.clickable);
//>   check('T20b clicking the chip jumps to + flashes the target row', jump.flashed === true);
//>
//>   // T21 — NUMBERS & PROGRAM consult block in the preapproval notes (both outputs)
//>   const numblk = await pg.evaluate(() => {
//>     switchTab('preapproval'); hideSectionModal();
//>     const set = (re, v) => { const i = ROWS.findIndex(r => r.t === 'row' && re.test(r.b || '')); if (i >= 0) state.vals[rowKey(i)] = v; };
//>     set(/Program preapproved on/i, 'FHA'); set(/Sub financing.*DPA program/i, 'Yes');
//>     set(/Which DPA program/i, 'TSAHC - GOVT - FORGIVABLE 2ND'); set(/DPA % chosen/i, '5');
//>     set(/FINAL PREAPPROVED AMOUNT/i, '412,000'); set(/Combined total calculated income/i, '8,250');
//>     set(/Final front-end/i, '31.0'); set(/Final back-end/i, '43.0');
//>     set(/Interest rate.*WORST CASE/i, '7.125'); set(/Loan term/i, '360');
//>     set(/Middle credit scores/i, '720, 705'); set(/^Occupancy/i, 'Primary Residence'); set(/^Loan purpose/i, 'Purchase');
//>     render();
//>     const pretty = preapprovalSummaryLines_().join('\n');
//>     const flat = buildEncompassText_();
//>     set(/Sub financing.*DPA program/i, 'No'); set(/Which DPA program/i, ''); set(/DPA % chosen/i, ''); set(/Combined total calculated income/i, ''); render();
//>     const noDpa = preapprovalSummaryLines_().join('\n');
//>     return { pretty, flat, noDpa };
//>   });
//>   const P = numblk.pretty, rx = s => s.replace(/[.*+?^${}()|[\]\\]/g, '\\$&'), hasLine = (label, val) => new RegExp(rx(label) + ':\\s+' + rx(val)).test(P);
//>   check('T21 pretty block carries max amount + income + both DTIs',
//>     hasLine('MAX PRE-APPROVED', '$412,000') && hasLine('QUALIFYING INCOME', '$8,250') && hasLine('FRONT-END DTI', '31.0%') && hasLine('BACK-END DTI', '43.0%'));
//>   check('T21b block carries program, assistance %, occupancy, purpose, rate, term, FICO',
//>     hasLine('PROGRAM', 'FHA') && hasLine('ASSISTANCE (DPA)', '5% \u2014 TSAHC') &&
//>     hasLine('OCCUPANCY', 'Primary Residence') && hasLine('LOAN PURPOSE', 'Purchase') &&
//>     hasLine('QUALIFYING RATE', '7.125% (worst-case)') && hasLine('LOAN TERM', '360 mo') && hasLine('MIDDLE FICO(S)', '720, 705'));
//>   check('T21c flat Encompass copy carries the ASCII consult block', numblk.flat.includes('NUMBERS AND PROGRAM (LO / CLIENT CONSULT):') && numblk.flat.includes('MAX PRE-APPROVED: $412,000'));
//>   check('T21d ASSISTANCE line drops on non-DPA files', !numblk.noDpa.includes('ASSISTANCE (DPA)'));
//>   check('T21e blank core fields flag "not entered"', /QUALIFYING INCOME:\s+\u2014 not entered/.test(numblk.noDpa));
//>
//>   // T22 — C12 buydown warning defers until an amount is actually entered (h1.32)
//>   await pg.evaluate(() => { if (activeTab !== 'submission') switchTab('submission'); hideSectionModal(); });
//>   await sel(/Temp buydown on this file/i, 'Yes');
//>   check('T22 buydown=YES + blank amount -> no premature C12', !(await codes()).includes('C12'));
//>   await fill(/Buydown amount \(from the 2015/i, '0');
//>   check('T22b entered $0 -> C12 fires', (await codes()).includes('C12'));
//>   await fill(/Buydown amount \(from the 2015/i, '3,000');
//>   check('T22c real amount -> C12 clears', !(await codes()).includes('C12'));
//>
//>   // final
//>   // T23 — PREAPPROVAL STATUS banner (Item 3): first line of both note outputs, preapproval only
