Phase 3: Optimize & clean up — unified projects, account enhancements, new tenant fix

- Unify reserve_components + capital_projects into single projects model with
  full CRUD backend and new Projects page frontend
- Rewrite Capital Planning to read from unified projects/planning endpoint;
  add empty state directing users to Projects page when no planning items exist
- Add default designation to assessment groups with auto-set on first creation;
  units now require an assessment group (pre-populated with default)
- Add primary account designation (one per fund type) and balance adjustment
  via journal entries against equity offset accounts (3000/3100)
- Add computed investment fields (interest earned, maturity value, days remaining)
  with PostgreSQL date arithmetic fix for DATE - DATE integer result
- Restructure sidebar: investments in Accounts tab, Year-End under Reports,
  Planning section with Projects and Capital Planning
- Fix new tenant creation seeding unwanted default chart of accounts —
  new tenants now start with a blank slate

Co-Authored-By: Claude Opus 4.6 <noreply@anthropic.com>

backend/src/app.module.ts

@@ -20,6 +20,7 @@ import { InvestmentsModule } from './modules/investments/investments.module';
 import { CapitalProjectsModule } from './modules/capital-projects/capital-projects.module';
 import { ReportsModule } from './modules/reports/reports.module';
 import { AssessmentGroupsModule } from './modules/assessment-groups/assessment-groups.module';
+import { ProjectsModule } from './modules/projects/projects.module';
 
 @Module({
   imports: [
@@ -54,6 +55,7 @@ import { AssessmentGroupsModule } from './modules/assessment-groups/assessment-g
     CapitalProjectsModule,
     ReportsModule,
     AssessmentGroupsModule,
+    ProjectsModule,
   ],
   controllers: [AppController],
 })

backend/src/database/tenant-schema.service.ts

@@ -19,7 +19,6 @@ export class TenantSchemaService {
         await queryRunner.query(statement);
       }
 
-      await this.seedDefaultChartOfAccounts(queryRunner, schemaName);
       await this.seedDefaultFiscalPeriods(queryRunner, schemaName);
 
       await queryRunner.commitTransaction();
@@ -45,6 +44,7 @@ export class TenantSchemaService {
         is_1099_reportable BOOLEAN DEFAULT FALSE,
         is_active BOOLEAN DEFAULT TRUE,
         is_system BOOLEAN DEFAULT FALSE,
+        is_primary BOOLEAN DEFAULT FALSE,
         balance DECIMAL(15,2) DEFAULT 0.00,
         created_at TIMESTAMPTZ DEFAULT NOW(),
         updated_at TIMESTAMPTZ DEFAULT NOW(),
@@ -110,6 +110,7 @@ export class TenantSchemaService {
         special_assessment DECIMAL(10,2) DEFAULT 0.00,
         unit_count INTEGER DEFAULT 0,
         frequency VARCHAR(20) DEFAULT 'monthly' CHECK (frequency IN ('monthly', 'quarterly', 'annual')),
+        is_default BOOLEAN DEFAULT FALSE,
         is_active BOOLEAN DEFAULT TRUE,
         created_at TIMESTAMPTZ DEFAULT NOW(),
         updated_at TIMESTAMPTZ DEFAULT NOW()
@@ -281,6 +282,37 @@ export class TenantSchemaService {
         updated_at TIMESTAMPTZ DEFAULT NOW()
       )`,
 
+      // Unified Projects (replaces reserve_components + capital_projects for new features)
+      `CREATE TABLE "${s}".projects (
+        id UUID PRIMARY KEY DEFAULT uuid_generate_v4(),
+        name VARCHAR(255) NOT NULL,
+        description TEXT,
+        category VARCHAR(100),
+        estimated_cost DECIMAL(15,2) NOT NULL DEFAULT 0,
+        actual_cost DECIMAL(15,2),
+        current_fund_balance DECIMAL(15,2) DEFAULT 0.00,
+        annual_contribution DECIMAL(12,2) DEFAULT 0.00,
+        fund_source VARCHAR(20) CHECK (fund_source IN ('operating', 'reserve', 'special_assessment')),
+        funded_percentage DECIMAL(5,2) DEFAULT 0,
+        useful_life_years INTEGER,
+        remaining_life_years DECIMAL(5,1),
+        condition_rating INTEGER CHECK (condition_rating BETWEEN 1 AND 10),
+        last_replacement_date DATE,
+        next_replacement_date DATE,
+        planned_date DATE,
+        target_year INTEGER,
+        target_month INTEGER CHECK (target_month BETWEEN 1 AND 12),
+        status VARCHAR(20) DEFAULT 'planned' CHECK (status IN (
+          'planned', 'approved', 'in_progress', 'completed', 'deferred', 'cancelled'
+        )),
+        priority INTEGER DEFAULT 3 CHECK (priority BETWEEN 1 AND 5),
+        account_id UUID REFERENCES "${s}".accounts(id),
+        notes TEXT,
+        is_active BOOLEAN DEFAULT TRUE,
+        created_at TIMESTAMPTZ DEFAULT NOW(),
+        updated_at TIMESTAMPTZ DEFAULT NOW()
+      )`,
+
       // Indexes
       `CREATE INDEX "idx_${s}_je_date" ON "${s}".journal_entries(entry_date)`,
       `CREATE INDEX "idx_${s}_je_fiscal" ON "${s}".journal_entries(fiscal_period_id)`,

backend/src/modules/accounts/accounts.controller.ts

@@ -26,6 +26,21 @@ export class AccountsController {
     return this.accountsService.getTrialBalance(asOfDate);
   }
 
+  @Put(':id/set-primary')
+  @ApiOperation({ summary: 'Set account as primary for its fund type' })
+  setPrimary(@Param('id') id: string) {
+    return this.accountsService.setPrimary(id);
+  }
+
+  @Post(':id/adjust-balance')
+  @ApiOperation({ summary: 'Adjust account balance to a target amount' })
+  adjustBalance(
+    @Param('id') id: string,
+    @Body() dto: { targetBalance: number; asOfDate: string; memo?: string },
+  ) {
+    return this.accountsService.adjustBalance(id, dto);
+  }
+
   @Get(':id')
   @ApiOperation({ summary: 'Get account by ID' })
   findOne(@Param('id') id: string) {

backend/src/modules/accounts/accounts.service.ts

@@ -109,6 +109,16 @@ export class AccountsService {
       throw new BadRequestException('Cannot change type of system account');
     }
 
+    // Handle isPrimary: clear other primary accounts in the same fund_type first
+    if (dto.isPrimary === true) {
+      await this.tenant.query(
+        `UPDATE accounts SET is_primary = false
+         WHERE fund_type = (SELECT fund_type FROM accounts WHERE id = $1)
+           AND is_primary = true`,
+        [id],
+      );
+    }
+
     const sets: string[] = [];
     const params: any[] = [];
     let idx = 1;
@@ -120,6 +130,7 @@ export class AccountsService {
     if (dto.fundType !== undefined) { sets.push(`fund_type = $${idx++}`); params.push(dto.fundType); }
     if (dto.is1099Reportable !== undefined) { sets.push(`is_1099_reportable = $${idx++}`); params.push(dto.is1099Reportable); }
     if (dto.isActive !== undefined) { sets.push(`is_active = $${idx++}`); params.push(dto.isActive); }
+    if (dto.isPrimary !== undefined) { sets.push(`is_primary = $${idx++}`); params.push(dto.isPrimary); }
 
     if (!sets.length) return account;
 
@@ -133,6 +144,136 @@ export class AccountsService {
     return rows[0];
   }
 
+  async setPrimary(id: string) {
+    const account = await this.findOne(id);
+
+    // Clear other primary accounts in the same fund_type
+    await this.tenant.query(
+      `UPDATE accounts SET is_primary = false
+       WHERE fund_type = $1 AND is_primary = true`,
+      [account.fund_type],
+    );
+
+    // Set this account as primary
+    await this.tenant.query(
+      `UPDATE accounts SET is_primary = true, updated_at = NOW()
+       WHERE id = $1`,
+      [id],
+    );
+    return this.findOne(id);
+  }
+
+  async adjustBalance(id: string, dto: { targetBalance: number; asOfDate: string; memo?: string }) {
+    const account = await this.findOne(id);
+
+    // Get current balance for this account using trial balance logic
+    const balanceRows = await this.tenant.query(
+      `SELECT
+        CASE
+          WHEN a.account_type IN ('asset', 'expense')
+            THEN COALESCE(SUM(jel.debit), 0) - COALESCE(SUM(jel.credit), 0)
+          ELSE COALESCE(SUM(jel.credit), 0) - COALESCE(SUM(jel.debit), 0)
+        END as balance
+      FROM accounts a
+      LEFT JOIN journal_entry_lines jel ON jel.account_id = a.id
+      LEFT JOIN journal_entries je ON je.id = jel.journal_entry_id
+        AND je.is_posted = true AND je.is_void = false
+        AND je.entry_date <= $1
+      WHERE a.id = $2
+      GROUP BY a.id, a.account_type`,
+      [dto.asOfDate, id],
+    );
+
+    const currentBalance = balanceRows.length ? parseFloat(balanceRows[0].balance) : 0;
+    const difference = dto.targetBalance - currentBalance;
+
+    if (difference === 0) {
+      return { message: 'No adjustment needed' };
+    }
+
+    // Find fiscal period for the asOfDate
+    const asOf = new Date(dto.asOfDate);
+    const year = asOf.getFullYear();
+    const month = asOf.getMonth() + 1;
+
+    const periods = await this.tenant.query(
+      'SELECT id FROM fiscal_periods WHERE year = $1 AND month = $2',
+      [year, month],
+    );
+    if (!periods.length) {
+      throw new BadRequestException(`No fiscal period found for ${year}-${String(month).padStart(2, '0')}`);
+    }
+    const fiscalPeriodId = periods[0].id;
+
+    // Determine the equity offset account based on fund_type
+    const equityAccountNumber = account.fund_type === 'reserve' ? 3100 : 3000;
+    const equityRows = await this.tenant.query(
+      'SELECT id, account_type FROM accounts WHERE account_number = $1',
+      [equityAccountNumber],
+    );
+    if (!equityRows.length) {
+      throw new BadRequestException(
+        `Equity offset account ${equityAccountNumber} not found`,
+      );
+    }
+    const equityAccount = equityRows[0];
+
+    // Calculate debit/credit for the target account line
+    // For debit-normal accounts (asset, expense): increase = debit, decrease = credit
+    // For credit-normal accounts (liability, equity, income): increase = credit, decrease = debit
+    const isDebitNormal = ['asset', 'expense'].includes(account.account_type);
+    const absDifference = Math.abs(difference);
+
+    let targetDebit: number;
+    let targetCredit: number;
+
+    if (isDebitNormal) {
+      // Debit-normal: positive difference means we need more debit
+      targetDebit = difference > 0 ? absDifference : 0;
+      targetCredit = difference > 0 ? 0 : absDifference;
+    } else {
+      // Credit-normal: positive difference means we need more credit
+      targetDebit = difference > 0 ? 0 : absDifference;
+      targetCredit = difference > 0 ? absDifference : 0;
+    }
+
+    // Balancing line to equity account is the opposite
+    const equityDebit = targetCredit > 0 ? targetCredit : 0;
+    const equityCredit = targetDebit > 0 ? targetDebit : 0;
+
+    const memo = dto.memo || `Balance adjustment to ${dto.targetBalance}`;
+
+    // Create journal entry
+    const jeRows = await this.tenant.query(
+      `INSERT INTO journal_entries (entry_date, description, entry_type, fiscal_period_id, is_posted, posted_at, created_by)
+       VALUES ($1, $2, 'adjustment', $3, true, NOW(), $4)
+       RETURNING *`,
+      [
+        dto.asOfDate,
+        memo,
+        fiscalPeriodId,
+        '00000000-0000-0000-0000-000000000000',
+      ],
+    );
+
+    const journalEntry = jeRows[0];
+
+    // Create the two journal entry lines
+    await this.tenant.query(
+      `INSERT INTO journal_entry_lines (journal_entry_id, account_id, debit, credit, memo)
+       VALUES ($1, $2, $3, $4, $5)`,
+      [journalEntry.id, id, targetDebit, targetCredit, memo],
+    );
+
+    await this.tenant.query(
+      `INSERT INTO journal_entry_lines (journal_entry_id, account_id, debit, credit, memo)
+       VALUES ($1, $2, $3, $4, $5)`,
+      [journalEntry.id, equityAccount.id, equityDebit, equityCredit, memo],
+    );
+
+    return journalEntry;
+  }
+
   async getTrialBalance(asOfDate?: string) {
     const dateFilter = asOfDate
       ? `AND je.entry_date <= $1`

backend/src/modules/accounts/dto/update-account.dto.ts

@@ -36,4 +36,9 @@ export class UpdateAccountDto {
   @IsIn(['operating', 'reserve'])
   @IsOptional()
   fundType?: string;
+
+  @ApiProperty({ required: false })
+  @IsBoolean()
+  @IsOptional()
+  isPrimary?: boolean;
 }

backend/src/modules/assessment-groups/assessment-groups.controller.ts

@@ -16,6 +16,9 @@ export class AssessmentGroupsController {
   @Get('summary')
   getSummary() { return this.service.getSummary(); }
 
