diff --git a/backend/src/modules/board-planning/board-planning-projection.service.ts b/backend/src/modules/board-planning/board-planning-projection.service.ts
index bddba51..521e884 100644
--- a/backend/src/modules/board-planning/board-planning-projection.service.ts
+++ b/backend/src/modules/board-planning/board-planning-projection.service.ts
@@ -287,7 +287,7 @@ export class BoardPlanningProjectionService {
       else maturityIndex[key].reserve += maturityTotal;
     }
 
-    // Capital project expenses
+    // Capital project expenses (from unified projects table)
     const projectExpenses = await this.tenant.query(`
       SELECT estimated_cost, target_year, target_month, fund_source
       FROM projects WHERE is_active = true AND status IN ('planned', 'in_progress') AND target_year IS NOT NULL AND estimated_cost > 0
@@ -303,6 +303,25 @@ export class BoardPlanningProjectionService {
       else projectIndex[key].reserve += cost;
     }
 
+    // Also include capital_projects table (Capital Planning page)
+    try {
+      const capitalProjectExpenses = await this.tenant.query(`
+        SELECT estimated_cost, target_year, target_month, fund_source
+        FROM capital_projects WHERE status IN ('planned', 'approved', 'in_progress') AND target_year IS NOT NULL AND estimated_cost > 0
+      `);
+      for (const p of capitalProjectExpenses) {
+        const yr = parseInt(p.target_year);
+        const mo = parseInt(p.target_month) || 6;
+        const key = `${yr}-${mo}`;
+        if (!projectIndex[key]) projectIndex[key] = { operating: 0, reserve: 0 };
+        const cost = parseFloat(p.estimated_cost) || 0;
+        if (p.fund_source === 'operating') projectIndex[key].operating += cost;
+        else projectIndex[key].reserve += cost;
+      }
+    } catch {
+      // capital_projects table may not exist in all tenants
+    }
+
     return {
       openingBalances: {
         opCash: parseFloat(openingOp[0]?.total || '0'),
@@ -464,15 +483,18 @@ export class BoardPlanningProjectionService {
     const minLiquidity = Math.min(...allLiquidity);
     const endLiquidity = allLiquidity[allLiquidity.length - 1];
 
-    // Monthly reserve expense from budgets (approximate average)
-    let totalResExpense = 0;
-    let budgetMonths = 0;
-    for (const key of Object.keys(baseline.budgetsByYearMonth)) {
-      const b = baseline.budgetsByYearMonth[key];
-      if (b.resExpense > 0) { totalResExpense += b.resExpense; budgetMonths++; }
+    // Reserve coverage: reserve balance / avg monthly reserve expenditure from planned capital projects
+    let totalReserveProjectCost = 0;
+    const projectionYears = Math.max(1, Math.ceil(datapoints.length / 12));
+    for (const key of Object.keys(baseline.projectIndex)) {
+      totalReserveProjectCost += baseline.projectIndex[key].reserve || 0;
     }
-    const avgMonthlyResExpense = budgetMonths > 0 ? totalResExpense / budgetMonths : 1;
-    const reserveCoverageMonths = (last.reserve_cash + last.reserve_investments) / Math.max(avgMonthlyResExpense, 1);
+    const avgMonthlyReserveExpenditure = totalReserveProjectCost > 0
+      ? totalReserveProjectCost / (projectionYears * 12)
+      : 0;
+    const reserveCoverageMonths = avgMonthlyReserveExpenditure > 0
+      ? (last.reserve_cash + last.reserve_investments) / avgMonthlyReserveExpenditure
+      : 0; // No planned projects = show 0 (N/A)
 