//>   const stat = await pg.evaluate(() => {
//>     switchTab('preapproval'); hideSectionModal();
//>     const set = v => { const i = ROWS.findIndex(r => /Is this client PREAPPROVED/i.test(r.b || '')); if (i >= 0) { if (v === null) delete state.vals[rowKey(i)]; else state.vals[rowKey(i)] = v; } };
//>     set('Yes'); render();
//>     const yesFlat = buildEncompassText_().split('\n')[0];
//>     const yesPretty = preapprovalStatusLine_(false);
//>     set('No'); render();
//>     const noFlat = buildEncompassText_().split('\n')[0];
//>     set(null); render();
//>     const unsetFlat = buildEncompassText_().split('\n')[0];
//>     switchTab('submission'); hideSectionModal();
//>     const subLine = preapprovalStatusLine_(false);
//>     return { yesFlat, yesPretty, noFlat, unsetFlat, subLine };
//>   });
//>   check('T23 PREAPPROVED is the first flat line + emoji in pretty', /PREAPPROVED!!/.test(stat.yesFlat) && !stat.yesFlat.includes('NOT') && stat.yesPretty.includes('\u2705'));
//>   check('T23b NOT PREAPPROVED renders when No', /NOT PREAPPROVED!!/.test(stat.noFlat));
//>   check('T23c unanswered shows STATUS NOT SET nudge', /STATUS NOT SET/.test(stat.unsetFlat));
//>   check('T23d status line is preapproval-only (none on submission)', stat.subLine === null);
//>
//>   // T24 — F19 LTV/CLTV over-cap heads-up (pre-approval), incl. DPA CLTV suppression
//>   const ltvR = await pg.evaluate(() => {
//>     const run = (prog, ltv, cltv, dpa) => {
//>       switchTab('preapproval'); hideSectionModal();
//>       const set = (re, v) => { const i = ROWS.findIndex(r => r.t === 'row' && re.test(r.b || '')); if (i >= 0) state.vals[rowKey(i)] = v; };
//>       set(/Program preapproved on/i, prog); set(/Final LTV \(first lien\)/i, ltv); set(/Final CLTV \(all liens\)/i, cltv); set(/Sub financing \/ DPA program/i, dpa);
//>       render();
//>       return ltvAssess_(ltvInputs_()).map(x => x.code).sort().join(',');
//>     };
//>     return {
//>       fhaOver: run('FHA', '97', '97', 'No'),         // both over 96.5
//>       fhaOk: run('FHA', '96', '96', 'No'),           // within
//>       convCltv: run('Conventional', '97', '98', 'No'), // LTV ok at 97, CLTV over
//>       dpaHighCltv: run('FHA', '96.5', '105', 'Yes'), // CLTV normal on DPA -> none
//>       dpaLtvOver: run('FHA', '98', '105', 'Yes'),    // LTV flagged, CLTV suppressed
//>       usdaOver: run('USDA', '101', '101', 'No')
//>     };
//>   });
//>   check('T24 FHA over 96.5 flags both LTV+CLTV', ltvR.fhaOver === 'C14,C15');
//>   check('T24b within cap flags nothing', ltvR.fhaOk === '');
//>   check('T24c Conventional 97 LTV ok, CLTV 98 flags only CLTV', ltvR.convCltv === 'C15');
//>   check('T24d DPA high CLTV (105) is NOT flagged', ltvR.dpaHighCltv === '');
//>   check('T24e DPA still flags first-lien LTV over max, suppresses CLTV', ltvR.dpaLtvOver === 'C14');
//>   check('T24f USDA over 100 flags', ltvR.usdaOver === 'C14,C15');
//>
//>   // T25 — DEPARTING RESIDENCE decision engine (control-strip driven, no checklist rows)
//>   const dep = await pg.evaluate(() => {
//>     const decide = (o) => {
//>       switchTab('departing'); hideSectionModal();
//>       Object.assign(departingCtl, { curloan:'', newloan:'', distance:'', equity:'', divorce:'', fhaException:'' }, o);
//>       render();
//>       const d = departingDecision_();