+  @Get('default')
+  getDefault() { return this.service.getDefault(); }
+
   @Get(':id')
   findOne(@Param('id') id: string) { return this.service.findOne(id); }
 
@@ -24,4 +27,7 @@ export class AssessmentGroupsController {
 
   @Put(':id')
   update(@Param('id') id: string, @Body() dto: any) { return this.service.update(id, dto); }
+
+  @Put(':id/set-default')
+  setDefault(@Param('id') id: string) { return this.service.setDefault(id); }
 }

backend/src/modules/assessment-groups/assessment-groups.service.ts

@@ -6,10 +6,6 @@ export class AssessmentGroupsService {
   constructor(private tenant: TenantService) {}
 
   async findAll() {
-    // Normalize all income calculations to monthly equivalent
-    // monthly: amount * units (already monthly)
-    // quarterly: amount/3 * units (convert to monthly)
-    // annual: amount/12 * units (convert to monthly)
     return this.tenant.query(`
       SELECT ag.*,
         (SELECT COUNT(*) FROM units u WHERE u.assessment_group_id = ag.id) as actual_unit_count,
@@ -39,17 +35,38 @@ export class AssessmentGroupsService {
     return rows[0];
   }
 
-  async create(dto: any) {
+  async getDefault() {
     const rows = await this.tenant.query(
-      `INSERT INTO assessment_groups (name, description, regular_assessment, special_assessment, unit_count, frequency)
+      'SELECT * FROM assessment_groups WHERE is_default = true AND is_active = true LIMIT 1',
-       VALUES ($1, $2, $3, $4, $5, $6) RETURNING *`,
+    );
-      [dto.name, dto.description || null, dto.regularAssessment || 0, dto.specialAssessment || 0, dto.unitCount || 0, dto.frequency || 'monthly'],
+    return rows.length ? rows[0] : null;
+  }
+
+  async create(dto: any) {
+    const existingGroups = await this.tenant.query('SELECT COUNT(*) as cnt FROM assessment_groups');
+    const isFirstGroup = parseInt(existingGroups[0].cnt) === 0;
+    const shouldBeDefault = dto.isDefault || isFirstGroup;
+
+    if (shouldBeDefault) {
+      await this.tenant.query('UPDATE assessment_groups SET is_default = false WHERE is_default = true');
+    }
+
+    const rows = await this.tenant.query(
+      `INSERT INTO assessment_groups (name, description, regular_assessment, special_assessment, unit_count, frequency, is_default)
+       VALUES ($1, $2, $3, $4, $5, $6, $7) RETURNING *`,
+      [dto.name, dto.description || null, dto.regularAssessment || 0, dto.specialAssessment || 0,
+       dto.unitCount || 0, dto.frequency || 'monthly', shouldBeDefault],
     );
     return rows[0];
   }
 
   async update(id: string, dto: any) {
     await this.findOne(id);
+
+    if (dto.isDefault === true) {
+      await this.tenant.query('UPDATE assessment_groups SET is_default = false WHERE is_default = true');
+    }
+
     const sets: string[] = [];
     const params: any[] = [];
     let idx = 1;
@@ -61,6 +78,7 @@ export class AssessmentGroupsService {
     if (dto.unitCount !== undefined) { sets.push(`unit_count = $${idx++}`); params.push(dto.unitCount); }
     if (dto.isActive !== undefined) { sets.push(`is_active = $${idx++}`); params.push(dto.isActive); }
     if (dto.frequency !== undefined) { sets.push(`frequency = $${idx++}`); params.push(dto.frequency); }
+    if (dto.isDefault !== undefined) { sets.push(`is_default = $${idx++}`); params.push(dto.isDefault); }
 
     if (!sets.length) return this.findOne(id);
 
@@ -74,6 +92,16 @@ export class AssessmentGroupsService {
     return rows[0];
   }
 
+  async setDefault(id: string) {
+    await this.findOne(id);
+    await this.tenant.query('UPDATE assessment_groups SET is_default = false WHERE is_default = true');
+    await this.tenant.query(
+      'UPDATE assessment_groups SET is_default = true, updated_at = NOW() WHERE id = $1',
+      [id],
+    );
+    return this.findOne(id);
+  }
+
   async getSummary() {
     const rows = await this.tenant.query(`
       SELECT

backend/src/modules/investments/investments.service.ts

@@ -6,7 +6,30 @@ export class InvestmentsService {
   constructor(private tenant: TenantService) {}
 
   async findAll() {
-    return this.tenant.query('SELECT * FROM investment_accounts WHERE is_active = true ORDER BY name');
+    return this.tenant.query(`
+      SELECT ia.*,
+        CASE
+          WHEN ia.purchase_date IS NOT NULL AND ia.interest_rate IS NOT NULL AND ia.interest_rate > 0 THEN
+            ROUND(ia.principal * (ia.interest_rate / 100.0) *
+              (LEAST(COALESCE(ia.maturity_date, CURRENT_DATE), CURRENT_DATE) - ia.purchase_date)::numeric
+              / 365.0, 2)
+          ELSE NULL
+        END as interest_earned,
+        CASE
+          WHEN ia.purchase_date IS NOT NULL AND ia.maturity_date IS NOT NULL AND ia.interest_rate IS NOT NULL THEN
+            ROUND(ia.principal * (1 + ia.interest_rate / 100.0 *
+              (ia.maturity_date - ia.purchase_date)::numeric / 365.0), 2)
+          ELSE NULL
+        END as maturity_value,
+        CASE
+          WHEN ia.maturity_date IS NOT NULL THEN
+            GREATEST(ia.maturity_date - CURRENT_DATE, 0)
+          ELSE NULL
+        END as days_remaining
+      FROM investment_accounts ia
+      WHERE ia.is_active = true
+      ORDER BY ia.name
+    `);
   }
 
   async findOne(id: string) {

backend/src/modules/projects/projects.controller.ts

@@ -0,0 +1,32 @@
+import { Controller, Get, Post, Put, Body, Param, UseGuards } from '@nestjs/common';
+import { ApiTags, ApiBearerAuth } from '@nestjs/swagger';
+import { JwtAuthGuard } from '../auth/guards/jwt-auth.guard';
+import { ProjectsService } from './projects.service';
+
+@ApiTags('projects')
+@Controller('projects')
+@ApiBearerAuth()
+@UseGuards(JwtAuthGuard)
+export class ProjectsController {
+  constructor(private service: ProjectsService) {}
+
+  @Get()
+  findAll() { return this.service.findAll(); }
+
+  @Get('planning')
+  findForPlanning() { return this.service.findForPlanning(); }
+
+  @Get(':id')
+  findOne(@Param('id') id: string) { return this.service.findOne(id); }
+
+  @Post()
+  create(@Body() dto: any) { return this.service.create(dto); }
+
+  @Put(':id')
+  update(@Param('id') id: string, @Body() dto: any) { return this.service.update(id, dto); }
+
+  @Put(':id/planned-date')
+  updatePlannedDate(@Param('id') id: string, @Body() dto: { planned_date: string }) {
+    return this.service.updatePlannedDate(id, dto.planned_date);
+  }
+}

backend/src/modules/projects/projects.module.ts

@@ -0,0 +1,12 @@
+import { Module } from '@nestjs/common';
+import { DatabaseModule } from '../../database/database.module';
+import { ProjectsService } from './projects.service';
+import { ProjectsController } from './projects.controller';
+
+@Module({
+  imports: [DatabaseModule],
+  controllers: [ProjectsController],
+  providers: [ProjectsService],
+  exports: [ProjectsService],
+})
+export class ProjectsModule {}

backend/src/modules/projects/projects.service.ts

@@ -0,0 +1,108 @@
+import { Injectable, NotFoundException } from '@nestjs/common';
+import { TenantService } from '../../database/tenant.service';
+
+@Injectable()
+export class ProjectsService {
+  constructor(private tenant: TenantService) {}
+
+  async findAll() {
+    // Return all active projects ordered by name
+    return this.tenant.query('SELECT * FROM projects WHERE is_active = true ORDER BY name');
+  }
+
+  async findOne(id: string) {
+    const rows = await this.tenant.query('SELECT * FROM projects WHERE id = $1', [id]);
+    if (!rows.length) throw new NotFoundException('Project not found');
+    return rows[0];
+  }
+
+  async findForPlanning() {
+    // Only return projects that have target_year set (for the Capital Planning kanban)
+    return this.tenant.query(`
+      SELECT * FROM projects
+      WHERE is_active = true AND target_year IS NOT NULL
+      ORDER BY target_year, target_month NULLS LAST, priority
+    `);
+  }
+
+  async create(dto: any) {
+    // Default planned_date to next_replacement_date if not provided
+    const plannedDate = dto.planned_date || dto.next_replacement_date || null;
+    // If fund_source is not 'reserve', funded_percentage stays 0
+    const fundedPct = dto.fund_source === 'reserve' ? (dto.funded_percentage || 0) : 0;
+
+    const rows = await this.tenant.query(
+      `INSERT INTO projects (
+        name, description, category, estimated_cost, actual_cost,
+        current_fund_balance, annual_contribution, fund_source, funded_percentage,
+        useful_life_years, remaining_life_years, condition_rating,
+        last_replacement_date, next_replacement_date, planned_date,
+        target_year, target_month, status, priority, account_id, notes
+      ) VALUES ($1,$2,$3,$4,$5,$6,$7,$8,$9,$10,$11,$12,$13,$14,$15,$16,$17,$18,$19,$20,$21)
+      RETURNING *`,
+      [
+        dto.name, dto.description || null, dto.category || null,
+        dto.estimated_cost || 0, dto.actual_cost || null,
+        dto.current_fund_balance || 0, dto.annual_contribution || 0,
+        dto.fund_source || 'reserve', fundedPct,
+        dto.useful_life_years || null, dto.remaining_life_years || null,
+        dto.condition_rating || null,
+        dto.last_replacement_date || null, dto.next_replacement_date || null,
+        plannedDate,
+        dto.target_year || null, dto.target_month || null,
+        dto.status || 'planned', dto.priority || 3,
+        dto.account_id || null, dto.notes || null,
+      ],
+    );
+    return rows[0];
+  }
+
+  async update(id: string, dto: any) {
+    await this.findOne(id);
+    const sets: string[] = [];
+    const params: any[] = [];
+    let idx = 1;
+
+    // Build dynamic SET clause
+    const fields: [string, string][] = [
+      ['name', 'name'], ['description', 'description'], ['category', 'category'],
+      ['estimated_cost', 'estimated_cost'], ['actual_cost', 'actual_cost'],
+      ['current_fund_balance', 'current_fund_balance'], ['annual_contribution', 'annual_contribution'],
+      ['fund_source', 'fund_source'], ['funded_percentage', 'funded_percentage'],
+      ['useful_life_years', 'useful_life_years'], ['remaining_life_years', 'remaining_life_years'],
+      ['condition_rating', 'condition_rating'],
+      ['last_replacement_date', 'last_replacement_date'], ['next_replacement_date', 'next_replacement_date'],
+      ['planned_date', 'planned_date'],
+      ['target_year', 'target_year'], ['target_month', 'target_month'],
+      ['status', 'status'], ['priority', 'priority'],
+      ['account_id', 'account_id'], ['notes', 'notes'], ['is_active', 'is_active'],
+    ];
+
+    for (const [dtoKey, dbCol] of fields) {
+      if (dto[dtoKey] !== undefined) {
+        sets.push(`${dbCol} = $${idx++}`);
+        params.push(dto[dtoKey]);
+      }
+    }
+
+    if (!sets.length) return this.findOne(id);
+
+    sets.push('updated_at = NOW()');
+    params.push(id);
+
+    const rows = await this.tenant.query(
+      `UPDATE projects SET ${sets.join(', ')} WHERE id = $${idx} RETURNING *`,
+      params,
+    );
+    return rows[0];
+  }
+
+  async updatePlannedDate(id: string, planned_date: string) {
+    await this.findOne(id);
+    const rows = await this.tenant.query(
+      'UPDATE projects SET planned_date = $2, updated_at = NOW() WHERE id = $1 RETURNING *',
+      [id, planned_date],
+    );
+    return rows[0];
+  }
+}

backend/src/modules/units/units.service.ts

@@ -32,10 +32,29 @@ export class UnitsService {
     const existing = await this.tenant.query('SELECT id FROM units WHERE unit_number = $1', [dto.unit_number]);
     if (existing.length) throw new BadRequestException(`Unit ${dto.unit_number} already exists`);
 
