diff --git a/cypress/e2e/live-tracking/pibi-dates.cy.js b/cypress/e2e/live-tracking/pibi-dates.cy.js
deleted file mode 100644
index d5cc717..0000000
--- a/cypress/e2e/live-tracking/pibi-dates.cy.js
+++ /dev/null
@@ -1,100 +0,0 @@
-/**
- * Live Tracking — PIBI dates editor (issue #252)
- *
- * Verifies the write-role flow on the PIBI section of the property detail
- * drawer: a `write` user can pick PIBI order and completion dates, hit
- * Save, and the chosen dates are still reflected after the page is
- * reloaded (i.e. the values were persisted server-side).
- *
- * The spec assumes an authenticated `write` session can be reused (or the
- * test harness logs in via the same flow as the rest of the suite). The
- * target portfolio slug + a deal id with PIBI fields editable for the
- * write user are read from Cypress env vars so the spec stays portable.
- */
-
-const PORTFOLIO_SLUG = Cypress.env("LIVE_PORTFOLIO_SLUG");
-const TARGET_DEAL_NAME = Cypress.env("LIVE_PIBI_DEAL_NAME");
-
-const ORDER_DATE = "2025-03-12";
-const COMPLETED_DATE = "2025-04-02";
-
-describe("PIBI dates editor — write user flow", function () {
-  before(function () {
-    if (!PORTFOLIO_SLUG) {
-      cy.log(
-        "LIVE_PORTFOLIO_SLUG env var not set — skipping live tracking specs",
-      );
-      this.skip();
-    }
-  });
-
-  function openDrawerForTargetDeal() {
-    cy.visit(`/portfolio/${PORTFOLIO_SLUG}/your-projects/live`);
-
-    // Switch to the Measures tab — the easiest way into the drawer.
-    cy.contains("button, [role=tab]", "Measures").click();
-
-    if (TARGET_DEAL_NAME) {
-      cy.contains("[data-testid=measures-row]", TARGET_DEAL_NAME).click();
-    } else {
-      cy.get("[data-testid=measures-row]").first().click();
-    }
-
-    cy.get("[data-testid=property-detail-drawer]").should("be.visible");
-    // Navigate to the PIBI tab (drawer opens on Works tab from Measures row click).
-    cy.get("[data-testid=drawer-tab-pibi]").click();
-    cy.get("[data-testid=drawer-section-pibi]").should("exist");
-  }
-
-  it("lets a write user set PIBI order + completion dates and persists them across reload", () => {
-    openDrawerForTargetDeal();
-
-    // Both date inputs render for write+ users.
-    cy.get("[data-testid=pibi-order-date-input]").should("be.visible");
-    cy.get("[data-testid=pibi-completed-date-input]").should("be.visible");
-
-    cy.get("[data-testid=pibi-order-date-input]")
-      .clear()
-      .type(ORDER_DATE);
-    cy.get("[data-testid=pibi-completed-date-input]")
-      .clear()
-      .type(COMPLETED_DATE);
-
-    // Save button should be enabled once values change.
-    cy.get("[data-testid=pibi-save-button]")
-      .should("not.be.disabled")
-      .click();
-
-    // Saving completes — the button label flips back from "Saving…" to
-    // "Save PIBI Dates" and no error banner is shown.
-    cy.get("[data-testid=pibi-save-button]").should(
-      "contain.text",
-      "Save PIBI Dates",
-    );
-    cy.get("[data-testid=pibi-error]").should("not.exist");
-
-    // Optimistic update — the inputs already reflect the new values.
-    cy.get("[data-testid=pibi-order-date-input]").should(
-      "have.value",
-      ORDER_DATE,
-    );
-    cy.get("[data-testid=pibi-completed-date-input]").should(
-      "have.value",
-      COMPLETED_DATE,
-    );
-
-    // Reload the page and reopen the drawer — the persisted values must
-    // still be there.
-    cy.reload();
-    openDrawerForTargetDeal();
-
-    cy.get("[data-testid=pibi-order-date-input]").should(
-      "have.value",
-      ORDER_DATE,
-    );
-    cy.get("[data-testid=pibi-completed-date-input]").should(
-      "have.value",
-      COMPLETED_DATE,
-    );
-  });
-});
diff --git a/cypress/e2e/live-tracking/pibi-measures.cy.js b/cypress/e2e/live-tracking/pibi-measures.cy.js
deleted file mode 100644
index 95ef81e..0000000
--- a/cypress/e2e/live-tracking/pibi-measures.cy.js
+++ /dev/null
@@ -1,162 +0,0 @@
-/**
- * Live Tracking — PIBI measure selection flow (issue #254)
- *
- * Verifies the approver flow for selecting which measures on a deal go for
- * PIBI:
- *   1. the approver opens the property drawer at the PIBI section,
- *   2. ticks and unticks measures in the multi-select,
- *   3. saves the selection — the drawer reflects the ticked state,
- *   4. the POST hits the pibi-measures route which pushes
- *      `measures_for_pibi_ordered` back to HubSpot.
- *
- * Mirrors `instruct-measure.cy.js`. The spec uses `cy.intercept` so the
- * HubSpot push side-effect is observable without a real CRM round-trip.
- */
-
-const PORTFOLIO_SLUG = Cypress.env("LIVE_PORTFOLIO_SLUG");
-const TARGET_DEAL_NAME = Cypress.env("LIVE_PIBI_DEAL_NAME");
-
-describe("PIBI measure selection — approver flow", function () {
-  before(function () {
-    if (!PORTFOLIO_SLUG) {
-      cy.log(
-        "LIVE_PORTFOLIO_SLUG env var not set — skipping live tracking specs",
-      );
-      this.skip();
-    }
-  });
-
-  function openDrawerAtPibiSection() {
-    cy.visit(`/portfolio/${PORTFOLIO_SLUG}/your-projects/live`);
-
-    // Open a property row to get the detail drawer.
-    cy.contains("button, [role=tab]", "Measures").click();
-
-    if (TARGET_DEAL_NAME) {
-      cy.contains("[data-testid=measures-row]", TARGET_DEAL_NAME).click();
-    } else {
-      cy.get("[data-testid=measures-row]").first().click();
-    }
-
-    cy.get("[data-testid=property-detail-drawer]").should("be.visible");
-
-    // Navigate to the PIBI tab (drawer opens on Works tab from Measures row click).
-    cy.get("[data-testid=drawer-tab-pibi]").click();
-    cy.get("[data-testid=drawer-section-pibi]").should("exist");
-  }
-
-  it("fetches the PIBI state and shows the multi-select for approvers", () => {
-    // Stub the GET so we control the initial state.
-    cy.intercept(
-      "GET",
-      `/api/portfolio/*/pibi-measures*`,
-      {
-        body: {
-          pibiMeasures: ["ASHP"],
-          approvedMeasures: ["ASHP", "Solar PV"],
-          instructedMeasures: [],
-        },
-      },
-    ).as("getPibiMeasures");
-
-    openDrawerAtPibiSection();
-
-    cy.wait("@getPibiMeasures");
-
-    // The multi-select should be visible for approvers.
-    cy.get("[data-testid=pibi-measure-selector]").should("be.visible");
-
-    // ASHP should be checked (was in pibiMeasures).
-    cy.get("[data-testid=pibi-measure-checkbox-ASHP]").should(
-      "be.checked",
-    );
-  });
-
-  it("lets an approver tick/untick selections and POST to the route", () => {
-    // Stub GET to return a clean state.
-    cy.intercept(
-      "GET",
-      `/api/portfolio/*/pibi-measures*`,
-      {
-        body: {
-          pibiMeasures: [],
-          approvedMeasures: ["ASHP", "Solar PV"],
-          instructedMeasures: [],
-        },
-      },
-    ).as("getPibiMeasures");
-
-    // Intercept the POST so we can assert the body.
-    cy.intercept(
-      "POST",
-      `/api/portfolio/*/pibi-measures`,
-    ).as("savePibiMeasures");
-
-    openDrawerAtPibiSection();
-
-    cy.wait("@getPibiMeasures");
-
-    cy.get("[data-testid=pibi-measure-selector]").should("be.visible");
-
-    // Both approved measures (ASHP, Solar PV) should be pre-ticked since
-    // pibiMeasures was empty and approvedMeasures had values.
-    cy.get("[data-testid=pibi-measure-checkbox-ASHP]").should("be.checked");
-    cy.get("[data-testid=pibi-measure-checkbox-Solar PV]").should("be.checked");
-
-    // Untick ASHP.
-    cy.get("[data-testid=pibi-measure-option-ASHP]").click();
-    cy.get("[data-testid=pibi-measure-checkbox-ASHP]").should("not.be.checked");
-
-    // Save the selection.
-    cy.get("[data-testid=pibi-selector-save]").click();
-
-    cy.wait("@savePibiMeasures").then((intercepted) => {
-      // Body should reflect the new selection (Solar PV only).
-      expect(intercepted.request.body).to.have.property("dealId");
-      expect(intercepted.request.body.measureNames).to.include("Solar PV");
-      expect(intercepted.request.body.measureNames).not.to.include("ASHP");
-
-      // Route returns ok=true.
-      expect(intercepted.response.statusCode).to.be.oneOf([200, 201]);
-      expect(intercepted.response.body).to.have.property("ok", true);
-      expect(intercepted.response.body).to.have.property(
-        "hubspotSync",
-      );
-    });
-
-    // No error banner visible.
-    cy.get("[data-testid=pibi-selector-error]").should("not.exist");
-  });
-
-  it("pushes measures_for_pibi_ordered to HubSpot on a successful save", () => {
-    cy.intercept(
-      "GET",
-      `/api/portfolio/*/pibi-measures*`,
-      {
-        body: {
-          pibiMeasures: ["CWI"],
-          approvedMeasures: ["CWI"],
-          instructedMeasures: [],
-        },
-      },
-    ).as("getPibiMeasures");
-
-    // Stub the POST to confirm the property pushed.
-    cy.intercept("POST", `/api/portfolio/*/pibi-measures`, {
-      body: { ok: true, hubspotSync: "ok" },
-    }).as("savePibiMeasures");
-
-    openDrawerAtPibiSection();
-
-    cy.wait("@getPibiMeasures");
-
-    cy.get("[data-testid=pibi-selector-save]").click();
-
-    cy.wait("@savePibiMeasures").then((intercepted) => {
-      // Confirm the POST body contains the right measures.
-      expect(intercepted.request.body).to.have.property("measureNames");
-      // Response signals a successful HubSpot push.
-      expect(intercepted.response.body.hubspotSync).to.equal("ok");
-    });
-  });
-});
diff --git a/cypress/e2e/live-tracking/pibi-section.cy.js b/cypress/e2e/live-tracking/pibi-section.cy.js
new file mode 100644
index 0000000..cbcb5db
--- /dev/null
+++ b/cypress/e2e/live-tracking/pibi-section.cy.js
@@ -0,0 +1,286 @@
+/**
+ * Live Tracking — PibiSection (flat TanStack Table redesign)
+ *
+ * Tests the approver flow for the per-measure PIBI request log rendered
+ * directly on the DealPage (pibi-surveys tab), not in a drawer.
+ *
+ *  1. Empty state renders with a "Log first PIBI" prompt
+ *  2. Flat table shows existing rows (no batch grouping)
+ *  3. Every row has always-editable cells (measure select, date inputs)
+ *  4. Save button is disabled when row is clean, enabled after editing
+ *  5. Save calls PATCH for existing rows
+ *  6. Delete calls DELETE
+ *  7. "+ Add row" appends a blank row; save calls POST
+ *  8. "Mark all complete" PATCHes all incomplete rows
+ *  9. Scope badges appear for approved / proposed measures
+ *
+ * Requires LIVE_PORTFOLIO_SLUG; skipped otherwise.
+ * All network calls are intercepted — no real DB / HubSpot round-trips.
+ */
+
+const PORTFOLIO_SLUG = Cypress.env("LIVE_PORTFOLIO_SLUG");
+const PORTFOLIO_ID_GLOB = "*";
+
+function stubGet(pibiRequests = []) {
+  cy.intercept(
+    "GET",
+    `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-requests*`,
+    { body: { pibiRequests } },
+  ).as("getPibiRequests");
+}
+
+function stubMeasures(
+  approvedMeasures = ["ASHP", "CWI"],
+  instructedMeasures = [],
+) {
+  cy.intercept(
+    "GET",
+    `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-measures*`,
+    { body: { pibiMeasures: approvedMeasures, approvedMeasures, instructedMeasures } },
+  ).as("getPibiMeasures");
+}
+
+function stubPost(response = { ok: true, insertedCount: 1, hubspotSync: "ok" }) {
+  cy.intercept(
+    "POST",
+    `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-requests`,
+    { body: response },
+  ).as("postPibiRequest");
+}
+
+function stubPatch(id, response = { ok: true, hubspotSync: "ok" }) {
+  cy.intercept(
+    "PATCH",
+    `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-requests/${id}`,
+    { body: response },
+  ).as(`patchPibiRequest-${id}`);
+}
+
+function stubDelete(id, response = { ok: true, hubspotSync: "ok" }) {
+  cy.intercept(
+    "DELETE",
+    `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-requests/${id}*`,
+    { body: response },
+  ).as(`deletePibiRequest-${id}`);
+}
+
+function openDealPageAtPibiTab() {
+  cy.visit(`/portfolio/${PORTFOLIO_SLUG}/your-projects/live`);
+  cy.contains("button, [role=tab]", "Properties").click();
+  cy.get("[data-testid=property-row-link]").first().click();
+  cy.get("[data-testid=deal-page-tab-pibi-surveys]").click();
+}
+
+describe("PibiSection", function () {
+  before(function () {
+    if (!PORTFOLIO_SLUG) {
+      cy.log("LIVE_PORTFOLIO_SLUG not set — skipping PibiSection specs");
+      this.skip();
+    }
+  });
+
+  beforeEach(() => {
+    stubMeasures();
+  });
+
+  // ── Cycle 1: Empty state ──────────────────────────────────────────────────
+
+  it("shows empty state with Log first PIBI prompt when no requests exist", () => {
+    stubGet([]);
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+    cy.get("[data-testid=pibi-empty-state]").should("be.visible");
+    cy.get("[data-testid=pibi-empty-state]").should(
+      "contain.text",
+      "No PIBIs logged yet",
+    );
+    cy.get("[data-testid=pibi-empty-add-row]").should("be.visible");
+  });
+
+  // ── Cycle 2: Flat table renders rows (no batch groups) ────────────────────
+
+  it("renders a flat table of rows with no batch grouping", () => {
+    stubGet([
+      {
+        id: "1",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+      {
+        id: "2",
+        measureName: "CWI",
+        orderedAt: "2026-04-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-row-1]").should("be.visible");
+    cy.get("[data-testid=pibi-row-2]").should("be.visible");
+    cy.get("[data-testid=pibi-batch-group]").should("not.exist");
+  });
+
+  // ── Cycle 3: Always-editable cells ────────────────────────────────────────
+
+  it("renders measure select and date inputs as always-editable cells", () => {
+    stubGet([
+      {
+        id: "5",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-measure-select-5]").should("be.visible");
+    cy.get("[data-testid=pibi-ordered-date-5]").should("be.visible");
+    cy.get("[data-testid=pibi-completed-date-5]").should("be.visible");
+  });
+
+  // ── Cycle 4: Save disabled when clean, enabled after editing ──────────────
+
+  it("shows Save disabled on load, enabled after editing a cell", () => {
+    stubGet([
+      {
+        id: "6",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-save-6]").should("be.disabled");
+    cy.get("[data-testid=pibi-ordered-date-6]").clear().type("2026-06-01");
+    cy.get("[data-testid=pibi-save-6]").should("not.be.disabled");
+  });
+
+  // ── Cycle 5: Save calls PATCH ─────────────────────────────────────────────
+
+  it("calls PATCH with updated fields when approver clicks Save", () => {
+    stubGet([
+      {
+        id: "10",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    stubPatch("10");
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-completed-date-10]").type("2026-05-15");
+    cy.get("[data-testid=pibi-save-10]").click();
+
+    cy.wait("@patchPibiRequest-10").then((interception) => {
+      expect(interception.request.body.dealId).to.be.a("string");
+      expect(interception.request.body.completedAt).to.include("2026-05-15");
+    });
+  });
+
+  // ── Cycle 6: Delete calls DELETE ──────────────────────────────────────────
+
+  it("calls DELETE when approver clicks Delete on a row", () => {
+    stubGet([
+      {
+        id: "20",
+        measureName: "EWI",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    stubDelete("20");
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-delete-20]").click();
+    cy.wait("@deletePibiRequest-20");
+  });
+
+  // ── Cycle 7: Add row → POST ───────────────────────────────────────────────
+
+  it("appends a blank row on add-row click and POSTs on save", () => {
+    stubGet([]);
+    stubPost({ ok: true, insertedCount: 1, hubspotSync: "ok" });
+    cy.intercept("GET", `/api/portfolio/${PORTFOLIO_ID_GLOB}/pibi-requests*`, {
+      body: {
+        pibiRequests: [
+          {
+            id: "99",
+            measureName: "ASHP",
+            orderedAt: new Date().toISOString(),
+            completedAt: null,
+          },
+        ],
+      },
+    }).as("getPibiRequestsAfter");
+
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-empty-add-row]").click();
+    cy.get("[data-testid=pibi-section]").find("tr[data-testid^=pibi-row-new]").should("have.length", 1);
+
+    cy.get("[data-testid=pibi-section]")
+      .find("[data-testid^=pibi-save-new]")
+      .click();
+
+    cy.wait("@postPibiRequest").then((interception) => {
+      expect(interception.request.body.measureNames).to.be.an("array").with.length(1);
+      expect(interception.request.body.orderedAt).to.be.a("string");
+    });
+  });
+
+  // ── Cycle 8: Mark all complete ────────────────────────────────────────────
+
+  it("PATCHes all incomplete rows when Mark all complete is clicked", () => {
+    stubGet([
+      {
+        id: "30",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+      {
+        id: "31",
+        measureName: "CWI",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    stubPatch("30");
+    stubPatch("31");
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-mark-all-complete]").click();
+    cy.wait("@patchPibiRequest-30").then((i) => {
+      expect(i.request.body.completedAt).to.be.a("string");
+    });
+    cy.wait("@patchPibiRequest-31");
+  });
+
+  // ── Cycle 9: Scope badges ─────────────────────────────────────────────────
+
+  it("shows Approved badge for a measure in approvedMeasures", () => {
+    stubGet([
+      {
+        id: "40",
+        measureName: "ASHP",
+        orderedAt: "2026-05-01T00:00:00.000Z",
+        completedAt: null,
+      },
+    ]);
+    stubMeasures(["ASHP"], []);
+    openDealPageAtPibiTab();
+    cy.wait("@getPibiRequests");
+
+    cy.get("[data-testid=pibi-row-40]").should("contain.text", "Approved");
+  });
+});
diff --git a/skills-lock.json b/skills-lock.json
new file mode 100644
index 0000000..e56778a
--- /dev/null
+++ b/skills-lock.json
@@ -0,0 +1,89 @@
+{
+  "version": 1,
+  "skills": {
+    "caveman": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/productivity/caveman/SKILL.md",
+      "computedHash": "934433479903febc585bf6deb5f0cebc63137e3f86b7babe0aab1ecb94d6d7a4"
+    },
+    "diagnose": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/diagnose/SKILL.md",
+      "computedHash": "15939a26f86edec2d4862042b8564e5a062cb81d04e047a0cea6305c8830b5f5"
+    },
+    "grill-me": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/productivity/grill-me/SKILL.md",
+      "computedHash": "784f0dbb7403b0f00324bce9a112f715342777a0daee7bbb7385f9c6f0a170ea"
+    },
+    "grill-with-docs": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/grill-with-docs/SKILL.md",
+      "computedHash": "31a5b1ae116558bf7d3f633f442835f54bd7645923d4f45c7823e52a97317666"
+    },
+    "improve-codebase-architecture": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/improve-codebase-architecture/SKILL.md",
+      "computedHash": "c77b86b4332919499608f9af1880074e1fec65a59b95c70c27a9f39cd137865e"
+    },
+    "ralph-loop": {
+      "source": "Hestia-Homes/agentic-toolkit",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/ralph-loop/SKILL.md",
+      "computedHash": "6d45d44d84abf566d0f298af6b7d710e5f6ebaecb5a06c31fedacd20085ae88d"
+    },
+    "setup-matt-pocock-skills": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/setup-matt-pocock-skills/SKILL.md",
+      "computedHash": "3a32f8f1ed8160c9d286a2aabe88ee9b884c6f3f88a7a6c47b7d5d552c959587"
+    },
+    "tdd": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/tdd/SKILL.md",
+      "computedHash": "15a7b5e36383ebadb2dec5e586679e55e9663d292da418926b8da6fc0ef27d84"
+    },
+    "to-issues": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/to-issues/SKILL.md",
+      "computedHash": "73a91f30784523aa59ec9b02769576ebfc738e2cd5ad8f6441076031f0a5d5ac"
+    },
+    "to-prd": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/to-prd/SKILL.md",
+      "computedHash": "fd8c259f9c44eff08e29a1a2fc71a806a3568d279a55387a361f78620b10f2aa"
+    },
+    "to-project": {
+      "source": "Hestia-Homes/agentic-toolkit",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/to-project/SKILL.md",
+      "computedHash": "59daf039ac699a44a9416f8ec403b83d4166e05489959e127746231ff8be4e12"
+    },
+    "triage": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/triage/SKILL.md",
+      "computedHash": "2b6efb6da12d92551772fcc04acf331f4e0e6f7bd9d4cb23ce0b301e0b128feb"
+    },
+    "write-a-skill": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/productivity/write-a-skill/SKILL.md",
+      "computedHash": "b44d8aab2ead83c716e01af4c9a24ccc4575ce70ad58ec4f1749fb88c9cc82ba"
+    },
+    "zoom-out": {
+      "source": "mattpocock/skills",
+      "sourceType": "github",
+      "skillPath": "skills/engineering/zoom-out/SKILL.md",
+      "computedHash": "8357aeaece3b709c442eab67e64b86844e05e2f1ea95b109565eba50b6def36e"
+    }
+  }
+}
diff --git a/src/app/api/portfolio/[portfolioId]/approvals/route.test.ts b/src/app/api/portfolio/[portfolioId]/approvals/route.test.ts
new file mode 100644
index 0000000..ba668d4
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/approvals/route.test.ts
@@ -0,0 +1,289 @@
+/**
+ * Unit tests for the approvals POST handler.
+ *
+ * Focuses on HubSpot sync behaviour: after approve/unapprove changes are
+ * persisted to the DB, the handler must push both the audit log
+ * (client_measures_approval_log) and the structured field (approved_measures)
+ * to HubSpot. Prior to this fix only the audit log was synced.
+ */
+import { describe, it, expect, vi, beforeEach } from "vitest";
+import { NextRequest } from "next/server";
+
+// ── Hoisted mocks (declared before vi.mock factories run) ─────────────────────
+const {
+  mockGetServerSession,
+  syncMeasureApprovalsToHubSpotMock,
+  syncMeasuresFieldToHubSpotMock,
+  mockDbSelect,
+  mockDbInsert,
+} = vi.hoisted(() => ({
+  mockGetServerSession: vi.fn(),
+  syncMeasureApprovalsToHubSpotMock: vi.fn(),
+  syncMeasuresFieldToHubSpotMock: vi.fn(),
+  mockDbSelect: vi.fn(),
+  mockDbInsert: vi.fn(),
+}));
+
+// ── Auth ──────────────────────────────────────────────────────────────────────
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({
+  AuthOptions: {},
+}));
+
+// ── HubSpot syncs ─────────────────────────────────────────────────────────────
+vi.mock("@/app/lib/hubspot/dealSync", () => ({
+  syncMeasureApprovalsToHubSpot: syncMeasureApprovalsToHubSpotMock,
+  syncMeasuresFieldToHubSpot: syncMeasuresFieldToHubSpotMock,
+}));
+vi.mock("@/app/lib/instructMeasure", () => ({
+  APPROVED_MEASURES_PROP: "approved_measures",
+}));
+
+// ── Drizzle ORM ───────────────────────────────────────────────────────────────
+vi.mock("drizzle-orm", () => ({
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+  inArray: vi.fn((col: unknown, vals: unknown) => ({ $inArray: [col, vals] })),
+  sql: vi.fn(),
+}));
+
+// ── DB schema stubs ───────────────────────────────────────────────────────────
+vi.mock("@/app/db/schema/approvals", () => ({
+  dealMeasureApprovals: { hubspotDealId: {}, measureName: {}, isApproved: {}, approvedBy: {}, approvedAt: {} },
+  dealMeasureApprovalEvents: { hubspotDealId: {}, measureName: {}, action: {}, actedBy: {}, actedAt: {} },
+}));
+vi.mock("@/app/db/schema/portfolio", () => ({
+  portfolioCapabilities: { portfolioId: {}, userId: {}, capability: {}, id: {} },
+}));
+vi.mock("@/app/db/schema/users", () => ({
+  user: { id: {}, email: {}, firstName: {} },
+}));
+
+// ── DB mock ───────────────────────────────────────────────────────────────────
+vi.mock("@/app/db/db", () => ({
+  db: {
+    get select() { return mockDbSelect; },
+    get insert() { return mockDbInsert; },
+  },
+}));
+
+// ── DB mock helpers ────────────────────────────────────────────────────────────
+// Builds a thenable select chain where .limit() resolves to `limitResult`
+// and awaiting the chain without .limit() resolves to `directResult`.
+function makeSelectChain(
+  limitResult: unknown[],
+  directResult: unknown[] = [],
+) {
+  const self: Record<string, unknown> = {};
+  // thenable so `await chain.where(...)` resolves to directResult
+  self["then"] = (
+    resolve: (v: unknown) => unknown,
+    reject: (e: unknown) => unknown,
+  ) => Promise.resolve(directResult).then(resolve, reject);
+  self["from"] = vi.fn(() => self);
+  self["leftJoin"] = vi.fn(() => self);
+  self["where"] = vi.fn(() => self);
+  self["limit"] = vi.fn(() => Promise.resolve(limitResult));
+  return self;
+}
+
+// Builds an insert chain. .values() is thenable (plain insert) and also
+// exposes .onConflictDoUpdate() (upsert).
+function makeInsertChain() {
+  const values: Record<string, unknown> = {};
+  values["then"] = (
+    resolve: (v: unknown) => unknown,
+    reject: (e: unknown) => unknown,
+  ) => Promise.resolve(undefined).then(resolve, reject);
+  values["onConflictDoUpdate"] = vi.fn(() => Promise.resolve(undefined));
+  const insert = { values: vi.fn(() => values) };
+  return insert;
+}
+
+
+// ── Subject under test ────────────────────────────────────────────────────────
+import { POST } from "./route";
+
+// ── Helpers ───────────────────────────────────────────────────────────────────
+function makeRequest(body: unknown, portfolioId = "10") {
+  const req = new NextRequest(
+    `http://localhost/api/portfolio/${portfolioId}/approvals`,
+    {
+      method: "POST",
+      body: JSON.stringify(body),
+      headers: { "content-type": "application/json" },
+    },
+  );
+  return { req, params: Promise.resolve({ portfolioId }) };
+}
+
+function setupHappyPath(approvalRowsAfterChange: Array<{ measureName: string; approvedByEmail: string }>) {
+  // 1. getServerSession
+  mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+
+  // 2. getUserId select
+  mockDbSelect.mockImplementationOnce(() =>
+    makeSelectChain([{ id: 1n }]),
+  );
+
+  // 3. hasApproverCapability select
+  mockDbSelect.mockImplementationOnce(() =>
+    makeSelectChain([{ id: 1n }]),
+  );
+
+  // 4. upsert dealMeasureApprovals (one per change)
+  mockDbInsert.mockImplementationOnce(() => makeInsertChain());
+
+  // 5. insert dealMeasureApprovalEvents (one per change)
+  mockDbInsert.mockImplementationOnce(() => makeInsertChain());
+
+  // 6. post-change approvalRows select (no .limit — awaited at .where())
+  mockDbSelect.mockImplementationOnce(() =>
+    makeSelectChain([], approvalRowsAfterChange),
+  );
+
+  // HubSpot syncs
+  syncMeasureApprovalsToHubSpotMock.mockResolvedValue(undefined);
+  syncMeasuresFieldToHubSpotMock.mockResolvedValue({ ok: true });
+}
+
+// ── Tests ─────────────────────────────────────────────────────────────────────
+describe("POST /approvals — approved_measures HubSpot sync", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+  });
+
+  it("syncs approved_measures field to HubSpot after an unapprove action", async () => {
+    setupHappyPath([
+      // Only one measure remains approved after the unapprove
+      { measureName: "ASHP", approvedByEmail: "approver@test.com" },
+    ]);
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-1", measureName: "Solar PV", approved: false },
+      ],
+    });
+
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+
+    // Allow fire-and-forget promises to settle
+    await vi.waitFor(() =>
+      expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalled(),
+    );
+
+    expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalledWith({
+      hubspotDealId: "deal-1",
+      propName: "approved_measures",
+      measureNames: ["ASHP"],
+    });
+  });
+
+  it("syncs approved_measures with empty list when all measures removed", async () => {
+    setupHappyPath([]); // nothing approved after removal
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-2", measureName: "ASHP", approved: false },
+      ],
+    });
+
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+
+    await vi.waitFor(() =>
+      expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalled(),
+    );
+
+    expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalledWith({
+      hubspotDealId: "deal-2",
+      propName: "approved_measures",
+      measureNames: [],
+    });
+  });
+
+  it("syncs approved_measures when a new measure is approved", async () => {
+    setupHappyPath([
+      { measureName: "ASHP", approvedByEmail: "approver@test.com" },
+      { measureName: "Solar PV", approvedByEmail: "approver@test.com" },
+    ]);
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-3", measureName: "Solar PV", approved: true },
+      ],
+    });
+
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+
+    await vi.waitFor(() =>
+      expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalled(),
+    );
+
+    expect(syncMeasuresFieldToHubSpotMock).toHaveBeenCalledWith({
+      hubspotDealId: "deal-3",
+      propName: "approved_measures",
+      measureNames: ["ASHP", "Solar PV"],
+    });
+  });
+
+  it("also calls the audit-log sync (existing behaviour preserved)", async () => {
+    setupHappyPath([
+      { measureName: "EWI", approvedByEmail: "approver@test.com" },
+    ]);
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-4", measureName: "EWI", approved: true },
+      ],
+    });
+
+    await POST(req, { params });
+
+    await vi.waitFor(() =>
+      expect(syncMeasureApprovalsToHubSpotMock).toHaveBeenCalled(),
+    );
+
+    expect(syncMeasureApprovalsToHubSpotMock).toHaveBeenCalledWith(
+      expect.objectContaining({
+        hubspotDealId: "deal-4",
+        approvedMeasures: [{ measureName: "EWI", approvedByEmail: "approver@test.com" }],
+      }),
+    );
+  });
+
+  it("does not call HubSpot syncs when session is missing", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-5", measureName: "ASHP", approved: false },
+      ],
+    });
+
+    const res = await POST(req, { params });
+    expect(res.status).toBe(401);
+    expect(syncMeasuresFieldToHubSpotMock).not.toHaveBeenCalled();
+  });
+
+  it("does not call HubSpot syncs when user lacks approver capability", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "writer@test.com" } });
+
+    // getUserId
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 99n }]));
+    // hasApproverCapability → empty → no capability
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+
+    const { req, params } = makeRequest({
+      changes: [
+        { hubspotDealId: "deal-6", measureName: "ASHP", approved: false },
+      ],
+    });
+
+    const res = await POST(req, { params });
+    expect(res.status).toBe(403);
+    expect(syncMeasuresFieldToHubSpotMock).not.toHaveBeenCalled();
+  });
+});
diff --git a/src/app/api/portfolio/[portfolioId]/approvals/route.ts b/src/app/api/portfolio/[portfolioId]/approvals/route.ts
index 85f2962..145ebb1 100644
--- a/src/app/api/portfolio/[portfolioId]/approvals/route.ts
+++ b/src/app/api/portfolio/[portfolioId]/approvals/route.ts
@@ -6,11 +6,15 @@ import {
 } from "@/app/db/schema/approvals";
 import { portfolioCapabilities } from "@/app/db/schema/portfolio";
 import { user } from "@/app/db/schema/users";
-import { and, eq, inArray, sql } from "drizzle-orm";
+import { and, desc, eq, inArray, sql } from "drizzle-orm";
 import { z } from "zod";
 import { getServerSession } from "next-auth";
 import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
-import { syncMeasureApprovalsToHubSpot } from "@/app/lib/hubspot/dealSync";
+import {
+  syncMeasureApprovalsToHubSpot,
+  syncMeasuresFieldToHubSpot,
+} from "@/app/lib/hubspot/dealSync";
+import { APPROVED_MEASURES_PROP } from "@/app/lib/instructMeasure";
 