     // Estimate total investment income from scenario investments
     const totalInterestEarned = datapoints.reduce((sum, d, i) => {
diff --git a/frontend/src/components/layout/Sidebar.tsx b/frontend/src/components/layout/Sidebar.tsx
index a17c425..6903d8d 100644
--- a/frontend/src/components/layout/Sidebar.tsx
+++ b/frontend/src/components/layout/Sidebar.tsx
@@ -67,8 +67,8 @@ const navSections = [
     label: 'Board Planning',
     items: [
       { label: 'Budget Planning', icon: IconReportAnalytics, path: '/board-planning/budgets' },
-      { label: 'Investment Scenarios', icon: IconScale, path: '/board-planning/investments' },
       { label: 'Assessment Scenarios', icon: IconCalculator, path: '/board-planning/assessments' },
+      { label: 'Investment Scenarios', icon: IconScale, path: '/board-planning/investments' },
       { label: 'Compare Scenarios', icon: IconGitCompare, path: '/board-planning/compare' },
     ],
   },
diff --git a/frontend/src/pages/board-planning/AssessmentScenarioDetailPage.tsx b/frontend/src/pages/board-planning/AssessmentScenarioDetailPage.tsx
index 0a08dd7..d7837ca 100644
--- a/frontend/src/pages/board-planning/AssessmentScenarioDetailPage.tsx
+++ b/frontend/src/pages/board-planning/AssessmentScenarioDetailPage.tsx
@@ -1,10 +1,10 @@
 import { useState } from 'react';
 import {
   Title, Text, Stack, Group, Button, Table, Badge, Card, ActionIcon,
-  Loader, Center, Menu, Select, SimpleGrid,
+  Loader, Center, Select, SimpleGrid, Tooltip,
 } from '@mantine/core';
 import {
-  IconPlus, IconArrowLeft, IconDots, IconTrash, IconEdit, IconRefresh,
+  IconPlus, IconArrowLeft, IconTrash, IconEdit,
 } from '@tabler/icons-react';
 import { useQuery, useMutation, useQueryClient } from '@tanstack/react-query';
 import { useParams, useNavigate } from 'react-router-dom';
@@ -92,14 +92,6 @@ export function AssessmentScenarioDetailPage() {
     },
   });
 
-  const refreshProjection = useMutation({
-    mutationFn: () => api.post(`/board-planning/scenarios/${id}/projection/refresh`),
-    onSuccess: () => {
-      queryClient.invalidateQueries({ queryKey: ['board-planning-projection', id] });
-      notifications.show({ message: 'Projection refreshed', color: 'green' });
-    },
-  });
-
   if (isLoading) return <Center h={400}><Loader size="lg" /></Center>;
   if (!scenario) return <Center h={400}><Text>Scenario not found</Text></Center>;
 