+    // Resolve assessment group: use provided, fall back to default, or error
+    let groupId = dto.assessment_group_id || null;
+    if (!groupId) {
+      const defaultGroup = await this.tenant.query(
+        'SELECT id FROM assessment_groups WHERE is_default = true AND is_active = true LIMIT 1',
+      );
+      if (defaultGroup.length) {
+        groupId = defaultGroup[0].id;
+      } else {
+        // Check if any groups exist at all
+        const anyGroup = await this.tenant.query('SELECT id FROM assessment_groups WHERE is_active = true LIMIT 1');
+        if (!anyGroup.length) {
+          throw new BadRequestException('An assessment group must exist before creating units. Please create an assessment group first.');
+        }
+        // Use the first available group
+        groupId = anyGroup[0].id;
+      }
+    }
+
     const rows = await this.tenant.query(
       `INSERT INTO units (unit_number, address_line1, city, state, zip_code, owner_name, owner_email, owner_phone, monthly_assessment, assessment_group_id)
        VALUES ($1, $2, $3, $4, $5, $6, $7, $8, $9, $10) RETURNING *`,
-      [dto.unit_number, dto.address_line1, dto.city, dto.state, dto.zip_code, dto.owner_name, dto.owner_email, dto.owner_phone, dto.monthly_assessment || 0, dto.assessment_group_id || null],
+      [dto.unit_number, dto.address_line1, dto.city, dto.state, dto.zip_code, dto.owner_name, dto.owner_email, dto.owner_phone, dto.monthly_assessment || 0, groupId],
     );
     return rows[0];
   }

frontend/src/App.tsx

@@ -12,7 +12,7 @@ import { UnitsPage } from './pages/units/UnitsPage';
 import { InvoicesPage } from './pages/invoices/InvoicesPage';
 import { PaymentsPage } from './pages/payments/PaymentsPage';
 import { VendorsPage } from './pages/vendors/VendorsPage';
-import { ReservesPage } from './pages/reserves/ReservesPage';
+import { ProjectsPage } from './pages/projects/ProjectsPage';
 import { InvestmentsPage } from './pages/investments/InvestmentsPage';
 import { CapitalProjectsPage } from './pages/capital-projects/CapitalProjectsPage';
 import { BalanceSheetPage } from './pages/reports/BalanceSheetPage';
@@ -110,7 +110,7 @@ export function App() {
         <Route path="invoices" element={<InvoicesPage />} />
         <Route path="payments" element={<PaymentsPage />} />
         <Route path="vendors" element={<VendorsPage />} />
-        <Route path="reserves" element={<ReservesPage />} />
+        <Route path="projects" element={<ProjectsPage />} />
         <Route path="investments" element={<InvestmentsPage />} />
         <Route path="capital-projects" element={<CapitalProjectsPage />} />
         <Route path="assessment-groups" element={<AssessmentGroupsPage />} />
@@ -120,7 +120,7 @@ export function App() {
         <Route path="reports/cash-flow" element={<CashFlowPage />} />
         <Route path="reports/aging" element={<AgingReportPage />} />
         <Route path="reports/sankey" element={<SankeyPage />} />
-        <Route path="year-end" element={<YearEndPage />} />
+        <Route path="reports/year-end" element={<YearEndPage />} />
         <Route path="settings" element={<SettingsPage />} />
       </Route>
     </Routes>

frontend/src/components/layout/Sidebar.tsx

@@ -10,10 +10,8 @@ import {
   IconReportAnalytics,
   IconChartSankey,
   IconShieldCheck,
-  IconPigMoney,
   IconBuildingBank,
   IconUsers,
-  IconFileText,
   IconSettings,
   IconCrown,
   IconCategory,
@@ -31,7 +29,6 @@ const navSections = [
     items: [
       { label: 'Accounts', icon: IconListDetails, path: '/accounts' },
       { label: 'Budgets', icon: IconReportAnalytics, path: '/budgets/2026' },
-      { label: 'Investments', icon: IconPigMoney, path: '/investments' },
     ],
   },
   {
@@ -52,8 +49,8 @@ const navSections = [
   {
     label: 'Planning',
     items: [
-      { label: 'Capital Projects', icon: IconBuildingBank, path: '/capital-projects' },
+      { label: 'Projects', icon: IconShieldCheck, path: '/projects' },
-      { label: 'Reserves', icon: IconShieldCheck, path: '/reserves' },
+      { label: 'Capital Planning', icon: IconBuildingBank, path: '/capital-projects' },
       { label: 'Vendors', icon: IconUsers, path: '/vendors' },
     ],
   },
@@ -70,6 +67,7 @@ const navSections = [
           { label: 'Budget vs Actual', path: '/reports/budget-vs-actual' },
           { label: 'Aging Report', path: '/reports/aging' },
           { label: 'Sankey Diagram', path: '/reports/sankey' },
+          { label: 'Year-End', path: '/reports/year-end' },
         ],
       },
     ],
@@ -77,7 +75,6 @@ const navSections = [
   {
     label: 'Admin',
     items: [
-      { label: 'Year-End', icon: IconFileText, path: '/year-end' },
       { label: 'Settings', icon: IconSettings, path: '/settings' },
     ],
   },

frontend/src/pages/accounts/AccountsPage.tsx

@@ -19,11 +19,23 @@ import {
   Center,
   Tooltip,
   SimpleGrid,
+  Alert,
 } from '@mantine/core';
+import { DateInput } from '@mantine/dates';
 import { useForm } from '@mantine/form';
 import { useDisclosure } from '@mantine/hooks';
 import { notifications } from '@mantine/notifications';
-import { IconPlus, IconEdit, IconSearch, IconArchive, IconArchiveOff } from '@tabler/icons-react';
+import {
+  IconPlus,
+  IconEdit,
+  IconSearch,
+  IconArchive,
+  IconArchiveOff,
+  IconStar,
+  IconStarFilled,
+  IconAdjustments,
+  IconInfoCircle,
+} from '@tabler/icons-react';
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
 import api from '../../services/api';
 
@@ -37,6 +49,36 @@ interface Account {
   is_1099_reportable: boolean;
   is_active: boolean;
   is_system: boolean;
+  is_primary: boolean;
+  balance: string;
+}
+
+interface Investment {
+  id: string;
+  name: string;
+  institution: string;
+  account_number_last4: string;
+  investment_type: string;
+  fund_type: string;
+  principal: string;
+  interest_rate: string;
+  maturity_date: string;
+  purchase_date: string;
+  current_value: string;
+  is_active: boolean;
+  interest_earned: string | null;
+  maturity_value: string | null;
+  days_remaining: number | null;
+}
+
+interface TrialBalanceEntry {
+  id: string;
+  account_number: number;
+  name: string;
+  account_type: string;
+  fund_type: string;
+  total_debits: string;
+  total_credits: string;
   balance: string;
 }
 
@@ -48,15 +90,21 @@ const accountTypeColors: Record<string, string> = {
   expense: 'orange',
 };
 
+const fmt = (v: string | number) =>
+  parseFloat(String(v || '0')).toLocaleString('en-US', { style: 'currency', currency: 'USD' });
+
 export function AccountsPage() {
   const [opened, { open, close }] = useDisclosure(false);
+  const [adjustOpened, { open: openAdjust, close: closeAdjust }] = useDisclosure(false);
   const [editing, setEditing] = useState<Account | null>(null);
+  const [adjustingAccount, setAdjustingAccount] = useState<Account | null>(null);
   const [search, setSearch] = useState('');
   const [filterType, setFilterType] = useState<string | null>(null);
   const [filterFund, setFilterFund] = useState<string | null>(null);
   const [showArchived, setShowArchived] = useState(false);
   const queryClient = useQueryClient();
 
+  // ── Accounts query ──
   const { data: accounts = [], isLoading } = useQuery<Account[]>({
     queryKey: ['accounts', showArchived],
     queryFn: async () => {
@@ -66,6 +114,25 @@ export function AccountsPage() {
     },
   });
 
+  // ── Investments query ──
+  const { data: investments = [], isLoading: investmentsLoading } = useQuery<Investment[]>({
+    queryKey: ['investments'],
+    queryFn: async () => {
+      const { data } = await api.get('/investment-accounts');
+      return data;
+    },
+  });
+
+  // ── Trial balance query (for balance adjustment) ──
+  const { data: trialBalance = [] } = useQuery<TrialBalanceEntry[]>({
+    queryKey: ['trial-balance'],
+    queryFn: async () => {
+      const { data } = await api.get('/accounts/trial-balance');
+      return data;
+    },
+  });
+
+  // ── Create / Edit form ──
   const form = useForm({
     initialValues: {
       accountNumber: 0,
@@ -82,6 +149,20 @@ export function AccountsPage() {
     },
   });
 
+  // ── Balance adjustment form ──
+  const adjustForm = useForm({
+    initialValues: {
+      targetBalance: 0,
+      asOfDate: new Date() as Date | null,
+      memo: '',
+    },
+    validate: {
+      targetBalance: (v) => (v !== undefined && v !== null ? null : 'Required'),
+      asOfDate: (v) => (v ? null : 'Required'),
+    },
+  });
+
+  // ── Mutations ──
   const createMutation = useMutation({
     mutationFn: (values: any) => {
       if (editing) {
@@ -113,6 +194,38 @@ export function AccountsPage() {
     },
   });
 
+  const setPrimaryMutation = useMutation({
+    mutationFn: (accountId: string) => api.put(`/accounts/${accountId}/set-primary`),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['accounts'] });
+      notifications.show({ message: 'Primary account updated', color: 'green' });
+    },
+    onError: (err: any) => {
+      notifications.show({ message: err.response?.data?.message || 'Error', color: 'red' });
+    },
+  });
+
+  const adjustBalanceMutation = useMutation({
+    mutationFn: (values: { accountId: string; targetBalance: number; asOfDate: string; memo: string }) =>
+      api.post(`/accounts/${values.accountId}/adjust-balance`, {
+        targetBalance: values.targetBalance,
+        asOfDate: values.asOfDate,
+        memo: values.memo,
+      }),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['accounts'] });
+      queryClient.invalidateQueries({ queryKey: ['trial-balance'] });
+      notifications.show({ message: 'Balance adjusted successfully', color: 'green' });
+      closeAdjust();
+      setAdjustingAccount(null);
+      adjustForm.reset();
+    },
+    onError: (err: any) => {
+      notifications.show({ message: err.response?.data?.message || 'Error adjusting balance', color: 'red' });
+    },
+  });
+
+  // ── Handlers ──
   const handleEdit = (account: Account) => {
     setEditing(account);
     form.setValues({
@@ -133,6 +246,28 @@ export function AccountsPage() {
     open();
   };
 
+  const handleAdjustBalance = (account: Account) => {
+    setAdjustingAccount(account);
+    const tbEntry = trialBalance.find((tb) => tb.id === account.id);
+    adjustForm.setValues({
+      targetBalance: parseFloat(tbEntry?.balance || account.balance || '0'),
+      asOfDate: new Date(),
+      memo: '',
+    });
+    openAdjust();
+  };
+
+  const handleAdjustSubmit = (values: { targetBalance: number; asOfDate: Date | null; memo: string }) => {
+    if (!adjustingAccount || !values.asOfDate) return;
+    adjustBalanceMutation.mutate({
+      accountId: adjustingAccount.id,
+      targetBalance: values.targetBalance,
+      asOfDate: values.asOfDate.toISOString().split('T')[0],
+      memo: values.memo,
+    });
+  };
+
+  // ── Filtering ──
   const filtered = accounts.filter((a) => {
     if (search && !a.name.toLowerCase().includes(search.toLowerCase()) && !String(a.account_number).includes(search)) return false;
     if (filterType && a.account_type !== filterType) return false;
@@ -140,26 +275,42 @@ export function AccountsPage() {
     return true;
   });
 
-  const activeAccounts = filtered.filter(a => a.is_active);
+  const activeAccounts = filtered.filter((a) => a.is_active);
-  const archivedAccounts = filtered.filter(a => !a.is_active);
+  const archivedAccounts = filtered.filter((a) => !a.is_active);
 
-  const totalsByType = accounts.reduce((acc, a) => {
+  // ── Summary cards ──
+  const totalsByType = accounts.reduce(
+    (acc, a) => {
       if (a.is_active) {
         acc[a.account_type] = (acc[a.account_type] || 0) + parseFloat(a.balance || '0');
       }
       return acc;
-  }, {} as Record<string, number>);
+    },
+    {} as Record<string, number>,
+  );
 