 async function getRequestingUserId(email: string): Promise<bigint | null> {
   const rows = await db
@@ -102,7 +106,7 @@ export async function GET(
       .from(dealMeasureApprovalEvents)
       .leftJoin(user, eq(user.id, dealMeasureApprovalEvents.actedBy))
       .where(inArray(dealMeasureApprovalEvents.hubspotDealId, dealIds))
-      .orderBy(dealMeasureApprovalEvents.actedAt);
+      .orderBy(desc(dealMeasureApprovalEvents.actedAt));
 
     const events = eventRows.map((e) => ({
       id: e.id.toString(),
@@ -230,6 +234,19 @@ export async function POST(
         actedByEmail: session.user.email,
         actedAt: now,
       });
+
+      void syncMeasuresFieldToHubSpot({
+        hubspotDealId: dealId,
+        propName: APPROVED_MEASURES_PROP,
+        measureNames: approvalRows.map((r) => r.measureName),
+      }).then((result) => {
+        if (!result.ok) {
+          console.error("[HubSpot] approved_measures sync failed", {
+            dealId,
+            error: result.error,
+          });
+        }
+      });
     }
 
     return NextResponse.json({ success: true });
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-approvals/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-approvals/route.ts
new file mode 100644
index 0000000..c2f80cf
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-approvals/route.ts
@@ -0,0 +1,85 @@
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { z } from "zod";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { db } from "@/app/db/db";
+import { portfolioCapabilities } from "@/app/db/schema/portfolio";
+import { user } from "@/app/db/schema/users";
+import { and, eq } from "drizzle-orm";
+import { bulkApprove } from "@/app/lib/bulkApprove";
+
+const bodySchema = z.object({
+  changes: z
+    .array(
+      z.object({
+        hubspotDealId: z.string().min(1),
+        measureName: z.string().min(1),
+        approved: z.boolean(),
+      }),
+    )
+    .min(1, "changes must not be empty"),
+});
+
+/**
+ * POST /api/portfolio/[portfolioId]/bulk-approvals
+ *
+ * Approver-only. Applies all approve/unapprove changes in a single atomic
+ * DB transaction. If any change fails the entire batch is rolled back.
+ *
+ * Body: { changes: [{ hubspotDealId, measureName, approved }] }
+ * Response: 200 { ok: true, hubspotSync: "ok" | "failed" } | 400/401/403
+ */
+export async function POST(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string }> },
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  const { portfolioId } = await props.params;
+
+  const userRow = await db
+    .select({ id: user.id })
+    .from(user)
+    .where(eq(user.email, session.user.email))
+    .limit(1);
+
+  if (!userRow[0]) {
+    return NextResponse.json({ error: "User not found" }, { status: 404 });
+  }
+
+  const capabilityRows = await db
+    .select({ capability: portfolioCapabilities.capability })
+    .from(portfolioCapabilities)
+    .where(
+      and(
+        eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
+        eq(portfolioCapabilities.userId, userRow[0].id),
+      ),
+    );
+
+  if (!capabilityRows.some((r) => r.capability === "approver")) {
+    return NextResponse.json({ error: "Approver capability required" }, { status: 403 });
+  }
+
+  let body: z.infer<typeof bodySchema>;
+  try {
+    body = bodySchema.parse(await req.json());
+  } catch {
+    return NextResponse.json({ error: "Invalid body" }, { status: 400 });
+  }
+
+  const result = await bulkApprove({
+    changes: body.changes,
+    userId: userRow[0].id,
+    actedByEmail: session.user.email,
+  });
+
+  if (!result.ok) {
+    return NextResponse.json({ ok: false, error: result.error }, { status: 400 });
+  }
+
+  return NextResponse.json({ ok: true, hubspotSync: result.hubspotSync, hubspotError: result.hubspotError });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/bulk-instructed-measures/route.ts b/src/app/api/portfolio/[portfolioId]/bulk-instructed-measures/route.ts
new file mode 100644
index 0000000..3b02b66
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/bulk-instructed-measures/route.ts
@@ -0,0 +1,109 @@
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { z } from "zod";
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { db } from "@/app/db/db";
+import { portfolioCapabilities, portfolioUsers } from "@/app/db/schema/portfolio";
+import { user } from "@/app/db/schema/users";
+import { and, eq } from "drizzle-orm";
+import { bulkInstructDeals } from "@/app/lib/bulkInstructDeals";
+import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
+
+const bodySchema = z.object({
+  deals: z
+    .array(
+      z.object({
+        dealId: z.string().min(1),
+        measureNames: z.array(z.string().min(1)).min(1),
+      }),
+    )
+    .min(1, "deals must not be empty"),
+  notes: z.string().optional(),
+});
+
+/**
+ * POST /api/portfolio/[portfolioId]/bulk-instructed-measures
+ *
+ * Approver-only. Instructs the given measures on each listed deal in a single
+ * atomic DB transaction. If any deal/measure fails the entire batch rolls back.
+ *
+ * Body: { deals: [{ dealId, measureNames }], notes? }
+ * Response: 200 { ok: true, hubspotSync } | 400/401/403
+ */
+export async function POST(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string }> },
+) {
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  const { portfolioId } = await props.params;
+
+  const userRow = await db
+    .select({ id: user.id })
+    .from(user)
+    .where(eq(user.email, session.user.email))
+    .limit(1);
+
+  if (!userRow[0]) {
+    return NextResponse.json({ error: "User not found" }, { status: 404 });
+  }
+
+  const portfolioUserRow = await db
+    .select({ role: portfolioUsers.role })
+    .from(portfolioUsers)
+    .where(
+      and(
+        eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
+        eq(portfolioUsers.userId, userRow[0].id),
+      ),
+    )
+    .limit(1);
+
+  if (!portfolioUserRow[0]?.role) {
+    return NextResponse.json({ error: "No portfolio access" }, { status: 403 });
+  }
+
+  const capabilityRows = await db
+    .select({ capability: portfolioCapabilities.capability })
+    .from(portfolioCapabilities)
+    .where(
+      and(
+        eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
+        eq(portfolioCapabilities.userId, userRow[0].id),
+      ),
+    );
+
+  if (!capabilityRows.some((r) => r.capability === "approver")) {
+    return NextResponse.json({ error: "Approver capability required" }, { status: 403 });
+  }
+
+  let body: z.infer<typeof bodySchema>;
+  try {
+    body = bodySchema.parse(await req.json());
+  } catch {
+    return NextResponse.json({ error: "Invalid body" }, { status: 400 });
+  }
+
+  for (const deal of body.deals) {
+    for (const name of deal.measureNames) {
+      if (!(MEASURE_NAMES as ReadonlyArray<string>).includes(name)) {
+        return NextResponse.json({ error: `Unknown measure: ${name}` }, { status: 400 });
+      }
+    }
+  }
+
+  const result = await bulkInstructDeals({
+    deals: body.deals,
+    userId: userRow[0].id,
+    notes: body.notes,
+  });
+
+  if (!result.ok) {
+    return NextResponse.json({ ok: false, error: result.error }, { status: 400 });
+  }
+
+  return NextResponse.json({ ok: true, hubspotSync: result.hubspotSync, hubspotError: result.hubspotError });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/instructed-measures/route.ts b/src/app/api/portfolio/[portfolioId]/instructed-measures/route.ts
index ff7a74d..533f228 100644
--- a/src/app/api/portfolio/[portfolioId]/instructed-measures/route.ts
+++ b/src/app/api/portfolio/[portfolioId]/instructed-measures/route.ts
@@ -10,12 +10,14 @@ import {
   portfolioUsers,
 } from "@/app/db/schema/portfolio";
 import { user } from "@/app/db/schema/users";
-import { instructMeasure } from "@/app/lib/instructMeasure";
+import { instructMeasures } from "@/app/lib/instructMeasure";
 import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
 
 const postSchema = z.object({
   dealId: z.string().min(1, "dealId is required"),
-  measureName: z.string().min(1, "measureName is required"),
+  measureNames: z
+    .array(z.string().min(1))
+    .min(1, "measureNames must not be empty"),
 });
 
 /**
@@ -27,10 +29,10 @@ const postSchema = z.object({
  * pushes back to HubSpot. See `instructMeasure` for the full contract.
  *
  * Body:
- *   { dealId: string, measureName: string }
+ *   { dealId: string, measureNames: string[] }
  *
  * Response:
- *   200 { ok: true, hubspotSync: "ok" | "failed", autoPopulatedProposed: boolean, hubspotError? }
+ *   200 { ok: true, hubspotSync: "ok" | "failed", hubspotError? }
  *   400 { ok: false, error }
  *   401 / 403 / 404 on auth/role/user errors.
  */
@@ -60,15 +62,16 @@ export async function POST(
     );
   }
 
-  const { dealId, measureName } = parsed.data;
+  const { dealId, measureNames } = parsed.data;
 
-  // Validate against the canonical catalogue up-front so the route returns
-  // a clean 400 rather than relying on the service-level check.
-  if (!(MEASURE_NAMES as ReadonlyArray<string>).includes(measureName)) {
-    return NextResponse.json(
-      { error: `Unknown measure: ${measureName}` },
-      { status: 400 },
-    );
+  // Validate all names against the canonical catalogue up-front.
+  for (const name of measureNames) {
+    if (!(MEASURE_NAMES as ReadonlyArray<string>).includes(name)) {
+      return NextResponse.json(
+        { error: `Unknown measure: ${name}` },
+        { status: 400 },
+      );
+    }
   }
 
   const userRow = await db
@@ -119,9 +122,9 @@ export async function POST(
   }
 
   try {
-    const result = await instructMeasure({
+    const result = await instructMeasures({
       dealId,
-      measureName,
+      measureNames,
       userId: userRow[0].id,
     });
 
diff --git a/src/app/api/portfolio/[portfolioId]/organisation/route.test.ts b/src/app/api/portfolio/[portfolioId]/organisation/route.test.ts
new file mode 100644
index 0000000..a59d9b2
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/organisation/route.test.ts
@@ -0,0 +1,181 @@
+import { describe, it, expect, vi, beforeEach } from "vitest";
+import { NextRequest } from "next/server";
+
+// ── Hoisted mocks ─────────────────────────────────────────────────────────────
+const {
+  mockGetServerSession,
+  mockDbSelect,
+  mockDbInsert,
+  mockDbDelete,
+} = vi.hoisted(() => ({
+  mockGetServerSession: vi.fn(),
+  mockDbSelect: vi.fn(),
+  mockDbInsert: vi.fn(),
+  mockDbDelete: vi.fn(),
+}));
+
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({ AuthOptions: {} }));
+vi.mock("drizzle-orm", () => ({
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+  inArray: vi.fn((col: unknown, vals: unknown) => ({ $inArray: [col, vals] })),
+}));
+vi.mock("@/app/db/schema/portfolio_organisation", () => ({
+  portfolioOrganisation: {
+    portfolioId: {},
+    organisationId: {},
+    id: {},
+  },
+}));
+vi.mock("@/app/db/schema/organisation", () => ({
+  organisation: { id: {}, name: {}, hubspotCompanyId: {} },
+}));
+vi.mock("@/app/db/db", () => ({
+  db: {
+    get select() { return mockDbSelect; },
+    get insert() { return mockDbInsert; },
+    get delete() { return mockDbDelete; },
+  },
+}));
+
+// ── Chain builders ────────────────────────────────────────────────────────────
+function makeSelectChain(rows: unknown[]) {
+  const self: Record<string, unknown> = {};
+  self["then"] = (resolve: (v: unknown) => unknown, reject: (e: unknown) => unknown) =>
+    Promise.resolve(rows).then(resolve, reject);
+  self["from"] = vi.fn(() => self);
+  self["innerJoin"] = vi.fn(() => self);
+  self["leftJoin"] = vi.fn(() => self);
+  self["where"] = vi.fn(() => self);
+  self["limit"] = vi.fn(() => Promise.resolve(rows));
+  return self;
+}
+
+function makeInsertChain() {
+  const self: Record<string, unknown> = {};
+  self["values"] = vi.fn(() => Promise.resolve([]));
+  return self;
+}
+
+function makeDeleteChain() {
+  const self: Record<string, unknown> = {};
+  self["where"] = vi.fn(() => Promise.resolve([]));
+  return self;
+}
+
+function makeParams(portfolioId = "42") {
+  return Promise.resolve({ portfolioId });
+}
+
+function makeRequest(method: string, body?: unknown, portfolioId = "42") {
+  return new NextRequest(
+    `http://localhost/api/portfolio/${portfolioId}/organisation`,
+    {
+      method,
+      ...(body ? { body: JSON.stringify(body), headers: { "content-type": "application/json" } } : {}),
+    },
+  );
+}
+
+// ── Subject under test ────────────────────────────────────────────────────────
+import { GET, POST, DELETE } from "./route";
+
+describe("GET /portfolio/:id/organisation", () => {
+  beforeEach(() => vi.clearAllMocks());
+
+  it("returns empty array when no orgs linked", async () => {
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+    const res = await GET(makeRequest("GET"), { params: makeParams() });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json).toEqual([]);
+  });
+
+  it("returns all linked orgs as array", async () => {
+    const orgs = [
+      { id: "org-1", name: "Alpha Housing", hubspotCompanyId: "hs-1" },
+      { id: "org-2", name: "Beta Council", hubspotCompanyId: "hs-2" },
+    ];
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain(orgs));
+    const res = await GET(makeRequest("GET"), { params: makeParams() });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json).toHaveLength(2);
+    expect(json[0].name).toBe("Alpha Housing");
+    expect(json[1].name).toBe("Beta Council");
+  });
+});
+
+describe("POST /portfolio/:id/organisation", () => {
+  beforeEach(() => vi.clearAllMocks());
+
+  it("returns 403 for non-Domna user", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "outsider@other.com" } });
+    const res = await POST(makeRequest("POST", { organisationId: "org-1" }), { params: makeParams() });
+    expect(res.status).toBe(403);
+  });
+
+  it("returns 400 when organisationId missing", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "admin@domna.homes" } });
+    const res = await POST(makeRequest("POST", {}), { params: makeParams() });
+    expect(res.status).toBe(400);
+  });
+
+  it("returns 409 when org already linked to this portfolio", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "admin@domna.homes" } });
+    // existing link found
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: "link-1" }]));
+    const res = await POST(makeRequest("POST", { organisationId: "org-1" }), { params: makeParams() });
+    expect(res.status).toBe(409);
+  });
+
+  it("adds org without removing existing links", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "admin@domna.homes" } });
+    // no existing link for this org
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+    const insertChain = makeInsertChain();
+    mockDbInsert.mockImplementationOnce(() => insertChain);
+    // return updated list
+    mockDbSelect.mockImplementationOnce(() =>
+      makeSelectChain([
+        { id: "org-1", name: "Alpha Housing", hubspotCompanyId: "hs-1" },
+        { id: "org-2", name: "Beta Council", hubspotCompanyId: "hs-2" },
+      ]),
+    );
+    const res = await POST(makeRequest("POST", { organisationId: "org-2" }), { params: makeParams() });
+    expect(res.status).toBe(200);
+    // insert called — no delete called
+    expect(mockDbDelete).not.toHaveBeenCalled();
+    expect(insertChain.values).toHaveBeenCalled();
+    const json = await res.json();
+    expect(json).toHaveLength(2);
+  });
+});
+
+describe("DELETE /portfolio/:id/organisation", () => {
+  beforeEach(() => vi.clearAllMocks());
+
+  it("returns 403 for non-Domna user", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "outsider@other.com" } });
+    const res = await DELETE(makeRequest("DELETE", { organisationId: "org-1" }), { params: makeParams() });
+    expect(res.status).toBe(403);
+  });
+
+  it("removes the specific org link", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "admin@domna.homes" } });
+    const deleteChain = makeDeleteChain();
+    mockDbDelete.mockImplementationOnce(() => deleteChain);
+    const res = await DELETE(makeRequest("DELETE", { organisationId: "org-1" }), { params: makeParams() });
+    expect(res.status).toBe(200);
+    expect(deleteChain.where).toHaveBeenCalled();
+    const json = await res.json();
+    expect(json.success).toBe(true);
+  });
+
+  it("returns 400 when organisationId missing", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "admin@domna.homes" } });
+    const res = await DELETE(makeRequest("DELETE", {}), { params: makeParams() });
+    expect(res.status).toBe(400);
+  });
+});
diff --git a/src/app/api/portfolio/[portfolioId]/organisation/route.ts b/src/app/api/portfolio/[portfolioId]/organisation/route.ts
index f6bf22f..02f985f 100644
--- a/src/app/api/portfolio/[portfolioId]/organisation/route.ts
+++ b/src/app/api/portfolio/[portfolioId]/organisation/route.ts
@@ -1,7 +1,7 @@
 import { NextRequest, NextResponse } from "next/server";
 import { getServerSession } from "next-auth";
 import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
-import { eq } from "drizzle-orm";
+import { and, eq } from "drizzle-orm";
 import { db } from "@/app/db/db";
 import { portfolioOrganisation } from "@/app/db/schema/portfolio_organisation";
 import { organisation } from "@/app/db/schema/organisation";
@@ -10,14 +10,8 @@ function isDomnaUser(email: string | null | undefined): boolean {
   return !!email?.endsWith("@domna.homes");
 }
 
-// GET — fetch the current linked organisation for this portfolio
-export async function GET(
-  _req: NextRequest,
-  { params }: { params: Promise<{ portfolioId: string }> },
-) {
-  const { portfolioId } = await params;
-
-  const rows = await db
+function linkedOrgsQuery(portfolioId: string) {
+  return db
     .select({
       id: organisation.id,
       name: organisation.name,
@@ -25,13 +19,20 @@ export async function GET(
     })
     .from(portfolioOrganisation)
     .innerJoin(organisation, eq(portfolioOrganisation.organisationId, organisation.id))
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)))
-    .limit(1);
-
-  return NextResponse.json(rows[0] ?? null);
+    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)));
 }
 
-// POST — connect an organisation to this portfolio (Domna only)
+// GET — fetch all linked organisations for this portfolio
+export async function GET(
+  _req: NextRequest,
+  { params }: { params: Promise<{ portfolioId: string }> },
+) {
+  const { portfolioId } = await params;
+  const rows = await linkedOrgsQuery(portfolioId);
+  return NextResponse.json(rows);
+}
+
+// POST — add an organisation link (Domna only, rejects duplicates)
 export async function POST(
   req: NextRequest,
   { params }: { params: Promise<{ portfolioId: string }> },
@@ -43,40 +44,40 @@ export async function POST(
 
   const { portfolioId } = await params;
   const body = await req.json();
-  const { organisationId } = body as { organisationId: string };
+  const { organisationId } = body as { organisationId?: string };
 
   if (!organisationId) {
     return NextResponse.json({ error: "organisationId required" }, { status: 400 });
   }
 
-  // Upsert: delete any existing link then insert fresh
-  await db
-    .delete(portfolioOrganisation)
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)));
+  // Reject if this org is already linked to this portfolio
+  const existing = await db
+    .select({ id: portfolioOrganisation.id })
+    .from(portfolioOrganisation)
+    .where(
+      and(
+        eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)),
+        eq(portfolioOrganisation.organisationId, organisationId),
+      ),
+    )
+    .limit(1);
+
+  if (existing.length > 0) {
+    return NextResponse.json({ error: "Organisation already linked" }, { status: 409 });
+  }
 
   await db.insert(portfolioOrganisation).values({
     portfolioId: BigInt(portfolioId),
     organisationId,
   });
 
-  // Return the newly linked org
-  const rows = await db
-    .select({
-      id: organisation.id,
-      name: organisation.name,
-      hubspotCompanyId: organisation.hubspotCompanyId,
-    })
-    .from(portfolioOrganisation)
-    .innerJoin(organisation, eq(portfolioOrganisation.organisationId, organisation.id))
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)))
-    .limit(1);
-
-  return NextResponse.json(rows[0] ?? null);
+  const rows = await linkedOrgsQuery(portfolioId);
+  return NextResponse.json(rows);
 }
 
-// DELETE — disconnect the organisation from this portfolio (Domna only)
+// DELETE — remove a specific organisation link (Domna only)
 export async function DELETE(
-  _req: NextRequest,
+  req: NextRequest,
   { params }: { params: Promise<{ portfolioId: string }> },
 ) {
   const session = await getServerSession(AuthOptions);
@@ -85,10 +86,21 @@ export async function DELETE(
   }
 
   const { portfolioId } = await params;
+  const body = await req.json().catch(() => ({}));
+  const { organisationId } = body as { organisationId?: string };
+
+  if (!organisationId) {
+    return NextResponse.json({ error: "organisationId required" }, { status: 400 });
+  }
 
   await db
     .delete(portfolioOrganisation)
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)));
+    .where(
+      and(
+        eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)),
+        eq(portfolioOrganisation.organisationId, organisationId),
+      ),
+    );
 