//>       const strip = document.getElementById('departStrip');
//>       return { d, selCount: strip.querySelectorAll('select').length, ready: departingReady_(), block: departingDecisionLines_(false).join('\n') };
//>     };
//>     const convfha = decide({ curloan:'Conventional', newloan:'FHA', distance:'\u2265100 miles' });
//>     const fhafhaReloc = decide({ curloan:'FHA', newloan:'FHA', fhaException:'Employment relocation \u2265100 mi' });
//>     const fhafhaFamNo = decide({ curloan:'FHA', newloan:'FHA', fhaException:'Household grew (more dependents)', equity:'No (<25%)' });
//>     const fhafhaNeither = decide({ curloan:'FHA', newloan:'FHA', fhaException:'Neither / other' });
//>     const usdausda = decide({ curloan:'USDA', newloan:'USDA' });
//>     const conv = decide({ curloan:'Owned free & clear', newloan:'Conventional' });
//>     const usda = decide({ curloan:'Conventional', newloan:'USDA' });
//>     const vava = decide({ curloan:'VA', newloan:'VA' });
//>     const divorceConv = decide({ curloan:'FHA', newloan:'Conventional', divorce:'Yes' });
//>     let blocks = 0;
//>     (() => { switchTab('departing'); hideSectionModal(); Object.assign(departingCtl, { curloan:'Conventional', newloan:'USDA', distance:'', equity:'', divorce:'', fhaException:'' }); render();
//>       insertDepartingDecision_('preapproval'); insertDepartingDecision_('preapproval');
//>       blocks = (TAB_STATE.preapproval.notes.match(/DEPARTING RESIDENCE/g) || []).length; })();
//>     return {
//>       rowsEmpty: TAB_DATA.departing.length === 0,
//>       convfhaElig: /ELIGIBLE — this is your only FHA/.test(convfha.d.g1.t),
//>       fhaReloc: fhafhaReloc.d.g1.k === 'ok' && /relocation/.test(fhafhaReloc.d.g2.t),
//>       fhaFamNo: fhafhaFamNo.d.g1.k === 'no' && fhafhaFamNo.d.g2.k === 'no',
//>       fhaNeither: /LIKELY CANNOT/.test(fhafhaNeither.d.g1.t),
//>       usdaUsda: usdausda.d.g1.k === 'no' && /two USDA/.test(usdausda.d.g1.t),
//>       excShown: fhafhaReloc.selCount === 4 && conv.selCount === 3,   // exception dropdown for FHA→FHA; divorce always
//>       usdaNoOffset: usda.d.g2.k === 'no' && !usda.d.reqs.some(r => /lease/i.test(r)),
//>       vavaCOE: vava.d.g1.k === 'warn' && vava.d.reqs.some(r => /COE/.test(r)),
//>       divorceExcl: /EXCLUDED FROM DTI/.test(divorceConv.d.g2.t) && divorceConv.d.reqs.some(r => /decree/i.test(r)),
//>       ready: fhafhaReloc.ready && !decide({ curloan:'FHA', newloan:'FHA' }).ready,   // ready needs the exception picked
//>       blockInNotes: usda.block.indexOf('DEPARTING RESIDENCE') >= 0,
//>       insertIdempotent: blocks === 1
//>     };
//>   });
//>   check('T25 departing tab has no checklist rows (strip+output only)', dep.rowsEmpty);
//>   check('T25b Conv→FHA is ELIGIBLE (only FHA loan)', dep.convfhaElig);
//>   check('T25c FHA→FHA relocation = ELIGIBLE + offset', dep.fhaReloc);
//>   check('T25d FHA→FHA family-size w/o equity = CANNOT + no offset', dep.fhaFamNo);
//>   check('T25e FHA→FHA neither = LIKELY CANNOT', dep.fhaNeither);
//>   check('T25f USDA→USDA = CANNOT (two USDA loans)', dep.usdaUsda);
//>   check('T25g exception dropdown for FHA→FHA; divorce toggle always', dep.excShown);
//>   check('T25h new USDA = NO offset, no lease reqs', dep.usdaNoOffset);
//>   check('T25i VA→VA conditional + routes COE', dep.vavaCOE);