-  const fmt = (v: number) => v.toLocaleString('en-US', { style: 'currency', currency: 'USD' });
+  // ── Adjust modal: current balance from trial balance ──
+  const adjustCurrentBalance = adjustingAccount
+    ? parseFloat(
+        trialBalance.find((tb) => tb.id === adjustingAccount.id)?.balance ||
+          adjustingAccount.balance ||
+          '0',
+      )
+    : 0;
+  const adjustmentAmount = (adjustForm.values.targetBalance || 0) - adjustCurrentBalance;
 
   if (isLoading) {
-    return <Center h={300}><Loader /></Center>;
+    return (
+      <Center h={300}>
+        <Loader />
+      </Center>
+    );
   }
 
   return (
     <Stack>
       <Group justify="space-between">
-        <Title order={2}>Chart of Accounts</Title>
+        <Title order={2}>Accounts</Title>
         <Group>
           <Switch
             label="Show Archived"
@@ -176,8 +327,12 @@ export function AccountsPage() {
       <SimpleGrid cols={{ base: 2, sm: 5 }}>
         {Object.entries(totalsByType).map(([type, total]) => (
           <Card withBorder p="xs" key={type}>
-            <Text size="xs" c="dimmed" tt="capitalize">{type}</Text>
+            <Text size="xs" c="dimmed" tt="capitalize">
-            <Text fw={700} size="sm" c={accountTypeColors[type]}>{fmt(total)}</Text>
+              {type}
+            </Text>
+            <Text fw={700} size="sm" c={accountTypeColors[type]}>
+              {fmt(total)}
+            </Text>
           </Card>
         ))}
       </SimpleGrid>
@@ -213,27 +368,59 @@ export function AccountsPage() {
           <Tabs.Tab value="all">All ({activeAccounts.length})</Tabs.Tab>
           <Tabs.Tab value="operating">Operating</Tabs.Tab>
           <Tabs.Tab value="reserve">Reserve</Tabs.Tab>
+          <Tabs.Tab value="investments">Investments</Tabs.Tab>
           {showArchived && archivedAccounts.length > 0 && (
-            <Tabs.Tab value="archived" color="gray">Archived ({archivedAccounts.length})</Tabs.Tab>
+            <Tabs.Tab value="archived" color="gray">
+              Archived ({archivedAccounts.length})
+            </Tabs.Tab>
           )}
         </Tabs.List>
 
         <Tabs.Panel value="all" pt="sm">
-          <AccountTable accounts={activeAccounts} onEdit={handleEdit} onArchive={archiveMutation.mutate} />
+          <AccountTable
+            accounts={activeAccounts}
+            onEdit={handleEdit}
+            onArchive={archiveMutation.mutate}
+            onSetPrimary={(id) => setPrimaryMutation.mutate(id)}
+            onAdjustBalance={handleAdjustBalance}
+          />
         </Tabs.Panel>
         <Tabs.Panel value="operating" pt="sm">
-          <AccountTable accounts={activeAccounts.filter(a => a.fund_type === 'operating')} onEdit={handleEdit} onArchive={archiveMutation.mutate} />
+          <AccountTable
+            accounts={activeAccounts.filter((a) => a.fund_type === 'operating')}
+            onEdit={handleEdit}
+            onArchive={archiveMutation.mutate}
+            onSetPrimary={(id) => setPrimaryMutation.mutate(id)}
+            onAdjustBalance={handleAdjustBalance}
+          />
         </Tabs.Panel>
         <Tabs.Panel value="reserve" pt="sm">
-          <AccountTable accounts={activeAccounts.filter(a => a.fund_type === 'reserve')} onEdit={handleEdit} onArchive={archiveMutation.mutate} />
+          <AccountTable
+            accounts={activeAccounts.filter((a) => a.fund_type === 'reserve')}
+            onEdit={handleEdit}
+            onArchive={archiveMutation.mutate}
+            onSetPrimary={(id) => setPrimaryMutation.mutate(id)}
+            onAdjustBalance={handleAdjustBalance}
+          />
+        </Tabs.Panel>
+        <Tabs.Panel value="investments" pt="sm">
+          <InvestmentsTab investments={investments} isLoading={investmentsLoading} />
         </Tabs.Panel>
         {showArchived && (
           <Tabs.Panel value="archived" pt="sm">
-            <AccountTable accounts={archivedAccounts} onEdit={handleEdit} onArchive={archiveMutation.mutate} isArchivedView />
+            <AccountTable
+              accounts={archivedAccounts}
+              onEdit={handleEdit}
+              onArchive={archiveMutation.mutate}
+              onSetPrimary={(id) => setPrimaryMutation.mutate(id)}
+              onAdjustBalance={handleAdjustBalance}
+              isArchivedView
+            />
           </Tabs.Panel>
         )}
       </Tabs>
 
+      {/* Create / Edit Account Modal */}
       <Modal opened={opened} onClose={close} title={editing ? 'Edit Account' : 'New Account'} size="md">
         <form onSubmit={form.onSubmit((values) => createMutation.mutate(values))}>
           <Stack>
@@ -279,30 +466,87 @@ export function AccountsPage() {
           </Stack>
         </form>
       </Modal>
+
+      {/* Balance Adjustment Modal */}
+      <Modal opened={adjustOpened} onClose={closeAdjust} title="Adjust Balance" size="md">
+        {adjustingAccount && (
+          <form onSubmit={adjustForm.onSubmit(handleAdjustSubmit)}>
+            <Stack>
+              <Text size="sm" c="dimmed">
+                Account: <strong>{adjustingAccount.account_number} - {adjustingAccount.name}</strong>
+              </Text>
+
+              <TextInput
+                label="Current Balance"
+                value={fmt(adjustCurrentBalance)}
+                readOnly
+                variant="filled"
+              />
+
+              <NumberInput
+                label="Target Balance"
+                required
+                prefix="$"
+                decimalScale={2}
+                thousandSeparator=","
+                {...adjustForm.getInputProps('targetBalance')}
+              />
+
+              <DateInput
+                label="As-of Date"
+                required
+                clearable
+                {...adjustForm.getInputProps('asOfDate')}
+              />
+
+              <TextInput
+                label="Memo"
+                placeholder="Optional memo for this adjustment"
+                {...adjustForm.getInputProps('memo')}
+              />
+
+              <Alert icon={<IconInfoCircle size={16} />} color={adjustmentAmount >= 0 ? 'blue' : 'orange'} variant="light">
+                <Text size="sm">
+                  Adjustment amount: <strong>{fmt(adjustmentAmount)}</strong>
+                  {adjustmentAmount > 0 && ' (increase)'}
+                  {adjustmentAmount < 0 && ' (decrease)'}
+                  {adjustmentAmount === 0 && ' (no change)'}
+                </Text>
+              </Alert>
+
+              <Button type="submit" loading={adjustBalanceMutation.isPending}>
+                Apply Adjustment
+              </Button>
+            </Stack>
+          </form>
+        )}
+      </Modal>
     </Stack>
   );
 }
 
+// ── Account Table Component ──
+
 function AccountTable({
   accounts,
   onEdit,
   onArchive,
+  onSetPrimary,
+  onAdjustBalance,
   isArchivedView = false,
 }: {
   accounts: Account[];
   onEdit: (a: Account) => void;
   onArchive: (a: Account) => void;
+  onSetPrimary: (id: string) => void;
+  onAdjustBalance: (a: Account) => void;
   isArchivedView?: boolean;
 }) {
-  const fmt = (v: string) => {
-    const n = parseFloat(v || '0');
-    return n.toLocaleString('en-US', { style: 'currency', currency: 'USD' });
-  };
-
   return (
     <Table striped highlightOnHover>
       <Table.Thead>
         <Table.Tr>
+          <Table.Th w={40}></Table.Th>
           <Table.Th>Acct #</Table.Th>
           <Table.Th>Name</Table.Th>
           <Table.Th>Type</Table.Th>
@@ -315,7 +559,7 @@ function AccountTable({
       <Table.Tbody>
         {accounts.length === 0 && (
           <Table.Tr>
-            <Table.Td colSpan={7}>
+            <Table.Td colSpan={8}>
               <Text ta="center" c="dimmed" py="lg">
                 {isArchivedView ? 'No archived accounts' : 'No accounts found'}
               </Text>
@@ -324,11 +568,22 @@ function AccountTable({
         )}
         {accounts.map((a) => (
           <Table.Tr key={a.id} style={{ opacity: a.is_active ? 1 : 0.6 }}>
+            <Table.Td>
+              {a.is_primary && (
+                <Tooltip label="Primary account">
+                  <IconStarFilled size={16} style={{ color: 'var(--mantine-color-yellow-5)' }} />
+                </Tooltip>
+              )}
+            </Table.Td>
             <Table.Td fw={500}>{a.account_number}</Table.Td>
             <Table.Td>
               <div>
                 <Text size="sm">{a.name}</Text>
-                {a.description && <Text size="xs" c="dimmed">{a.description}</Text>}
+                {a.description && (
+                  <Text size="xs" c="dimmed">
+                    {a.description}
+                  </Text>
+                )}
               </div>
             </Table.Td>
             <Table.Td>
@@ -341,10 +596,32 @@ function AccountTable({
                 {a.fund_type}
               </Badge>
             </Table.Td>
-            <Table.Td ta="right" ff="monospace">{fmt(a.balance)}</Table.Td>
+            <Table.Td ta="right" ff="monospace">
-            <Table.Td>{a.is_1099_reportable ? <Badge size="xs" color="yellow">1099</Badge> : ''}</Table.Td>
+              {fmt(a.balance)}
+            </Table.Td>
+            <Table.Td>
+              {a.is_1099_reportable ? <Badge size="xs" color="yellow">1099</Badge> : ''}
+            </Table.Td>
             <Table.Td>
               <Group gap={4}>
+                {a.account_type === 'asset' && (
+                  <Tooltip label={a.is_primary ? 'Primary account' : 'Set as Primary'}>
+                    <ActionIcon
+                      variant="subtle"
+                      color="yellow"
+                      onClick={() => onSetPrimary(a.id)}
+                    >
+                      {a.is_primary ? <IconStarFilled size={16} /> : <IconStar size={16} />}
+                    </ActionIcon>
+                  </Tooltip>
+                )}
+                {a.account_type === 'asset' && (
+                  <Tooltip label="Adjust Balance">
+                    <ActionIcon variant="subtle" color="blue" onClick={() => onAdjustBalance(a)}>
+                      <IconAdjustments size={16} />
+                    </ActionIcon>
+                  </Tooltip>
+                )}
                 <Tooltip label="Edit account">
                   <ActionIcon variant="subtle" onClick={() => onEdit(a)}>
                     <IconEdit size={16} />
@@ -369,3 +646,134 @@ function AccountTable({
     </Table>
   );
 }
+
+// ── Investments Tab Component ──
+
+function InvestmentsTab({
+  investments,
+  isLoading,
+}: {
+  investments: Investment[];
+  isLoading: boolean;
+}) {
+  const totalPrincipal = investments.reduce((s, i) => s + parseFloat(i.principal || '0'), 0);
+  const totalValue = investments.reduce(
+    (s, i) => s + parseFloat(i.current_value || i.principal || '0'),
+    0,
+  );
+  const avgRate =
+    investments.length > 0
+      ? investments.reduce((s, i) => s + parseFloat(i.interest_rate || '0'), 0) / investments.length
+      : 0;
+
+  if (isLoading) {
+    return (
+      <Center h={200}>
+        <Loader />
+      </Center>
+    );
+  }
+
+  return (
+    <Stack>
+      <SimpleGrid cols={{ base: 1, sm: 3 }}>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed">
+            Total Principal
+          </Text>
+          <Text fw={700} size="xl">
+            {fmt(totalPrincipal)}
+          </Text>
+        </Card>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed">
+            Total Current Value
+          </Text>
+          <Text fw={700} size="xl" c="green">
+            {fmt(totalValue)}
+          </Text>
+        </Card>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed">
+            Avg Interest Rate
+          </Text>
+          <Text fw={700} size="xl">
+            {avgRate.toFixed(2)}%
+          </Text>
+        </Card>
+      </SimpleGrid>
+
+      <Table striped highlightOnHover>
+        <Table.Thead>
+          <Table.Tr>
+            <Table.Th>Name</Table.Th>
+            <Table.Th>Institution</Table.Th>
+            <Table.Th>Type</Table.Th>
+            <Table.Th>Fund</Table.Th>
+            <Table.Th ta="right">Principal</Table.Th>
+            <Table.Th ta="right">Rate</Table.Th>
+            <Table.Th ta="right">Interest Earned</Table.Th>
+            <Table.Th ta="right">Maturity Value</Table.Th>
+            <Table.Th ta="right">Days Remaining</Table.Th>
+            <Table.Th>Maturity Date</Table.Th>
+          </Table.Tr>
+        </Table.Thead>
+        <Table.Tbody>
+          {investments.length === 0 && (
+            <Table.Tr>
+              <Table.Td colSpan={10}>
+                <Text ta="center" c="dimmed" py="lg">
+                  No investments yet
+                </Text>
+              </Table.Td>
+            </Table.Tr>
+          )}
+          {investments.map((inv) => (
+            <Table.Tr key={inv.id}>
+              <Table.Td fw={500}>{inv.name}</Table.Td>
+              <Table.Td>{inv.institution}</Table.Td>
+              <Table.Td>
+                <Badge size="sm" variant="light">
+                  {inv.investment_type}
+                </Badge>
+              </Table.Td>
+              <Table.Td>
+                <Badge size="sm" color={inv.fund_type === 'reserve' ? 'violet' : 'gray'} variant="light">
+                  {inv.fund_type}
+                </Badge>
+              </Table.Td>
+              <Table.Td ta="right" ff="monospace">
+                {fmt(inv.principal)}
+              </Table.Td>
+              <Table.Td ta="right">
+                {parseFloat(inv.interest_rate || '0').toFixed(2)}%
+              </Table.Td>
+              <Table.Td ta="right" ff="monospace">
+                {inv.interest_earned !== null ? fmt(inv.interest_earned) : '-'}
+              </Table.Td>
+              <Table.Td ta="right" ff="monospace">
+                {inv.maturity_value !== null ? fmt(inv.maturity_value) : '-'}
+              </Table.Td>
+              <Table.Td ta="right">
+                {inv.days_remaining !== null ? (
+                  <Badge
+                    size="sm"
+                    color={inv.days_remaining <= 30 ? 'red' : inv.days_remaining <= 90 ? 'yellow' : 'gray'}
+                    variant="light"
+                  >
+                    {inv.days_remaining} days
+                  </Badge>
+                ) : (
+                  '-'
+                )}
+              </Table.Td>
+              <Table.Td>
+                {inv.maturity_date ? new Date(inv.maturity_date).toLocaleDateString() : '-'}
+              </Table.Td>
+            </Table.Tr>
+          ))}
+        </Table.Tbody>
+      </Table>
+    </Stack>
+  );
+}