   return NextResponse.json({ success: true });
 }
diff --git a/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.test.ts b/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.test.ts
new file mode 100644
index 0000000..4be1363
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.test.ts
@@ -0,0 +1,139 @@
+import { describe, it, expect, vi, beforeEach } from "vitest";
+import { NextRequest } from "next/server";
+
+const {
+  mockGetServerSession,
+  mockUpdatePibiRequest,
+  mockDeletePibiRequest,
+  mockDbSelect,
+} = vi.hoisted(() => ({
+  mockGetServerSession: vi.fn(),
+  mockUpdatePibiRequest: vi.fn(),
+  mockDeletePibiRequest: vi.fn(),
+  mockDbSelect: vi.fn(),
+}));
+
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({ AuthOptions: {} }));
+vi.mock("@/app/lib/updatePibiRequest", () => ({
+  updatePibiRequest: mockUpdatePibiRequest,
+  PIBI_ORDERED_TEXT_PROP: "measures_for_pibi_ordered_text",
+}));
+vi.mock("@/app/lib/deletePibiRequest", () => ({
+  deletePibiRequest: mockDeletePibiRequest,
+}));
+vi.mock("drizzle-orm", () => ({
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+}));
+vi.mock("@/app/db/schema/portfolio", () => ({
+  portfolioUsers: { portfolioId: {}, userId: {}, role: {} },
+  portfolioCapabilities: { portfolioId: {}, userId: {}, capability: {} },
+}));
+vi.mock("@/app/db/schema/users", () => ({ user: { id: {}, email: {} } }));
+vi.mock("@/app/db/db", () => ({
+  db: { get select() { return mockDbSelect; } },
+}));
+
+function makeSelectChain(limitResult: unknown[], directResult: unknown[] = []) {
+  const self: Record<string, unknown> = {};
+  self["then"] = (_resolve: (v: unknown) => unknown, _reject: (e: unknown) => unknown) =>
+    Promise.resolve(directResult).then(_resolve, _reject);
+  self["from"] = vi.fn(() => self);
+  self["where"] = vi.fn(() => self);
+  self["limit"] = vi.fn(() => Promise.resolve(limitResult));
+  return self;
+}
+
+function mockApproverAuth(userId = 2n) {
+  mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: userId }]));
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([], [{ capability: "approver" }]));
+}
+
+function makeParams(portfolioId = "5", id = "7") {
+  return Promise.resolve({ portfolioId, id });
+}
+
+import { PATCH, DELETE } from "./route";
+
+describe("PATCH /pibi-requests/[id]", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+    mockUpdatePibiRequest.mockResolvedValue({ ok: true, hubspotSync: "ok" });
+  });
+
+  it("returns 401 when unauthenticated", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests/7", {
+      method: "PATCH",
+      body: JSON.stringify({ dealId: "deal-1", completedAt: "2026-05-10T00:00:00Z" }),
+      headers: { "content-type": "application/json" },
+    });
+    const res = await PATCH(req, { params: makeParams() });
+    expect(res.status).toBe(401);
+  });
+
+  it("returns 403 when not approver", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "user@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 1n }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "write" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests/7", {
+      method: "PATCH",
+      body: JSON.stringify({ dealId: "deal-1", completedAt: "2026-05-10T00:00:00Z" }),
+      headers: { "content-type": "application/json" },
+    });
+    const res = await PATCH(req, { params: makeParams() });
+    expect(res.status).toBe(403);
+  });
+
+  it("updates PIBI and returns ok=true", async () => {
+    mockApproverAuth();
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests/7", {
+      method: "PATCH",
+      body: JSON.stringify({ dealId: "deal-1", completedAt: "2026-05-10T00:00:00Z" }),
+      headers: { "content-type": "application/json" },
+    });
+    const res = await PATCH(req, { params: makeParams() });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.ok).toBe(true);
+    expect(json.hubspotSync).toBe("ok");
+    expect(mockUpdatePibiRequest).toHaveBeenCalledWith(
+      expect.objectContaining({ id: 7n, dealId: "deal-1" }),
+    );
+  });
+});
+
+describe("DELETE /pibi-requests/[id]", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+    mockDeletePibiRequest.mockResolvedValue({ ok: true, hubspotSync: "ok" });
+  });
+
+  it("returns 401 when unauthenticated", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests/7?dealId=deal-1", {
+      method: "DELETE",
+    });
+    const res = await DELETE(req, { params: makeParams() });
+    expect(res.status).toBe(401);
+  });
+
+  it("deletes PIBI and returns ok=true", async () => {
+    mockApproverAuth();
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests/7?dealId=deal-1", {
+      method: "DELETE",
+    });
+    const res = await DELETE(req, { params: makeParams() });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.ok).toBe(true);
+    expect(mockDeletePibiRequest).toHaveBeenCalledWith(
+      expect.objectContaining({ id: 7n, dealId: "deal-1" }),
+    );
+  });
+});
diff --git a/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.ts b/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.ts
new file mode 100644
index 0000000..4481804
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/pibi-requests/[id]/route.ts
@@ -0,0 +1,161 @@
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { and, eq } from "drizzle-orm";
+import { z } from "zod";
+
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { db } from "@/app/db/db";
+import { portfolioCapabilities, portfolioUsers } from "@/app/db/schema/portfolio";
+import { user } from "@/app/db/schema/users";
+import { updatePibiRequest } from "@/app/lib/updatePibiRequest";
+import { deletePibiRequest } from "@/app/lib/deletePibiRequest";
+
+const patchSchema = z.object({
+  dealId: z.string().min(1, "dealId is required"),
+  measureName: z.string().min(1).optional(),
+  orderedAt: z.string().datetime().optional(),
+  completedAt: z.string().datetime().nullable().optional(),
+});
+
+async function resolveApprover(
+  email: string,
+  portfolioId: string,
+): Promise<
+  | { ok: true; userId: bigint }
+  | { ok: false; status: 401 | 403 | 404; error: string }
+> {
+  const userRow = await db
+    .select({ id: user.id })
+    .from(user)
+    .where(eq(user.email, email))
+    .limit(1);
+
+  if (!userRow[0]) return { ok: false, status: 404, error: "User not found" };
+
+  const portfolioUserRow = await db
+    .select({ role: portfolioUsers.role })
+    .from(portfolioUsers)
+    .where(
+      and(
+        eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
+        eq(portfolioUsers.userId, userRow[0].id),
+      ),
+    )
+    .limit(1);
+
+  if (!portfolioUserRow[0]?.role) {
+    return { ok: false, status: 403, error: "No portfolio access" };
+  }
+
+  const capabilityRows = await db
+    .select({ capability: portfolioCapabilities.capability })
+    .from(portfolioCapabilities)
+    .where(
+      and(
+        eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
+        eq(portfolioCapabilities.userId, userRow[0].id),
+      ),
+    );
+
+  if (!capabilityRows.map((r) => r.capability).includes("approver")) {
+    return { ok: false, status: 403, error: "Approver capability required" };
+  }
+
+  return { ok: true, userId: userRow[0].id };
+}
+
+/**
+ * PATCH /api/portfolio/[portfolioId]/pibi-requests/[id]
+ *
+ * Approver-only. Updates a PIBI request row.
+ * Body: { dealId: string, measureName?: string, orderedAt?: string, completedAt?: string | null }
+ */
+export async function PATCH(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string; id: string }> },
+) {
+  const { portfolioId, id } = await props.params;
+
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  let body: unknown;
+  try {
+    body = await req.json();
+  } catch {
+    return NextResponse.json({ error: "Invalid JSON" }, { status: 400 });
+  }
+
+  const parsed = patchSchema.safeParse(body);
+  if (!parsed.success) {
+    return NextResponse.json({ error: parsed.error.flatten() }, { status: 400 });
+  }
+
+  const auth = await resolveApprover(session.user.email, portfolioId);
+  if (!auth.ok) {
+    return NextResponse.json({ error: auth.error }, { status: auth.status });
+  }
+
+  const { dealId, measureName, orderedAt, completedAt } = parsed.data;
+
+  const result = await updatePibiRequest({
+    id: BigInt(id),
+    dealId,
+    updates: {
+      ...(measureName !== undefined && { measureName }),
+      ...(orderedAt !== undefined && { orderedAt: new Date(orderedAt) }),
+      ...(completedAt !== undefined && { completedAt: completedAt ? new Date(completedAt) : null }),
+    },
+  });
+
+  if (!result.ok) {
+    return NextResponse.json({ ok: false, error: result.error }, { status: 400 });
+  }
+
+  return NextResponse.json({
+    ok: true,
+    hubspotSync: result.hubspotSync,
+    hubspotError: result.hubspotError,
+  });
+}
+
+/**
+ * DELETE /api/portfolio/[portfolioId]/pibi-requests/[id]?dealId=...
+ *
+ * Approver-only. Deletes a PIBI request row and re-syncs HubSpot.
+ */
+export async function DELETE(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string; id: string }> },
+) {
+  const { portfolioId, id } = await props.params;
+
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  const dealId = req.nextUrl.searchParams.get("dealId");
+  if (!dealId) {
+    return NextResponse.json({ error: "dealId query param is required" }, { status: 400 });
+  }
+
+  const auth = await resolveApprover(session.user.email, portfolioId);
+  if (!auth.ok) {
+    return NextResponse.json({ error: auth.error }, { status: auth.status });
+  }
+
+  const result = await deletePibiRequest({ id: BigInt(id), dealId });
+
+  if (!result.ok) {
+    return NextResponse.json({ ok: false, error: result.error }, { status: 400 });
+  }
+
+  return NextResponse.json({
+    ok: true,
+    hubspotSync: result.hubspotSync,
+    hubspotError: result.hubspotError,
+  });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/pibi-requests/route.test.ts b/src/app/api/portfolio/[portfolioId]/pibi-requests/route.test.ts
new file mode 100644
index 0000000..f1f3fd0
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/pibi-requests/route.test.ts
@@ -0,0 +1,157 @@
+import { describe, it, expect, vi, beforeEach } from "vitest";
+import { NextRequest } from "next/server";
+
+// ── Hoisted mocks ─────────────────────────────────────────────────────────────
+const {
+  mockGetServerSession,
+  mockCreatePibiRequests,
+  mockDbSelect,
+} = vi.hoisted(() => ({
+  mockGetServerSession: vi.fn(),
+  mockCreatePibiRequests: vi.fn(),
+  mockDbSelect: vi.fn(),
+}));
+
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({ AuthOptions: {} }));
+vi.mock("@/app/lib/createPibiRequests", () => ({
+  createPibiRequests: mockCreatePibiRequests,
+  PIBI_ORDERED_TEXT_PROP: "measures_for_pibi_ordered_text",
+}));
+vi.mock("drizzle-orm", () => ({
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+  desc: vi.fn((col: unknown) => ({ $desc: col })),
+}));
+vi.mock("@/app/db/schema/pibi_requests", () => ({
+  pibiRequests: {
+    id: {}, hubspotDealId: {}, portfolioId: {}, measureName: {},
+    orderedAt: {}, completedAt: {}, createdByUserId: {}, pushedAt: {},
+  },
+}));
+vi.mock("@/app/db/schema/portfolio", () => ({
+  portfolioUsers: { portfolioId: {}, userId: {}, role: {} },
+  portfolioCapabilities: { portfolioId: {}, userId: {}, capability: {} },
+}));
+vi.mock("@/app/db/schema/users", () => ({ user: { id: {}, email: {} } }));
+vi.mock("@/app/db/db", () => ({
+  db: { get select() { return mockDbSelect; } },
+}));
+
+// ── Helpers ───────────────────────────────────────────────────────────────────
+function makeSelectChain(limitResult: unknown[], directResult: unknown[] = []) {
+  const self: Record<string, unknown> = {};
+  self["then"] = (_resolve: (v: unknown) => unknown, _reject: (e: unknown) => unknown) =>
+    Promise.resolve(directResult).then(_resolve, _reject);
+  self["from"] = vi.fn(() => self);
+  self["innerJoin"] = vi.fn(() => self);
+  self["where"] = vi.fn(() => self);
+  self["orderBy"] = vi.fn(() => self);
+  self["limit"] = vi.fn(() => Promise.resolve(limitResult));
+  return self;
+}
+
+function mockApproverAuth(userId = 2n) {
+  mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: userId, email: "approver@test.com" }]));
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([], [{ capability: "approver" }]));
+}
+
+function makeRequest(body: unknown, portfolioId = "5") {
+  const req = new NextRequest(
+    `http://localhost/api/portfolio/${portfolioId}/pibi-requests`,
+    { method: "POST", body: JSON.stringify(body), headers: { "content-type": "application/json" } },
+  );
+  return { req, params: Promise.resolve({ portfolioId }) };
+}
+
+function makeGetRequest(dealId: string, portfolioId = "5") {
+  const req = new NextRequest(
+    `http://localhost/api/portfolio/${portfolioId}/pibi-requests?dealId=${dealId}`,
+  );
+  return { req, params: Promise.resolve({ portfolioId }) };
+}
+
+import { GET, POST } from "./route";
+
+describe("GET /pibi-requests", () => {
+  beforeEach(() => vi.clearAllMocks());
+
+  it("returns 401 when unauthenticated", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+    const { req, params } = makeGetRequest("deal-1");
+    const res = await GET(req, { params });
+    expect(res.status).toBe(401);
+  });
+
+  it("returns 400 when dealId missing", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "x@test.com" } });
+    const req = new NextRequest("http://localhost/api/portfolio/5/pibi-requests");
+    const res = await GET(req, { params: Promise.resolve({ portfolioId: "5" }) });
+    expect(res.status).toBe(400);
+  });
+
+  it("returns pibi requests for deal", async () => {
+    const orderedAt = new Date("2026-05-06T10:00:00Z");
+    mockGetServerSession.mockResolvedValue({ user: { email: "x@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 1n }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+    mockDbSelect.mockImplementationOnce(() =>
+      makeSelectChain([], [
+        { id: 1n, measureName: "CWI", orderedAt, completedAt: null },
+        { id: 2n, measureName: "Loft insulation", orderedAt, completedAt: null },
+      ])
+    );
+
+    const { req, params } = makeGetRequest("deal-1");
+    const res = await GET(req, { params });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.pibiRequests).toHaveLength(2);
+  });
+});
+
+describe("POST /pibi-requests", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+    mockCreatePibiRequests.mockResolvedValue({ ok: true, insertedRowIds: [1n], hubspotSync: "ok" });
+  });
+
+  it("returns 401 when unauthenticated", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+    const { req, params } = makeRequest({ dealId: "deal-1", measureNames: ["CWI"] });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(401);
+  });
+
+  it("returns 403 when user lacks approver capability", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "write@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 1n }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "write" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+
+    const { req, params } = makeRequest({ dealId: "deal-1", measureNames: ["CWI"] });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(403);
+  });
+
+  it("returns 400 when measureNames is empty", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+    const { req, params } = makeRequest({ dealId: "deal-1", measureNames: [] });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(400);
+  });
+
+  it("creates PIBIs and returns ok=true with insertedCount", async () => {
+    mockApproverAuth();
+
+    const { req, params } = makeRequest({ dealId: "deal-1", measureNames: ["CWI", "ASHP"] });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.ok).toBe(true);
+    expect(json.hubspotSync).toBe("ok");
+    expect(json.insertedCount).toBe(1);
+  });
+});
diff --git a/src/app/api/portfolio/[portfolioId]/pibi-requests/route.ts b/src/app/api/portfolio/[portfolioId]/pibi-requests/route.ts
new file mode 100644
index 0000000..d08bf93
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/pibi-requests/route.ts
@@ -0,0 +1,189 @@
+import { NextRequest, NextResponse } from "next/server";
+import { getServerSession } from "next-auth";
+import { and, eq, desc } from "drizzle-orm";
+import { z } from "zod";
+
+import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
+import { db } from "@/app/db/db";
+import { portfolioCapabilities, portfolioUsers } from "@/app/db/schema/portfolio";
+import { user } from "@/app/db/schema/users";
+import { pibiRequests } from "@/app/db/schema/pibi_requests";
+import { createPibiRequests } from "@/app/lib/createPibiRequests";
+
+const postSchema = z.object({
+  dealId: z.string().min(1, "dealId is required"),
+  measureNames: z.array(z.string().min(1)).min(1, "at least one measure required"),
+  orderedAt: z.string().datetime().optional(),
+});
+
+async function resolveApprover(
+  email: string,
+  portfolioId: string,
+): Promise<
+  | { ok: true; userId: bigint }
+  | { ok: false; status: 401 | 403 | 404; error: string }
+> {
+  const userRow = await db
+    .select({ id: user.id })
+    .from(user)
+    .where(eq(user.email, email))
+    .limit(1);
+
+  if (!userRow[0]) return { ok: false, status: 404, error: "User not found" };
+
+  const portfolioUserRow = await db
+    .select({ role: portfolioUsers.role })
+    .from(portfolioUsers)
+    .where(
+      and(
+        eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
+        eq(portfolioUsers.userId, userRow[0].id),
+      ),
+    )
+    .limit(1);
+
+  if (!portfolioUserRow[0]?.role) {
+    return { ok: false, status: 403, error: "No portfolio access" };
+  }
+
+  const capabilityRows = await db
+    .select({ capability: portfolioCapabilities.capability })
+    .from(portfolioCapabilities)
+    .where(
+      and(
+        eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
+        eq(portfolioCapabilities.userId, userRow[0].id),
+      ),
+    );
+
+  if (!capabilityRows.map((r) => r.capability).includes("approver")) {
+    return { ok: false, status: 403, error: "Approver capability required" };
+  }
+
+  return { ok: true, userId: userRow[0].id };
+}
+
+/**
+ * GET /api/portfolio/[portfolioId]/pibi-requests?dealId=...
+ *
+ * Returns all PIBI requests for a deal, ordered by orderedAt desc.
+ * Response: { pibiRequests: PibiRequestRow[] }
+ */
+export async function GET(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string }> },
+) {
+  const { portfolioId } = await props.params;
+
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  const dealId = req.nextUrl.searchParams.get("dealId");
+  if (!dealId) {
+    return NextResponse.json({ error: "dealId query param is required" }, { status: 400 });
+  }
+
+  const userRow = await db
+    .select({ id: user.id })
+    .from(user)
+    .where(eq(user.email, session.user.email))
+    .limit(1);
+
+  if (!userRow[0]) {
+    return NextResponse.json({ error: "User not found" }, { status: 404 });
+  }
+
+  const portfolioUserRow = await db
+    .select({ role: portfolioUsers.role })
+    .from(portfolioUsers)
+    .where(
+      and(
+        eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
+        eq(portfolioUsers.userId, userRow[0].id),
+      ),
+    )
+    .limit(1);
+
+  if (!portfolioUserRow[0]?.role) {
+    return NextResponse.json({ error: "No portfolio access" }, { status: 403 });
+  }
+
+  const rows = await db
+    .select({
+      id: pibiRequests.id,
+      measureName: pibiRequests.measureName,
+      orderedAt: pibiRequests.orderedAt,
+      completedAt: pibiRequests.completedAt,
+    })
+    .from(pibiRequests)
+    .where(eq(pibiRequests.hubspotDealId, dealId))
+    .orderBy(desc(pibiRequests.orderedAt));
+
+  return NextResponse.json({
+    pibiRequests: rows.map((r) => ({
+      id: String(r.id),
+      measureName: r.measureName,
+      orderedAt: r.orderedAt,
+      completedAt: r.completedAt,
+    })),
+  });
+}
+
+/**
+ * POST /api/portfolio/[portfolioId]/pibi-requests
+ *
+ * Approver-only. Creates one pibi_request row per measure in the batch.
+ * Body: { dealId: string, measureNames: string[], orderedAt?: string (ISO) }
+ * Response: { ok: true, insertedCount: number, hubspotSync: "ok" | "failed" }
+ */
+export async function POST(
+  req: NextRequest,
+  props: { params: Promise<{ portfolioId: string }> },
+) {
+  const { portfolioId } = await props.params;
+
+  const session = await getServerSession(AuthOptions);
+  if (!session?.user?.email) {
+    return NextResponse.json({ error: "Unauthorised" }, { status: 401 });
+  }
+
+  let body: unknown;
+  try {
+    body = await req.json();
+  } catch {
+    return NextResponse.json({ error: "Invalid JSON" }, { status: 400 });
+  }
+
+  const parsed = postSchema.safeParse(body);
+  if (!parsed.success) {
+    return NextResponse.json({ error: parsed.error.flatten() }, { status: 400 });
+  }
+
+  const auth = await resolveApprover(session.user.email, portfolioId);
+  if (!auth.ok) {
+    return NextResponse.json({ error: auth.error }, { status: auth.status });
+  }
+
+  const { dealId, measureNames, orderedAt } = parsed.data;
+
+  const result = await createPibiRequests({
+    dealId,
+    portfolioId: BigInt(portfolioId),
+    measureNames,
+    orderedAt: orderedAt ? new Date(orderedAt) : undefined,
+    userId: auth.userId,
+  });
+
+  if (!result.ok) {
+    return NextResponse.json({ ok: false, error: result.error }, { status: 400 });
+  }
+
+  return NextResponse.json({
+    ok: true,
+    insertedCount: result.insertedRowIds.length,
+    hubspotSync: result.hubspotSync,
+    hubspotError: result.hubspotError,
+  });
+}
diff --git a/src/app/api/portfolio/[portfolioId]/survey-requests/route.test.ts b/src/app/api/portfolio/[portfolioId]/survey-requests/route.test.ts
new file mode 100644
index 0000000..8db83b0
--- /dev/null
+++ b/src/app/api/portfolio/[portfolioId]/survey-requests/route.test.ts
@@ -0,0 +1,176 @@
+import { describe, it, expect, vi, beforeEach } from "vitest";
+import { NextRequest } from "next/server";
+
+// ── Hoisted mocks ─────────────────────────────────────────────────────────────
+const {
+  mockGetServerSession,
+  mockSyncSurveyRequestToHubSpot,
+  mockDbSelect,
+  mockDbInsert,
+} = vi.hoisted(() => ({
+  mockGetServerSession: vi.fn(),
+  mockSyncSurveyRequestToHubSpot: vi.fn(),
+  mockDbSelect: vi.fn(),
+  mockDbInsert: vi.fn(),
+}));
+
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({
+  AuthOptions: {},
+}));
+vi.mock("@/app/lib/hubspot/dealSync", () => ({
+  syncSurveyRequestToHubSpot: mockSyncSurveyRequestToHubSpot,
+}));
+vi.mock("drizzle-orm", () => ({
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+  desc: vi.fn((col: unknown) => ({ $desc: col })),
+}));
+vi.mock("@/app/db/schema/survey_requests", () => ({
+  surveyRequests: {
+    id: {}, hubspotDealId: {}, portfolioId: {}, notes: {},
+    surveyType: {}, status: {}, requestedBy: {}, requestedAt: {}, fulfilledAt: {},
+  },
+}));
+vi.mock("@/app/db/schema/portfolio", () => ({
+  portfolioUsers: { portfolioId: {}, userId: {}, role: {} },
+  portfolioCapabilities: { portfolioId: {}, userId: {}, capability: {} },
+}));
+vi.mock("@/app/db/schema/users", () => ({
+  user: { id: {}, email: {} },
+}));
+vi.mock("@/app/db/db", () => ({
+  db: {
+    get select() { return mockDbSelect; },
+    get insert() { return mockDbInsert; },
+  },
+}));
+
+// ── Helpers ───────────────────────────────────────────────────────────────────
+function makeSelectChain(limitResult: unknown[], directResult: unknown[] = []) {
+  const self: Record<string, unknown> = {};
+  self["then"] = (resolve: (v: unknown) => unknown, reject: (e: unknown) => unknown) =>
+    Promise.resolve(directResult).then(resolve, reject);
+  self["from"] = vi.fn(() => self);
+  self["innerJoin"] = vi.fn(() => self);
+  self["where"] = vi.fn(() => self);
+  self["orderBy"] = vi.fn(() => self);
+  self["limit"] = vi.fn(() => Promise.resolve(limitResult));
+  return self;
+}
+
+function makeInsertChain(returningResult: unknown[] = []) {
+  const returning = vi.fn(() => Promise.resolve(returningResult));
+  const values = vi.fn(() => ({ returning }));
+  return { values };
+}
+
+function makeRequest(body: unknown, portfolioId = "5") {
+  const req = new NextRequest(
+    `http://localhost/api/portfolio/${portfolioId}/survey-requests`,
+    {
+      method: "POST",
+      body: JSON.stringify(body),
+      headers: { "content-type": "application/json" },
+    },
+  );
+  return { req, params: Promise.resolve({ portfolioId }) };
+}
+
+// ── Subject under test ────────────────────────────────────────────────────────
+import { POST } from "./route";
+
+describe("POST /survey-requests", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+    mockSyncSurveyRequestToHubSpot.mockResolvedValue({ ok: true });
+  });
+
+  it("returns 401 when unauthenticated", async () => {
+    mockGetServerSession.mockResolvedValue(null);
+    const { req, params } = makeRequest({ hubspotDealId: "deal-1", surveyType: "technical_building_survey" });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(401);
+  });
+
+  it("returns 403 when user lacks approver capability", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "write@test.com" } });
+    // user lookup
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 1n, email: "write@test.com" }]));
+    // portfolio role check
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "write" }]));
+    // capability check — no rows (directResult), so not an approver
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+
+    const { req, params } = makeRequest({ hubspotDealId: "deal-1", surveyType: "technical_building_survey" });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(403);
+    const json = await res.json();
+    expect(json.error).toMatch(/approver/i);
+  });
+
+  it("returns 409 when a pending request already exists for the deal", async () => {
+    mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 2n, email: "approver@test.com" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+    // capability rows come back via directResult (no .limit() on that query)
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], [{ capability: "approver" }]));
+    // pending check — returns a pending row
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 99n, status: "pending" }]));
+
+    const { req, params } = makeRequest({ hubspotDealId: "deal-1", surveyType: "technical_building_survey" });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(409);
+    const json = await res.json();
+    expect(json.error).toMatch(/pending/i);
+  });
+
+  it("creates the request with surveyType and syncs to HubSpot", async () => {
+    const insertedAt = new Date("2026-05-06T10:00:00.000Z");
+    mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 2n, email: "approver@test.com" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], [{ capability: "approver" }]));
+    // no pending request
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+    // insert returning
+    mockDbInsert.mockImplementationOnce(() =>
+      makeInsertChain([{ id: 42n, requestedAt: insertedAt }])
+    );
+
+    const { req, params } = makeRequest({ hubspotDealId: "deal-abc", surveyType: "technical_building_survey" });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.ok).toBe(true);
+    expect(json.id).toBe("42");
+    expect(json.hubspotSync).toBe("ok");
+
+    expect(mockSyncSurveyRequestToHubSpot).toHaveBeenCalledWith({
+      hubspotDealId: "deal-abc",
+      surveyType: "technical_building_survey",
+      requestedAt: insertedAt,
+    });
+  });
+
+  it("returns hubspotSync: failed but still 200 when HubSpot fails", async () => {
+    const insertedAt = new Date();
+    mockGetServerSession.mockResolvedValue({ user: { email: "approver@test.com" } });
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 2n, email: "approver@test.com" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ role: "admin" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([], [{ capability: "approver" }]));
+    mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+    mockDbInsert.mockImplementationOnce(() =>
+      makeInsertChain([{ id: 43n, requestedAt: insertedAt }])
+    );
+    mockSyncSurveyRequestToHubSpot.mockResolvedValue({ ok: false, error: "HubSpot sync failed" });
+
+    const { req, params } = makeRequest({ hubspotDealId: "deal-abc", surveyType: "technical_building_survey" });
+    const res = await POST(req, { params });
+    expect(res.status).toBe(200);
+    const json = await res.json();
+    expect(json.ok).toBe(true);
+    expect(json.hubspotSync).toBe("failed");
+    expect(json.hubspotError).toBe("HubSpot sync failed");
+  });
+});
diff --git a/src/app/api/portfolio/[portfolioId]/survey-requests/route.ts b/src/app/api/portfolio/[portfolioId]/survey-requests/route.ts
index 8190fa9..7b2c02b 100644
--- a/src/app/api/portfolio/[portfolioId]/survey-requests/route.ts
+++ b/src/app/api/portfolio/[portfolioId]/survey-requests/route.ts
@@ -1,7 +1,7 @@
 import { db } from "@/app/db/db";
 import { NextRequest, NextResponse } from "next/server";
 import { surveyRequests } from "@/app/db/schema/survey_requests";
-import { portfolioUsers } from "@/app/db/schema/portfolio";
+import { portfolioUsers, portfolioCapabilities } from "@/app/db/schema/portfolio";
 import { user } from "@/app/db/schema/users";
 import { and, eq, desc } from "drizzle-orm";
 import { z } from "zod";
@@ -9,8 +9,6 @@ import { getServerSession } from "next-auth";
 import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
 import { syncSurveyRequestToHubSpot } from "@/app/lib/hubspot/dealSync";
 
-const WRITE_ROLES = ["creator", "admin", "write"] as const;
-
 async function getRequestingUser(email: string) {
   const rows = await db
     .select({ id: user.id, email: user.email })
@@ -20,7 +18,7 @@ async function getRequestingUser(email: string) {
   return rows[0] ?? null;
 }
 
-async function getUserRole(portfolioId: bigint, userId: bigint) {
+async function hasPortfolioRole(portfolioId: bigint, userId: bigint) {
   const rows = await db
     .select({ role: portfolioUsers.role })
     .from(portfolioUsers)
@@ -31,11 +29,38 @@ async function getUserRole(portfolioId: bigint, userId: bigint) {
       ),
     )
     .limit(1);
-  return rows[0]?.role ?? null;
+  return !!rows[0]?.role;
+}
+
+async function hasApproverCapability(portfolioId: bigint, userId: bigint) {
+  const rows = await db
+    .select({ capability: portfolioCapabilities.capability })
+    .from(portfolioCapabilities)
+    .where(
+      and(
+        eq(portfolioCapabilities.portfolioId, portfolioId),
+        eq(portfolioCapabilities.userId, userId),
+      ),
+    );
+  return rows.map((r) => r.capability).includes("approver");
+}
+
+async function getPendingRequest(hubspotDealId: string, portfolioId: bigint) {
+  const rows = await db
+    .select({ id: surveyRequests.id, status: surveyRequests.status })
+    .from(surveyRequests)
+    .where(
+      and(
+        eq(surveyRequests.hubspotDealId, hubspotDealId),
+        eq(surveyRequests.portfolioId, portfolioId),
+        eq(surveyRequests.status, "pending"),
+      ),
+    )
+    .limit(1);
+  return rows[0] ?? null;
 }
 
 // GET /api/portfolio/[portfolioId]/survey-requests?dealId=xxx
-// Returns all survey requests for a deal, most recent first.
 export async function GET(
   req: NextRequest,
   props: { params: Promise<{ portfolioId: string }> },
@@ -57,7 +82,7 @@ export async function GET(
       .select({
         id: surveyRequests.id,
         hubspotDealId: surveyRequests.hubspotDealId,
-        notes: surveyRequests.notes,
+        surveyType: surveyRequests.surveyType,
         status: surveyRequests.status,
         requestedAt: surveyRequests.requestedAt,
         fulfilledAt: surveyRequests.fulfilledAt,
@@ -77,7 +102,7 @@ export async function GET(
     const requests = rows.map((r) => ({
       id: String(r.id),
       hubspotDealId: r.hubspotDealId,
-      notes: r.notes,
+      surveyType: r.surveyType ?? null,
       status: r.status,
       requestedByEmail: r.requestedByEmail,
       requestedAt: r.requestedAt?.toISOString() ?? null,
@@ -93,11 +118,11 @@ export async function GET(
 
 const postSchema = z.object({
   hubspotDealId: z.string().min(1),
-  notes: z.string().min(1, "Notes are required"),
+  surveyType: z.string().min(1),
 });
 
 // POST /api/portfolio/[portfolioId]/survey-requests
-// Submit a new survey request — requires write+ role.
+// Submit a new survey request — requires approver capability.
 export async function POST(
   req: NextRequest,
   props: { params: Promise<{ portfolioId: string }> },
@@ -114,10 +139,17 @@ export async function POST(
     return NextResponse.json({ error: "User not found" }, { status: 401 });
   }
 
-  const role = await getUserRole(BigInt(portfolioId), requestingUser.id);
-  if (!role || !WRITE_ROLES.includes(role as (typeof WRITE_ROLES)[number])) {
+  const pid = BigInt(portfolioId);
+
+  const isMember = await hasPortfolioRole(pid, requestingUser.id);
+  if (!isMember) {
+    return NextResponse.json({ error: "No portfolio access" }, { status: 403 });
+  }
+
+  const isApprover = await hasApproverCapability(pid, requestingUser.id);
+  if (!isApprover) {
     return NextResponse.json(
-      { error: "Write access required to submit a survey request" },
+      { error: "Approver capability required to submit a survey request" },
       { status: 403 },
     );
   }
@@ -134,24 +166,33 @@ export async function POST(
     return NextResponse.json({ error: parsed.error.flatten() }, { status: 400 });
   }
 
