fix(audit): H4 (reservation signing berth rule) + H13 (manual EOI-sign stage parity)

H4: reservation_agreement completion fired the contract_signed berth rule,
flipping the berth to 'sold' one-to-two stages early. Add a dedicated
reservation_signed berth trigger (defaults to under_offer) and fire it.
H13: the manual signed-EOI upload path advanced only to 'eoi' via the
ungated helper while the Documenso-webhook path advanced to 'reservation';
both now use advanceStageIfBehindGated(..., 'reservation', 'eoi_signed') so
manually- and webhook-signed deals reach the same stage.

Co-Authored-By: Claude Opus 4.8 (1M context) <noreply@anthropic.com>

src/lib/services/berth-rules-engine.ts

@@ -14,6 +14,7 @@ import { logger } from '@/lib/logger';
 export type BerthRuleTrigger =
   | 'eoi_sent'
   | 'eoi_signed'
+  | 'reservation_signed'
   | 'deposit_received'
   | 'contract_signed'
   | 'interest_archived'
@@ -39,6 +40,10 @@ interface RuleConfig {
 const DEFAULT_RULES: Record<BerthRuleTrigger, RuleConfig> = {
   eoi_sent: { mode: 'suggest', targetStatus: 'under_offer' },
   eoi_signed: { mode: 'auto', targetStatus: 'under_offer' },
+  // Reservation agreement signed — a commitment short of sale, so the berth
+  // stays Under offer (audit H4); previously reused the contract_signed rule
+  // and flipped it to Sold prematurely.
+  reservation_signed: { mode: 'auto', targetStatus: 'under_offer' },
   deposit_received: { mode: 'auto', targetStatus: 'sold' },
   contract_signed: { mode: 'auto', targetStatus: 'sold' },
   interest_archived: { mode: 'suggest', targetStatus: 'available' },

src/lib/services/documents.service.ts

@@ -988,13 +988,18 @@ export async function uploadSignedManually(
     if (interest) {
       void evaluateRule('eoi_signed', doc.interestId, portId, meta);
 
-      // Stage stays at 'eoi' - sub-status badge flips to "signed".
-      void advanceStageIfBehind(
+      // EOI signed = formal commitment → advance to 'reservation' via the
+      // GATED helper, matching the Documenso-webhook path (audit H13).
+      // Previously this manual-upload path used the ungated helper and only
+      // reached 'eoi', so manually-signed deals lagged a stage behind
+      // webhook-signed ones and skewed funnel/stage-duration reports.
+      void advanceStageIfBehindGated(
         doc.interestId,
         portId,
-        'eoi',
+        'reservation',
         meta,
         'Signed EOI uploaded manually',
+        'eoi_signed',
       );
     }
   }
@@ -1680,7 +1685,11 @@ export async function handleDocumentCompleted(eventData: { documentId: string; p
       'reservation_signed',
     );
     void import('@/lib/services/berth-rules-engine').then(({ evaluateRule }) =>
-      evaluateRule('contract_signed', doc.interestId!, doc.portId, systemMeta),
+      // Reservation signing is NOT contract signing — firing 'contract_signed'
+      // here flipped the berth to 'sold' one-to-two stages early (audit H4).
+      // Use the dedicated 'reservation_signed' trigger (defaults to
+      // 'under_offer').
+      evaluateRule('reservation_signed', doc.interestId!, doc.portId, systemMeta),
     );
 
     // Tenancies P3 — auto-create pending tenancies (one per in-bundle berth).