frontend/src/pages/assessment-groups/AssessmentGroupsPage.tsx

@@ -1,13 +1,13 @@
 import { useState } from 'react';
 import {
   Title, Text, Card, Table, SimpleGrid, Group, Stack, Badge, Loader, Center,
-  ThemeIcon, Button, Modal, TextInput, NumberInput, Textarea, Select, ActionIcon,
+  ThemeIcon, Button, Modal, TextInput, NumberInput, Textarea, Select, ActionIcon, Tooltip,
 } from '@mantine/core';
 import { useForm } from '@mantine/form';
 import { useDisclosure } from '@mantine/hooks';
 import { notifications } from '@mantine/notifications';
 import {
-  IconPlus, IconEdit, IconCategory, IconCash, IconHome, IconArchive,
+  IconPlus, IconEdit, IconCategory, IconCash, IconHome, IconArchive, IconStarFilled, IconStar,
 } from '@tabler/icons-react';
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
 import api from '../../services/api';
@@ -24,6 +24,7 @@ interface AssessmentGroup {
   monthly_operating_income: string;
   monthly_reserve_income: string;
   total_monthly_income: string;
+  is_default: boolean;
   is_active: boolean;
 }
 
@@ -105,6 +106,17 @@ export function AssessmentGroupsPage() {
     },
   });
 
+  const setDefaultMutation = useMutation({
+    mutationFn: (id: string) => api.put(`/assessment-groups/${id}/set-default`),
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['assessment-groups'] });
+      notifications.show({ message: 'Default group updated', color: 'green' });
+    },
+    onError: (err: any) => {
+      notifications.show({ message: err.response?.data?.message || 'Error', color: 'red' });
+    },
+  });
+
   const handleEdit = (group: AssessmentGroup) => {
     setEditing(group);
     form.setValues({
@@ -223,10 +235,17 @@ export function AssessmentGroupsPage() {
             {groups.map((g) => (
               <Table.Tr key={g.id} style={{ opacity: g.is_active ? 1 : 0.5 }}>
                 <Table.Td>
+                  <Group gap={8}>
                     <div>
+                      <Group gap={6}>
                         <Text fw={500}>{g.name}</Text>
+                        {g.is_default && (
+                          <Badge color="yellow" variant="light" size="xs">Default</Badge>
+                        )}
+                      </Group>
                       {g.description && <Text size="xs" c="dimmed">{g.description}</Text>}
                     </div>
+                  </Group>
                 </Table.Td>
                 <Table.Td ta="center">
                   <Badge variant="light">{g.actual_unit_count || g.unit_count}</Badge>
@@ -256,6 +275,16 @@ export function AssessmentGroupsPage() {
                 </Table.Td>
                 <Table.Td>
                   <Group gap={4}>
+                    <Tooltip label={g.is_default ? 'Default group' : 'Set as default'}>
+                      <ActionIcon
+                        variant="subtle"
+                        color={g.is_default ? 'yellow' : 'gray'}
+                        onClick={() => !g.is_default && setDefaultMutation.mutate(g.id)}
+                        disabled={g.is_default}
+                      >
+                        {g.is_default ? <IconStarFilled size={16} /> : <IconStar size={16} />}
+                      </ActionIcon>
+                    </Tooltip>
                     <ActionIcon variant="subtle" onClick={() => handleEdit(g)}>
                       <IconEdit size={16} />
                     </ActionIcon>

frontend/src/pages/capital-projects/CapitalProjectsPage.tsx

@@ -8,9 +8,10 @@ import { useForm } from '@mantine/form';
 import { useDisclosure } from '@mantine/hooks';
 import { notifications } from '@mantine/notifications';
 import {
-  IconPlus, IconEdit, IconTable, IconLayoutKanban, IconFileTypePdf,
+  IconEdit, IconTable, IconLayoutKanban, IconFileTypePdf,
-  IconGripVertical,
+  IconGripVertical, IconCalendar, IconClipboardList,
 } from '@tabler/icons-react';
+import { useNavigate } from 'react-router-dom';
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
 import api from '../../services/api';
 
@@ -18,10 +19,21 @@ import api from '../../services/api';
 // Types & constants
 // ---------------------------------------------------------------------------
 
-interface CapitalProject {
+interface Project {
-  id: string; name: string; description: string; estimated_cost: string;
+  id: string;
-  actual_cost: string; target_year: number; target_month: number;
+  name: string;
-  status: string; fund_source: string; priority: number;
+  description: string;
+  category: string;
+  estimated_cost: string;
+  actual_cost: string;
+  fund_source: string;
+  funded_percentage: string;
+  planned_date: string;
+  target_year: number;
+  target_month: number;
+  status: string;
+  priority: number;
+  notes: string;
 }
 
 const FUTURE_YEAR = 9999;
@@ -38,17 +50,30 @@ const fmt = (v: string | number) =>
 
 const yearLabel = (year: number) => (year === FUTURE_YEAR ? 'Future' : String(year));
 
+const formatPlannedDate = (d: string | null | undefined) => {
+  if (!d) return null;
+  try {
+    const date = new Date(d);
+    if (isNaN(date.getTime())) return null;
+    return date.toLocaleDateString('en-US', { month: 'short', year: 'numeric' });
+  } catch {
+    return null;
+  }
+};
+
 // ---------------------------------------------------------------------------
 // Kanban card
 // ---------------------------------------------------------------------------
 
 interface KanbanCardProps {
-  project: CapitalProject;
+  project: Project;
-  onEdit: (p: CapitalProject) => void;
+  onEdit: (p: Project) => void;
-  onDragStart: (e: DragEvent<HTMLDivElement>, project: CapitalProject) => void;
+  onDragStart: (e: DragEvent<HTMLDivElement>, project: Project) => void;
 }
 
 function KanbanCard({ project, onEdit, onDragStart }: KanbanCardProps) {
+  const plannedLabel = formatPlannedDate(project.planned_date);
+
   return (
     <Card
       shadow="sm"
@@ -85,9 +110,16 @@ function KanbanCard({ project, onEdit, onDragStart }: KanbanCardProps) {
         {fmt(project.estimated_cost)}
       </Text>
 
+      <Group gap={6} wrap="wrap">
         <Badge size="xs" variant="light" color="violet">
           {project.fund_source?.replace('_', ' ') || 'reserve'}
         </Badge>
+        {plannedLabel && (
+          <Badge size="xs" variant="light" color="cyan" leftSection={<IconCalendar size={10} />}>
+            {plannedLabel}
+          </Badge>
+        )}
+      </Group>
     </Card>
   );
 }
@@ -98,9 +130,9 @@ function KanbanCard({ project, onEdit, onDragStart }: KanbanCardProps) {
 
 interface KanbanColumnProps {
   year: number;
-  projects: CapitalProject[];
+  projects: Project[];
-  onEdit: (p: CapitalProject) => void;
+  onEdit: (p: Project) => void;
-  onDragStart: (e: DragEvent<HTMLDivElement>, project: CapitalProject) => void;
+  onDragStart: (e: DragEvent<HTMLDivElement>, project: Project) => void;
   onDrop: (e: DragEvent<HTMLDivElement>, targetYear: number) => void;
   isDragOver: boolean;
   onDragOverHandler: (e: DragEvent<HTMLDivElement>, year: number) => void;
@@ -177,7 +209,7 @@ const printStyles = `
 
 export function CapitalProjectsPage() {
   const [opened, { open, close }] = useDisclosure(false);
-  const [editing, setEditing] = useState<CapitalProject | null>(null);
+  const [editing, setEditing] = useState<Project | null>(null);
   const [viewMode, setViewMode] = useState<string>('kanban');
   const [printMode, setPrintMode] = useState(false);
   const [dragOverYear, setDragOverYear] = useState<number | null>(null);
@@ -186,12 +218,12 @@ export function CapitalProjectsPage() {
 
   // ---- Data fetching ----
 
-  const { data: projects = [], isLoading } = useQuery<CapitalProject[]>({
+  const { data: projects = [], isLoading } = useQuery<Project[]>({
-    queryKey: ['capital-projects'],
+    queryKey: ['projects-planning'],
-    queryFn: async () => { const { data } = await api.get('/capital-projects'); return data; },
+    queryFn: async () => { const { data } = await api.get('/projects/planning'); return data; },
   });
 
-  // ---- Form ----
+  // ---- Form (simplified edit modal) ----
 
   const currentYear = new Date().getFullYear();
 
@@ -205,26 +237,48 @@ export function CapitalProjectsPage() {
 
   const form = useForm({
     initialValues: {
-      name: '', description: '', estimated_cost: 0, actual_cost: 0,
+      status: 'planned',
-      target_year: new Date().getFullYear(), target_month: 6,
+      priority: 3,
-      status: 'planned', fund_source: 'reserve', priority: 3,
+      target_year: currentYear,
-    },
+      target_month: 6,
-    validate: {
+      planned_date: '',
-      name: (v) => (v.length > 0 ? null : 'Required'),
+      notes: '',
-      estimated_cost: (v) => (v > 0 ? null : 'Required'),
     },
   });
 
   // ---- Mutations ----
 
   const saveMutation = useMutation({
-    mutationFn: (values: any) =>
+    mutationFn: (values: {
-      editing
+      status: string;
-        ? api.put(`/capital-projects/${editing.id}`, values)
+      priority: number;
-        : api.post('/capital-projects', values),
+      target_year: number;
+      target_month: number;
+      planned_date: string;
+      notes: string;
+    }) => {
+      if (!editing) return Promise.reject(new Error('No project selected'));
+      const payload: Record<string, unknown> = {
+        status: values.status,
+        priority: values.priority,
+        target_year: values.target_year,
+        target_month: values.target_month,
+        notes: values.notes,
+      };
+      // Derive planned_date from target_year/target_month if not explicitly set
+      if (values.planned_date) {
+        payload.planned_date = values.planned_date;
+      } else if (values.target_year !== FUTURE_YEAR) {
+        payload.planned_date = `${values.target_year}-${String(values.target_month || 6).padStart(2, '0')}-01`;
+      } else {
+        payload.planned_date = null;
+      }
+      return api.put(`/projects/${editing.id}`, payload);
+    },
     onSuccess: () => {
-      queryClient.invalidateQueries({ queryKey: ['capital-projects'] });
+      queryClient.invalidateQueries({ queryKey: ['projects-planning'] });
-      notifications.show({ message: editing ? 'Project updated' : 'Project created', color: 'green' });
+      queryClient.invalidateQueries({ queryKey: ['projects'] });
+      notifications.show({ message: 'Project updated', color: 'green' });
       close(); setEditing(null); form.reset();
     },
     onError: (err: any) => {
@@ -233,10 +287,19 @@ export function CapitalProjectsPage() {
   });
 
   const moveProjectMutation = useMutation({
-    mutationFn: ({ id, target_year }: { id: string; target_year: number }) =>
+    mutationFn: ({ id, target_year, target_month }: { id: string; target_year: number; target_month: number }) => {
-      api.put(`/capital-projects/${id}`, { target_year }),
+      const payload: Record<string, unknown> = { target_year };
+      // Derive planned_date based on the new year
+      if (target_year === FUTURE_YEAR) {
+        payload.planned_date = null;
+      } else {
+        payload.planned_date = `${target_year}-${String(target_month || 6).padStart(2, '0')}-01`;
+      }
+      return api.put(`/projects/${id}`, payload);
+    },
     onSuccess: () => {
-      queryClient.invalidateQueries({ queryKey: ['capital-projects'] });
+      queryClient.invalidateQueries({ queryKey: ['projects-planning'] });
+      queryClient.invalidateQueries({ queryKey: ['projects'] });
       notifications.show({ message: 'Project moved successfully', color: 'green' });
     },
     onError: (err: any) => {
@@ -261,25 +324,19 @@ export function CapitalProjectsPage() {
 