-  const { hubspotDealId, notes } = parsed.data;
+  const { hubspotDealId, surveyType } = parsed.data;
+
+  const existing = await getPendingRequest(hubspotDealId, pid);
+  if (existing) {
+    return NextResponse.json(
+      { error: "A pending survey request already exists for this deal" },
+      { status: 409 },
+    );
+  }
 
   try {
     const [inserted] = await db
       .insert(surveyRequests)
       .values({
         hubspotDealId,
-        portfolioId: BigInt(portfolioId),
-        notes,
+        portfolioId: pid,
+        notes: "",
+        surveyType,
         status: "pending",
         requestedBy: requestingUser.id,
       })
-      .returning({ id: surveyRequests.id });
+      .returning({ id: surveyRequests.id, requestedAt: surveyRequests.requestedAt });
 
     const hubspotResult = await syncSurveyRequestToHubSpot({
       hubspotDealId,
-      notes,
-      requestedByEmail: requestingUser.email,
+      surveyType,
+      requestedAt: inserted.requestedAt,
     });
 
     return NextResponse.json({
diff --git a/src/app/db/schema/survey_requests.ts b/src/app/db/schema/survey_requests.ts
index 8fbf6c4..55001d0 100644
--- a/src/app/db/schema/survey_requests.ts
+++ b/src/app/db/schema/survey_requests.ts
@@ -20,7 +20,6 @@ export const surveyRequests = pgTable(
     portfolioId: bigint("portfolio_id", { mode: "bigint" })
       .notNull()
       .references(() => portfolio.id),
-    // Free-text notes from the requester describing what survey is needed.
     notes: text("notes").notNull(),
     surveyType: text("survey_type"),
     // 'pending' | 'fulfilled'
diff --git a/src/app/lib/bulkApprove.test.ts b/src/app/lib/bulkApprove.test.ts
new file mode 100644
index 0000000..81f034b
--- /dev/null
+++ b/src/app/lib/bulkApprove.test.ts
@@ -0,0 +1,86 @@
+import { describe, it, expect, vi } from "vitest";
+import { bulkApprove } from "./bulkApprove";
+import type { RunBulkApproveTx, SyncApprovalsForDeals } from "./bulkApprove";
+
+const noopSync: SyncApprovalsForDeals = async () => ({ ok: true });
+
+function makeSuccessTx(approvedByDeal: Record<string, string[]> = {}): RunBulkApproveTx {
+  return async ({ changes }) => {
+    const dealIds = [...new Set(changes.map((c) => c.hubspotDealId))];
+    const result: Record<string, string[]> = {};
+    for (const id of dealIds) {
+      result[id] = approvedByDeal[id] ?? [];
+    }
+    return { approvedMeasuresByDeal: result };
+  };
+}
+
+describe("bulkApprove", () => {
+  it("returns ok:false when changes array is empty", async () => {
+    const result = await bulkApprove({
+      changes: [],
+      userId: 1n,
+      deps: { runBulkApproveTx: makeSuccessTx(), syncApprovals: noopSync },
+    });
+    expect(result).toEqual({ ok: false, error: "changes must not be empty" });
+  });
+
+  it("calls tx with all changes and returns ok:true on success", async () => {
+    const txSpy = vi.fn(makeSuccessTx({ "deal-1": ["Loft insulation"] }));
+    const result = await bulkApprove({
+      changes: [{ hubspotDealId: "deal-1", measureName: "Loft insulation", approved: true }],
+      userId: 1n,
+      deps: { runBulkApproveTx: txSpy, syncApprovals: noopSync },
+    });
+    expect(result.ok).toBe(true);
+    expect(txSpy).toHaveBeenCalledOnce();
+    expect(txSpy.mock.calls[0][0].changes).toHaveLength(1);
+  });
+
+  it("returns ok:false when tx throws (atomic rollback)", async () => {
+    const failingTx: RunBulkApproveTx = async () => {
+      throw new Error("DB constraint violated");
+    };
+    const result = await bulkApprove({
+      changes: [{ hubspotDealId: "deal-1", measureName: "CWI", approved: true }],
+      userId: 1n,
+      deps: { runBulkApproveTx: failingTx, syncApprovals: noopSync },
+    });
+    expect(result).toMatchObject({ ok: false, error: "DB constraint violated" });
+  });
+
+  it("returns ok:true with hubspotSync:'failed' when HubSpot sync fails", async () => {
+    const failingSync: SyncApprovalsForDeals = async () => ({
+      ok: false,
+      error: "HubSpot timeout",
+    });
+    const result = await bulkApprove({
+      changes: [{ hubspotDealId: "deal-1", measureName: "CWI", approved: true }],
+      userId: 1n,
+      deps: { runBulkApproveTx: makeSuccessTx(), syncApprovals: failingSync },
+    });
+    expect(result).toMatchObject({ ok: true, hubspotSync: "failed", hubspotError: "HubSpot timeout" });
+  });
+
+  it("calls sync once per affected deal", async () => {
+    const syncSpy = vi.fn(noopSync);
+    await bulkApprove({
+      changes: [
+        { hubspotDealId: "deal-1", measureName: "CWI", approved: true },
+        { hubspotDealId: "deal-2", measureName: "ASHP", approved: true },
+        { hubspotDealId: "deal-1", measureName: "EWI", approved: true },
+      ],
+      userId: 1n,
+      deps: {
+        runBulkApproveTx: makeSuccessTx({
+          "deal-1": ["CWI", "EWI"],
+          "deal-2": ["ASHP"],
+        }),
+        syncApprovals: syncSpy,
+      },
+    });
+    expect(syncSpy).toHaveBeenCalledOnce();
+    const call = syncSpy.mock.calls[0][0];
+    expect(Object.keys(call.approvedMeasuresByDeal).sort()).toEqual(["deal-1", "deal-2"]);
+  });
+});
diff --git a/src/app/lib/bulkApprove.ts b/src/app/lib/bulkApprove.ts
new file mode 100644
index 0000000..7d925c5
--- /dev/null
+++ b/src/app/lib/bulkApprove.ts
@@ -0,0 +1,156 @@
+import { db } from "@/app/db/db";
+import { and, eq, inArray } from "drizzle-orm";
+import {
+  dealMeasureApprovals,
+  dealMeasureApprovalEvents,
+} from "@/app/db/schema/approvals";
+import { user } from "@/app/db/schema/users";
+import {
+  syncMeasureApprovalsToHubSpot,
+  syncMeasuresFieldToHubSpot,
+} from "@/app/lib/hubspot/dealSync";
+import { APPROVED_MEASURES_PROP } from "@/app/lib/instructMeasure";
+
+export interface BulkApproveChange {
+  hubspotDealId: string;
+  measureName: string;
+  approved: boolean;
+}
+
+export interface BulkApproveTxResult {
+  approvedMeasuresByDeal: Record<string, string[]>;
+}
+
+export type RunBulkApproveTx = (params: {
+  changes: BulkApproveChange[];
+  userId: bigint;
+}) => Promise<BulkApproveTxResult>;
+
+export type SyncApprovalsForDeals = (params: {
+  approvedMeasuresByDeal: Record<string, string[]>;
+  actedByEmail: string;
+  actedAt: Date;
+}) => Promise<{ ok: true } | { ok: false; error: string }>;
+
+export type BulkApproveResult =
+  | { ok: true; hubspotSync: "ok" | "failed"; hubspotError?: string }
+  | { ok: false; error: string };
+
+export interface BulkApproveInput {
+  changes: BulkApproveChange[];
+  userId: bigint;
+  actedByEmail?: string;
+  deps?: {
+    runBulkApproveTx?: RunBulkApproveTx;
+    syncApprovals?: SyncApprovalsForDeals;
+  };
+}
+
+const defaultRunBulkApproveTx: RunBulkApproveTx = async ({ changes, userId }) => {
+  return db.transaction(async (tx) => {
+    const now = new Date();
+
+    for (const change of changes) {
+      await tx
+        .insert(dealMeasureApprovals)
+        .values({
+          hubspotDealId: change.hubspotDealId,
+          measureName: change.measureName,
+          isApproved: change.approved,
+          approvedBy: userId,
+          approvedAt: now,
+        })
+        .onConflictDoUpdate({
+          target: [dealMeasureApprovals.hubspotDealId, dealMeasureApprovals.measureName],
+          set: { isApproved: change.approved, approvedBy: userId, approvedAt: now },
+        });
+
+      await tx.insert(dealMeasureApprovalEvents).values({
+        hubspotDealId: change.hubspotDealId,
+        measureName: change.measureName,
+        action: change.approved ? "approved" : "unapproved",
+        actedBy: userId,
+        actedAt: now,
+      });
+    }
+
+    const dealIds = [...new Set(changes.map((c) => c.hubspotDealId))];
+    const approvalRows = await tx
+      .select({
+        hubspotDealId: dealMeasureApprovals.hubspotDealId,
+        measureName: dealMeasureApprovals.measureName,
+      })
+      .from(dealMeasureApprovals)
+      .where(
+        and(
+          inArray(dealMeasureApprovals.hubspotDealId, dealIds),
+          eq(dealMeasureApprovals.isApproved, true),
+        ),
+      );
+
+    const approvedMeasuresByDeal: Record<string, string[]> = {};
+    for (const row of approvalRows) {
+      (approvedMeasuresByDeal[row.hubspotDealId] ??= []).push(row.measureName);
+    }
+    return { approvedMeasuresByDeal };
+  });
+};
+
+const defaultSyncApprovals: SyncApprovalsForDeals = async ({
+  approvedMeasuresByDeal,
+  actedByEmail,
+  actedAt,
+}) => {
+  const dealIds = Object.keys(approvedMeasuresByDeal);
+  for (const dealId of dealIds) {
+    const measures = approvedMeasuresByDeal[dealId] ?? [];
+
+    void syncMeasureApprovalsToHubSpot({
+      hubspotDealId: dealId,
+      approvedMeasures: measures.map((m) => ({ measureName: m, approvedByEmail: actedByEmail })),
+      actedByEmail,
+      actedAt,
+    });
+
+    const result = await syncMeasuresFieldToHubSpot({
+      hubspotDealId: dealId,
+      propName: APPROVED_MEASURES_PROP,
+      measureNames: measures,
+    });
+
+    if (!result.ok) {
+      return { ok: false, error: result.error };
+    }
+  }
+  return { ok: true };
+};
+
+export async function bulkApprove(input: BulkApproveInput): Promise<BulkApproveResult> {
+  if (input.changes.length === 0) {
+    return { ok: false, error: "changes must not be empty" };
+  }
+
+  const runTx = input.deps?.runBulkApproveTx ?? defaultRunBulkApproveTx;
+  const syncApprovals = input.deps?.syncApprovals ?? defaultSyncApprovals;
+
+  let txResult: BulkApproveTxResult;
+  try {
+    txResult = await runTx({ changes: input.changes, userId: input.userId });
+  } catch (err) {
+    const message = err instanceof Error ? err.message : "Bulk approve transaction failed";
+    console.error("[bulkApprove] transaction failed", { error: err });
+    return { ok: false, error: message };
+  }
+
+  const syncResult = await syncApprovals({
+    approvedMeasuresByDeal: txResult.approvedMeasuresByDeal,
+    actedByEmail: input.actedByEmail ?? "unknown",
+    actedAt: new Date(),
+  });
+
+  if (!syncResult.ok) {
+    return { ok: true, hubspotSync: "failed", hubspotError: syncResult.error };
+  }
+
+  return { ok: true, hubspotSync: "ok" };
+}
diff --git a/src/app/lib/bulkInstructDeals.test.ts b/src/app/lib/bulkInstructDeals.test.ts
new file mode 100644
index 0000000..db33c2f
--- /dev/null
+++ b/src/app/lib/bulkInstructDeals.test.ts
@@ -0,0 +1,94 @@
+import { describe, it, expect, vi } from "vitest";
+import { bulkInstructDeals } from "./bulkInstructDeals";
+import type { RunBulkInstructTx, SyncInstructedForDeals } from "./bulkInstructDeals";
+
+const noopSync: SyncInstructedForDeals = async () => ({ ok: true });
+
+function makeSuccessTx(): RunBulkInstructTx {
+  return async ({ deals }) => ({
+    instructedRowIds: deals.map((_, i) => BigInt(i + 1)),
+    approvedMeasuresByDeal: Object.fromEntries(
+      deals.map((d) => [d.dealId, d.measureNames]),
+    ),
+  });
+}
+
+describe("bulkInstructDeals", () => {
+  it("returns ok:false when deals array is empty", async () => {
+    const result = await bulkInstructDeals({
+      deals: [],
+      userId: 1n,
+      deps: { runBulkInstructTx: makeSuccessTx(), syncInstructed: noopSync },
+    });
+    expect(result).toEqual({ ok: false, error: "deals must not be empty" });
+  });
+
+  it("returns ok:false when a deal has empty measureNames", async () => {
+    const result = await bulkInstructDeals({
+      deals: [{ dealId: "deal-1", measureNames: [] }],
+      userId: 1n,
+      deps: { runBulkInstructTx: makeSuccessTx(), syncInstructed: noopSync },
+    });
+    expect(result).toMatchObject({ ok: false });
+  });
+
+  it("returns ok:false for unknown measure name", async () => {
+    const result = await bulkInstructDeals({
+      deals: [{ dealId: "deal-1", measureNames: ["Not A Real Measure"] }],
+      userId: 1n,
+      deps: { runBulkInstructTx: makeSuccessTx(), syncInstructed: noopSync },
+    });
+    expect(result).toMatchObject({ ok: false, error: expect.stringContaining("Unknown measure") });
+  });
+
+  it("returns ok:true when all deals succeed", async () => {
+    const result = await bulkInstructDeals({
+      deals: [
+        { dealId: "deal-1", measureNames: ["ASHP", "CWI"] },
+        { dealId: "deal-2", measureNames: ["EWI"] },
+      ],
+      userId: 1n,
+      deps: { runBulkInstructTx: makeSuccessTx(), syncInstructed: noopSync },
+    });
+    expect(result).toMatchObject({ ok: true, hubspotSync: "ok" });
+  });
+
+  it("returns ok:false when tx throws (atomic rollback)", async () => {
+    const failingTx: RunBulkInstructTx = async () => {
+      throw new Error("FK violation");
+    };
+    const result = await bulkInstructDeals({
+      deals: [{ dealId: "deal-1", measureNames: ["ASHP"] }],
+      userId: 1n,
+      deps: { runBulkInstructTx: failingTx, syncInstructed: noopSync },
+    });
+    expect(result).toMatchObject({ ok: false, error: "FK violation" });
+  });
+
+  it("returns ok:true with hubspotSync:'failed' when sync fails", async () => {
+    const failSync: SyncInstructedForDeals = async () => ({
+      ok: false,
+      error: "HubSpot rate limit",
+    });
+    const result = await bulkInstructDeals({
+      deals: [{ dealId: "deal-1", measureNames: ["ASHP"] }],
+      userId: 1n,
+      deps: { runBulkInstructTx: makeSuccessTx(), syncInstructed: failSync },
+    });
+    expect(result).toMatchObject({ ok: true, hubspotSync: "failed", hubspotError: "HubSpot rate limit" });
+  });
+
+  it("passes all deals to the tx in one call", async () => {
+    const txSpy = vi.fn(makeSuccessTx());
+    await bulkInstructDeals({
+      deals: [
+        { dealId: "deal-1", measureNames: ["ASHP"] },
+        { dealId: "deal-2", measureNames: ["CWI"] },
+      ],
+      userId: 1n,
+      deps: { runBulkInstructTx: txSpy, syncInstructed: noopSync },
+    });
+    expect(txSpy).toHaveBeenCalledOnce();
+    expect(txSpy.mock.calls[0][0].deals).toHaveLength(2);
+  });
+});
diff --git a/src/app/lib/bulkInstructDeals.ts b/src/app/lib/bulkInstructDeals.ts
new file mode 100644
index 0000000..27bf2ea
--- /dev/null
+++ b/src/app/lib/bulkInstructDeals.ts
@@ -0,0 +1,179 @@
+import { db } from "@/app/db/db";
+import { and, eq } from "drizzle-orm";
+import {
+  dealMeasureApprovals,
+  dealMeasureApprovalEvents,
+} from "@/app/db/schema/approvals";
+import { userDefinedDealMeasures } from "@/app/db/schema/user_defined_deal_measures";
+import { MEASURE_NAMES, type MeasureName } from "@/app/lib/measureDocumentRequirements";
+import { syncMeasuresFieldToHubSpot } from "@/app/lib/hubspot/dealSync";
+import {
+  INSTRUCTED_MEASURES_PROP,
+  PROPOSED_MEASURES_PROP,
+  APPROVED_MEASURES_PROP,
+} from "@/app/lib/instructMeasure";
+import { parseMeasures } from "@/app/lib/parseMeasures";
+import { hubspotDealData } from "@/app/db/schema/crm/hubspot_deal_table";
+
+export interface BulkInstructDeal {
+  dealId: string;
+  measureNames: string[];
+}
+
+export interface BulkInstructTxResult {
+  instructedRowIds: bigint[];
+  approvedMeasuresByDeal: Record<string, string[]>;
+}
+
+export type RunBulkInstructTx = (params: {
+  deals: Array<{ dealId: string; measureNames: MeasureName[] }>;
+  userId: bigint;
+  notes: string | null;
+}) => Promise<BulkInstructTxResult>;
+
+export type SyncInstructedForDeals = (params: {
+  approvedMeasuresByDeal: Record<string, string[]>;
+}) => Promise<{ ok: true } | { ok: false; error: string }>;
+
+export type BulkInstructDealsResult =
+  | { ok: true; hubspotSync: "ok" | "failed"; hubspotError?: string }
+  | { ok: false; error: string };
+
+export interface BulkInstructDealsInput {
+  deals: BulkInstructDeal[];
+  userId: bigint;
+  notes?: string;
+  deps?: {
+    runBulkInstructTx?: RunBulkInstructTx;
+    syncInstructed?: SyncInstructedForDeals;
+  };
+}
+
+function isMeasureName(value: string): value is MeasureName {
+  return (MEASURE_NAMES as ReadonlyArray<string>).includes(value);
+}
+
+const defaultRunBulkInstructTx: RunBulkInstructTx = async ({ deals, userId, notes }) => {
+  return db.transaction(async (tx) => {
+    const instructedRowIds: bigint[] = [];
+    const approvedMeasuresByDeal: Record<string, string[]> = {};
+
+    for (const { dealId, measureNames } of deals) {
+      for (const measureName of measureNames) {
+        const inserted = await tx
+          .insert(userDefinedDealMeasures)
+          .values({ hubspotDealId: dealId, measureName, source: "instructed", createdByUserId: userId, notes })
+          .returning({ id: userDefinedDealMeasures.id });
+
+        const rowId = inserted[0]?.id;
+        if (!rowId) throw new Error(`Failed to insert instructed measure row for deal ${dealId}`);
+        instructedRowIds.push(rowId);
+
+        await tx
+          .insert(dealMeasureApprovals)
+          .values({ hubspotDealId: dealId, measureName, isApproved: true, approvedBy: userId })
+          .onConflictDoUpdate({
+            target: [dealMeasureApprovals.hubspotDealId, dealMeasureApprovals.measureName],
+            set: { isApproved: true, approvedBy: userId, approvedAt: new Date() },
+          });
+
+        await tx.insert(dealMeasureApprovalEvents).values({
+          hubspotDealId: dealId,
+          measureName,
+          action: "approved",
+          actedBy: userId,
+        });
+      }
+
+      const approvalRows = await tx
+        .select({ measureName: dealMeasureApprovals.measureName })
+        .from(dealMeasureApprovals)
+        .where(
+          and(
+            eq(dealMeasureApprovals.hubspotDealId, dealId),
+            eq(dealMeasureApprovals.isApproved, true),
+          ),
+        );
+      approvedMeasuresByDeal[dealId] = approvalRows.map((r) => r.measureName);
+    }
+
+    return { instructedRowIds, approvedMeasuresByDeal };
+  });
+};
+
+const defaultSyncInstructed: SyncInstructedForDeals = async ({ approvedMeasuresByDeal }) => {
+  for (const [dealId, measures] of Object.entries(approvedMeasuresByDeal)) {
+    const instructedRows = await db
+      .select({ measureName: userDefinedDealMeasures.measureName })
+      .from(userDefinedDealMeasures)
+      .where(
+        and(
+          eq(userDefinedDealMeasures.hubspotDealId, dealId),
+          eq(userDefinedDealMeasures.source, "instructed"),
+        ),
+      );
+    const allInstructed = instructedRows.map((r) => r.measureName);
+
+    const dealRow = await db
+      .select({ proposedMeasures: hubspotDealData.proposedMeasures })
+      .from(hubspotDealData)
+      .where(eq(hubspotDealData.dealId, dealId))
+      .limit(1);
+    const existing = parseMeasures(dealRow[0]?.proposedMeasures ?? null);
+    const mergedProposed = [...new Set([...existing, ...allInstructed])];
+
+    const r1 = await syncMeasuresFieldToHubSpot({ hubspotDealId: dealId, propName: INSTRUCTED_MEASURES_PROP, measureNames: allInstructed });
+    if (!r1.ok) return { ok: false, error: r1.error };
+
+    const r2 = await syncMeasuresFieldToHubSpot({ hubspotDealId: dealId, propName: PROPOSED_MEASURES_PROP, measureNames: mergedProposed });
+    if (!r2.ok) return { ok: false, error: r2.error };
+
+    const r3 = await syncMeasuresFieldToHubSpot({ hubspotDealId: dealId, propName: APPROVED_MEASURES_PROP, measureNames: measures });
+    if (!r3.ok) return { ok: false, error: r3.error };
+  }
+  return { ok: true };
+};
+
+export async function bulkInstructDeals(
+  input: BulkInstructDealsInput,
+): Promise<BulkInstructDealsResult> {
+  if (input.deals.length === 0) {
+    return { ok: false, error: "deals must not be empty" };
+  }
+
+  for (const { measureNames } of input.deals) {
+    if (measureNames.length === 0) {
+      return { ok: false, error: "each deal must have at least one measureName" };
+    }
+    for (const name of measureNames) {
+      if (!isMeasureName(name.trim())) {
+        return { ok: false, error: `Unknown measure: ${name}` };
+      }
+    }
+  }
+
+  const validatedDeals = input.deals.map((d) => ({
+    dealId: d.dealId,
+    measureNames: d.measureNames.map((m) => m.trim() as MeasureName),
+  }));
+
+  const runTx = input.deps?.runBulkInstructTx ?? defaultRunBulkInstructTx;
+  const syncInstructed = input.deps?.syncInstructed ?? defaultSyncInstructed;
+
+  let txResult: BulkInstructTxResult;
+  try {
+    txResult = await runTx({ deals: validatedDeals, userId: input.userId, notes: input.notes ?? null });
+  } catch (err) {
+    const message = err instanceof Error ? err.message : "Bulk instruct transaction failed";
+    console.error("[bulkInstructDeals] transaction failed", { error: err });
+    return { ok: false, error: message };
+  }
+
+  const syncResult = await syncInstructed({ approvedMeasuresByDeal: txResult.approvedMeasuresByDeal });
+
+  if (!syncResult.ok) {
+    return { ok: true, hubspotSync: "failed", hubspotError: syncResult.error };
+  }
+
+  return { ok: true, hubspotSync: "ok" };
+}
diff --git a/src/app/lib/createPibiRequests.test.ts b/src/app/lib/createPibiRequests.test.ts
new file mode 100644
index 0000000..24e230b
--- /dev/null
+++ b/src/app/lib/createPibiRequests.test.ts
@@ -0,0 +1,151 @@
+import { describe, expect, it, vi } from "vitest";
+import { createPibiRequests, PIBI_ORDERED_TEXT_PROP } from "./createPibiRequests";
+import type { RunCreatePibiTx, SyncMeasuresField, StampPushedAt } from "./createPibiRequests";
+
+function makeDeps(overrides?: {
+  txResult?: { insertedRowIds: bigint[]; allMeasureNames: string[] };
+  txError?: Error;
+  syncResult?: { ok: true } | { ok: false; error: string };
+  stampError?: Error;
+}) {
+  const txResult = overrides?.txResult ?? {
+    insertedRowIds: [1n, 2n],
+    allMeasureNames: ["CWI", "Loft insulation"],
+  };
+
+  const runCreateTx: RunCreatePibiTx = vi.fn(async () => {
+    if (overrides?.txError) throw overrides.txError;
+    return txResult;
+  });
+
+  const syncMeasuresField: SyncMeasuresField = vi.fn(async () => {
+    return overrides?.syncResult ?? ({ ok: true } as const);
+  });
+
+  const stampPushedAt: StampPushedAt = vi.fn(async () => {
+    if (overrides?.stampError) throw overrides.stampError;
+  });
+
+  return { runCreateTx, syncMeasuresField, stampPushedAt };
+}
+
+describe("createPibiRequests — happy path", () => {
+  it("inserts rows, syncs all deal measures to HubSpot, stamps pushed_at", async () => {
+    const orderedAt = new Date("2026-05-06T10:00:00Z");
+    const deps = makeDeps({
+      txResult: { insertedRowIds: [10n, 11n], allMeasureNames: ["CWI", "Loft insulation"] },
+    });
+
+    const result = await createPibiRequests({
+      dealId: "deal-1",
+      portfolioId: 42n,
+      measureNames: ["CWI", "Loft insulation"],
+      orderedAt,
+      userId: 5n,
+      deps,
+    });
+
+    expect(result).toMatchObject({
+      ok: true,
+      insertedRowIds: [10n, 11n],
+      hubspotSync: "ok",
+    });
+
+    expect(deps.runCreateTx).toHaveBeenCalledWith({
+      dealId: "deal-1",
+      portfolioId: 42n,
+      measureNames: ["CWI", "Loft insulation"],
+      orderedAt,
+      userId: 5n,
+    });
+
+    expect(deps.syncMeasuresField).toHaveBeenCalledWith({
+      hubspotDealId: "deal-1",
+      propName: PIBI_ORDERED_TEXT_PROP,
+      measureNames: ["CWI", "Loft insulation"],
+    });
+
+    expect(deps.stampPushedAt).toHaveBeenCalledWith([10n, 11n]);
+  });
+
+  it("uses now() when orderedAt is omitted", async () => {
+    const before = new Date();
+    const deps = makeDeps();
+
+    await createPibiRequests({
+      dealId: "deal-2",
+      portfolioId: 1n,
+      measureNames: ["ASHP"],
+      userId: 1n,
+      deps,
+    });
+
+    const callArg = (deps.runCreateTx as ReturnType<typeof vi.fn>).mock.calls[0][0] as {
+      orderedAt: Date;
+    };
+    expect(callArg.orderedAt.getTime()).toBeGreaterThanOrEqual(before.getTime());
+  });
+});
+
+describe("createPibiRequests — validation", () => {
+  it("returns ok=false immediately when measureNames is empty", async () => {
+    const deps = makeDeps();
+
+    const result = await createPibiRequests({
+      dealId: "deal-3",
+      portfolioId: 1n,
+      measureNames: [],
+      userId: 1n,
+      deps,
+    });
+
+    expect(result).toEqual({ ok: false, error: "measureNames must not be empty" });
+    expect(deps.runCreateTx).not.toHaveBeenCalled();
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+  });
+});
+
+describe("createPibiRequests — DB failure", () => {
+  it("returns ok=false, skips HubSpot when tx throws", async () => {
+    const deps = makeDeps({ txError: new Error("insert failed") });
+
+    const result = await createPibiRequests({
+      dealId: "deal-x",
+      portfolioId: 1n,
+      measureNames: ["EWI"],
+      userId: 1n,
+      deps,
+    });
+
+    expect(result).toEqual({ ok: false, error: "insert failed" });
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+    expect(deps.stampPushedAt).not.toHaveBeenCalled();
+  });
+});
+
+describe("createPibiRequests — HubSpot failure", () => {
+  it("returns ok=true with hubspotSync=failed, does NOT stamp pushed_at", async () => {
+    const deps = makeDeps({
+      txResult: { insertedRowIds: [20n], allMeasureNames: ["Solar PV"] },
+      syncResult: { ok: false, error: "hubspot 503" },
+    });
+
+    const result = await createPibiRequests({
+      dealId: "deal-h",
+      portfolioId: 1n,
+      measureNames: ["Solar PV"],
+      userId: 2n,
+      deps,
+    });
+
+    expect(result).toMatchObject({
+      ok: true,
+      insertedRowIds: [20n],
+      hubspotSync: "failed",
+      hubspotError: "hubspot 503",
+    });
+
+    expect(deps.runCreateTx).toHaveBeenCalledTimes(1);
+    expect(deps.stampPushedAt).not.toHaveBeenCalled();
+  });
+});
diff --git a/src/app/lib/createPibiRequests.ts b/src/app/lib/createPibiRequests.ts
new file mode 100644
index 0000000..b6a95d8
--- /dev/null
+++ b/src/app/lib/createPibiRequests.ts
@@ -0,0 +1,160 @@
+import { db } from "@/app/db/db";
+import { pibiRequests } from "@/app/db/schema/pibi_requests";
+import { eq } from "drizzle-orm";
+import { syncMeasuresFieldToHubSpot as defaultSyncMeasuresField } from "@/app/lib/hubspot/dealSync";
+
+export const PIBI_ORDERED_TEXT_PROP = "measures_for_pibi_ordered_text";
+
+// ---------------------------------------------------------------------------
+// Injectable dep types
+// ---------------------------------------------------------------------------
+
+export type RunCreatePibiTx = (params: {
+  dealId: string;
+  portfolioId: bigint;
+  measureNames: string[];
+  orderedAt: Date;
+  userId: bigint;
+}) => Promise<{ insertedRowIds: bigint[]; allMeasureNames: string[] }>;
+
+export type SyncMeasuresField = typeof defaultSyncMeasuresField;
+
+export type StampPushedAt = (rowIds: bigint[]) => Promise<void>;
+
+// ---------------------------------------------------------------------------
+// Result type
+// ---------------------------------------------------------------------------
+
+export type CreatePibiRequestsResult =
+  | {
+      ok: true;
+      insertedRowIds: bigint[];
+      hubspotSync: "ok" | "failed";
+      hubspotError?: string;
+    }
+  | { ok: false; error: string };
+
+// ---------------------------------------------------------------------------
+// Input
+// ---------------------------------------------------------------------------
+
+export interface CreatePibiRequestsInput {
+  dealId: string;
+  portfolioId: bigint;
+  measureNames: string[];
+  /** Defaults to now() when omitted. */
+  orderedAt?: Date;
+  userId: bigint;
+  deps?: {
+    runCreateTx?: RunCreatePibiTx;
+    syncMeasuresField?: SyncMeasuresField;
+    stampPushedAt?: StampPushedAt;
+  };
+}
+
+// ---------------------------------------------------------------------------
+// Default DB-backed implementations
+// ---------------------------------------------------------------------------
+
+const defaultRunCreateTx: RunCreatePibiTx = async ({
+  dealId,
+  portfolioId,
+  measureNames,
+  orderedAt,
+  userId,
+}) => {
+  return await db.transaction(async (tx) => {
+    const inserted = await tx
+      .insert(pibiRequests)
+      .values(
+        measureNames.map((measureName) => ({
+          hubspotDealId: dealId,
+          portfolioId,
+          measureName,
+          orderedAt,
+          createdByUserId: userId,
+        })),
+      )
+      .returning({ id: pibiRequests.id });
+
+    const allRows = await tx
+      .select({ measureName: pibiRequests.measureName })
+      .from(pibiRequests)
+      .where(eq(pibiRequests.hubspotDealId, dealId));
+
+    return {
+      insertedRowIds: inserted.map((r) => r.id),
+      allMeasureNames: allRows.map((r) => r.measureName),
+    };
+  });
+};
+
+const defaultStampPushedAt: StampPushedAt = async (rowIds) => {
+  if (rowIds.length === 0) return;
+  for (const rowId of rowIds) {
+    await db
+      .update(pibiRequests)
+      .set({ pushedAt: new Date() })
+      .where(eq(pibiRequests.id, rowId));
+  }
+};
+
+// ---------------------------------------------------------------------------
+// Service entry-point
+// ---------------------------------------------------------------------------
+
+export async function createPibiRequests(
+  input: CreatePibiRequestsInput,
+): Promise<CreatePibiRequestsResult> {
+  if (input.measureNames.length === 0) {
+    return { ok: false, error: "measureNames must not be empty" };
+  }
+
+  const runCreateTx = input.deps?.runCreateTx ?? defaultRunCreateTx;
+  const syncMeasuresField = input.deps?.syncMeasuresField ?? defaultSyncMeasuresField;
+  const stampPushedAt = input.deps?.stampPushedAt ?? defaultStampPushedAt;
+  const orderedAt = input.orderedAt ?? new Date();
+
+  let txResult: { insertedRowIds: bigint[]; allMeasureNames: string[] };
+  try {
+    txResult = await runCreateTx({
+      dealId: input.dealId,
+      portfolioId: input.portfolioId,
+      measureNames: input.measureNames,
+      orderedAt,
+      userId: input.userId,
+    });
+  } catch (err) {
+    const message = err instanceof Error ? err.message : "Failed to create PIBI requests";
+    return { ok: false, error: message };
+  }
+
+  const syncResult = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: PIBI_ORDERED_TEXT_PROP,
+    measureNames: txResult.allMeasureNames,
+  });
+
+  if (syncResult.ok) {
+    try {
+      await stampPushedAt(txResult.insertedRowIds);
+    } catch (err) {
+      console.error("[createPibiRequests] failed to stamp pushed_at", {
+        rowIds: txResult.insertedRowIds.map(String),
+        error: err,
+      });
+    }
+    return {
+      ok: true,
+      insertedRowIds: txResult.insertedRowIds,
+      hubspotSync: "ok",
+    };
+  }
+
+  return {
+    ok: true,
+    insertedRowIds: txResult.insertedRowIds,
+    hubspotSync: "failed",
+    hubspotError: syncResult.error,
+  };
+}
diff --git a/src/app/lib/dealPropertyUpdate.test.ts b/src/app/lib/dealPropertyUpdate.test.ts
index 2f092b5..4c2b34c 100644
--- a/src/app/lib/dealPropertyUpdate.test.ts
+++ b/src/app/lib/dealPropertyUpdate.test.ts
@@ -75,10 +75,10 @@ describe("DEAL_PROPERTY_FIELDS registry", () => {
       "property_halted_reason",
     );
     expect(DEAL_PROPERTY_FIELDS.domna_survey_type.hubspotProperty).toBe(
-      "domna_survey_type",
+      "osmosis_survey_required",
     );
     expect(DEAL_PROPERTY_FIELDS.domna_survey_date.hubspotProperty).toBe(
-      "domna_survey_date",
+      "osmosis_survey_date",
     );
   });
 