//>   check('T25j divorce swaps to decree-exclusion path', dep.divorceExcl);
//>   check('T25k decision-ready needs the FHA→FHA exception picked', dep.ready);
//>   check('T25l decision block builds for the note output', dep.blockInNotes);
//>   check('T25m auto-insert into notes is idempotent (no stacking)', dep.insertIdempotent);
//>
//>   // T26 — hidden DEV fill button (subtle; fills the active tab for quick output checks)
//>   const devt = await pg.evaluate(() => {
//>     __suppressQcModals = true;
//>     switchTab('submission'); hideSectionModal();
//>     ROWS.forEach((r, i) => { delete state.vals[rowKey(i) + '_ck']; });
//>     render();
//>     const btn = document.getElementById('devFill');
//>     const opacity = parseFloat(getComputedStyle(btn).opacity);
//>     const before = document.querySelectorAll('#checklist input.ck:checked').length;
//>     btn.click();
//>     const after = document.querySelectorAll('#checklist input.ck:checked').length;
//>     return { exists: !!btn, subtle: opacity <= 0.4, filled: after > before + 10 };
//>   });
//>   check('T26 dev fill button exists and is subtle', devt.exists && devt.subtle);
//>   check('T26b dev fill button checks the tab for quick testing', devt.filled);
//>
//>   // T27 — condensed audit trail (h1.40): section headers, no scaffolding, minor rows dropped
//>   const aud = await pg.evaluate(() => {
//>     __suppressQcModals = true;
//>     switchTab('submission'); hideSectionModal();
//>     const idx = re => ROWS.findIndex(r => r.b && re.test(r.b));
//>     [idx(/^Click Finish/), idx(/^Order the appraisal via Encompass/), idx(/^Run AUS — confirm/)].forEach(i => { if (i >= 0) state.vals[rowKey(i) + '_ck'] = true; });
//>     const joined = auditLines_(false).join('\n');
//>     return {
//>       hasHeader: auditLines_(false).some(l => /^\u2014 .+ \u2014$/.test(l)),
//>       noScaffold: !/\[DONE\]|\[SELECTION\]/.test(joined),
//>       noSeeNote: !/see note/i.test(joined),
//>       minorDropped: !/Click Finish|Order the appraisal via Encompass/.test(joined),
//>       materialKept: /Run AUS/.test(joined),
//>       singleSiren: !/\uD83D\uDEA8\s*\uD83D\uDEA8/.test(joined)
//>     };
//>   });
//>   check('T27 audit has — SECTION — headers', aud.hasHeader);
//>   check('T27b no [DONE]/[SELECTION] scaffolding', aud.noScaffold);
//>   check('T27c "(see note)" stripped from audit', aud.noSeeNote);
//>   check('T27d routine rows dropped when done', aud.minorDropped);
//>   check('T27e material rows kept', aud.materialKept);
//>   check('T27f multiple 🚨 collapsed to one', aud.singleSiren);
//>
//>   // T28 — DPA condensed summary (h1.41): buttons render, insert stores, appears inline in audit (pretty + ascii), hidden on non-DPA file
//>   const dsum = await pg.evaluate(() => {
//>     __suppressQcModals = true;
//>     switchTab('dpa'); hideSectionModal();
//>     dpaFilters.provider = 'TSAHC'; dpaFilters.coreLoan = 'FHA'; dpaFilters.dpaType = 'Grant (no second lien)'; dpaFilters.mcc = 'No'; dpaFilters.aus = 'DU'; render();
//>     const btns = document.querySelectorAll('#dpaStrip button[data-dpasum]').length;
//>     insertDpaSummary_('submission');
//>     const stored = (TAB_STATE.submission.dpaSummary || []).length;
//>     switchTab('submission'); hideSectionModal();
//>     const dk = ROWS.findIndex(r => r.key === 'dpa'); state.vals[rowKey(dk)] = 'Yes'; render();