   // ---- Handlers ----
 
-  const handleEdit = (p: CapitalProject) => {
+  const handleEdit = (p: Project) => {
     setEditing(p);
     form.setValues({
-      name: p.name, description: p.description || '',
+      status: p.status || 'planned',
-      estimated_cost: parseFloat(p.estimated_cost || '0'),
-      actual_cost: parseFloat(p.actual_cost || '0'),
-      target_year: p.target_year, target_month: p.target_month || 6,
-      status: p.status, fund_source: p.fund_source || 'reserve',
       priority: p.priority || 3,
+      target_year: p.target_year,
+      target_month: p.target_month || 6,
+      planned_date: p.planned_date || '',
+      notes: p.notes || '',
     });
     open();
   };
 
-  const handleNewProject = () => {
-    setEditing(null);
-    form.reset();
-    open();
-  };
-
   const handlePdfExport = () => {
     // If already in table view, just print directly
     if (viewMode === 'table') {
@@ -292,8 +349,12 @@ export function CapitalProjectsPage() {
 
   // ---- Drag & Drop ----
 
-  const handleDragStart = useCallback((e: DragEvent<HTMLDivElement>, project: CapitalProject) => {
+  const handleDragStart = useCallback((e: DragEvent<HTMLDivElement>, project: Project) => {
-    e.dataTransfer.setData('application/json', JSON.stringify({ id: project.id, source_year: project.target_year }));
+    e.dataTransfer.setData('application/json', JSON.stringify({
+      id: project.id,
+      source_year: project.target_year,
+      target_month: project.target_month,
+    }));
     e.dataTransfer.effectAllowed = 'move';
   }, []);
 
@@ -313,7 +374,11 @@ export function CapitalProjectsPage() {
     try {
       const payload = JSON.parse(e.dataTransfer.getData('application/json'));
       if (payload.source_year !== targetYear) {
-        moveProjectMutation.mutate({ id: payload.id, target_year: targetYear });
+        moveProjectMutation.mutate({
+          id: payload.id,
+          target_year: targetYear,
+          target_month: payload.target_month || 6,
+        });
       }
     } catch {
       // ignore malformed drag data
@@ -336,15 +401,50 @@ export function CapitalProjectsPage() {
 
   // ---- Loading state ----
 
+  const navigate = useNavigate();
+
   if (isLoading) return <Center h={300}><Loader /></Center>;
 
+  // ---- Empty state when no planning projects exist ----
+
+  if (projects.length === 0) {
+    return (
+      <Stack>
+        <Group justify="space-between">
+          <Title order={2}>Capital Planning</Title>
+        </Group>
+        <Center py={80}>
+          <Stack align="center" gap="md" maw={420}>
+            <IconClipboardList size={64} color="var(--mantine-color-dimmed)" stroke={1.2} />
+            <Title order={3} c="dimmed" ta="center">
+              No projects in the capital plan
+            </Title>
+            <Text c="dimmed" ta="center" size="sm">
+              Capital Planning displays projects that have a target year assigned.
+              Head over to the Projects page to define your reserve and operating
+              projects, then assign target years to see them here.
+            </Text>
+            <Button
+              variant="light"
+              size="md"
+              leftSection={<IconClipboardList size={18} />}
+              onClick={() => navigate('/projects')}
+            >
+              Go to Projects
+            </Button>
+          </Stack>
+        </Center>
+      </Stack>
+    );
+  }
+
   // ---- Render: Table view ----
 
   const renderTableView = () => (
     <>
       {years.length === 0 ? (
         <Text c="dimmed" ta="center" py="xl">
-          No capital projects planned yet. Add your first project.
+          No projects in the capital plan. Assign a target year to projects in the Projects page.
         </Text>
       ) : (
         years.map((year) => {
@@ -361,12 +461,15 @@ export function CapitalProjectsPage() {
                 <Table.Thead>
                   <Table.Tr>
                     <Table.Th>Project</Table.Th>
+                    <Table.Th>Category</Table.Th>
                     <Table.Th>Target</Table.Th>
                     <Table.Th>Priority</Table.Th>
                     <Table.Th ta="right">Estimated</Table.Th>
                     <Table.Th ta="right">Actual</Table.Th>
                     <Table.Th>Source</Table.Th>
+                    <Table.Th>Funded</Table.Th>
                     <Table.Th>Status</Table.Th>
+                    <Table.Th>Planned Date</Table.Th>
                     <Table.Th></Table.Th>
                   </Table.Tr>
                 </Table.Thead>
@@ -374,6 +477,7 @@ export function CapitalProjectsPage() {
                   {yearProjects.map((p) => (
                     <Table.Tr key={p.id}>
                       <Table.Td fw={500}>{p.name}</Table.Td>
+                      <Table.Td>{p.category || '-'}</Table.Td>
                       <Table.Td>
                         {p.target_year === FUTURE_YEAR
                           ? 'Future'
@@ -394,10 +498,18 @@ export function CapitalProjectsPage() {
                       <Table.Td ta="right" ff="monospace">
                         {parseFloat(p.actual_cost || '0') > 0 ? fmt(p.actual_cost) : '-'}
                       </Table.Td>
-                      <Table.Td><Badge size="sm" variant="light">{p.fund_source}</Badge></Table.Td>
                       <Table.Td>
-                        <Badge size="sm" color={statusColors[p.status] || 'gray'}>{p.status}</Badge>
+                        <Badge size="sm" variant="light">{p.fund_source?.replace('_', ' ') || 'reserve'}</Badge>
                       </Table.Td>
+                      <Table.Td>
+                        {parseFloat(p.funded_percentage || '0') > 0
+                          ? `${parseFloat(p.funded_percentage).toFixed(0)}%`
+                          : '-'}
+                      </Table.Td>
+                      <Table.Td>
+                        <Badge size="sm" color={statusColors[p.status] || 'gray'}>{p.status?.replace('_', ' ')}</Badge>
+                      </Table.Td>
+                      <Table.Td>{formatPlannedDate(p.planned_date) || '-'}</Table.Td>
                       <Table.Td>
                         <ActionIcon variant="subtle" onClick={() => handleEdit(p)}>
                           <IconEdit size={16} />
@@ -447,7 +559,7 @@ export function CapitalProjectsPage() {
       <style>{printStyles}</style>
 
       <Group justify="space-between">
-        <Title order={2}>Capital Projects</Title>
+        <Title order={2}>Capital Planning</Title>
         <Group gap="sm">
           <SegmentedControl
             value={viewMode}
@@ -478,9 +590,6 @@ export function CapitalProjectsPage() {
               PDF
             </Button>
           </Tooltip>
-          <Button leftSection={<IconPlus size={16} />} onClick={handleNewProject}>
-            Add Project
-          </Button>
         </Group>
       </Group>
 
@@ -503,14 +612,22 @@ export function CapitalProjectsPage() {
         </>
       )}
 
-      <Modal opened={opened} onClose={close} title={editing ? 'Edit Project' : 'New Capital Project'} size="lg">
+      {/* Simplified edit modal - full project editing is done in ProjectsPage */}
+      <Modal opened={opened} onClose={close} title="Edit Capital Plan Details" size="md">
         <form onSubmit={form.onSubmit((v) => saveMutation.mutate(v))}>
           <Stack>
-            <TextInput label="Project Name" required {...form.getInputProps('name')} />
+            {editing && (
-            <Textarea label="Description" {...form.getInputProps('description')} />
+              <Text size="sm" fw={600} c="dimmed">
+                {editing.name}
+              </Text>
+            )}
             <Group grow>
-              <NumberInput label="Estimated Cost" required prefix="$" decimalScale={2} min={0} {...form.getInputProps('estimated_cost')} />
+              <Select
-              <NumberInput label="Actual Cost" prefix="$" decimalScale={2} min={0} {...form.getInputProps('actual_cost')} />
+                label="Status"
+                data={Object.keys(statusColors).map((s) => ({ value: s, label: s.replace('_', ' ') }))}
+                {...form.getInputProps('status')}
+              />
+              <NumberInput label="Priority (1=High, 5=Low)" min={1} max={5} {...form.getInputProps('priority')} />
             </Group>
             <Group grow>
               <Select
@@ -530,24 +647,14 @@ export function CapitalProjectsPage() {
                 onChange={(v) => form.setFieldValue('target_month', Number(v))}
               />
             </Group>
-            <Group grow>
+            <TextInput
-              <Select
+              label="Planned Date"
-                label="Status"
+              placeholder="YYYY-MM-DD"
-                data={Object.keys(statusColors).map((s) => ({ value: s, label: s.replace('_', ' ') }))}
+              description="Leave blank to auto-derive from target year/month"
-                {...form.getInputProps('status')}
+              {...form.getInputProps('planned_date')}
             />
-              <Select
+            <Textarea label="Notes" autosize minRows={2} maxRows={6} {...form.getInputProps('notes')} />
-                label="Fund Source"
+            <Button type="submit" loading={saveMutation.isPending}>Update</Button>
-                data={[
-                  { value: 'reserve', label: 'Reserve' },
-                  { value: 'operating', label: 'Operating' },
-                  { value: 'special_assessment', label: 'Special Assessment' },
-                ]}
-                {...form.getInputProps('fund_source')}
-              />
-              <NumberInput label="Priority (1=High, 5=Low)" min={1} max={5} {...form.getInputProps('priority')} />
-            </Group>
-            <Button type="submit" loading={saveMutation.isPending}>{editing ? 'Update' : 'Create'}</Button>
           </Stack>
         </form>
       </Modal>

frontend/src/pages/investments/InvestmentsPage.tsx

@@ -16,6 +16,9 @@ interface Investment {
   investment_type: string; fund_type: string; principal: string;
   interest_rate: string; maturity_date: string; purchase_date: string;
   current_value: string; is_active: boolean;
+  interest_earned: string | null;
+  maturity_value: string | null;
+  days_remaining: number | null;
 }
 
 export function InvestmentsPage() {
@@ -71,8 +74,16 @@ export function InvestmentsPage() {
   const fmt = (v: string | number) => parseFloat(String(v || '0')).toLocaleString('en-US', { style: 'currency', currency: 'USD' });
   const totalPrincipal = investments.reduce((s, i) => s + parseFloat(i.principal || '0'), 0);
   const totalValue = investments.reduce((s, i) => s + parseFloat(i.current_value || i.principal || '0'), 0);
+  const totalInterestEarned = investments.reduce((s, i) => s + parseFloat(i.interest_earned || '0'), 0);
   const avgRate = investments.length > 0 ? investments.reduce((s, i) => s + parseFloat(i.interest_rate || '0'), 0) / investments.length : 0;
 