@@ -369,8 +369,8 @@ describe("applyDealPropertyUpdate", () => {
     expect((dbValues.domnaSurveyDate as Date).toISOString()).toBe(surveyIso);
 
     const props = pushHubspot.mock.calls[0][0].properties;
-    expect(props.domna_survey_type).toBe(surveyType);
-    expect(props.domna_survey_date).toBe(
+    expect(props.osmosis_survey_required).toBe(surveyType);
+    expect(props.osmosis_survey_date).toBe(
       String(new Date(surveyIso).getTime()),
     );
   });
@@ -407,8 +407,8 @@ describe("applyDealPropertyUpdate", () => {
     expect(typeOnlyDb.domnaSurveyType).toBe("Standard");
     expect("domnaSurveyDate" in typeOnlyDb).toBe(false);
     const typeOnlyProps = pushHubspotType.mock.calls[0][0].properties;
-    expect(typeOnlyProps.domna_survey_type).toBe("Standard");
-    expect("domna_survey_date" in typeOnlyProps).toBe(false);
+    expect(typeOnlyProps.osmosis_survey_required).toBe("Standard");
+    expect("osmosis_survey_date" in typeOnlyProps).toBe(false);
 
     // Setting only the date — type column is untouched.
     const updateDbDate = vi.fn().mockResolvedValue(undefined);
@@ -427,10 +427,10 @@ describe("applyDealPropertyUpdate", () => {
     expect(dateOnlyDb.domnaSurveyDate).toBeInstanceOf(Date);
     expect("domnaSurveyType" in dateOnlyDb).toBe(false);
     const dateOnlyProps = pushHubspotDate.mock.calls[0][0].properties;
-    expect(dateOnlyProps.domna_survey_date).toBe(
+    expect(dateOnlyProps.osmosis_survey_date).toBe(
       String(new Date(surveyIso).getTime()),
     );
-    expect("domna_survey_type" in dateOnlyProps).toBe(false);
+    expect("osmosis_survey_required" in dateOnlyProps).toBe(false);
   });
 
   it("clears both domna fields to null when explicitly cleared", async () => {
@@ -453,8 +453,8 @@ describe("applyDealPropertyUpdate", () => {
     expect(dbValues.domnaSurveyType).toBeNull();
     expect(dbValues.domnaSurveyDate).toBeNull();
     const props = pushHubspot.mock.calls[0][0].properties;
-    expect(props.domna_survey_type).toBe("");
-    expect(props.domna_survey_date).toBe("");
+    expect(props.osmosis_survey_required).toBe("");
+    expect(props.osmosis_survey_date).toBe("");
   });
 
   it("surfaces HubSpot push failures back to the caller", async () => {
diff --git a/src/app/lib/dealPropertyUpdate.ts b/src/app/lib/dealPropertyUpdate.ts
index 5aaf122..2336006 100644
--- a/src/app/lib/dealPropertyUpdate.ts
+++ b/src/app/lib/dealPropertyUpdate.ts
@@ -149,14 +149,14 @@ export const DEAL_PROPERTY_FIELDS = {
   domna_survey_type: {
     schema: stringOrNullSchema,
     allowedRoles: APPROVER_ROLES,
-    hubspotProperty: "domna_survey_type",
+    hubspotProperty: "osmosis_survey_required",
     dbColumn: hubspotDealData.domnaSurveyType,
     toHubspot: stringToHubspot,
   } satisfies DealPropertyFieldDef<string | null>,
   domna_survey_date: {
     schema: isoDateSchema,
     allowedRoles: APPROVER_ROLES,
-    hubspotProperty: "domna_survey_date",
+    hubspotProperty: "osmosis_survey_date",
     dbColumn: hubspotDealData.domnaSurveyDate,
     toHubspot: dateToHubspot,
   } satisfies DealPropertyFieldDef<Date | null>,
diff --git a/src/app/lib/deletePibiRequest.test.ts b/src/app/lib/deletePibiRequest.test.ts
new file mode 100644
index 0000000..924ffbf
--- /dev/null
+++ b/src/app/lib/deletePibiRequest.test.ts
@@ -0,0 +1,86 @@
+import { describe, expect, it, vi } from "vitest";
+import { deletePibiRequest, PIBI_ORDERED_TEXT_PROP } from "./deletePibiRequest";
+import type { RunDeletePibiTx, SyncMeasuresField } from "./deletePibiRequest";
+
+function makeDeps(overrides?: {
+  txResult?: { remainingMeasureNames: string[] };
+  txError?: Error;
+  syncResult?: { ok: true } | { ok: false; error: string };
+}) {
+  const txResult = overrides?.txResult ?? { remainingMeasureNames: ["ASHP"] };
+
+  const runDeleteTx: RunDeletePibiTx = vi.fn(async () => {
+    if (overrides?.txError) throw overrides.txError;
+    return txResult;
+  });
+
+  const syncMeasuresField: SyncMeasuresField = vi.fn(async () => {
+    return overrides?.syncResult ?? ({ ok: true } as const);
+  });
+
+  return { runDeleteTx, syncMeasuresField };
+}
+
+describe("deletePibiRequest — happy path", () => {
+  it("deletes row, re-syncs remaining deal measures to HubSpot", async () => {
+    const deps = makeDeps({
+      txResult: { remainingMeasureNames: ["ASHP"] },
+    });
+
+    const result = await deletePibiRequest({
+      id: 7n,
+      dealId: "deal-1",
+      deps,
+    });
+
+    expect(result).toEqual({ ok: true, hubspotSync: "ok" });
+
+    expect(deps.runDeleteTx).toHaveBeenCalledWith({ id: 7n, dealId: "deal-1" });
+
+    expect(deps.syncMeasuresField).toHaveBeenCalledWith({
+      hubspotDealId: "deal-1",
+      propName: PIBI_ORDERED_TEXT_PROP,
+      measureNames: ["ASHP"],
+    });
+  });
+
+  it("syncs empty list when last PIBI is deleted", async () => {
+    const deps = makeDeps({ txResult: { remainingMeasureNames: [] } });
+
+    const result = await deletePibiRequest({ id: 1n, dealId: "deal-2", deps });
+
+    expect(result).toEqual({ ok: true, hubspotSync: "ok" });
+    expect(deps.syncMeasuresField).toHaveBeenCalledWith({
+      hubspotDealId: "deal-2",
+      propName: PIBI_ORDERED_TEXT_PROP,
+      measureNames: [],
+    });
+  });
+});
+
+describe("deletePibiRequest — DB failure", () => {
+  it("returns ok=false, skips HubSpot when tx throws", async () => {
+    const deps = makeDeps({ txError: new Error("row not found") });
+
+    const result = await deletePibiRequest({ id: 99n, dealId: "deal-x", deps });
+
+    expect(result).toEqual({ ok: false, error: "row not found" });
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+  });
+});
+
+describe("deletePibiRequest — HubSpot failure", () => {
+  it("returns ok=true with hubspotSync=failed", async () => {
+    const deps = makeDeps({
+      syncResult: { ok: false, error: "hubspot down" },
+    });
+
+    const result = await deletePibiRequest({ id: 5n, dealId: "deal-h", deps });
+
+    expect(result).toMatchObject({
+      ok: true,
+      hubspotSync: "failed",
+      hubspotError: "hubspot down",
+    });
+  });
+});
diff --git a/src/app/lib/deletePibiRequest.ts b/src/app/lib/deletePibiRequest.ts
new file mode 100644
index 0000000..25823fa
--- /dev/null
+++ b/src/app/lib/deletePibiRequest.ts
@@ -0,0 +1,93 @@
+import { db } from "@/app/db/db";
+import { pibiRequests } from "@/app/db/schema/pibi_requests";
+import { eq, and } from "drizzle-orm";
+import { syncMeasuresFieldToHubSpot as defaultSyncMeasuresField } from "@/app/lib/hubspot/dealSync";
+export { PIBI_ORDERED_TEXT_PROP } from "./createPibiRequests";
+import { PIBI_ORDERED_TEXT_PROP } from "./createPibiRequests";
+
+// ---------------------------------------------------------------------------
+// Injectable dep types
+// ---------------------------------------------------------------------------
+
+export type RunDeletePibiTx = (params: {
+  id: bigint;
+  dealId: string;
+}) => Promise<{ remainingMeasureNames: string[] }>;
+
+export type SyncMeasuresField = typeof defaultSyncMeasuresField;
+
+// ---------------------------------------------------------------------------
+// Result type
+// ---------------------------------------------------------------------------
+
+export type DeletePibiRequestResult =
+  | { ok: true; hubspotSync: "ok" | "failed"; hubspotError?: string }
+  | { ok: false; error: string };
+
+export interface DeletePibiRequestInput {
+  id: bigint;
+  dealId: string;
+  deps?: {
+    runDeleteTx?: RunDeletePibiTx;
+    syncMeasuresField?: SyncMeasuresField;
+  };
+}
+
+// ---------------------------------------------------------------------------
+// Default DB-backed implementation
+// ---------------------------------------------------------------------------
+
+const defaultRunDeleteTx: RunDeletePibiTx = async ({ id, dealId }) => {
+  return await db.transaction(async (tx) => {
+    const deleted = await tx
+      .delete(pibiRequests)
+      .where(and(eq(pibiRequests.id, id), eq(pibiRequests.hubspotDealId, dealId)))
+      .returning({ id: pibiRequests.id });
+
+    if (deleted.length === 0) {
+      throw new Error("PIBI request not found");
+    }
+
+    const remaining = await tx
+      .select({ measureName: pibiRequests.measureName })
+      .from(pibiRequests)
+      .where(eq(pibiRequests.hubspotDealId, dealId));
+
+    return { remainingMeasureNames: remaining.map((r) => r.measureName) };
+  });
+};
+
+// ---------------------------------------------------------------------------
+// Service entry-point
+// ---------------------------------------------------------------------------
+
+export async function deletePibiRequest(
+  input: DeletePibiRequestInput,
+): Promise<DeletePibiRequestResult> {
+  const runDeleteTx = input.deps?.runDeleteTx ?? defaultRunDeleteTx;
+  const syncMeasuresField = input.deps?.syncMeasuresField ?? defaultSyncMeasuresField;
+
+  let txResult: { remainingMeasureNames: string[] };
+  try {
+    txResult = await runDeleteTx({ id: input.id, dealId: input.dealId });
+  } catch (err) {
+    const message = err instanceof Error ? err.message : "Failed to delete PIBI request";
+    return { ok: false, error: message };
+  }
+
+  const syncResult = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: PIBI_ORDERED_TEXT_PROP,
+    measureNames: txResult.remainingMeasureNames,
+  });
+
+  if (syncResult.ok) {
+    return { ok: true, hubspotSync: "ok" };
+  }
+
+  return {
+    ok: true,
+    hubspotSync: "failed",
+    hubspotError: syncResult.error,
+  };
+}
diff --git a/src/app/lib/hubspot/dealSync.test.ts b/src/app/lib/hubspot/dealSync.test.ts
index 2ca92a0..47acf69 100644
--- a/src/app/lib/hubspot/dealSync.test.ts
+++ b/src/app/lib/hubspot/dealSync.test.ts
@@ -10,7 +10,7 @@ vi.mock("./client", () => ({
   }),
 }));
 
-import { syncMeasuresFieldToHubSpot } from "./dealSync";
+import { syncMeasuresFieldToHubSpot, syncSurveyRequestToHubSpot } from "./dealSync";
 
 describe("syncMeasuresFieldToHubSpot", () => {
   beforeEach(() => {
@@ -122,3 +122,36 @@ describe("syncMeasuresFieldToHubSpot", () => {
     });
   });
 });
+
+describe("syncSurveyRequestToHubSpot", () => {
+  beforeEach(() => {
+    updateMock.mockReset();
+  });
+
+  it("writes survey type to osmosis_survey_required and date to osmosis_survey_date", async () => {
+    updateMock.mockResolvedValueOnce(undefined);
+    const requestedAt = new Date("2026-05-06T10:00:00.000Z");
+    const result = await syncSurveyRequestToHubSpot({
+      hubspotDealId: "deal-99",
+      surveyType: "technical_building_survey",
+      requestedAt,
+    });
+    expect(result).toEqual({ ok: true });
+    expect(updateMock).toHaveBeenCalledWith("deal-99", {
+      properties: {
+        osmosis_survey_required: "technical_building_survey",
+        osmosis_survey_date: "2026-05-06",
+      },
+    });
+  });
+
+  it("returns ok: false with error message on HubSpot failure", async () => {
+    updateMock.mockRejectedValueOnce(new Error("HubSpot 400"));
+    const result = await syncSurveyRequestToHubSpot({
+      hubspotDealId: "deal-99",
+      surveyType: "technical_building_survey",
+      requestedAt: new Date(),
+    });
+    expect(result).toEqual({ ok: false, error: "HubSpot sync failed" });
+  });
+});
diff --git a/src/app/lib/hubspot/dealSync.ts b/src/app/lib/hubspot/dealSync.ts
index 8b08c89..6f111ba 100644
--- a/src/app/lib/hubspot/dealSync.ts
+++ b/src/app/lib/hubspot/dealSync.ts
@@ -187,14 +187,16 @@ export async function syncMeasuresFieldToHubSpot(params: {
 
 export async function syncSurveyRequestToHubSpot(params: {
   hubspotDealId: string;
-  notes: string;
-  requestedByEmail: string;
+  surveyType: string;
+  requestedAt: Date;
 }): Promise<{ ok: boolean; error?: string }> {
   try {
     const client = getHubSpotClient();
-    const log = `Survey requested by: ${params.requestedByEmail}\nNotes: ${params.notes}`;
     await client.crm.deals.basicApi.update(params.hubspotDealId, {
-      properties: { survey_request_log: log },
+      properties: {
+        osmosis_survey_required: params.surveyType,
+        osmosis_survey_date: params.requestedAt.toISOString().slice(0, 10),
+      },
     });
     return { ok: true };
   } catch (err) {
diff --git a/src/app/lib/instructMeasure.test.ts b/src/app/lib/instructMeasure.test.ts
index 7f8ae71..a9bf993 100644
--- a/src/app/lib/instructMeasure.test.ts
+++ b/src/app/lib/instructMeasure.test.ts
@@ -11,10 +11,13 @@ import {
   PROPOSED_MEASURES_PROP,
   APPROVED_MEASURES_PROP,
   instructMeasure,
+  instructMeasures,
 } from "./instructMeasure";
 import type {
   InstructTxOutcome,
+  InstructMeasuresTxOutcome,
   RunInstructTx,
+  RunInstructMeasuresTx,
   ReadInstructedMeasureNames,
   StampPushedAt,
   SyncMeasuresField,
@@ -307,3 +310,180 @@ describe("instructMeasure — HubSpot push failure leaves DB committed", () => {
     expect(deps.stampPushedAt).not.toHaveBeenCalled();
   });
 });
+
+// ---------------------------------------------------------------------------
+// instructMeasures (plural) — batch variant
+// ---------------------------------------------------------------------------
+
+function makeBatchDeps(overrides?: {
+  txOutcome?: Partial<InstructMeasuresTxOutcome>;
+  txError?: Error;
+  instructedAfter?: string[];
+  syncResults?: Array<{ ok: true } | { ok: false; error: string }>;
+  stampError?: Error;
+}) {
+  const txOutcome: InstructMeasuresTxOutcome = {
+    instructedRowIds: [1n, 2n],
+    existingProposedMeasures: [],
+    allApprovedMeasureNames: [],
+    ...overrides?.txOutcome,
+  };
+  const runInstructMeasuresTx: RunInstructMeasuresTx = vi.fn(async () => {
+    if (overrides?.txError) throw overrides.txError;
+    return txOutcome;
+  });
+  const readInstructedMeasureNames: ReadInstructedMeasureNames = vi.fn(
+    async () => overrides?.instructedAfter ?? ["ASHP", "Solar PV"],
+  );
+  const syncQueue: Array<{ ok: true } | { ok: false; error: string }> =
+    overrides?.syncResults ?? [{ ok: true }, { ok: true }, { ok: true }];
+  const syncMeasuresField: SyncMeasuresField = vi.fn(async () => {
+    return syncQueue.shift() ?? ({ ok: true } as const);
+  });
+  const stampPushedAt: StampPushedAt = vi.fn(async () => {
+    if (overrides?.stampError) throw overrides.stampError;
+  });
+  return {
+    runInstructMeasuresTx,
+    readInstructedMeasureNames,
+    syncMeasuresField,
+    stampPushedAt,
+  };
+}
+
+describe("instructMeasures — input validation", () => {
+  it("rejects when measureNames is empty", async () => {
+    const deps = makeBatchDeps();
+    const result = await instructMeasures({
+      dealId: "deal-1",
+      measureNames: [],
+      userId: 1n,
+      deps,
+    });
+    expect(result).toEqual({ ok: false, error: "measureNames must not be empty" });
+    expect(deps.runInstructMeasuresTx).not.toHaveBeenCalled();
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+  });
+
+  it("rejects when any measureName is unknown", async () => {
+    const deps = makeBatchDeps();
+    const result = await instructMeasures({
+      dealId: "deal-1",
+      measureNames: ["ASHP", "Not a real measure"],
+      userId: 1n,
+      deps,
+    });
+    expect(result).toEqual({ ok: false, error: "Unknown measure: Not a real measure" });
+    expect(deps.runInstructMeasuresTx).not.toHaveBeenCalled();
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+  });
+});
+
+describe("instructMeasures — happy path", () => {
+  it("commits single tx, pushes instructed + proposed + approved, stamps all rowIds", async () => {
+    const deps = makeBatchDeps({
+      instructedAfter: ["ASHP", "Solar PV"],
+      txOutcome: {
+        instructedRowIds: [10n, 11n],
+        existingProposedMeasures: [],
+        allApprovedMeasureNames: ["ASHP", "Solar PV"],
+      },
+    });
+    const result = await instructMeasures({
+      dealId: "deal-42",
+      measureNames: ["ASHP", "Solar PV"],
+      userId: 7n,
+      deps,
+    });
+    expect(result).toMatchObject({ ok: true, instructedRowIds: [10n, 11n], hubspotSync: "ok" });
+    expect(deps.runInstructMeasuresTx).toHaveBeenCalledOnce();
+    expect(deps.runInstructMeasuresTx).toHaveBeenCalledWith({
+      dealId: "deal-42",
+      measureNames: ["ASHP", "Solar PV"],
+      userId: 7n,
+      notes: null,
+    });
+    expect(deps.syncMeasuresField).toHaveBeenCalledTimes(3);
+    expect(deps.syncMeasuresField).toHaveBeenNthCalledWith(1, {
+      hubspotDealId: "deal-42",
+      propName: INSTRUCTED_MEASURES_PROP,
+      measureNames: ["ASHP", "Solar PV"],
+    });
+    expect(deps.syncMeasuresField).toHaveBeenNthCalledWith(2, {
+      hubspotDealId: "deal-42",
+      propName: PROPOSED_MEASURES_PROP,
+      measureNames: ["ASHP", "Solar PV"],
+    });
+    expect(deps.syncMeasuresField).toHaveBeenNthCalledWith(3, {
+      hubspotDealId: "deal-42",
+      propName: APPROVED_MEASURES_PROP,
+      measureNames: ["ASHP", "Solar PV"],
+    });
+    expect(deps.stampPushedAt).toHaveBeenCalledTimes(2);
+    expect(deps.stampPushedAt).toHaveBeenCalledWith(10n);
+    expect(deps.stampPushedAt).toHaveBeenCalledWith(11n);
+  });
+
+  it("merges all new measures into existing proposed (deduped)", async () => {
+    const deps = makeBatchDeps({
+      instructedAfter: ["ASHP", "EWI", "Solar PV"],
+      txOutcome: {
+        instructedRowIds: [20n, 21n],
+        existingProposedMeasures: ["ASHP", "Loft insulation"],
+        allApprovedMeasureNames: ["ASHP", "EWI", "Solar PV"],
+      },
+    });
+    await instructMeasures({
+      dealId: "deal-merge",
+      measureNames: ["EWI", "Solar PV"],
+      userId: 3n,
+      deps,
+    });
+    expect(deps.syncMeasuresField).toHaveBeenNthCalledWith(2, {
+      hubspotDealId: "deal-merge",
+      propName: PROPOSED_MEASURES_PROP,
+      measureNames: ["ASHP", "Loft insulation", "EWI", "Solar PV"],
+    });
+  });
+});
+
+describe("instructMeasures — DB transaction failure", () => {
+  it("returns error and skips HubSpot when tx throws", async () => {
+    const deps = makeBatchDeps({ txError: new Error("batch insert failed") });
+    const result = await instructMeasures({
+      dealId: "deal-x",
+      measureNames: ["ASHP", "EWI"],
+      userId: 1n,
+      deps,
+    });
+    expect(result).toEqual({ ok: false, error: "batch insert failed" });
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+    expect(deps.stampPushedAt).not.toHaveBeenCalled();
+  });
+});
+
+describe("instructMeasures — HubSpot push failure leaves DB committed", () => {
+  it("returns ok=true with hubspotSync=failed when sync fails, does NOT stamp", async () => {
+    const deps = makeBatchDeps({
+      instructedAfter: ["ASHP", "EWI"],
+      txOutcome: {
+        instructedRowIds: [30n, 31n],
+        existingProposedMeasures: [],
+        allApprovedMeasureNames: ["ASHP", "EWI"],
+      },
+      syncResults: [{ ok: false, error: "hubspot 500" }, { ok: true }, { ok: true }],
+    });
+    const result = await instructMeasures({
+      dealId: "deal-h",
+      measureNames: ["ASHP", "EWI"],
+      userId: 1n,
+      deps,
+    });
+    expect(result).toMatchObject({
+      ok: true,
+      hubspotSync: "failed",
+      hubspotError: "hubspot 500",
+    });
+    expect(deps.stampPushedAt).not.toHaveBeenCalled();
+  });
+});
diff --git a/src/app/lib/instructMeasure.ts b/src/app/lib/instructMeasure.ts
index a7421ca..3e66e5e 100644
--- a/src/app/lib/instructMeasure.ts
+++ b/src/app/lib/instructMeasure.ts
@@ -196,6 +196,224 @@ const defaultStampPushedAt: StampPushedAt = async (rowId) => {
     .where(eq(userDefinedDealMeasures.id, rowId));
 };
 