//>     const pretty = auditLines_(false).join('\n');
//>     const ascii = auditLines_(true).join('\n');
//>     state.vals[rowKey(dk)] = 'No'; render();   // non-DPA file → DPA row hidden → summary gone
//>     const hiddenWhenNoDpa = !/DPA SUMMARY/.test(auditLines_(false).join('\n'));
//>     return {
//>       btns, stored,
//>       prettyHas: /\u2014 DPA SUMMARY \u2014/.test(pretty) && /TSAHC \u00b7 FHA/.test(pretty),
//>       asciiHas: /DPA SUMMARY/.test(ascii) && /TSAHC/.test(ascii),
//>       hiddenWhenNoDpa
//>     };
//>   });
//>   check('T28 DPA summary buttons render on DPA tab', dsum.btns === 2);
//>   check('T28b insert stores summary lines', dsum.stored >= 2);
//>   check('T28c summary appears inline in pretty audit', dsum.prettyHas);
//>   check('T28d summary appears in ASCII audit (folded)', dsum.asciiHas);
//>   check('T28e summary hidden on non-DPA file', dsum.hiddenWhenNoDpa);
//>
//>   // T29 — export naming (.check + yy_m_d_HHMM stamp) & import accepts .check/.json (h1.42)
//>   const exp = await pg.evaluate(() => {
//>     const s1 = exportStamp_(new Date(2026, 7, 17, 14, 23));  // Aug 17 2026 14:23
//>     const s2 = exportStamp_(new Date(2026, 7, 17, 9, 5));    // 09:05 -> time zero-padded
//>     const s3 = exportStamp_(new Date(2026, 0, 3, 0, 0));     // Jan 3 -> no leading zeros on m/d
//>     const fn = exportFileName_('mariaRicardo', '113376447', new Date(2026, 7, 17, 14, 23));
//>     const acc = (document.getElementById('fileInput') || {}).accept || '';
//>     let roundtrip = false;
//>     try {
//>       switchTab('submission'); hideSectionModal();
//>       const dk = ROWS.findIndex(r => r.key === 'dpa'); const key = rowKey(dk);
//>       state.vals[key] = 'Yes';
//>       const snapA = snapshot();
//>       state.vals = {}; render();                      // wipe as if a fresh load
//>       const st = ({ state: JSON.parse(snapA) }).state; // same path import uses: j.state||j
//>       loadState(st); switchTab('submission');
//>       roundtrip = (state.vals[key] === 'Yes');
//>     } catch (e) { roundtrip = 'threw:' + e.message; }
//>     return { s1, s2, s3, fn, acc, roundtrip };
//>   });
//>   check('T29 exportStamp_ yy_m_d_HHMM', exp.s1 === '26_8_17_1423', exp.s1);
//>   check('T29b morning time zero-padded', exp.s2 === '26_8_17_0905', exp.s2);
//>   check('T29c single-digit month/day no leading zero', exp.s3 === '26_1_3_0000', exp.s3);
//>   check('T29d filename is _Cteam_<stamp>.check', exp.fn === 'mariaRicardo_113376447_Cteam_26_8_17_1423.check', exp.fn);
//>   check('T29e picker accepts .check and .json', /\.check/.test(exp.acc) && /\.json/.test(exp.acc), exp.acc);
//>   check('T29f import round-trip restores state', exp.roundtrip === true, String(exp.roundtrip));
//>
//>   check('Z1 zero JS errors across routine', errs.length === 0, JSON.stringify(errs.slice(0, 3)));
//>
//>   await browser.close();
//>
//>   const ok = R.filter(x => x[1]).length;
//>   const fail = R.length - ok;
//>   console.log('BROWSER    PASSED ' + String(ok).padStart(3) + '   FAILED ' + String(fail).padStart(3));
//>   console.log('-'.repeat(46));
//>   console.log('TOTAL      PASSED ' + String(ok).padStart(3) + '   FAILED ' + String(fail).padStart(3));
//>   process.exit(fail === 0 ? 0 : 1);
//> })();
//>
//> FILE: run.js
//> #!/usr/bin/env node
//> /* run.js — the HTML app's test suite runner.