+  const daysRemainingColor = (days: number | null) => {
+    if (days === null) return 'gray';
+    if (days <= 30) return 'red';
+    if (days <= 90) return 'yellow';
+    return 'gray';
+  };
+
   if (isLoading) return <Center h={300}><Loader /></Center>;
 
   return (
@@ -81,9 +92,10 @@ export function InvestmentsPage() {
         <Title order={2}>Investment Accounts</Title>
         <Button leftSection={<IconPlus size={16} />} onClick={() => { setEditing(null); form.reset(); open(); }}>Add Investment</Button>
       </Group>
-      <SimpleGrid cols={{ base: 1, sm: 3 }}>
+      <SimpleGrid cols={{ base: 1, sm: 4 }}>
         <Card withBorder p="md"><Text size="xs" c="dimmed">Total Principal</Text><Text fw={700} size="xl">{fmt(totalPrincipal)}</Text></Card>
         <Card withBorder p="md"><Text size="xs" c="dimmed">Total Current Value</Text><Text fw={700} size="xl" c="green">{fmt(totalValue)}</Text></Card>
+        <Card withBorder p="md"><Text size="xs" c="dimmed">Interest Earned</Text><Text fw={700} size="xl" c="teal">{fmt(totalInterestEarned)}</Text></Card>
         <Card withBorder p="md"><Text size="xs" c="dimmed">Avg Interest Rate</Text><Text fw={700} size="xl">{avgRate.toFixed(2)}%</Text></Card>
       </SimpleGrid>
       <Table striped highlightOnHover>
@@ -91,7 +103,11 @@ export function InvestmentsPage() {
           <Table.Tr>
             <Table.Th>Name</Table.Th><Table.Th>Institution</Table.Th><Table.Th>Type</Table.Th>
             <Table.Th>Fund</Table.Th><Table.Th ta="right">Principal</Table.Th>
-            <Table.Th ta="right">Rate</Table.Th><Table.Th>Maturity</Table.Th><Table.Th></Table.Th>
+            <Table.Th ta="right">Rate</Table.Th>
+            <Table.Th ta="right">Interest Earned</Table.Th>
+            <Table.Th ta="right">Maturity Value</Table.Th>
+            <Table.Th ta="center">Days Left</Table.Th>
+            <Table.Th>Maturity</Table.Th><Table.Th></Table.Th>
           </Table.Tr>
         </Table.Thead>
         <Table.Tbody>
@@ -103,11 +119,24 @@ export function InvestmentsPage() {
               <Table.Td><Badge size="sm" color={inv.fund_type === 'reserve' ? 'violet' : 'gray'}>{inv.fund_type}</Badge></Table.Td>
               <Table.Td ta="right" ff="monospace">{fmt(inv.principal)}</Table.Td>
               <Table.Td ta="right">{parseFloat(inv.interest_rate || '0').toFixed(2)}%</Table.Td>
+              <Table.Td ta="right" ff="monospace" c="teal">
+                {inv.interest_earned !== null ? fmt(inv.interest_earned) : '-'}
+              </Table.Td>
+              <Table.Td ta="right" ff="monospace">
+                {inv.maturity_value !== null ? fmt(inv.maturity_value) : '-'}
+              </Table.Td>
+              <Table.Td ta="center">
+                {inv.days_remaining !== null ? (
+                  <Badge size="sm" color={daysRemainingColor(inv.days_remaining)} variant="light">
+                    {inv.days_remaining}d
+                  </Badge>
+                ) : '-'}
+              </Table.Td>
               <Table.Td>{inv.maturity_date ? new Date(inv.maturity_date).toLocaleDateString() : '-'}</Table.Td>
               <Table.Td><ActionIcon variant="subtle" onClick={() => handleEdit(inv)}><IconEdit size={16} /></ActionIcon></Table.Td>
             </Table.Tr>
           ))}
-          {investments.length === 0 && <Table.Tr><Table.Td colSpan={8}><Text ta="center" c="dimmed" py="lg">No investments yet</Text></Table.Td></Table.Tr>}
+          {investments.length === 0 && <Table.Tr><Table.Td colSpan={11}><Text ta="center" c="dimmed" py="lg">No investments yet</Text></Table.Td></Table.Tr>}
         </Table.Tbody>
       </Table>
       <Modal opened={opened} onClose={close} title={editing ? 'Edit Investment' : 'New Investment'} size="lg">

frontend/src/pages/projects/ProjectsPage.tsx

@@ -0,0 +1,590 @@
+import { useState } from 'react';
+import {
+  Title, Table, Group, Button, Stack, Text, Modal, TextInput,
+  NumberInput, Select, Textarea, Badge, ActionIcon, Loader, Center,
+  Card, SimpleGrid, Progress,
+} from '@mantine/core';
+import { DateInput } from '@mantine/dates';
+import { useForm } from '@mantine/form';
+import { useDisclosure } from '@mantine/hooks';
+import { notifications } from '@mantine/notifications';
+import { IconPlus, IconEdit } from '@tabler/icons-react';
+import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
+import api from '../../services/api';
+
+// ---------------------------------------------------------------------------
+// Types & constants
+// ---------------------------------------------------------------------------
+
+interface Project {
+  id: string;
+  name: string;
+  description: string;
+  category: string;
+  estimated_cost: string;
+  actual_cost: string;
+  current_fund_balance: string;
+  annual_contribution: string;
+  fund_source: string;
+  funded_percentage: string;
+  useful_life_years: number;
+  remaining_life_years: number;
+  condition_rating: number;
+  last_replacement_date: string;
+  next_replacement_date: string;
+  planned_date: string;
+  target_year: number;
+  target_month: number;
+  status: string;
+  priority: number;
+  account_id: string;
+  notes: string;
+  is_active: boolean;
+}
+
+const FUTURE_YEAR = 9999;
+
+const categories = [
+  'roof', 'pool', 'hvac', 'paving', 'painting',
+  'fencing', 'elevator', 'irrigation', 'clubhouse', 'other',
+];
+
+const statusColors: Record<string, string> = {
+  planned: 'blue',
+  approved: 'green',
+  in_progress: 'yellow',
+  completed: 'teal',
+  deferred: 'gray',
+  cancelled: 'red',
+};
+
+const fundSourceColors: Record<string, string> = {
+  operating: 'gray',
+  reserve: 'violet',
+  special_assessment: 'orange',
+};
+
+const fmt = (v: string | number) =>
+  parseFloat(String(v || '0')).toLocaleString('en-US', { style: 'currency', currency: 'USD' });
+
+// ---------------------------------------------------------------------------
+// Main page component
+// ---------------------------------------------------------------------------
+
+export function ProjectsPage() {
+  const [opened, { open, close }] = useDisclosure(false);
+  const [editing, setEditing] = useState<Project | null>(null);
+  const queryClient = useQueryClient();
+
+  // ---- Data fetching ----
+
+  const { data: projects = [], isLoading } = useQuery<Project[]>({
+    queryKey: ['projects'],
+    queryFn: async () => {
+      const { data } = await api.get('/projects');
+      return data;
+    },
+  });
+
+  // ---- Derived summary values ----
+
+  const totalEstimatedCost = projects.reduce(
+    (sum, p) => sum + parseFloat(p.estimated_cost || '0'),
+    0,
+  );
+
+  const reserveProjects = projects.filter((p) => p.fund_source === 'reserve');
+
+  const totalFundedReserve = reserveProjects.reduce(
+    (sum, p) => sum + parseFloat(p.current_fund_balance || '0'),
+    0,
+  );
+
+  const totalReserveReplacementCost = reserveProjects.reduce(
+    (sum, p) => sum + parseFloat(p.estimated_cost || '0'),
+    0,
+  );
+
+  const pctFundedReserve =
+    totalReserveReplacementCost > 0
+      ? (totalFundedReserve / totalReserveReplacementCost) * 100
+      : 0;
+
+  // ---- Form setup ----
+
+  const currentYear = new Date().getFullYear();
+
+  const targetYearOptions = [
+    ...Array.from({ length: 6 }, (_, i) => ({
+      value: String(currentYear + i),
+      label: String(currentYear + i),
+    })),
+    { value: String(FUTURE_YEAR), label: 'Future (Beyond 5-Year)' },
+  ];
+
+  const monthOptions = Array.from({ length: 12 }, (_, i) => ({
+    value: String(i + 1),
+    label: new Date(2000, i).toLocaleString('default', { month: 'long' }),
+  }));
+
+  const form = useForm({
+    initialValues: {
+      name: '',
+      category: 'other',
+      description: '',
+      fund_source: 'reserve',
+      status: 'planned',
+      priority: 3,
+      estimated_cost: 0,
+      actual_cost: 0,
+      current_fund_balance: 0,
+      annual_contribution: 0,
+      funded_percentage: 0,
+      useful_life_years: 20,
+      remaining_life_years: 10,
+      condition_rating: 5,
+      last_replacement_date: null as Date | null,
+      next_replacement_date: null as Date | null,
+      planned_date: null as Date | null,
+      target_year: currentYear,
+      target_month: 6,
+      notes: '',
+    },
+    validate: {
+      name: (v) => (v.length > 0 ? null : 'Required'),
+      estimated_cost: (v) => (v > 0 ? null : 'Required'),
+    },
+  });
+
+  // ---- Mutations ----
+
+  const saveMutation = useMutation({
+    mutationFn: (values: any) => {
+      const payload = {
+        ...values,
+        last_replacement_date:
+          values.last_replacement_date?.toISOString?.()?.split('T')[0] || null,
+        next_replacement_date:
+          values.next_replacement_date?.toISOString?.()?.split('T')[0] || null,
+        planned_date:
+          values.planned_date?.toISOString?.()?.split('T')[0] || null,
+      };
+      return editing
+        ? api.put(`/projects/${editing.id}`, payload)
+        : api.post('/projects', payload);
+    },
+    onSuccess: () => {
+      queryClient.invalidateQueries({ queryKey: ['projects'] });
+      notifications.show({
+        message: editing ? 'Project updated' : 'Project created',
+        color: 'green',
+      });
+      close();
+      setEditing(null);
+      form.reset();
+    },
+    onError: (err: any) => {
+      notifications.show({
+        message: err.response?.data?.message || 'Error',
+        color: 'red',
+      });
+    },
+  });
+
+  // ---- Handlers ----
+
+  const handleEdit = (p: Project) => {
+    setEditing(p);
+    form.setValues({
+      name: p.name,
+      category: p.category || 'other',
+      description: p.description || '',
+      fund_source: p.fund_source || 'reserve',
+      status: p.status || 'planned',
+      priority: p.priority || 3,
+      estimated_cost: parseFloat(p.estimated_cost || '0'),
+      actual_cost: parseFloat(p.actual_cost || '0'),
+      current_fund_balance: parseFloat(p.current_fund_balance || '0'),
+      annual_contribution: parseFloat(p.annual_contribution || '0'),
+      funded_percentage: parseFloat(p.funded_percentage || '0'),
+      useful_life_years: p.useful_life_years || 0,
+      remaining_life_years: p.remaining_life_years || 0,
+      condition_rating: p.condition_rating || 5,
+      last_replacement_date: p.last_replacement_date
+        ? new Date(p.last_replacement_date)
+        : null,
+      next_replacement_date: p.next_replacement_date
+        ? new Date(p.next_replacement_date)
+        : null,
+      planned_date: p.planned_date ? new Date(p.planned_date) : null,
+      target_year: p.target_year || currentYear,
+      target_month: p.target_month || 6,
+      notes: p.notes || '',
+    });
+    open();
+  };
+
+  const handleNew = () => {
+    setEditing(null);
+    form.reset();
+    open();
+  };
+
+  // ---- Helpers for table rendering ----
+
+  const formatDate = (dateStr: string | null | undefined) => {
+    if (!dateStr) return '-';
+    const d = new Date(dateStr);
+    if (isNaN(d.getTime())) return '-';
+    return d.toLocaleDateString('en-US', {
+      year: 'numeric',
+      month: 'short',
+      day: 'numeric',
+    });
+  };
+
+  const conditionBadge = (rating: number | null | undefined) => {
+    if (rating == null) return <Text c="dimmed">-</Text>;
+    const color = rating >= 7 ? 'green' : rating >= 4 ? 'yellow' : 'red';
+    return (
+      <Badge size="sm" color={color}>
+        {rating}/10
+      </Badge>
+    );
+  };
+
+  const fundedPercentageCell = (project: Project) => {
+    if (project.fund_source !== 'reserve') {
+      return <Text c="dimmed">-</Text>;
+    }
+    const cost = parseFloat(project.estimated_cost || '0');
+    const funded = parseFloat(project.current_fund_balance || '0');
+    const pct = cost > 0 ? (funded / cost) * 100 : 0;
+    const color = pct >= 70 ? 'green' : pct >= 40 ? 'yellow' : 'red';
+    return (
+      <Text span c={color} ff="monospace">
+        {pct.toFixed(0)}%
+      </Text>
+    );
+  };
+
+  // ---- Loading state ----
+
+  if (isLoading) return <Center h={300}><Loader /></Center>;
+
+  // ---- Render ----
+
+  return (
+    <Stack>
+      {/* Header */}
+      <Group justify="space-between">
+        <Title order={2}>Projects</Title>
+        <Button leftSection={<IconPlus size={16} />} onClick={handleNew}>
+          + Add Project
+        </Button>
+      </Group>
+
+      {/* Summary Cards */}
+      <SimpleGrid cols={{ base: 1, sm: 3 }}>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed" tt="uppercase" fw={700}>
+            Total Estimated Cost
+          </Text>
+          <Text fw={700} size="xl">
+            {fmt(totalEstimatedCost)}
+          </Text>
+        </Card>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed" tt="uppercase" fw={700}>
+            Total Funded - Reserve Only
+          </Text>
+          <Text fw={700} size="xl" c="green">
+            {fmt(totalFundedReserve)}
+          </Text>
+        </Card>
+        <Card withBorder p="md">
+          <Text size="xs" c="dimmed" tt="uppercase" fw={700}>
+            Percent Funded - Reserve Only
+          </Text>
+          <Group>
+            <Text
+              fw={700}
+              size="xl"
+              c={
+                pctFundedReserve >= 70
+                  ? 'green'
+                  : pctFundedReserve >= 40
+                    ? 'yellow'
+                    : 'red'
+              }
+            >
+              {pctFundedReserve.toFixed(1)}%
+            </Text>
+            <Progress
+              value={pctFundedReserve}
+              size="lg"
+              style={{ flex: 1 }}
+              color={
+                pctFundedReserve >= 70
+                  ? 'green'
+                  : pctFundedReserve >= 40
+                    ? 'yellow'
+                    : 'red'
+              }
+            />
+          </Group>
+        </Card>
+      </SimpleGrid>
+
+      {/* Projects Table */}
+      <Table striped highlightOnHover>
+        <Table.Thead>
+          <Table.Tr>
+            <Table.Th>Project Name</Table.Th>
+            <Table.Th>Category</Table.Th>
+            <Table.Th>Fund Source</Table.Th>
+            <Table.Th ta="right">Estimated Cost</Table.Th>
+            <Table.Th ta="right">Funded %</Table.Th>
+            <Table.Th>Condition</Table.Th>
+            <Table.Th>Status</Table.Th>
+            <Table.Th>Planned Date</Table.Th>
+            <Table.Th></Table.Th>
+          </Table.Tr>
+        </Table.Thead>
+        <Table.Tbody>
+          {projects.map((p) => (
+            <Table.Tr key={p.id}>
+              <Table.Td>
+                <Text fw={500}>{p.name}</Text>
+                {p.description && (
+                  <Text size="xs" c="dimmed" lineClamp={1}>
+                    {p.description}
+                  </Text>
+                )}
+              </Table.Td>
+              <Table.Td>
+                <Badge size="sm" variant="light">
+                  {p.category
+                    ? p.category.charAt(0).toUpperCase() + p.category.slice(1)
+                    : '-'}
+                </Badge>
+              </Table.Td>
+              <Table.Td>
+                <Badge
+                  size="sm"
+                  variant="light"
+                  color={fundSourceColors[p.fund_source] || 'gray'}
+                >
+                  {p.fund_source?.replace('_', ' ') || '-'}
+                </Badge>
+              </Table.Td>
+              <Table.Td ta="right" ff="monospace">
+                {fmt(p.estimated_cost)}
+              </Table.Td>
+              <Table.Td ta="right">{fundedPercentageCell(p)}</Table.Td>
+              <Table.Td>{conditionBadge(p.condition_rating)}</Table.Td>
+              <Table.Td>
+                <Badge
+                  size="sm"
+                  color={statusColors[p.status] || 'gray'}
+                >
+                  {p.status?.replace('_', ' ') || '-'}
+                </Badge>
+              </Table.Td>
+              <Table.Td>{formatDate(p.planned_date)}</Table.Td>
+              <Table.Td>
+                <ActionIcon variant="subtle" onClick={() => handleEdit(p)}>
+                  <IconEdit size={16} />
+                </ActionIcon>
+              </Table.Td>
+            </Table.Tr>
+          ))}
+          {projects.length === 0 && (
+            <Table.Tr>
+              <Table.Td colSpan={9}>
+                <Text ta="center" c="dimmed" py="lg">
+                  No projects yet
+                </Text>
+              </Table.Td>
+            </Table.Tr>
+          )}
+        </Table.Tbody>
+      </Table>
+
+      {/* Create / Edit Modal */}
+      <Modal
+        opened={opened}
+        onClose={close}
+        title={editing ? 'Edit Project' : 'New Project'}
+        size="lg"
+      >
+        <form onSubmit={form.onSubmit((v) => saveMutation.mutate(v))}>
+          <Stack>
+            {/* Row 1: Name + Category */}
+            <Group grow>
+              <TextInput
+                label="Name"
+                required
+                {...form.getInputProps('name')}
+              />
+              <Select
+                label="Category"
+                data={categories.map((c) => ({
+                  value: c,
+                  label: c.charAt(0).toUpperCase() + c.slice(1),
+                }))}
+                {...form.getInputProps('category')}
+              />
+            </Group>
+
+            {/* Row 2: Description */}
+            <Textarea
+              label="Description"
+              {...form.getInputProps('description')}
+            />
+
+            {/* Row 3: Fund Source, Status, Priority */}
+            <Group grow>
+              <Select
+                label="Fund Source"
+                data={[
+                  { value: 'operating', label: 'Operating' },
+                  { value: 'reserve', label: 'Reserve' },
+                  { value: 'special_assessment', label: 'Special Assessment' },
+                ]}
+                {...form.getInputProps('fund_source')}
+              />
+              <Select
+                label="Status"
+                data={Object.keys(statusColors).map((s) => ({
+                  value: s,
+                  label: s.replace(/_/g, ' ').replace(/\b\w/g, (l) => l.toUpperCase()),
+                }))}
+                {...form.getInputProps('status')}
+              />
+              <NumberInput
+                label="Priority (1-5)"
+                min={1}
+                max={5}
+                {...form.getInputProps('priority')}
+              />
+            </Group>
+
+            {/* Row 4: Estimated Cost, Actual Cost */}
+            <Group grow>
+              <NumberInput
+                label="Estimated Cost"
+                required
+                prefix="$"
+                decimalScale={2}
+                min={0}
+                {...form.getInputProps('estimated_cost')}
+              />
+              <NumberInput
+                label="Actual Cost"
+                prefix="$"
+                decimalScale={2}
+                min={0}
+                {...form.getInputProps('actual_cost')}
+              />
+            </Group>
+
+            {/* Row 5: Conditional reserve fields */}
+            {form.values.fund_source === 'reserve' && (
+              <>
+                <Group grow>
+                  <NumberInput
+                    label="Current Fund Balance"
+                    prefix="$"
+                    decimalScale={2}
+                    min={0}
+                    {...form.getInputProps('current_fund_balance')}
+                  />
+                  <NumberInput
+                    label="Annual Contribution"
+                    prefix="$"
+                    decimalScale={2}
+                    min={0}
+                    {...form.getInputProps('annual_contribution')}
+                  />
+                  <NumberInput
+                    label="Funded Percentage"
+                    suffix="%"
+                    decimalScale={1}
+                    min={0}
+                    max={100}
+                    {...form.getInputProps('funded_percentage')}
+                  />
+                </Group>
+                <Group grow>
+                  <NumberInput
+                    label="Useful Life (years)"
+                    min={0}
+                    {...form.getInputProps('useful_life_years')}
+                  />
+                  <NumberInput
+                    label="Remaining Life (years)"
+                    min={0}
+                    decimalScale={1}
+                    {...form.getInputProps('remaining_life_years')}
+                  />
+                  <NumberInput
+                    label="Condition Rating (1-10)"
+                    min={1}
+                    max={10}
+                    {...form.getInputProps('condition_rating')}
+                  />
+                </Group>
+              </>
+            )}
+
+            {/* Row 6: Last / Next Replacement Date */}
+            <Group grow>
+              <DateInput
+                label="Last Replacement Date"
+                clearable
+                {...form.getInputProps('last_replacement_date')}
+              />
+              <DateInput
+                label="Next Replacement Date"
+                clearable
+                {...form.getInputProps('next_replacement_date')}
+              />
+            </Group>
+
+            {/* Row 7: Planned Date */}
+            <DateInput
+              label="Planned Date"
+              description="Defaults to Next Replacement Date if not set"
+              clearable
+              {...form.getInputProps('planned_date')}
+            />
+
+            {/* Row 8: Target Year + Target Month */}
+            <Group grow>
+              <Select
+                label="Target Year"
+                data={targetYearOptions}
+                value={String(form.values.target_year)}
+                onChange={(v) => form.setFieldValue('target_year', Number(v))}
+              />
+              <Select
+                label="Target Month"
+                data={monthOptions}
+                value={String(form.values.target_month)}
+                onChange={(v) => form.setFieldValue('target_month', Number(v))}
+              />
+            </Group>
+
+            {/* Row 9: Notes */}
+            <Textarea label="Notes" {...form.getInputProps('notes')} />
+
+            <Button type="submit" loading={saveMutation.isPending}>
+              {editing ? 'Update' : 'Create'}
+            </Button>
+          </Stack>
+        </form>
+      </Modal>
+    </Stack>
+  );
+}