+// ---------------------------------------------------------------------------
+// Batch (plural) types
+// ---------------------------------------------------------------------------
+
+export interface InstructMeasuresTxOutcome {
+  instructedRowIds: bigint[];
+  existingProposedMeasures: string[];
+  allApprovedMeasureNames: string[];
+}
+
+export type RunInstructMeasuresTx = (params: {
+  dealId: string;
+  measureNames: MeasureName[];
+  userId: bigint;
+  notes: string | null;
+}) => Promise<InstructMeasuresTxOutcome>;
+
+export type InstructMeasuresResult =
+  | {
+      ok: true;
+      instructedRowIds: bigint[];
+      hubspotSync: "ok" | "failed";
+      hubspotError?: string;
+    }
+  | { ok: false; error: string };
+
+export interface InstructMeasuresInput {
+  dealId: string;
+  measureNames: string[];
+  userId: bigint;
+  notes?: string;
+  deps?: {
+    runInstructMeasuresTx?: RunInstructMeasuresTx;
+    readInstructedMeasureNames?: ReadInstructedMeasureNames;
+    syncMeasuresField?: SyncMeasuresField;
+    stampPushedAt?: StampPushedAt;
+  };
+}
+
+const defaultRunInstructMeasuresTx: RunInstructMeasuresTx = async ({
+  dealId,
+  measureNames,
+  userId,
+  notes,
+}) => {
+  return await db.transaction(async (tx) => {
+    const instructedRowIds: bigint[] = [];
+
+    for (const measureName of measureNames) {
+      const inserted = await tx
+        .insert(userDefinedDealMeasures)
+        .values({
+          hubspotDealId: dealId,
+          measureName,
+          source: "instructed",
+          createdByUserId: userId,
+          notes,
+        })
+        .returning({ id: userDefinedDealMeasures.id });
+      const rowId = inserted[0]?.id;
+      if (rowId === undefined || rowId === null) {
+        throw new Error("Failed to insert user_defined_deal_measures row");
+      }
+      instructedRowIds.push(rowId);
+
+      await tx
+        .insert(dealMeasureApprovals)
+        .values({
+          hubspotDealId: dealId,
+          measureName,
+          isApproved: true,
+          approvedBy: userId,
+        })
+        .onConflictDoUpdate({
+          target: [
+            dealMeasureApprovals.hubspotDealId,
+            dealMeasureApprovals.measureName,
+          ],
+          set: {
+            isApproved: true,
+            approvedBy: userId,
+            approvedAt: new Date(),
+          },
+        });
+
+      await tx.insert(dealMeasureApprovalEvents).values({
+        hubspotDealId: dealId,
+        measureName,
+        action: "approved",
+        actedBy: userId,
+      });
+    }
+
+    const dealRows = await tx
+      .select({ proposedMeasures: hubspotDealData.proposedMeasures })
+      .from(hubspotDealData)
+      .where(eq(hubspotDealData.dealId, dealId))
+      .limit(1);
+    const existingProposedMeasures = parseMeasures(dealRows[0]?.proposedMeasures ?? null);
+
+    const approvedRows = await tx
+      .select({ measureName: dealMeasureApprovals.measureName })
+      .from(dealMeasureApprovals)
+      .where(
+        and(
+          eq(dealMeasureApprovals.hubspotDealId, dealId),
+          eq(dealMeasureApprovals.isApproved, true),
+        ),
+      );
+    const allApprovedMeasureNames = approvedRows.map((r) => r.measureName);
+
+    return { instructedRowIds, existingProposedMeasures, allApprovedMeasureNames };
+  });
+};
+
+export async function instructMeasures(
+  input: InstructMeasuresInput,
+): Promise<InstructMeasuresResult> {
+  if (input.measureNames.length === 0) {
+    return { ok: false, error: "measureNames must not be empty" };
+  }
+
+  const validatedNames: MeasureName[] = [];
+  for (const name of input.measureNames) {
+    const trimmed = name.trim();
+    if (!isMeasureName(trimmed)) {
+      return { ok: false, error: `Unknown measure: ${trimmed}` };
+    }
+    validatedNames.push(trimmed);
+  }
+
+  const runInstructMeasuresTx =
+    input.deps?.runInstructMeasuresTx ?? defaultRunInstructMeasuresTx;
+  const readInstructed =
+    input.deps?.readInstructedMeasureNames ?? defaultReadInstructedMeasureNames;
+  const syncMeasuresField =
+    input.deps?.syncMeasuresField ?? defaultSyncMeasuresField;
+  const stampPushedAt = input.deps?.stampPushedAt ?? defaultStampPushedAt;
+
+  let txResult: InstructMeasuresTxOutcome;
+  try {
+    txResult = await runInstructMeasuresTx({
+      dealId: input.dealId,
+      measureNames: validatedNames,
+      userId: input.userId,
+      notes: input.notes ?? null,
+    });
+  } catch (err) {
+    const message =
+      err instanceof Error ? err.message : "Failed to instruct measures";
+    console.error("[instructMeasures] transaction failed", {
+      dealId: input.dealId,
+      measureNames: validatedNames,
+      error: err,
+    });
+    return { ok: false, error: message };
+  }
+
+  const allInstructed = await readInstructed(input.dealId);
+
+  const mergedProposed = Array.from(
+    new Set([...txResult.existingProposedMeasures, ...validatedNames]),
+  );
+
+  const instructedSync = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: INSTRUCTED_MEASURES_PROP,
+    measureNames: allInstructed,
+  });
+
+  const proposedSync = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: PROPOSED_MEASURES_PROP,
+    measureNames: mergedProposed,
+  });
+
+  const approvedSync = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: APPROVED_MEASURES_PROP,
+    measureNames: txResult.allApprovedMeasureNames,
+  });
+
+  const overallOk = instructedSync.ok && proposedSync.ok && approvedSync.ok;
+
+  if (overallOk) {
+    for (const rowId of txResult.instructedRowIds) {
+      try {
+        await stampPushedAt(rowId);
+      } catch (err) {
+        console.error("[instructMeasures] failed to stamp pushed_at", {
+          rowId: String(rowId),
+          error: err,
+        });
+      }
+    }
+    return {
+      ok: true,
+      instructedRowIds: txResult.instructedRowIds,
+      hubspotSync: "ok",
+    };
+  }
+
+  const hubspotError = !instructedSync.ok
+    ? instructedSync.error
+    : !proposedSync.ok
+      ? proposedSync.error
+      : !approvedSync.ok
+        ? approvedSync.error
+        : "HubSpot sync failed";
+
+  return {
+    ok: true,
+    instructedRowIds: txResult.instructedRowIds,
+    hubspotSync: "failed",
+    hubspotError,
+  };
+}
+
 export async function instructMeasure(
   input: InstructMeasureInput,
 ): Promise<InstructMeasureResult> {
diff --git a/src/app/lib/pibiSectionHelpers.test.ts b/src/app/lib/pibiSectionHelpers.test.ts
new file mode 100644
index 0000000..20e6d0b
--- /dev/null
+++ b/src/app/lib/pibiSectionHelpers.test.ts
@@ -0,0 +1,107 @@
+import { describe, it, expect } from "vitest";
+import {
+  groupByBatch,
+  formatDate,
+  toDateInputValue,
+  dateInputToIso,
+} from "./pibiSectionHelpers";
+
+// ── groupByBatch ───────────────────────────────────────────────────────────────
+
+describe("groupByBatch", () => {
+  it("returns empty array for no rows", () => {
+    expect(groupByBatch([])).toEqual([]);
+  });
+
+  it("groups rows with the same orderedAt into one batch", () => {
+    const orderedAt = "2026-05-01T00:00:00.000Z";
+    const rows = [
+      { id: "1", measureName: "CWI", orderedAt, completedAt: null },
+      { id: "2", measureName: "ASHP", orderedAt, completedAt: null },
+    ];
+    const batches = groupByBatch(rows);
+    expect(batches).toHaveLength(1);
+    expect(batches[0].orderedAt).toBe(orderedAt);
+    expect(batches[0].rows).toHaveLength(2);
+  });
+
+  it("creates separate batches for different orderedAt values", () => {
+    const rows = [
+      { id: "1", measureName: "CWI", orderedAt: "2026-05-01T00:00:00.000Z", completedAt: null },
+      { id: "2", measureName: "ASHP", orderedAt: "2026-05-15T00:00:00.000Z", completedAt: null },
+    ];
+    const batches = groupByBatch(rows);
+    expect(batches).toHaveLength(2);
+  });
+
+  it("preserves insertion order of first-seen orderedAt keys", () => {
+    const first = "2026-04-01T00:00:00.000Z";
+    const second = "2026-05-01T00:00:00.000Z";
+    const rows = [
+      { id: "1", measureName: "CWI", orderedAt: first, completedAt: null },
+      { id: "2", measureName: "ASHP", orderedAt: second, completedAt: null },
+      { id: "3", measureName: "EWI", orderedAt: first, completedAt: null },
+    ];
+    const batches = groupByBatch(rows);
+    expect(batches[0].orderedAt).toBe(first);
+    expect(batches[0].rows).toHaveLength(2);
+    expect(batches[1].orderedAt).toBe(second);
+  });
+});
+
+// ── formatDate ─────────────────────────────────────────────────────────────────
+
+describe("formatDate", () => {
+  it("returns em-dash for null", () => {
+    expect(formatDate(null)).toBe("—");
+  });
+
+  it("returns em-dash for empty string", () => {
+    expect(formatDate("")).toBe("—");
+  });
+
+  it("formats a valid ISO date as dd Mon yyyy in en-GB locale", () => {
+    expect(formatDate("2026-05-06T00:00:00.000Z")).toBe("06 May 2026");
+  });
+
+  it("returns em-dash for an unparseable string", () => {
+    expect(formatDate("not-a-date")).toBe("—");
+  });
+});
+
+// ── toDateInputValue ───────────────────────────────────────────────────────────
+
+describe("toDateInputValue", () => {
+  it("returns empty string for null", () => {
+    expect(toDateInputValue(null)).toBe("");
+  });
+
+  it("converts ISO to YYYY-MM-DD using UTC date parts", () => {
+    expect(toDateInputValue("2026-05-06T00:00:00.000Z")).toBe("2026-05-06");
+  });
+
+  it("zero-pads month and day", () => {
+    expect(toDateInputValue("2026-01-09T00:00:00.000Z")).toBe("2026-01-09");
+  });
+
+  it("returns empty string for unparseable input", () => {
+    expect(toDateInputValue("not-a-date")).toBe("");
+  });
+});
+
+// ── dateInputToIso ─────────────────────────────────────────────────────────────
+
+describe("dateInputToIso", () => {
+  it("returns null for empty string", () => {
+    expect(dateInputToIso("")).toBeNull();
+  });
+
+  it("converts YYYY-MM-DD to midnight UTC ISO string", () => {
+    expect(dateInputToIso("2026-05-06")).toBe("2026-05-06T00:00:00.000Z");
+  });
+
+  it("round-trips with toDateInputValue", () => {
+    const iso = "2026-03-15T00:00:00.000Z";
+    expect(dateInputToIso(toDateInputValue(iso))).toBe(iso);
+  });
+});
diff --git a/src/app/lib/pibiSectionHelpers.ts b/src/app/lib/pibiSectionHelpers.ts
new file mode 100644
index 0000000..e4dbfc7
--- /dev/null
+++ b/src/app/lib/pibiSectionHelpers.ts
@@ -0,0 +1,53 @@
+export type PibiRow = {
+  id: string;
+  measureName: string;
+  orderedAt: string;
+  completedAt: string | null;
+};
+
+export type PibiBatch = {
+  orderedAt: string;
+  rows: PibiRow[];
+};
+
+export function groupByBatch(rows: PibiRow[]): PibiBatch[] {
+  const map = new Map<string, PibiRow[]>();
+  for (const row of rows) {
+    const key = row.orderedAt;
+    if (!map.has(key)) map.set(key, []);
+    map.get(key)!.push(row);
+  }
+  return Array.from(map.entries()).map(([orderedAt, rows]) => ({ orderedAt, rows }));
+}
+
+export function formatDate(iso: string | null): string {
+  if (!iso) return "—";
+  try {
+    const d = new Date(iso);
+    if (isNaN(d.getTime())) return "—";
+    return d.toLocaleDateString("en-GB", {
+      day: "2-digit", month: "short", year: "numeric",
+    });
+  } catch {
+    return "—";
+  }
+}
+
+export function toDateInputValue(iso: string | null): string {
+  if (!iso) return "";
+  try {
+    const d = new Date(iso);
+    if (isNaN(d.getTime())) return "";
+    const yyyy = d.getUTCFullYear();
+    const mm = String(d.getUTCMonth() + 1).padStart(2, "0");
+    const dd = String(d.getUTCDate()).padStart(2, "0");
+    return `${yyyy}-${mm}-${dd}`;
+  } catch {
+    return "";
+  }
+}
+
+export function dateInputToIso(value: string): string | null {
+  if (!value) return null;
+  return new Date(`${value}T00:00:00.000Z`).toISOString();
+}
diff --git a/src/app/lib/updatePibiRequest.test.ts b/src/app/lib/updatePibiRequest.test.ts
new file mode 100644
index 0000000..a823e9d
--- /dev/null
+++ b/src/app/lib/updatePibiRequest.test.ts
@@ -0,0 +1,107 @@
+import { describe, expect, it, vi } from "vitest";
+import { updatePibiRequest, PIBI_ORDERED_TEXT_PROP } from "./updatePibiRequest";
+import type { RunUpdatePibiTx, SyncMeasuresField } from "./updatePibiRequest";
+
+function makeDeps(overrides?: {
+  txResult?: { allMeasureNames: string[] };
+  txError?: Error;
+  syncResult?: { ok: true } | { ok: false; error: string };
+}) {
+  const txResult = overrides?.txResult ?? { allMeasureNames: ["CWI", "ASHP"] };
+
+  const runUpdateTx: RunUpdatePibiTx = vi.fn(async () => {
+    if (overrides?.txError) throw overrides.txError;
+    return txResult;
+  });
+
+  const syncMeasuresField: SyncMeasuresField = vi.fn(async () => {
+    return overrides?.syncResult ?? ({ ok: true } as const);
+  });
+
+  return { runUpdateTx, syncMeasuresField };
+}
+
+describe("updatePibiRequest — happy path", () => {
+  it("updates row, re-syncs all deal measures to HubSpot", async () => {
+    const completedAt = new Date("2026-05-10T12:00:00Z");
+    const deps = makeDeps({
+      txResult: { allMeasureNames: ["CWI", "ASHP"] },
+    });
+
+    const result = await updatePibiRequest({
+      id: 7n,
+      dealId: "deal-1",
+      updates: { completedAt },
+      deps,
+    });
+
+    expect(result).toEqual({ ok: true, hubspotSync: "ok" });
+
+    expect(deps.runUpdateTx).toHaveBeenCalledWith({
+      id: 7n,
+      dealId: "deal-1",
+      updates: { completedAt },
+    });
+
+    expect(deps.syncMeasuresField).toHaveBeenCalledWith({
+      hubspotDealId: "deal-1",
+      propName: PIBI_ORDERED_TEXT_PROP,
+      measureNames: ["CWI", "ASHP"],
+    });
+  });
+
+  it("can update measureName, orderedAt, and completedAt", async () => {
+    const orderedAt = new Date("2026-05-01T09:00:00Z");
+    const deps = makeDeps();
+
+    await updatePibiRequest({
+      id: 3n,
+      dealId: "deal-2",
+      updates: { measureName: "EWI", orderedAt },
+      deps,
+    });
+
+    expect(deps.runUpdateTx).toHaveBeenCalledWith({
+      id: 3n,
+      dealId: "deal-2",
+      updates: { measureName: "EWI", orderedAt },
+    });
+  });
+});
+
+describe("updatePibiRequest — DB failure", () => {
+  it("returns ok=false, skips HubSpot when tx throws", async () => {
+    const deps = makeDeps({ txError: new Error("row not found") });
+
+    const result = await updatePibiRequest({
+      id: 99n,
+      dealId: "deal-x",
+      updates: { completedAt: new Date() },
+      deps,
+    });
+
+    expect(result).toEqual({ ok: false, error: "row not found" });
+    expect(deps.syncMeasuresField).not.toHaveBeenCalled();
+  });
+});
+
+describe("updatePibiRequest — HubSpot failure", () => {
+  it("returns ok=true with hubspotSync=failed", async () => {
+    const deps = makeDeps({
+      syncResult: { ok: false, error: "hubspot timeout" },
+    });
+
+    const result = await updatePibiRequest({
+      id: 5n,
+      dealId: "deal-h",
+      updates: { completedAt: new Date() },
+      deps,
+    });
+
+    expect(result).toMatchObject({
+      ok: true,
+      hubspotSync: "failed",
+      hubspotError: "hubspot timeout",
+    });
+  });
+});
diff --git a/src/app/lib/updatePibiRequest.ts b/src/app/lib/updatePibiRequest.ts
new file mode 100644
index 0000000..e329a8c
--- /dev/null
+++ b/src/app/lib/updatePibiRequest.ts
@@ -0,0 +1,111 @@
+import { db } from "@/app/db/db";
+import { pibiRequests } from "@/app/db/schema/pibi_requests";
+import { eq, and } from "drizzle-orm";
+import { syncMeasuresFieldToHubSpot as defaultSyncMeasuresField } from "@/app/lib/hubspot/dealSync";
+
+export { PIBI_ORDERED_TEXT_PROP } from "./createPibiRequests";
+import { PIBI_ORDERED_TEXT_PROP } from "./createPibiRequests";
+
+// ---------------------------------------------------------------------------
+// Injectable dep types
+// ---------------------------------------------------------------------------
+
+export type RunUpdatePibiTx = (params: {
+  id: bigint;
+  dealId: string;
+  updates: PibiRequestUpdates;
+}) => Promise<{ allMeasureNames: string[] }>;
+
+export type SyncMeasuresField = typeof defaultSyncMeasuresField;
+
+// ---------------------------------------------------------------------------
+// Types
+// ---------------------------------------------------------------------------
+
+export interface PibiRequestUpdates {
+  measureName?: string;
+  orderedAt?: Date;
+  completedAt?: Date | null;
+}
+
+export type UpdatePibiRequestResult =
+  | { ok: true; hubspotSync: "ok" | "failed"; hubspotError?: string }
+  | { ok: false; error: string };
+
+export interface UpdatePibiRequestInput {
+  id: bigint;
+  dealId: string;
+  updates: PibiRequestUpdates;
+  deps?: {
+    runUpdateTx?: RunUpdatePibiTx;
+    syncMeasuresField?: SyncMeasuresField;
+  };
+}
+
+// ---------------------------------------------------------------------------
+// Default DB-backed implementation
+// ---------------------------------------------------------------------------
+
+const defaultRunUpdateTx: RunUpdatePibiTx = async ({ id, dealId, updates }) => {
+  return await db.transaction(async (tx) => {
+    const result = await tx
+      .update(pibiRequests)
+      .set({
+        ...(updates.measureName !== undefined && { measureName: updates.measureName }),
+        ...(updates.orderedAt !== undefined && { orderedAt: updates.orderedAt }),
+        ...(updates.completedAt !== undefined && { completedAt: updates.completedAt }),
+      })
+      .where(and(eq(pibiRequests.id, id), eq(pibiRequests.hubspotDealId, dealId)))
+      .returning({ id: pibiRequests.id });
+
+    if (result.length === 0) {
+      throw new Error("PIBI request not found");
+    }
+
+    const allRows = await tx
+      .select({ measureName: pibiRequests.measureName })
+      .from(pibiRequests)
+      .where(eq(pibiRequests.hubspotDealId, dealId));
+
+    return { allMeasureNames: allRows.map((r) => r.measureName) };
+  });
+};
+
+// ---------------------------------------------------------------------------
+// Service entry-point
+// ---------------------------------------------------------------------------
+
+export async function updatePibiRequest(
+  input: UpdatePibiRequestInput,
+): Promise<UpdatePibiRequestResult> {
+  const runUpdateTx = input.deps?.runUpdateTx ?? defaultRunUpdateTx;
+  const syncMeasuresField = input.deps?.syncMeasuresField ?? defaultSyncMeasuresField;
+
+  let txResult: { allMeasureNames: string[] };
+  try {
+    txResult = await runUpdateTx({
+      id: input.id,
+      dealId: input.dealId,
+      updates: input.updates,
+    });
+  } catch (err) {
+    const message = err instanceof Error ? err.message : "Failed to update PIBI request";
+    return { ok: false, error: message };
+  }
+
+  const syncResult = await syncMeasuresField({
+    hubspotDealId: input.dealId,
+    propName: PIBI_ORDERED_TEXT_PROP,
+    measureNames: txResult.allMeasureNames,
+  });
+
+  if (syncResult.ok) {
+    return { ok: true, hubspotSync: "ok" };
+  }
+
+  return {
+    ok: true,
+    hubspotSync: "failed",
+    hubspotError: syncResult.error,
+  };
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/settings/OrganisationLinkCard.tsx b/src/app/portfolio/[slug]/(portfolio)/settings/OrganisationLinkCard.tsx
index 176047c..0dc5590 100644
--- a/src/app/portfolio/[slug]/(portfolio)/settings/OrganisationLinkCard.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/settings/OrganisationLinkCard.tsx
@@ -2,7 +2,7 @@
 
 import { useState, useMemo } from "react";
 import { useQuery, useMutation, useQueryClient } from "@tanstack/react-query";
-import { Building2, CheckCircle2, Link2, Link2Off, AlertTriangle, Search } from "lucide-react";
+import { Building2, Link2, Link2Off, AlertTriangle, Search, CheckCircle2, PlusCircle } from "lucide-react";
 import { Button } from "@/app/shadcn_components/ui/button";
 import { Input } from "@/app/shadcn_components/ui/input";
 import {
@@ -18,9 +18,9 @@ type OrgSummary = {
   hubspotCompanyId: string | null;
 };
 
-async function fetchCurrentOrg(portfolioId: string): Promise<OrgSummary | null> {
+async function fetchLinkedOrgs(portfolioId: string): Promise<OrgSummary[]> {
   const res = await fetch(`/api/portfolio/${portfolioId}/organisation`);
-  if (!res.ok) throw new Error("Failed to fetch linked organisation");
+  if (!res.ok) throw new Error("Failed to fetch linked organisations");
   return res.json();
 }
 
@@ -33,25 +33,25 @@ async function fetchAllOrgs(): Promise<OrgSummary[]> {
 export default function OrganisationLinkCard({ portfolioId }: { portfolioId: string }) {
   const queryClient = useQueryClient();
 
-  const [connectOpen, setConnectOpen] = useState(false);
-  const [disconnectOpen, setDisconnectOpen] = useState(false);
+  const [addOpen, setAddOpen] = useState(false);
+  const [disconnectTarget, setDisconnectTarget] = useState<OrgSummary | null>(null);
   const [selectedOrgId, setSelectedOrgId] = useState<string | null>(null);
   const [searchQuery, setSearchQuery] = useState("");
   const [confirmed, setConfirmed] = useState(false);
 
-  // Current linked org
-  const { data: currentOrg, isLoading: loadingCurrent } = useQuery({
-    queryKey: ["portfolio-org", portfolioId],
-    queryFn: () => fetchCurrentOrg(portfolioId),
+  const { data: linkedOrgs = [], isLoading: loadingLinked } = useQuery({
+    queryKey: ["portfolio-orgs", portfolioId],
+    queryFn: () => fetchLinkedOrgs(portfolioId),
   });
 
-  // All orgs — only fetched when connect modal is open
   const { data: allOrgs = [], isLoading: loadingOrgs } = useQuery({
     queryKey: ["all-organisations"],
     queryFn: fetchAllOrgs,
-    enabled: connectOpen,
+    enabled: addOpen,
   });
 
+  const linkedOrgIds = useMemo(() => new Set(linkedOrgs.map((o) => o.id)), [linkedOrgs]);
+
   const connectMutation = useMutation({
     mutationFn: async (organisationId: string) => {
       const res = await fetch(`/api/portfolio/${portfolioId}/organisation`, {
@@ -63,8 +63,8 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
       return res.json();
     },
     onSuccess: () => {
-      queryClient.invalidateQueries({ queryKey: ["portfolio-org", portfolioId] });
-      setConnectOpen(false);
+      queryClient.invalidateQueries({ queryKey: ["portfolio-orgs", portfolioId] });
+      setAddOpen(false);
       setSelectedOrgId(null);
       setConfirmed(false);
       setSearchQuery("");
@@ -72,116 +72,102 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
   });
 
   const disconnectMutation = useMutation({
-    mutationFn: async () => {
+    mutationFn: async (organisationId: string) => {
       const res = await fetch(`/api/portfolio/${portfolioId}/organisation`, {
         method: "DELETE",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ organisationId }),
       });
       if (!res.ok) throw new Error("Failed to disconnect organisation");
       return res.json();
     },
     onSuccess: () => {
-      queryClient.invalidateQueries({ queryKey: ["portfolio-org", portfolioId] });
-      setDisconnectOpen(false);
+      queryClient.invalidateQueries({ queryKey: ["portfolio-orgs", portfolioId] });
+      setDisconnectTarget(null);
     },
   });
 
-  const filteredOrgs = useMemo(
-    () =>
-      allOrgs.filter((o) =>
-        (o.name ?? "").toLowerCase().includes(searchQuery.toLowerCase()),
-      ),
-    [allOrgs, searchQuery],
+  const availableOrgs = useMemo(
+    () => allOrgs.filter((o) => !linkedOrgIds.has(o.id) && (o.name ?? "").toLowerCase().includes(searchQuery.toLowerCase())),
+    [allOrgs, linkedOrgIds, searchQuery],
   );
 
   const selectedOrg = allOrgs.find((o) => o.id === selectedOrgId) ?? null;
 
+  function openAdd() {
+    setAddOpen(true);
+    setSelectedOrgId(null);
+    setConfirmed(false);
+    setSearchQuery("");
+  }
+
   return (
     <div className="rounded-xl border border-brandblue/15 bg-white shadow-sm mt-4 overflow-hidden">
       {/* Header */}
-      <div className="flex items-center gap-3 px-5 py-4 border-b border-gray-100 bg-brandlightblue/20">
-        <div className="p-2 rounded-lg bg-brandblue/10">
-          <Building2 className="h-4 w-4 text-brandblue" />
-        </div>
-        <div>
-          <p className="text-sm font-semibold text-brandblue">Organisation Link</p>
-          <p className="text-xs text-gray-500 mt-0.5">
-            Connect this portfolio to an organisation to enable live project tracking
-          </p>
+      <div className="flex items-center justify-between px-5 py-4 border-b border-gray-100 bg-brandlightblue/20">
+        <div className="flex items-center gap-3">
+          <div className="p-2 rounded-lg bg-brandblue/10">
+            <Building2 className="h-4 w-4 text-brandblue" />
+          </div>
+          <div>
+            <p className="text-sm font-semibold text-brandblue">Organisation Links</p>
+            <p className="text-xs text-gray-500 mt-0.5">
+              Connect this portfolio to one or more organisations to enable live project tracking
+            </p>
+          </div>
         </div>
+        <Button
+          size="sm"
+          className="h-8 text-xs bg-brandblue hover:bg-brandmidblue"
+          onClick={openAdd}
+        >
+          <PlusCircle className="h-3.5 w-3.5 mr-1.5" />
+          Add Organisation
+        </Button>
       </div>
 
       {/* Body */}
-      <div className="px-5 py-4">
-        {loadingCurrent ? (
+      <div className="px-5 py-4 space-y-2">
+        {loadingLinked ? (
           <div className="h-10 bg-gray-100 rounded-lg animate-pulse w-48" />
-        ) : currentOrg ? (
-          <div className="flex items-center justify-between gap-4">
-            <div className="flex items-center gap-3">
-              <CheckCircle2 className="h-5 w-5 text-emerald-500 shrink-0" />
-              <div>
-                <p className="text-sm font-semibold text-gray-800">{currentOrg.name ?? "Unnamed organisation"}</p>
-                <p className="text-xs text-gray-400 mt-0.5">
-                  Connected · HubSpot ID: {currentOrg.hubspotCompanyId ?? "—"}
-                </p>
-              </div>
+        ) : linkedOrgs.length === 0 ? (
+          <div className="flex items-center gap-3">
+            <div className="w-8 h-8 rounded-full bg-gray-100 flex items-center justify-center">
+              <Building2 className="h-4 w-4 text-gray-400" />
             </div>
-            <div className="flex items-center gap-2">
-              <Button
-                size="sm"
-                variant="outline"
-                className="h-8 text-xs border-brandblue/20 text-brandblue hover:bg-brandlightblue/30"
-                onClick={() => {
-                  setConnectOpen(true);
-                  setSelectedOrgId(null);
-                  setConfirmed(false);
-                  setSearchQuery("");
-                }}
-              >
-                <Link2 className="h-3.5 w-3.5 mr-1.5" />
-                Change
-              </Button>
+            <p className="text-sm text-gray-500">No organisations linked</p>
+          </div>
+        ) : (
+          linkedOrgs.map((org) => (
+            <div key={org.id} className="flex items-center justify-between gap-4 py-1">
+              <div className="flex items-center gap-3">
+                <CheckCircle2 className="h-5 w-5 text-emerald-500 shrink-0" />
+                <div>
+                  <p className="text-sm font-semibold text-gray-800">{org.name ?? "Unnamed organisation"}</p>
+                  <p className="text-xs text-gray-400 mt-0.5">
+                    Connected · HubSpot ID: {org.hubspotCompanyId ?? "—"}
+                  </p>
+                </div>
+              </div>
               <Button
                 size="sm"
                 variant="outline"
                 className="h-8 text-xs border-red-200 text-red-600 hover:bg-red-50"
-                onClick={() => setDisconnectOpen(true)}
+                onClick={() => setDisconnectTarget(org)}
               >
                 <Link2Off className="h-3.5 w-3.5 mr-1.5" />
                 Disconnect
               </Button>
             </div>
-          </div>
-        ) : (
-          <div className="flex items-center justify-between gap-4">
-            <div className="flex items-center gap-3">
-              <div className="w-8 h-8 rounded-full bg-gray-100 flex items-center justify-center">
-                <Building2 className="h-4 w-4 text-gray-400" />
-              </div>
-              <p className="text-sm text-gray-500">No organisation linked</p>
-            </div>
-            <Button
-              size="sm"
-              className="h-8 text-xs bg-brandblue hover:bg-brandmidblue"
-              onClick={() => {
-                setConnectOpen(true);
-                setSelectedOrgId(null);
-                setConfirmed(false);
-                setSearchQuery("");
-              }}
-            >
-              <Link2 className="h-3.5 w-3.5 mr-1.5" />
-              Connect Organisation
-            </Button>
-          </div>
+          ))
         )}
       </div>
 
-      {/* ── Connect modal ─────────────────────────────────────────────── */}
-      <Dialog open={connectOpen} onOpenChange={(v) => { setConnectOpen(v); if (!v) { setSelectedOrgId(null); setConfirmed(false); setSearchQuery(""); } }}>
+      {/* ── Add Organisation modal ─────────────────────────────────────────────── */}
+      <Dialog open={addOpen} onOpenChange={(v) => { setAddOpen(v); if (!v) { setSelectedOrgId(null); setConfirmed(false); setSearchQuery(""); } }}>
         <DialogContent className="max-w-md">
-          <DialogTitle className="text-brandblue">Connect Organisation</DialogTitle>
+          <DialogTitle className="text-brandblue">Add Organisation</DialogTitle>
 
-          {/* Search */}
           <div className="relative mt-1">
             <Search className="absolute left-3 top-1/2 -translate-y-1/2 h-4 w-4 text-gray-400 pointer-events-none" />
             <Input
@@ -192,14 +178,13 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
             />
           </div>
 
-          {/* Org list */}
           <div className="mt-2 max-h-56 overflow-y-auto rounded-lg border border-gray-200 divide-y divide-gray-100">
             {loadingOrgs ? (
               <div className="p-4 text-sm text-gray-400 text-center">Loading…</div>
-            ) : filteredOrgs.length === 0 ? (
-              <div className="p-4 text-sm text-gray-400 text-center">No organisations found</div>
+            ) : availableOrgs.length === 0 ? (
+              <div className="p-4 text-sm text-gray-400 text-center">No organisations available</div>
             ) : (
-              filteredOrgs.map((org) => (
+              availableOrgs.map((org) => (
                 <button
                   key={org.id}
                   onClick={() => setSelectedOrgId(org.id)}
@@ -218,7 +203,6 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
             )}
           </div>
 
-          {/* Warning */}
           <div className="flex items-start gap-2.5 p-3 rounded-lg bg-amber-50 border border-amber-200 mt-1">
             <AlertTriangle className="h-4 w-4 text-amber-500 mt-0.5 shrink-0" />
             <p className="text-xs text-amber-700 leading-relaxed">
@@ -226,7 +210,6 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
             </p>
           </div>
 
-          {/* Confirmation checkbox */}
           <label className="flex items-center gap-2.5 cursor-pointer select-none mt-1">
             <input
               type="checkbox"
@@ -238,7 +221,7 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
           </label>
 
           <DialogFooter className="mt-2">
-            <Button variant="outline" onClick={() => setConnectOpen(false)} className="text-sm">
+            <Button variant="outline" onClick={() => setAddOpen(false)} className="text-sm">
               Cancel
             </Button>
             <Button
@@ -252,21 +235,21 @@ export default function OrganisationLinkCard({ portfolioId }: { portfolioId: str
         </DialogContent>
       </Dialog>
 