//>  *
//>  * LOGIC modules (headless, always run) test the real functions extracted from
//>  * caussade-checklist.html — no second copy to drift:
//>  *   structure  — content-free shape invariants
//>  *   gating     — shouldShowRow across every gate value
//>  *   conflicts  — detectConflicts_ through every rule + DPA floor table
//>  *   format     — money / date / score / program helpers
//>  *   fuzz       — random-input stress
//>  *   parity     — HTML vs the Google Sheet (rows, gating, conflicts, floors)
//>  *
//>  * BROWSER module (browser.js, Playwright) tests the UI/DOM behaviour logic can't
//>  * reach: rendering, identity gate, nav buttons, focus mode, notes, copy,
//>  * save/restore, fuzz. It needs playwright installed, so it runs only when asked:
//>  *
//>  *   node run.js              logic only          -> expect TOTAL ... FAILED 0
//>  *   node run.js --all        logic + browser     -> full routine
//>  *   node browser.js          browser only
//>  *
//>  * Exits non-zero if anything failed.
//>  */
//> const { execFileSync } = require('child_process');
//> const path = require('path');
//> const MODULES = ['structure', 'gating', 'conflicts', 'format', 'fuzz', 'parity', 'preapproval', 'dpa'];
//> const wantBrowser = process.argv.includes('--all') || process.argv.includes('--browser');
//>
//> let grandOk = 0, grandBad = 0;
//> const failLines = [];
//>
//> for (const name of MODULES) {
//>   let ok = 0; const bad = [];
//>   const T = (label, cond, detail) => { if (cond) ok++; else bad.push(label + (detail ? '  -> ' + detail : '')); };
//>   try { require('./' + name + '.js')(T); }
//>   catch (e) { bad.push('MODULE THREW: ' + e.message); }
//>   grandOk += ok; grandBad += bad.length;
//>   console.log(name.toUpperCase().padEnd(10) + ' PASSED ' + String(ok).padStart(3) + '   FAILED ' + String(bad.length).padStart(3));
//>   bad.forEach(b => failLines.push('  [' + name + '] ' + b));
//> }
//>
//> if (wantBrowser) {
//>   let out = '';
//>   try {
//>     out = execFileSync('node', [path.join(__dirname, 'browser.js')], { encoding: 'utf8' });
//>   } catch (e) {
//>     out = (e.stdout || '').toString();
//>   }
//>   const line = out.split('\n').find(l => l.startsWith('BROWSER'));
//>   if (line) {
//>     console.log(line);
//>     const m = line.match(/PASSED\s+(\d+)\s+FAILED\s+(\d+)/);
//>     if (m) { grandOk += +m[1]; grandBad += +m[2]; if (+m[2] > 0) failLines.push('  [browser] ' + m[2] + ' UI checks failed — run `node browser.js` for detail'); }
//>   } else {
//>     // playwright missing -> browser.js printed a skip notice
//>     console.log(out.trim().split('\n').slice(0, 2).join('\n'));
//>   }
//> }
//>
//> console.log('-'.repeat(46));
//> console.log('TOTAL      PASSED ' + String(grandOk).padStart(3) + '   FAILED ' + String(grandBad).padStart(3));
//> if (failLines.length) { console.log('\nFAILURES:'); failLines.forEach(l => console.log(l)); }
//> process.exit(grandBad === 0 ? 0 : 1);
-->
</html>