frontend/src/pages/units/UnitsPage.tsx

@@ -1,12 +1,12 @@
 import { useState } from 'react';
 import {
   Title, Table, Group, Button, Stack, TextInput, Modal,
-  NumberInput, Select, Badge, ActionIcon, Text, Loader, Center, Tooltip,
+  NumberInput, Select, Badge, ActionIcon, Text, Loader, Center, Tooltip, Alert,
 } from '@mantine/core';
 import { useForm } from '@mantine/form';
 import { useDisclosure } from '@mantine/hooks';
 import { notifications } from '@mantine/notifications';
-import { IconPlus, IconEdit, IconSearch, IconTrash } from '@tabler/icons-react';
+import { IconPlus, IconEdit, IconSearch, IconTrash, IconInfoCircle } from '@tabler/icons-react';
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
 import api from '../../services/api';
 
@@ -30,6 +30,7 @@ interface AssessmentGroup {
   name: string;
   regular_assessment: string;
   frequency: string;
+  is_default: boolean;
 }
 
 export function UnitsPage() {
@@ -49,13 +50,19 @@ export function UnitsPage() {
     queryFn: async () => { const { data } = await api.get('/assessment-groups'); return data; },
   });
 
+  const defaultGroup = assessmentGroups.find(g => g.is_default);
+  const hasGroups = assessmentGroups.length > 0;
+
   const form = useForm({
     initialValues: {
       unit_number: '', address_line1: '', city: '', state: '', zip_code: '',
       owner_name: '', owner_email: '', owner_phone: '', monthly_assessment: 0,
       assessment_group_id: '' as string | null,
     },
-    validate: { unit_number: (v) => (v.length > 0 ? null : 'Required') },
+    validate: {
+      unit_number: (v) => (v.length > 0 ? null : 'Required'),
+      assessment_group_id: (v) => (v && v.length > 0 ? null : 'Assessment group is required'),
+    },
   });
 
   const saveMutation = useMutation({
@@ -95,6 +102,17 @@ export function UnitsPage() {
     open();
   };
 
+  const handleNew = () => {
+    setEditing(null);
+    form.reset();
+    // Pre-populate with default group
+    if (defaultGroup) {
+      form.setFieldValue('assessment_group_id', defaultGroup.id);
+      form.setFieldValue('monthly_assessment', parseFloat(defaultGroup.regular_assessment || '0'));
+    }
+    open();
+  };
+
   const handleGroupChange = (groupId: string | null) => {
     form.setFieldValue('assessment_group_id', groupId);
     if (groupId) {
@@ -116,8 +134,21 @@ export function UnitsPage() {
     <Stack>
       <Group justify="space-between">
         <Title order={2}>Units / Homeowners</Title>
-        <Button leftSection={<IconPlus size={16} />} onClick={() => { setEditing(null); form.reset(); open(); }}>Add Unit</Button>
+        {hasGroups ? (
+          <Button leftSection={<IconPlus size={16} />} onClick={handleNew}>Add Unit</Button>
+        ) : (
+          <Tooltip label="Create an assessment group first">
+            <Button leftSection={<IconPlus size={16} />} disabled>Add Unit</Button>
+          </Tooltip>
+        )}
       </Group>
+
+      {!hasGroups && (
+        <Alert icon={<IconInfoCircle size={16} />} color="yellow" variant="light">
+          You must create at least one assessment group before adding units. Go to Assessment Groups to create one.
+        </Alert>
+      )}
+
       <TextInput placeholder="Search units..." leftSection={<IconSearch size={16} />} value={search} onChange={(e) => setSearch(e.currentTarget.value)} />
       <Table striped highlightOnHover>
         <Table.Thead>
@@ -182,14 +213,15 @@ export function UnitsPage() {
             <TextInput label="Owner Phone" {...form.getInputProps('owner_phone')} />
             <Select
               label="Assessment Group"
-              placeholder="Select a group (optional)"
+              description="Required — all units must belong to an assessment group"
+              required
               data={assessmentGroups.map(g => ({
                 value: g.id,
-                label: `${g.name} — $${parseFloat(g.regular_assessment || '0').toFixed(2)}/${g.frequency || 'mo'}`,
+                label: `${g.name}${g.is_default ? ' (Default)' : ''} — $${parseFloat(g.regular_assessment || '0').toFixed(2)}/${g.frequency || 'mo'}`,
               }))}
               value={form.values.assessment_group_id}
               onChange={handleGroupChange}
-              clearable
+              error={form.errors.assessment_group_id}
             />
             <NumberInput label="Monthly Assessment" prefix="$" decimalScale={2} min={0} {...form.getInputProps('monthly_assessment')} />
             <Button type="submit" loading={saveMutation.isPending}>{editing ? 'Update' : 'Create'}</Button>