-      {/* ── Disconnect confirm dialog ──────────────────────────────────── */}
-      <Dialog open={disconnectOpen} onOpenChange={setDisconnectOpen}>
+      {/* ── Disconnect confirm dialog ──────────────────────────────────────────── */}
+      <Dialog open={!!disconnectTarget} onOpenChange={(v) => { if (!v) setDisconnectTarget(null); }}>
         <DialogContent className="max-w-sm">
           <DialogTitle className="text-gray-800">Disconnect organisation?</DialogTitle>
           <p className="text-sm text-gray-600 leading-relaxed">
             Are you sure you want to disconnect{" "}
-            <strong>{currentOrg?.name ?? "this organisation"}</strong>?
-            Live project tracking data will no longer be visible to portfolio viewers.
+            <strong>{disconnectTarget?.name ?? "this organisation"}</strong>?
+            Live project tracking data for this organisation will no longer be visible to portfolio viewers.
           </p>
           <DialogFooter className="mt-2">
-            <Button variant="outline" onClick={() => setDisconnectOpen(false)} className="text-sm">
+            <Button variant="outline" onClick={() => setDisconnectTarget(null)} className="text-sm">
               Cancel
             </Button>
             <Button
-              onClick={() => disconnectMutation.mutate()}
+              onClick={() => disconnectTarget && disconnectMutation.mutate(disconnectTarget.id)}
               disabled={disconnectMutation.isPending}
               className="bg-red-600 hover:bg-red-700 text-white text-sm"
             >
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ActivityLog.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ActivityLog.tsx
new file mode 100644
index 0000000..52e0099
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ActivityLog.tsx
@@ -0,0 +1,87 @@
+"use client";
+
+import { useQuery } from "@tanstack/react-query";
+
+type AuditEvent = {
+  id: string;
+  hubspotDealId: string;
+  measureName: string;
+  action: string;
+  actedByEmail: string;
+  actedByName: string | null;
+  actedAt: string;
+};
+
+function formatDate(iso: string) {
+  return new Date(iso).toLocaleString("en-GB", {
+    day: "numeric",
+    month: "short",
+    year: "numeric",
+    hour: "2-digit",
+    minute: "2-digit",
+  });
+}
+
+export function ActivityLog({
+  dealId,
+  portfolioId,
+}: {
+  dealId: string;
+  portfolioId: string;
+}) {
+  const { data, isLoading } = useQuery<{ events: AuditEvent[] }>({
+    queryKey: ["approvalEvents", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/approvals?dealIds=${dealId}&include=events`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch events");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  if (isLoading) {
+    return (
+      <p className="text-xs text-gray-400 py-2 pl-4">Loading activity…</p>
+    );
+  }
+
+  const events = data?.events ?? [];
+
+  if (events.length === 0) {
+    return (
+      <p className="text-xs text-gray-400 py-2 pl-4">No activity yet.</p>
+    );
+  }
+
+  return (
+    <div className="relative">
+      <div className="max-h-48 overflow-y-auto pl-4 pr-2 pb-3 space-y-1.5">
+        {events.map((e) => (
+          <div key={e.id} className="flex items-center gap-2 text-xs">
+            <span
+              className={`px-1.5 py-0.5 rounded text-xs font-medium ${
+                e.action === "approved"
+                  ? "bg-emerald-50 text-emerald-700"
+                  : "bg-red-50 text-red-600"
+              }`}
+            >
+              {e.action === "approved" ? "Approved" : "Unapproved"}
+            </span>
+            <span className="font-medium text-gray-700">{e.measureName}</span>
+            <span className="text-gray-400">·</span>
+            <span className="text-gray-500">
+              {e.actedByName ?? e.actedByEmail}
+            </span>
+            <span className="text-gray-400">·</span>
+            <span className="text-gray-400">{formatDate(e.actedAt)}</span>
+          </div>
+        ))}
+      </div>
+      {events.length > 4 && (
+        <div className="pointer-events-none absolute bottom-0 left-0 right-0 h-10 bg-gradient-to-t from-white to-transparent" />
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ContractorUploadModal.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ContractorUploadModal.tsx
index a7dd151..152b80a 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ContractorUploadModal.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ContractorUploadModal.tsx
@@ -24,6 +24,13 @@ import { uploadFileToS3 } from "@/app/utils/s3";
 import type { ClassifiedDeal, DocStatusMap } from "./types";
 import { getRequiredDocs } from "@/app/lib/measureDocumentRequirements";
 import { parseMeasures } from "@/app/lib/parseMeasures";
+import {
+  applyBulkDocType,
+  selectAllUnclassified,
+  getClassifiedCount,
+  getUnclassifiedIds,
+  uploadedCountForType,
+} from "./classifyPhase";
 
 // ── Types ─────────────────────────────────────────────────────────────────
 
@@ -272,7 +279,6 @@ function DocTypeButtonGrid({
   uploadedDocs: string[];
 }) {
   const [showOther, setShowOther] = useState(false);
-  const uploadedSet = new Set(uploadedDocs);
   const requiredSet = new Set(requiredDocs);
   const isOtherSelected = value !== "" && !requiredSet.has(value);
 
@@ -283,7 +289,7 @@ function DocTypeButtonGrid({
         {requiredDocs.map((docType) => {
           const option = FILE_TYPE_OPTIONS.find((o) => o.value === docType);
           const label = option?.label ?? docType;
-          const alreadyUploaded = uploadedSet.has(docType);
+          const uploadedCount = uploadedCountForType(uploadedDocs, docType);
           const isSelected = value === docType;
 
           return (
@@ -291,21 +297,19 @@ function DocTypeButtonGrid({
               key={docType}
               type="button"
               onClick={() => { onChange(docType); setShowOther(false); }}
-              title={alreadyUploaded ? `${label} — already uploaded` : label}
-              className={`inline-flex items-center gap-1 px-2.5 py-1.5 rounded-lg border text-xs font-medium transition-all duration-100 ${
+              title={uploadedCount > 0 ? `${label} — ${uploadedCount} already uploaded` : label}
+              className={`inline-flex items-center gap-1.5 px-2.5 py-1.5 rounded-lg border text-xs font-medium transition-all duration-100 ${
                 isSelected
                   ? "bg-brandblue text-white border-brandblue shadow-sm"
-                  : alreadyUploaded
-                    ? "bg-emerald-50 text-emerald-700 border-emerald-200 hover:border-emerald-400"
-                    : "bg-white text-gray-700 border-gray-200 hover:border-brandblue/50 hover:bg-brandlightblue/10"
+                  : "bg-white text-gray-700 border-gray-200 hover:border-brandblue/50 hover:bg-brandlightblue/10"
               }`}
             >
-              {alreadyUploaded && !isSelected && (
-                <svg className="h-3 w-3 text-emerald-500 shrink-0" viewBox="0 0 12 12" fill="none">
-                  <path d="M2 6l3 3 5-5" stroke="currentColor" strokeWidth="1.5" strokeLinecap="round" strokeLinejoin="round"/>
-                </svg>
-              )}
               {label}
+              {uploadedCount > 0 && !isSelected && (
+                <span className="inline-flex items-center justify-center h-4 min-w-4 px-1 rounded-full bg-gray-100 text-gray-500 text-[10px] font-semibold leading-none">
+                  {uploadedCount}
+                </span>
+              )}
             </button>
           );
         })}
@@ -432,6 +436,9 @@ export default function ContractorUploadModal({ deal, portfolioId, onClose, docS
   const [saveError, setSaveError] = useState<string | null>(null);
   // The measure selected in the measure-select phase (empty = "not measure-specific")
   const [selectedMeasure, setSelectedMeasure] = useState<string>("");
+  // Bulk classify state
+  const [selectedIds, setSelectedIds] = useState<Set<string>>(new Set());
+  const [bulkDocType, setBulkDocType] = useState("");
 
   // ── Fetch existing unclassified files on mount ───────────────────────
 
@@ -581,14 +588,35 @@ export default function ContractorUploadModal({ deal, portfolioId, onClose, docS
   }
 
   const classifiableEntries = queue.filter((f) => f.status === "done" && f.uploadedId);
-  const allClassified = classifiableEntries.length > 0 && classifiableEntries.every((f) => f.docType !== "");
+  const classifiedCount = getClassifiedCount(classifiableEntries);
+  const unclassifiedCount = getUnclassifiedIds(classifiableEntries).length;
+
+  function handleBulkApply() {
+    if (!bulkDocType) return;
+    setQueue((prev) => applyBulkDocType(prev, selectedIds, bulkDocType));
+    setSelectedIds(new Set());
+    setBulkDocType("");
+  }
+
+  function toggleSelectId(id: string) {
+    setSelectedIds((prev) => {
+      const next = new Set(prev);
+      if (next.has(id)) next.delete(id); else next.add(id);
+      return next;
+    });
+  }
+
+  function handleSelectAllUnclassified() {
+    setSelectedIds(selectAllUnclassified(classifiableEntries));
+  }
 
   async function handleSaveClassifications() {
     setSaveError(null);
     setIsSaving(true);
     try {
+      const toSave = classifiableEntries.filter((f) => f.docType !== "");
       await saveClassifications(
-        classifiableEntries.map((f) => ({
+        toSave.map((f) => ({
           id: f.uploadedId!,
           fileType: f.docType,
           measureName: (f.measureName && f.measureName !== "__none__") ? f.measureName : undefined,
@@ -810,17 +838,43 @@ export default function ContractorUploadModal({ deal, portfolioId, onClose, docS
                 </div>
               )}
 
+              {/* Select-all row */}
+              {classifiableEntries.length > 0 && (
+                <div className="flex items-center gap-2 px-1">
+                  <input
+                    type="checkbox"
+                    id="select-all-unclassified"
+                    className="h-4 w-4 rounded border-gray-300 text-brandblue accent-brandblue cursor-pointer"
+                    checked={selectedIds.size > 0 && selectedIds.size === selectAllUnclassified(classifiableEntries).size}
+                    onChange={() => {
+                      const allUnclassified = selectAllUnclassified(classifiableEntries);
+                      setSelectedIds(allUnclassified.size === selectedIds.size ? new Set() : allUnclassified);
+                    }}
+                  />
+                  <label htmlFor="select-all-unclassified" className="text-xs text-gray-500 cursor-pointer select-none">
+                    Select all unclassified ({unclassifiedCount})
+                  </label>
+                </div>
+              )}
+
               {/* File list with classification */}
               <div className="space-y-3">
                 {classifiableEntries.map((entry) => {
                   const entryMeasure = entry.measureName && entry.measureName !== "__none__" ? entry.measureName : null;
                   const requiredDocs = entryMeasure ? getRequiredDocs(entryMeasure) : null;
                   const uploadedDocs = entryMeasure ? (measureProgressMap.get(entryMeasure)?.uploaded ?? []) : [];
+                  const isChecked = selectedIds.has(entry.id);
 
                   return (
-                    <div key={entry.id} className="rounded-lg border border-gray-100 bg-gray-50/50 p-3 space-y-2.5">
+                    <div key={entry.id} className={`rounded-lg border bg-gray-50/50 p-3 space-y-2.5 transition-colors ${isChecked ? "border-brandblue/30 bg-brandlightblue/5" : "border-gray-100"}`}>
                       {/* File info row */}
                       <div className="flex items-center gap-2 min-w-0">
+                        <input
+                          type="checkbox"
+                          className="h-4 w-4 rounded border-gray-300 text-brandblue accent-brandblue cursor-pointer shrink-0"
+                          checked={isChecked}
+                          onChange={() => toggleSelectId(entry.id)}
+                        />
                         <StatusIcon status={entry.status} isExisting={!!entry.existingS3Key} />
                         <div className="min-w-0 flex-1">
                           <p className="text-xs font-medium text-gray-700 truncate">{entry.displayName}</p>
@@ -897,6 +951,51 @@ export default function ContractorUploadModal({ deal, portfolioId, onClose, docS
           })()}
         </div>
 
+        {/* ── Bulk classify toolbar — shown when files are selected ── */}
+        {phase === "classify" && selectedIds.size > 0 && (
+          <div className="shrink-0 flex items-center gap-2 px-4 py-2.5 bg-brandlightblue/10 border-t border-brandblue/20">
+            <span className="text-xs font-semibold text-brandblue whitespace-nowrap">
+              {selectedIds.size} selected
+            </span>
+            <span className="text-xs text-gray-400">—</span>
+            <span className="text-xs text-gray-600 whitespace-nowrap">Classify as:</span>
+            <Select value={bulkDocType} onValueChange={setBulkDocType}>
+              <SelectTrigger className="h-7 text-xs flex-1 max-w-56">
+                <SelectValue placeholder="Choose type…" />
+              </SelectTrigger>
+              <SelectContent>
+                {FILE_TYPE_GROUPS.map((group) => {
+                  const items = FILE_TYPE_OPTIONS.filter((o) => o.group === group);
+                  if (!items.length) return null;
+                  return (
+                    <SelectGroup key={group}>
+                      <SelectLabel className="text-[10px] font-semibold uppercase tracking-wide text-gray-400 px-2 py-1">{group}</SelectLabel>
+                      {items.map((o) => (
+                        <SelectItem key={o.value} value={o.value} className="text-xs">{o.label}</SelectItem>
+                      ))}
+                    </SelectGroup>
+                  );
+                })}
+              </SelectContent>
+            </Select>
+            <Button
+              size="sm"
+              className="h-7 text-xs bg-brandblue text-white shrink-0"
+              disabled={!bulkDocType}
+              onClick={handleBulkApply}
+            >
+              Apply
+            </Button>
+            <button
+              type="button"
+              className="text-xs text-gray-400 hover:text-gray-600 shrink-0 ml-1"
+              onClick={() => setSelectedIds(new Set())}
+            >
+              Clear
+            </button>
+          </div>
+        )}
+
         <DialogFooter className="pt-2 border-t border-gray-100 shrink-0">
           {phase === "loading" && (
             <Button variant="secondary" onClick={onClose}>Cancel</Button>
@@ -930,17 +1029,24 @@ export default function ContractorUploadModal({ deal, portfolioId, onClose, docS
               <Button variant="secondary" onClick={onClose} disabled={isSaving}>
                 Skip for now
               </Button>
-              <Button
-                onClick={handleSaveClassifications}
-                disabled={!allClassified || isSaving}
-                className="bg-brandblue text-white gap-1.5"
-              >
-                {isSaving ? (
-                  <><Loader2 className="h-3.5 w-3.5 animate-spin" /> Saving…</>
-                ) : (
-                  "Save Classifications →"
+              <div className="flex flex-col items-end gap-0.5">
+                <Button
+                  onClick={handleSaveClassifications}
+                  disabled={classifiedCount === 0 || isSaving}
+                  className="bg-brandblue text-white gap-1.5"
+                >
+                  {isSaving ? (
+                    <><Loader2 className="h-3.5 w-3.5 animate-spin" /> Saving…</>
+                  ) : (
+                    `Save ${classifiedCount} classified →`
+                  )}
+                </Button>
+                {unclassifiedCount > 0 && (
+                  <p className="text-[10px] text-gray-400">
+                    {unclassifiedCount} unclassified — will stay in your queue
+                  </p>
                 )}
-              </Button>
+              </div>
             </>
           )}
         </DialogFooter>
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/LiveTracker.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/LiveTracker.tsx
index e73316f..8296d3b 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/LiveTracker.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/LiveTracker.tsx
@@ -30,6 +30,7 @@ import type {
   DocumentDrawerState,
   DocStatusMap,
   RemovalStatusByDeal,
+  InstructedMeasuresByDeal,
 } from "./types";
 
 export default function LiveTracker({
@@ -39,6 +40,7 @@ export default function LiveTracker({
   docStatusMap,
   userCapability,
   approvalsByDeal,
+  instructedMeasuresByDeal,
   removalStatusByDeal,
   portfolioId,
   userRole,
@@ -304,7 +306,9 @@ export default function LiveTracker({
             <MeasuresTable
               data={currentProject?.allDeals ?? []}
               approvalsByDeal={approvalsByDeal}
+              instructedMeasuresByDeal={instructedMeasuresByDeal}
               portfolioId={portfolioId}
+              isApprover={userCapability.includes("approver")}
             />
           </div>
         </TabsContent>
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/MeasuresTable.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/MeasuresTable.tsx
index 9259fc4..8c8d4ce 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/MeasuresTable.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/MeasuresTable.tsx
@@ -1,8 +1,7 @@
 "use client";
 
-import React, { useMemo, useState } from "react";
+import React, { useMemo, useState, useTransition } from "react";
 import { useRouter } from "next/navigation";
-import { useQuery } from "@tanstack/react-query";
 import {
   Table,
   TableBody,
@@ -13,34 +12,28 @@ import {
 } from "@/app/shadcn_components/ui/table";
 import { Input } from "@/app/shadcn_components/ui/input";
 import { Badge } from "@/app/shadcn_components/ui/badge";
-import { Search, ChevronDown, ChevronRight } from "lucide-react";
+import { Button } from "@/app/shadcn_components/ui/button";
+import { Checkbox } from "@/app/shadcn_components/ui/checkbox";
+import { Search, CheckSquare, ListChecks, Loader2, X } from "lucide-react";
 import { STAGE_COLORS } from "./types";
 import type { ClassifiedDeal, ApprovalsByDeal } from "./types";
 import { parseMeasures } from "@/app/lib/parseMeasures";
+import { filterMeasureRows } from "./measureFilters";
+import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
 
-type AuditEvent = {
-  id: string;
-  hubspotDealId: string;
-  measureName: string;
-  action: string; // 'approved' | 'unapproved'
-  actedByEmail: string;
-  actedByName: string | null;
-  actedAt: string; // ISO string
-};
+type Mode = "chip-click" | "instruct";
 
 type Props = {
   data: ClassifiedDeal[];
   approvalsByDeal: ApprovalsByDeal;
+  instructedMeasuresByDeal: Record<string, string[]>;
   portfolioId: string;
+  isApprover: boolean;
 };
 
-function ApprovalStatus({
-  proposed,
-  approved,
-}: {
-  proposed: string[];
-  approved: string[];
-}) {
+// ── Approval status badge ────────────────────────────────────────────────────
+
+function ApprovalStatus({ proposed, approved }: { proposed: string[]; approved: string[] }) {
   if (proposed.length === 0) return null;
   const approvedSet = new Set(approved);
   const approvedCount = proposed.filter((m) => approvedSet.has(m)).length;
@@ -66,103 +59,295 @@ function ApprovalStatus({
   );
 }
 
-function formatDate(iso: string) {
-  return new Date(iso).toLocaleString("en-GB", {
-    day: "numeric",
-    month: "short",
-    year: "numeric",
-    hour: "2-digit",
-    minute: "2-digit",
-  });
-}
+// ── Bulk approve modal ───────────────────────────────────────────────────────
 
-function ActivityLog({
-  dealId,
-  portfolioId,
-}: {
-  dealId: string;
+type BulkApproveModalProps = {
+  selected: Array<{ dealId: string; dealname: string | null; measureName: string }>;
   portfolioId: string;
-}) {
-  const { data, isLoading } = useQuery<{ events: AuditEvent[] }>({
-    queryKey: ["approvalEvents", portfolioId, dealId],
-    queryFn: async () => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/approvals?dealIds=${dealId}&include=events`,
-      );
-      if (!res.ok) throw new Error("Failed to fetch events");
-      return res.json();
-    },
-    staleTime: 30_000,
-  });
+  onClose: () => void;
+  onSuccess: () => void;
+};
 
-  if (isLoading) {
-    return (
-      <p className="text-xs text-gray-400 py-2 pl-4">Loading activity…</p>
-    );
-  }
+function BulkApproveModal({ selected, portfolioId, onClose, onSuccess }: BulkApproveModalProps) {
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
 
-  const events = data?.events ?? [];
+  const groupedByDeal = useMemo(() => {
+    const map = new Map<string, { dealname: string | null; measures: string[] }>();
+    for (const item of selected) {
+      const existing = map.get(item.dealId);
+      if (existing) {
+        existing.measures.push(item.measureName);
+      } else {
+        map.set(item.dealId, { dealname: item.dealname, measures: [item.measureName] });
+      }
+    }
+    return map;
+  }, [selected]);
 
-  if (events.length === 0) {
-    return (
-      <p className="text-xs text-gray-400 py-2 pl-4">No activity yet.</p>
-    );
+  async function handleConfirm() {
+    setSubmitting(true);
+    setError(null);
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/bulk-approvals`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({
+          changes: selected.map((s) => ({
+            hubspotDealId: s.dealId,
+            measureName: s.measureName,
+            approved: true,
+          })),
+        }),
+      });
+      const data = await res.json();
+      if (!res.ok || !data.ok) {
+        setError(data.error ?? "Failed to approve measures");
+        return;
+      }
+      onSuccess();
+    } catch {
+      setError("Network error — please try again");
+    } finally {
+      setSubmitting(false);
+    }
   }
 
   return (
-    <div className="pl-4 pr-2 pb-3 space-y-1.5">
-      {events.map((e) => (
-        <div key={e.id} className="flex items-center gap-2 text-xs">
-          <span
-            className={`px-1.5 py-0.5 rounded text-xs font-medium ${
-              e.action === "approved"
-                ? "bg-emerald-50 text-emerald-700"
-                : "bg-red-50 text-red-600"
-            }`}
-          >
-            {e.action === "approved" ? "Approved" : "Unapproved"}
-          </span>
-          <span className="font-medium text-gray-700">{e.measureName}</span>
-          <span className="text-gray-400">·</span>
-          <span className="text-gray-500">
-            {e.actedByName ?? e.actedByEmail}
-          </span>
-          <span className="text-gray-400">·</span>
-          <span className="text-gray-400">{formatDate(e.actedAt)}</span>
+    <div className="fixed inset-0 z-50 flex items-center justify-center bg-black/40 backdrop-blur-sm">
+      <div className="bg-white rounded-2xl shadow-2xl w-full max-w-lg mx-4 p-6 space-y-4">
+        <div className="flex items-center justify-between">
+          <h2 className="text-base font-semibold text-gray-800">Confirm bulk approval</h2>
+          <button onClick={onClose} className="text-gray-400 hover:text-gray-600">
+            <X className="h-4 w-4" />
+          </button>
         </div>
-      ))}
+
+        <p className="text-sm text-gray-500">
+          Approving <span className="font-medium text-gray-800">{selected.length} measure{selected.length !== 1 ? "s" : ""}</span> across{" "}
+          <span className="font-medium text-gray-800">{groupedByDeal.size} propert{groupedByDeal.size !== 1 ? "ies" : "y"}</span>.
+        </p>
+
+        <div className="max-h-56 overflow-y-auto space-y-2">
+          {[...groupedByDeal.entries()].map(([dealId, { dealname, measures }]) => (
+            <div key={dealId} className="rounded-lg border border-gray-100 p-3 space-y-1.5">
+              <p className="text-xs font-medium text-gray-700">{dealname ?? dealId}</p>
+              <div className="flex flex-wrap gap-1">
+                {measures.map((m) => (
+                  <span key={m} className="px-2 py-0.5 rounded-full text-xs bg-emerald-50 border border-emerald-200 text-emerald-700">
+                    {m}
+                  </span>
+                ))}
+              </div>
+            </div>
+          ))}
+        </div>
+
+        {error && <p className="text-xs text-red-600">{error}</p>}
+
+        <div className="flex justify-end gap-2 pt-2">
+          <Button variant="outline" size="sm" onClick={onClose} disabled={submitting}>
+            Cancel
+          </Button>
+          <Button
+            size="sm"
+            onClick={handleConfirm}
+            disabled={submitting}
+            className="bg-emerald-600 hover:bg-emerald-700 text-white"
+          >
+            {submitting ? <Loader2 className="h-4 w-4 animate-spin mr-1.5" /> : null}
+            Approve {selected.length} measure{selected.length !== 1 ? "s" : ""}
+          </Button>
+        </div>
+      </div>
     </div>
   );
 }
 
+// ── Bulk instruct modal ──────────────────────────────────────────────────────
+
+type BulkInstructModalProps = {
+  selectedDealIds: string[];
+  deals: ClassifiedDeal[];
+  portfolioId: string;
+  onClose: () => void;
+  onSuccess: () => void;
+};
+
+function BulkInstructModal({ selectedDealIds, deals, portfolioId, onClose, onSuccess }: BulkInstructModalProps) {
+  const [selectedMeasures, setSelectedMeasures] = useState<Set<string>>(new Set());
+  const [confirmText, setConfirmText] = useState("");
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  const selectedDeals = useMemo(
+    () => deals.filter((d) => selectedDealIds.includes(d.dealId)),
+    [deals, selectedDealIds],
+  );
+
+  function toggleMeasure(name: string) {
+    setSelectedMeasures((prev) => {
+      const next = new Set(prev);
+      if (next.has(name)) next.delete(name);
+      else next.add(name);
+      return next;
+    });
+  }
+
+  const canSubmit = selectedMeasures.size > 0 && confirmText.trim() === "confirm" && !submitting;
+
+  async function handleSubmit() {
+    if (!canSubmit) return;
+    setSubmitting(true);
+    setError(null);
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/bulk-instructed-measures`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({
+          deals: selectedDealIds.map((dealId) => ({
+            dealId,
+            measureNames: [...selectedMeasures],
+          })),
+        }),
+      });
+      const data = await res.json();
+      if (!res.ok || !data.ok) {
+        setError(data.error ?? "Failed to instruct measures");
+        return;
+      }
+      onSuccess();
+    } catch {
+      setError("Network error — please try again");
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  return (
+    <div className="fixed inset-0 z-50 flex items-center justify-center bg-black/40 backdrop-blur-sm">
+      <div className="bg-white rounded-2xl shadow-2xl w-full max-w-lg mx-4 p-6 space-y-4">
+        <div className="flex items-center justify-between">
+          <h2 className="text-base font-semibold text-gray-800">Bulk instruct measures</h2>
+          <button onClick={onClose} className="text-gray-400 hover:text-gray-600">
+            <X className="h-4 w-4" />
+          </button>
+        </div>
+
+        <p className="text-sm text-gray-500">
+          Instructing on <span className="font-medium text-gray-800">{selectedDeals.length} propert{selectedDeals.length !== 1 ? "ies" : "y"}</span>.
+          Select measures to add to all selected deals.
+        </p>
+
+        <div className="max-h-48 overflow-y-auto">
+          <div className="grid grid-cols-2 gap-1.5">
+            {MEASURE_NAMES.map((name) => (
+              <label
+                key={name}
+                className={`flex items-center gap-2 px-3 py-2 rounded-lg border cursor-pointer text-xs transition-colors ${
+                  selectedMeasures.has(name)
+                    ? "bg-indigo-50 border-indigo-300 text-indigo-700"
+                    : "border-gray-200 text-gray-600 hover:bg-gray-50"
+                }`}
+              >
+                <Checkbox
+                  checked={selectedMeasures.has(name)}
+                  onCheckedChange={() => toggleMeasure(name)}
+                  className="h-3.5 w-3.5"
+                />
+                {name}
+              </label>
+            ))}
+          </div>
+        </div>
+
+        {selectedMeasures.size > 0 && (
+          <div className="space-y-1">
+            <p className="text-xs text-gray-500">
+              Type <span className="font-mono font-semibold">confirm</span> to proceed
+            </p>
+            <Input
+              value={confirmText}
+              onChange={(e) => setConfirmText(e.target.value)}
+              placeholder="confirm"
+              className="h-8 text-sm"
+            />
+          </div>
+        )}
+
+        {error && <p className="text-xs text-red-600">{error}</p>}
+
+        <div className="flex justify-end gap-2 pt-2">
+          <Button variant="outline" size="sm" onClick={onClose} disabled={submitting}>
+            Cancel
+          </Button>
+          <Button
+            size="sm"
+            onClick={handleSubmit}
+            disabled={!canSubmit}
+            className="bg-indigo-600 hover:bg-indigo-700 text-white"
+          >
+            {submitting ? <Loader2 className="h-4 w-4 animate-spin mr-1.5" /> : null}
+            Instruct {selectedMeasures.size > 0 ? selectedMeasures.size : ""} measure{selectedMeasures.size !== 1 ? "s" : ""}
+          </Button>
+        </div>
+      </div>
+    </div>
+  );
+}
+
+// ── Main component ───────────────────────────────────────────────────────────
+
 export default function MeasuresTable({
   data,
   approvalsByDeal,
+  instructedMeasuresByDeal,
   portfolioId,
+  isApprover,
 }: Props) {
   const router = useRouter();
-  const [search, setSearch] = useState("");
-  const [expandedRows, setExpandedRows] = useState<Set<string>>(new Set());
+  const [isPending, startTransition] = useTransition();
+
+  const [search, setSearch] = useState("");
+  const [mode, setMode] = useState<Mode>("chip-click");
+
+  // Chip-click mode: Set<"dealId::measureName">
+  const [selectedChips, setSelectedChips] = useState<Set<string>>(new Set());
+
+  // Instruct mode: Set<dealId>
+  const [selectedRows, setSelectedRows] = useState<Set<string>>(new Set());
+
+  const [showApproveModal, setShowApproveModal] = useState(false);
+  const [showInstructModal, setShowInstructModal] = useState(false);
 
-  // Filter to only properties with proposed measures
   const dealsWithMeasures = useMemo(
-    () => data.filter((d) => d.proposedMeasures),
-    [data],
+    () => data.filter((d) => d.proposedMeasures || (instructedMeasuresByDeal[d.dealId]?.length ?? 0) > 0),
+    [data, instructedMeasuresByDeal],
   );
 
-  const filtered = useMemo(() => {
-    const q = search.toLowerCase();
-    if (!q) return dealsWithMeasures;
-    return dealsWithMeasures.filter(
-      (d) =>
-        d.dealname?.toLowerCase().includes(q) ||
-        d.landlordPropertyId?.toLowerCase().includes(q) ||
-        d.proposedMeasures?.toLowerCase().includes(q),
-    );
-  }, [dealsWithMeasures, search]);
+  const filtered = useMemo(
+    () => filterMeasureRows(dealsWithMeasures, instructedMeasuresByDeal, search),
+    [dealsWithMeasures, instructedMeasuresByDeal, search],
+  );
 
-  function toggleRowExpand(dealId: string) {
-    setExpandedRows((prev) => {
+  function switchMode(next: Mode) {
+    setMode(next);
+    setSelectedChips(new Set());
+    setSelectedRows(new Set());
+  }
+
+  function toggleChip(dealId: string, measureName: string) {
+    const key = `${dealId}::${measureName}`;
+    setSelectedChips((prev) => {
+      const next = new Set(prev);
+      if (next.has(key)) next.delete(key);
+      else next.add(key);
+      return next;
+    });
+  }
+
+  function toggleRow(dealId: string) {
+    setSelectedRows((prev) => {
       const next = new Set(prev);
       if (next.has(dealId)) next.delete(dealId);
       else next.add(dealId);
@@ -170,6 +355,45 @@ export default function MeasuresTable({
     });
   }
 