@@ -132,9 +124,6 @@ export function AssessmentScenarioDetailPage() {
               { value: 'approved', label: 'Approved' },
             ]}
           />
-          <Button size="sm" variant="light" leftSection={<IconRefresh size={16} />} onClick={() => refreshProjection.mutate()} loading={refreshProjection.isPending}>
-            Refresh Projection
-          </Button>
           <Button size="sm" leftSection={<IconPlus size={16} />} onClick={() => setAddOpen(true)}>
             Add Change
           </Button>
@@ -163,8 +152,13 @@ export function AssessmentScenarioDetailPage() {
           <Card withBorder p="md">
             <Text size="xs" c="dimmed" tt="uppercase" fw={700}>Reserve Coverage</Text>
             <Text fw={700} size="xl" ff="monospace">
-              {(projection.summary.reserve_coverage_months || 0).toFixed(1)} mo
+              {projection.summary.reserve_coverage_months > 0
+                ? `${projection.summary.reserve_coverage_months.toFixed(1)} mo`
+                : 'N/A'}
             </Text>
+            {projection.summary.reserve_coverage_months <= 0 && (
+              <Text size="xs" c="dimmed">No planned capital projects</Text>
+            )}
           </Card>
         </SimpleGrid>
       )}
@@ -201,7 +195,13 @@ export function AssessmentScenarioDetailPage() {
                   </Table.Td>
                   <Table.Td ta="right" ff="monospace">
                     {a.change_type === 'special_assessment'
-                      ? `${fmt(parseFloat(a.special_per_unit) || 0)}/unit x ${a.special_installments || 1} mo`
+                      ? `${fmt(parseFloat(a.special_per_unit) || 0)}/unit${(() => {
+                          const inst = parseInt(a.special_installments) || 1;
+                          if (inst === 1) return ', one-time';
+                          if (inst === 3) return ', quarterly';
+                          if (inst === 12) return ', annual';
+                          return `, ${inst} mo`;
+                        })()}`
                       : a.percentage_change
                         ? `${parseFloat(a.percentage_change).toFixed(1)}%`
                         : a.flat_amount_change
@@ -211,15 +211,18 @@ export function AssessmentScenarioDetailPage() {
                   <Table.Td>{a.effective_date ? new Date(a.effective_date).toLocaleDateString() : '-'}</Table.Td>
                   <Table.Td>{a.end_date ? new Date(a.end_date).toLocaleDateString() : 'Ongoing'}</Table.Td>
                   <Table.Td>
-                    <Menu withinPortal position="bottom-end" shadow="sm">
-                      <Menu.Target>
-                        <ActionIcon variant="subtle" color="gray"><IconDots size={16} /></ActionIcon>
-                      </Menu.Target>
-                      <Menu.Dropdown>
-                        <Menu.Item leftSection={<IconEdit size={14} />} onClick={() => setEditAsmt(a)}>Edit</Menu.Item>
-                        <Menu.Item leftSection={<IconTrash size={14} />} color="red" onClick={() => removeMutation.mutate(a.id)}>Remove</Menu.Item>
-                      </Menu.Dropdown>
-                    </Menu>
+                    <Group gap={4} wrap="nowrap">
+                      <Tooltip label="Edit">
+                        <ActionIcon variant="subtle" color="blue" size="sm" onClick={() => setEditAsmt(a)}>
+                          <IconEdit size={16} />
+                        </ActionIcon>
+                      </Tooltip>
+                      <Tooltip label="Remove">
+                        <ActionIcon variant="subtle" color="red" size="sm" onClick={() => removeMutation.mutate(a.id)}>
+                          <IconTrash size={16} />
+                        </ActionIcon>
+                      </Tooltip>
+                    </Group>
                   </Table.Td>
                 </Table.Tr>
               ))}
diff --git a/frontend/src/pages/board-planning/components/AssessmentChangeForm.tsx b/frontend/src/pages/board-planning/components/AssessmentChangeForm.tsx
index 34c6fdc..8925a1b 100644
--- a/frontend/src/pages/board-planning/components/AssessmentChangeForm.tsx
+++ b/frontend/src/pages/board-planning/components/AssessmentChangeForm.tsx
@@ -117,32 +117,27 @@ export function AssessmentChangeForm({ opened, onClose, onSubmit, initialData, l
 
         {isSpecial && (
           <>
-            <Group grow>
-              <NumberInput
-                label="Total Amount"
-                value={form.specialTotal}
-                onChange={(v) => setForm({ ...form, specialTotal: Number(v) || 0 })}
-                min={0}
-                decimalScale={2}
-                thousandSeparator=","
-                prefix="$"
-              />
-              <NumberInput
-                label="Per Unit Amount"
-                value={form.specialPerUnit}
-                onChange={(v) => setForm({ ...form, specialPerUnit: Number(v) || 0 })}
-                min={0}
-                decimalScale={2}
-                prefix="$"
-              />
-            </Group>
             <NumberInput
-              label="Installments"
-              description="1 = one-time lump sum, 6 = spread over 6 months, etc."
-              value={form.specialInstallments}
+              label="Per Unit Amount"
+              description="Total amount each unit will be assessed"
+              value={form.specialPerUnit}
+              onChange={(v) => setForm({ ...form, specialPerUnit: Number(v) || 0 })}
+              min={0}
+              decimalScale={2}
+              thousandSeparator=","
+              prefix="$"
+            />
+            <Select
+              label="Duration"
+              description="How the assessment is collected"
+              value={String(form.specialInstallments)}
               onChange={(v) => setForm({ ...form, specialInstallments: Number(v) || 1 })}
-              min={1}
-              max={60}
+              data={[
+                { value: '1', label: 'One-time (lump sum)' },
+                { value: '3', label: 'Quarterly (3 monthly payments)' },
+                { value: '6', label: '6 months' },
+                { value: '12', label: 'Annual (12 monthly payments)' },
+              ]}
             />
           </>
         )}