+  function toggleAllFiltered() {
+    const allIds = filtered.map((d) => d.dealId);
+    const allSelected = allIds.every((id) => selectedRows.has(id));
+    if (allSelected) {
+      setSelectedRows((prev) => {
+        const next = new Set(prev);
+        allIds.forEach((id) => next.delete(id));
+        return next;
+      });
+    } else {
+      setSelectedRows((prev) => {
+        const next = new Set(prev);
+        allIds.forEach((id) => next.add(id));
+        return next;
+      });
+    }
+  }
+
+  const selectedChipItems = useMemo(
+    () =>
+      [...selectedChips].map((key) => {
+        const [dealId, measureName] = key.split("::");
+        const deal = data.find((d) => d.dealId === dealId);
+        return { dealId, dealname: deal?.dealname ?? null, measureName };
+      }),
+    [selectedChips, data],
+  );
+
+  const allFilteredSelected =
+    filtered.length > 0 && filtered.every((d) => selectedRows.has(d.dealId));
+
+  function handleActionSuccess() {
+    setShowApproveModal(false);
+    setShowInstructModal(false);
+    setSelectedChips(new Set());
+    setSelectedRows(new Set());
+    startTransition(() => router.refresh());
+  }
+
   if (dealsWithMeasures.length === 0) {
     return (
       <div className="rounded-xl border border-gray-100 bg-white p-12 text-center">
@@ -180,9 +404,11 @@ export default function MeasuresTable({
     );
   }
 
+  const colSpan = mode === "instruct" ? 7 : 6;
+
   return (
     <div className="space-y-4">
-      {/* Toolbar */}
+      {/* ── Toolbar ──────────────────────────────────────────────────── */}
       <div className="flex items-center justify-between gap-3 flex-wrap">
         <div className="relative flex-1 min-w-48 max-w-sm">
           <Search className="absolute left-3 top-1/2 -translate-y-1/2 h-4 w-4 text-gray-400" />
@@ -193,22 +419,100 @@ export default function MeasuresTable({
             className="pl-9 h-9 text-sm"
           />
         </div>
+
         <div className="flex items-center gap-2">
           <span className="text-xs text-gray-400">
             {filtered.length} of {dealsWithMeasures.length} properties
           </span>
-          <span className="text-xs text-gray-400 hidden sm:inline">
-            · Click a row to open property
-          </span>
+
+          {isApprover && (
+            <>
+              <Button
+                size="sm"
+                variant={mode === "chip-click" ? "default" : "outline"}
+                className="h-8 text-xs gap-1.5"
+                onClick={() => switchMode("chip-click")}
+              >
+                <CheckSquare className="h-3.5 w-3.5" />
+                Approve mode
+              </Button>
+              <Button
+                size="sm"
+                variant={mode === "instruct" ? "default" : "outline"}
+                className="h-8 text-xs gap-1.5"
+                onClick={() => switchMode("instruct")}
+              >
+                <ListChecks className="h-3.5 w-3.5" />
+                Instruct mode
+              </Button>
+            </>
+          )}
         </div>
       </div>
 
-      {/* Table */}
-      <div className="rounded-xl border border-gray-100 overflow-hidden bg-white">
+      {/* ── Action bar ───────────────────────────────────────────────── */}
+      {isApprover && mode === "chip-click" && selectedChips.size > 0 && (
+        <div className="flex items-center gap-3 rounded-lg border border-emerald-200 bg-emerald-50 px-4 py-2.5">
+          <span className="text-sm text-emerald-800 font-medium">
+            {selectedChips.size} measure{selectedChips.size !== 1 ? "s" : ""} selected
+          </span>
+          <Button
+            size="sm"
+            className="h-7 text-xs bg-emerald-600 hover:bg-emerald-700 text-white"
+            onClick={() => setShowApproveModal(true)}
+          >
+            Approve selected
+          </Button>
+          <button
+            onClick={() => setSelectedChips(new Set())}
+            className="ml-auto text-emerald-600 hover:text-emerald-800 text-xs"
+          >
+            Clear
+          </button>
+        </div>
+      )}
+
+      {isApprover && mode === "instruct" && selectedRows.size > 0 && (
+        <div className="flex items-center gap-3 rounded-lg border border-indigo-200 bg-indigo-50 px-4 py-2.5">
+          <span className="text-sm text-indigo-800 font-medium">
+            {selectedRows.size} propert{selectedRows.size !== 1 ? "ies" : "y"} selected
+          </span>
+          <Button
+            size="sm"
+            className="h-7 text-xs bg-indigo-600 hover:bg-indigo-700 text-white"
+            onClick={() => setShowInstructModal(true)}
+          >
+            Instruct measures
+          </Button>
+          <button
+            onClick={() => setSelectedRows(new Set())}
+            className="ml-auto text-indigo-600 hover:text-indigo-800 text-xs"
+          >
+            Clear
+          </button>
+        </div>
+      )}
+
+      {/* ── Table ────────────────────────────────────────────────────── */}
+      <div className="relative rounded-xl border border-gray-100 overflow-hidden bg-white">
+        {isPending && (
+          <div className="absolute inset-0 z-10 flex items-center justify-center bg-white/60 backdrop-blur-sm">
+            <Loader2 className="h-6 w-6 animate-spin text-brandblue" />
+          </div>
+        )}
         <Table>
           <TableHeader>
             <TableRow className="bg-gray-50 border-b border-gray-100">
-              <TableHead className="w-6" />
+              {mode === "instruct" && (
+                <TableHead className="w-10 pl-3">
+                  <Checkbox
+                    checked={allFilteredSelected}
+                    onCheckedChange={toggleAllFiltered}
+                    aria-label="Select all filtered"
+                    className="h-4 w-4"
+                  />
+                </TableHead>
+              )}
               <TableHead className="text-xs font-semibold text-gray-500 uppercase tracking-wide">
                 Address
               </TableHead>
@@ -216,7 +520,13 @@ export default function MeasuresTable({
                 Stage
               </TableHead>
               <TableHead className="text-xs font-semibold text-gray-500 uppercase tracking-wide">
-                Proposed Measures
+                Proposed
+              </TableHead>
+              <TableHead className="text-xs font-semibold text-gray-500 uppercase tracking-wide">
+                Instructed
+              </TableHead>
+              <TableHead className="text-xs font-semibold text-gray-500 uppercase tracking-wide">
+                Tech Approved
               </TableHead>
               <TableHead className="text-xs font-semibold text-gray-500 uppercase tracking-wide">
                 Status
@@ -226,121 +536,161 @@ export default function MeasuresTable({
           <TableBody>
             {filtered.map((deal) => {
               const proposed = parseMeasures(deal.proposedMeasures);
+              const instructed = instructedMeasuresByDeal[deal.dealId] ?? [];
+              const techApproved = parseMeasures(deal.technicalApprovedMeasuresForInstall);
               const approvedForDeal = approvalsByDeal[deal.dealId] ?? [];
               const approvedSet = new Set(approvedForDeal);
               const stageColor = STAGE_COLORS[deal.displayStage];
-              const isExpanded = expandedRows.has(deal.dealId);
+              const isRowSelected = selectedRows.has(deal.dealId);
 
               const dealPageUrl = `/portfolio/${portfolioId}/your-projects/live/${deal.dealId}?tab=works`;
 
-              const handleRowClick = () => {
+              const handleRowClick = (e: React.MouseEvent) => {
+                // Don't navigate if clicking a chip or checkbox
+                const target = e.target as HTMLElement;
+                if (target.closest("[data-chip]") || target.closest("[data-checkbox]")) return;
                 router.push(dealPageUrl);
               };
-              const handleRowKeyDown = (e: React.KeyboardEvent<HTMLTableRowElement>) => {
-                if (e.key === "Enter" || e.key === " ") {
-                  e.preventDefault();
-                  router.push(dealPageUrl);
-                }
-              };
 
               return (
-                <React.Fragment key={deal.dealId}>
-                  <TableRow
-                    data-testid="measures-row"
-                    onClick={handleRowClick}
-                    onKeyDown={handleRowKeyDown}
-                    tabIndex={0}
-                    role="button"
-                    className="border-b border-gray-50 hover:bg-gray-50/50 transition-colors cursor-pointer"
-                  >
-                    {/* Expand toggle */}
-                    <TableCell className="py-3 pl-3 pr-0 w-6">
-                      <button
-                        onClick={(e) => { e.stopPropagation(); toggleRowExpand(deal.dealId); }}
-                        className="text-gray-400 hover:text-brandblue transition-colors"
-                        aria-label={isExpanded ? "Collapse activity" : "Expand activity"}
-                      >
-                        {isExpanded ? (
-                          <ChevronDown className="h-4 w-4" />
-                        ) : (
-                          <ChevronRight className="h-4 w-4" />
-                        )}
-                      </button>
+                <TableRow
+                  key={deal.dealId}
+                  data-testid="measures-row"
+                  onClick={handleRowClick}
+                  tabIndex={0}
+                  role="button"
+                  onKeyDown={(e) => {
+                    if (e.key === "Enter" || e.key === " ") {
+                      e.preventDefault();
+                      router.push(dealPageUrl);
+                    }
+                  }}
+                  className={`border-b border-gray-50 hover:bg-gray-50/50 transition-colors cursor-pointer ${
+                    isRowSelected ? "bg-indigo-50/40" : ""
+                  }`}
+                >
+                  {/* Row checkbox (instruct mode only) */}
+                  {mode === "instruct" && (
+                    <TableCell className="pl-3 py-3 w-10" data-checkbox>
+                      <Checkbox
+                        checked={isRowSelected}
+                        onCheckedChange={() => toggleRow(deal.dealId)}
+                        onClick={(e) => e.stopPropagation()}
+                        className="h-4 w-4"
+                        aria-label={`Select ${deal.dealname ?? deal.dealId}`}
+                      />
                     </TableCell>
+                  )}
 
-                    {/* Address */}
-                    <TableCell className="py-3">
-                      <div className="font-medium text-sm text-gray-800">
-                        {deal.dealname ?? "—"}
+                  {/* Address */}
+                  <TableCell className="py-3">
+                    <div className="font-medium text-sm text-gray-800">
+                      {deal.dealname ?? "—"}
+                    </div>
+                    {deal.landlordPropertyId && (
+                      <div className="text-xs text-gray-400 mt-0.5">
+                        {deal.landlordPropertyId}
                       </div>
-                      {deal.landlordPropertyId && (
-                        <div className="text-xs text-gray-400 mt-0.5">
-                          {deal.landlordPropertyId}
-                        </div>
-                      )}
-                    </TableCell>
+                    )}
+                  </TableCell>
 
-                    {/* Stage */}
-                    <TableCell className="py-3">
-                      <span
-                        className={`inline-flex items-center gap-1.5 px-2 py-1 rounded-full text-xs font-medium border ${stageColor.bg} ${stageColor.text} ${stageColor.border}`}
-                      >
-                        <span className={`h-1.5 w-1.5 rounded-full ${stageColor.dot}`} />
-                        {deal.displayStage}
-                      </span>
-                    </TableCell>
+                  {/* Stage */}
+                  <TableCell className="py-3">
+                    <span
+                      className={`inline-flex items-center gap-1.5 px-2 py-1 rounded-full text-xs font-medium border ${stageColor.bg} ${stageColor.text} ${stageColor.border}`}
+                    >
+                      <span className={`h-1.5 w-1.5 rounded-full ${stageColor.dot}`} />
+                      {deal.displayStage}
+                    </span>
+                  </TableCell>
 
-                    {/* Proposed measures — read-only; click the row to approve in the drawer */}
-                    <TableCell className="py-3">
-                      <div className="flex flex-wrap gap-1.5">
-                        {proposed.map((measure) => {
-                          const isApproved = approvedSet.has(measure);
-                          return (
-                            <span
-                              key={measure}
-                              className={`px-2 py-1 rounded-full text-xs border ${
-                                isApproved
+                  {/* Proposed measures */}
+                  <TableCell className="py-3">
+                    <div className="flex flex-wrap gap-1.5">
+                      {proposed.map((measure) => {
+                        const chipKey = `${deal.dealId}::${measure}`;
+                        const isSelected = selectedChips.has(chipKey);
+                        const isApproved = approvedSet.has(measure);
+                        const clickable = isApprover && mode === "chip-click";
+
+                        return (
+                          <span
+                            key={measure}
+                            data-chip
+                            onClick={clickable ? (e) => { e.stopPropagation(); toggleChip(deal.dealId, measure); } : undefined}
+                            className={`px-2 py-1 rounded-full text-xs border transition-all ${
+                              isSelected
+                                ? "bg-emerald-100 border-emerald-400 text-emerald-800 ring-2 ring-emerald-300"
+                                : isApproved
                                   ? "bg-emerald-50 border-emerald-200 text-emerald-700"
                                   : "bg-gray-50 border-gray-200 text-gray-600"
-                              }`}
-                            >
-                              {measure}
-                            </span>
-                          );
-                        })}
-                      </div>
-                    </TableCell>
+                            } ${clickable ? "cursor-pointer hover:border-emerald-400" : ""}`}
+                          >
+                            {measure}
+                          </span>
+                        );
+                      })}
+                    </div>
+                  </TableCell>
 
-                    {/* Status */}
-                    <TableCell className="py-3">
-                      <ApprovalStatus proposed={proposed} approved={approvedForDeal} />
-                    </TableCell>
+                  {/* Instructed measures */}
+                  <TableCell className="py-3">
+                    <div className="flex flex-wrap gap-1.5">
+                      {instructed.map((measure) => (
+                        <span
+                          key={measure}
+                          className="px-2 py-1 rounded-full text-xs border bg-indigo-50 border-indigo-200 text-indigo-700"
+                        >
+                          {measure}
+                        </span>
+                      ))}
+                    </div>
+                  </TableCell>
 
-                  </TableRow>
+                  {/* Tech approved */}
+                  <TableCell className="py-3">
+                    <div className="flex flex-wrap gap-1.5">
+                      {techApproved.map((measure) => (
+                        <span
+                          key={measure}
+                          className="px-2 py-1 rounded-full text-xs border bg-violet-50 border-violet-200 text-violet-700"
+                        >
+                          {measure}
+                        </span>
+                      ))}
+                    </div>
+                  </TableCell>
 
-                  {/* Expandable activity log row */}
-                  {isExpanded && (
-                    <TableRow className="bg-gray-50/50">
-                      <TableCell
-                        colSpan={5}
-                        className="p-0"
-                      >
-                        <div className="border-t border-gray-100">
-                          <p className="text-xs font-semibold text-gray-400 uppercase tracking-wide px-4 pt-2 pb-1">
-                            Activity log
-                          </p>
-                          <ActivityLog dealId={deal.dealId} portfolioId={portfolioId} />
-                        </div>
-                      </TableCell>
-                    </TableRow>
-                  )}
-                </React.Fragment>
+                  {/* Approval status */}
+                  <TableCell className="py-3">
+                    <ApprovalStatus proposed={proposed} approved={approvedForDeal} />
+                  </TableCell>
+                </TableRow>
               );
             })}
           </TableBody>
         </Table>
       </div>
 
+      {/* ── Modals ───────────────────────────────────────────────────── */}
+      {showApproveModal && (
+        <BulkApproveModal
+          selected={selectedChipItems}
+          portfolioId={portfolioId}
+          onClose={() => setShowApproveModal(false)}
+          onSuccess={handleActionSuccess}
+        />
+      )}
+
+      {showInstructModal && (
+        <BulkInstructModal
+          selectedDealIds={[...selectedRows]}
+          deals={data}
+          portfolioId={portfolioId}
+          onClose={() => setShowInstructModal(false)}
+          onSuccess={handleActionSuccess}
+        />
+      )}
     </div>
   );
 }
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PibiSection.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PibiSection.tsx
new file mode 100644
index 0000000..5aa689a
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PibiSection.tsx
@@ -0,0 +1,699 @@
+"use client";
+
+import { useState, useMemo, useCallback } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+import {
+  useReactTable,
+  getCoreRowModel,
+  createColumnHelper,
+  flexRender,
+  type RowData,
+} from "@tanstack/react-table";
+import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
+import {
+  toDateInputValue,
+  dateInputToIso,
+  formatDate,
+} from "@/app/lib/pibiSectionHelpers";
+import type { PibiRow } from "@/app/lib/pibiSectionHelpers";
+import {
+  Tooltip,
+  TooltipContent,
+  TooltipProvider,
+  TooltipTrigger,
+} from "@/app/shadcn_components/ui/tooltip";
+
+// ── TableMeta augmentation ────────────────────────────────────────────────────
+
+declare module "@tanstack/react-table" {
+  interface TableMeta<TData extends RowData> {
+    pibi?: PibiTableMeta;
+  }
+}
+
+// ── Types ─────────────────────────────────────────────────────────────────────
+
+interface EditableRow {
+  id: string;
+  isNew: boolean;
+  measureName: string;
+  orderedAt: string;   // yyyy-mm-dd or ""
+  completedAt: string; // yyyy-mm-dd or ""
+  isDirty: boolean;
+  isSaving: boolean;
+  error: string | null;
+}
+
+interface NewRowData {
+  id: string;
+  measureName: string;
+  orderedAt: string;
+  completedAt: string;
+}
+
+interface PibiTableMeta {
+  canEdit: boolean;
+  approvedMeasures: string[];
+  proposedMeasures: string[];
+  updateField(
+    id: string,
+    field: "measureName" | "orderedAt" | "completedAt",
+    value: string,
+  ): void;
+  saveRow(id: string): void;
+  deleteRow(id: string): void;
+}
+
+// ── New row ID counter ────────────────────────────────────────────────────────
+
+let newRowSeq = 0;
+function nextNewId() {
+  return `new-${++newRowSeq}`;
+}
+
+// ── Scope badge ───────────────────────────────────────────────────────────────
+
+function ScopeBadge({
+  measure,
+  approved,
+  proposed,
+}: {
+  measure: string;
+  approved: string[];
+  proposed: string[];
+}) {
+  if (approved.includes(measure)) {
+    return (
+      <Tooltip>
+        <TooltipTrigger asChild>
+          <span className="inline-flex items-center px-1.5 py-0.5 rounded-full text-[10px] font-semibold bg-emerald-50 border border-emerald-200 text-emerald-700 cursor-default">
+            Approved
+          </span>
+        </TooltipTrigger>
+        <TooltipContent>This measure has been technically approved for installation</TooltipContent>
+      </Tooltip>
+    );
+  }
+  if (proposed.includes(measure)) {
+    return (
+      <Tooltip>
+        <TooltipTrigger asChild>
+          <span className="inline-flex items-center px-1.5 py-0.5 rounded-full text-[10px] font-semibold bg-blue-50 border border-blue-200 text-blue-700 cursor-default">
+            Proposed
+          </span>
+        </TooltipTrigger>
+        <TooltipContent>This measure has been proposed but not yet approved</TooltipContent>
+      </Tooltip>
+    );
+  }
+  return null;
+}
+
+// ── Column definitions ────────────────────────────────────────────────────────
+
+const columnHelper = createColumnHelper<EditableRow>();
+
+const COLUMNS = [
+  columnHelper.accessor("measureName", {
+    header: "Measure",
+    cell: ({ row, table }) => {
+      const meta = table.options.meta!.pibi!;
+      const r = row.original;
+      return (
+        <div className="flex items-center gap-1.5">
+          {meta.canEdit ? (
+            <select
+              value={r.measureName}
+              onChange={(e) =>
+                meta.updateField(r.id, "measureName", e.target.value)
+              }
+              disabled={r.isSaving}
+              data-testid={`pibi-measure-select-${r.id}`}
+              className="rounded border border-gray-200 px-1.5 py-0.5 text-xs text-gray-800 focus:outline-none focus:ring-1 focus:ring-brandblue/40 w-[130px]"
+            >
+              {(() => {
+                const approved = MEASURE_NAMES.filter((m) =>
+                  meta.approvedMeasures.includes(m),
+                );
+                const proposed = MEASURE_NAMES.filter(
+                  (m) =>
+                    meta.proposedMeasures.includes(m) &&
+                    !meta.approvedMeasures.includes(m),
+                );
+                const other = MEASURE_NAMES.filter(
+                  (m) =>
+                    !meta.approvedMeasures.includes(m) &&
+                    !meta.proposedMeasures.includes(m),
+                );
+                return (
+                  <>
+                    {approved.length > 0 && (
+                      <optgroup label="Approved">
+                        {approved.map((m) => (
+                          <option key={m} value={m}>
+                            {m}
+                          </option>
+                        ))}
+                      </optgroup>
+                    )}
+                    {proposed.length > 0 && (
+                      <optgroup label="Proposed">
+                        {proposed.map((m) => (
+                          <option key={m} value={m}>
+                            {m}
+                          </option>
+                        ))}
+                      </optgroup>
+                    )}
+                    {other.length > 0 && (
+                      <optgroup label="Other">
+                        {other.map((m) => (
+                          <option key={m} value={m}>
+                            {m}
+                          </option>
+                        ))}
+                      </optgroup>
+                    )}
+                  </>
+                );
+              })()}
+            </select>
+          ) : (
+            <span className="text-xs text-gray-800">{r.measureName}</span>
+          )}
+          <ScopeBadge
+            measure={r.measureName}
+            approved={meta.approvedMeasures}
+            proposed={meta.proposedMeasures}
+          />
+        </div>
+      );
+    },
+  }),
+
+  columnHelper.accessor("orderedAt", {
+    header: "Ordered",
+    cell: ({ row, table }) => {
+      const meta = table.options.meta!.pibi!;
+      const r = row.original;
+      if (!meta.canEdit) {
+        return (
+          <span className="text-xs text-gray-500">
+            {formatDate(r.orderedAt)}
+          </span>
+        );
+      }
+      return (
+        <input
+          type="date"
+          value={r.orderedAt}
+          onChange={(e) =>
+            meta.updateField(r.id, "orderedAt", e.target.value)
+          }
+          disabled={r.isSaving}
+          data-testid={`pibi-ordered-date-${r.id}`}
+          className="rounded border border-gray-200 px-1.5 py-0.5 text-xs text-gray-800 focus:outline-none focus:ring-1 focus:ring-brandblue/40 w-[110px]"
+        />
+      );
+    },
+  }),
+
+  columnHelper.accessor("completedAt", {
+    header: "Completed",
+    cell: ({ row, table }) => {
+      const meta = table.options.meta!.pibi!;
+      const r = row.original;
+      if (!meta.canEdit) {
+        return r.completedAt ? (
+          <span className="text-xs text-emerald-600 font-medium">
+            {formatDate(r.completedAt)}
+          </span>
+        ) : (
+          <span className="text-xs text-gray-300">—</span>
+        );
+      }
+      return (
+        <input
+          type="date"
+          value={r.completedAt}
+          onChange={(e) =>
+            meta.updateField(r.id, "completedAt", e.target.value)
+          }
+          disabled={r.isSaving}
+          data-testid={`pibi-completed-date-${r.id}`}
+          className="rounded border border-gray-200 px-1.5 py-0.5 text-xs text-gray-800 focus:outline-none focus:ring-1 focus:ring-brandblue/40 w-[110px]"
+        />
+      );
+    },
+  }),
+
+  columnHelper.display({
+    id: "actions",
+    header: "",
+    cell: ({ row, table }) => {
+      const meta = table.options.meta!.pibi!;
+      if (!meta.canEdit) return null;
+      const r = row.original;
+      return (
+        <div className="flex items-center gap-1.5">
+          <button
+            onClick={() => meta.saveRow(r.id)}
+            disabled={!r.isDirty || r.isSaving}
+            data-testid={`pibi-save-${r.id}`}
+            className="text-[10px] font-medium px-2.5 py-1 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-30 transition-colors"
+          >
+            {r.isSaving ? "Saving…" : "Save"}
+          </button>
+          <button
+            onClick={() => meta.deleteRow(r.id)}
+            disabled={r.isSaving}
+            data-testid={`pibi-delete-${r.id}`}
+            className="text-[10px] font-medium px-2.5 py-1 rounded-lg border border-red-100 text-red-400 hover:bg-red-50 disabled:opacity-30 transition-colors"
+          >
+            Delete
+          </button>
+          {r.error && (
+            <span className="text-[10px] text-red-600">{r.error}</span>
+          )}
+        </div>
+      );
+    },
+  }),
+];
+
+// ── Main component ────────────────────────────────────────────────────────────
+
+export interface PibiSectionProps {
+  dealId: string;
+  portfolioId: string;
+  proposedMeasures: string[];
+  canEdit: boolean;
+}
+
+export function PibiSection({
+  dealId,
+  portfolioId,
+  proposedMeasures,
+  canEdit,
+}: PibiSectionProps) {
+  const queryClient = useQueryClient();
+
+  // Local edit state for existing rows
+  const [localEdits, setLocalEdits] = useState<
+    Record<
+      string,
+      Partial<{ measureName: string; orderedAt: string; completedAt: string }>
+    >
+  >({});
+
+  // Unsaved new rows
+  const [newRows, setNewRows] = useState<NewRowData[]>([]);
+
+  // Row IDs currently being saved or deleted
+  const [savingIds, setSavingIds] = useState<Set<string>>(new Set());
+
+  // Per-row error messages
+  const [rowErrors, setRowErrors] = useState<Record<string, string>>({});
+
+  // ── Server data ───────────────────────────────────────────────────────────
+
+  const { data, isLoading } = useQuery<{ pibiRequests: PibiRow[] }>({
+    queryKey: ["pibiRequests", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-requests?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch PIBI requests");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  const { data: measureData } = useQuery<{
+    approvedMeasures: string[];
+    instructedMeasures: string[];
+  }>({
+    queryKey: ["pibiMeasures", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch measures");
+      return res.json();
+    },
+    staleTime: 60_000,
+  });
+
+  const approvedMeasures = useMemo(
+    () => [
+      ...(measureData?.approvedMeasures ?? []),
+      ...(measureData?.instructedMeasures ?? []),
+    ],
+    [measureData],
+  );
+
+  // ── Derived table rows ────────────────────────────────────────────────────
+
+  const tableRows: EditableRow[] = useMemo(() => {
+    const serverRows = (data?.pibiRequests ?? []).map(
+      (row): EditableRow => ({
+        id: row.id,
+        isNew: false,
+        measureName: localEdits[row.id]?.measureName ?? row.measureName,
+        orderedAt:
+          localEdits[row.id]?.orderedAt ?? toDateInputValue(row.orderedAt),
+        completedAt:
+          localEdits[row.id]?.completedAt ??
+          toDateInputValue(row.completedAt),
+        isDirty: !!localEdits[row.id],
+        isSaving: savingIds.has(row.id),
+        error: rowErrors[row.id] ?? null,
+      }),
+    );
+
+    const pendingRows = newRows.map(
+      (row): EditableRow => ({
+        id: row.id,
+        isNew: true,
+        measureName: row.measureName,
+        orderedAt: row.orderedAt,
+        completedAt: row.completedAt,
+        isDirty: true,
+        isSaving: savingIds.has(row.id),
+        error: rowErrors[row.id] ?? null,
+      }),
+    );
+
+    return [...serverRows, ...pendingRows];
+  }, [data, localEdits, newRows, savingIds, rowErrors]);
+
+  // ── Handlers ──────────────────────────────────────────────────────────────
+
+  const updateField = useCallback(
+    (
+      id: string,
+      field: "measureName" | "orderedAt" | "completedAt",
+      value: string,
+    ) => {
+      if (id.startsWith("new-")) {
+        setNewRows((prev) =>
+          prev.map((r) => (r.id === id ? { ...r, [field]: value } : r)),
+        );
+      } else {
+        setLocalEdits((prev) => ({
+          ...prev,
+          [id]: { ...prev[id], [field]: value },
+        }));
+      }
+    },
+    [],
+  );
+
+  const saveRow = useCallback(
+    async (id: string) => {
+      const row = tableRows.find((r) => r.id === id);
+      if (!row) return;
+
+      setSavingIds((prev) => new Set(prev).add(id));
+      setRowErrors((prev) => {
+        const n = { ...prev };
+        delete n[id];
+        return n;
+      });
+
+      try {
+        let res: Response;
+
+        if (row.isNew) {
+          res = await fetch(
+            `/api/portfolio/${portfolioId}/pibi-requests`,
+            {
+              method: "POST",
+              headers: { "Content-Type": "application/json" },
+              body: JSON.stringify({
+                dealId,
+                measureNames: [row.measureName],
+                orderedAt: row.orderedAt
+                  ? new Date(`${row.orderedAt}T00:00:00.000Z`).toISOString()
+                  : undefined,
+              }),
+            },
+          );
+        } else {
+          res = await fetch(
+            `/api/portfolio/${portfolioId}/pibi-requests/${id}`,
+            {
+              method: "PATCH",
+              headers: { "Content-Type": "application/json" },
+              body: JSON.stringify({
+                dealId,
+                measureName: row.measureName,
+                ...(row.orderedAt && {
+                  orderedAt: dateInputToIso(row.orderedAt),
+                }),
+                completedAt: row.completedAt
+                  ? dateInputToIso(row.completedAt)
+                  : null,
+              }),
+            },
+          );
+        }
+
+        if (!res.ok) {
+          const json = await res.json().catch(() => ({}));
+          throw new Error(
+            typeof json.error === "string" ? json.error : "Save failed",
+          );
+        }
+
+        if (row.isNew) {
+          setNewRows((prev) => prev.filter((r) => r.id !== id));
+        } else {
+          setLocalEdits((prev) => {
+            const n = { ...prev };
+            delete n[id];
+            return n;
+          });
+        }
+
+        await queryClient.invalidateQueries({
+          queryKey: ["pibiRequests", portfolioId, dealId],
+        });
+      } catch (err) {
+        setRowErrors((prev) => ({
+          ...prev,
+          [id]: err instanceof Error ? err.message : "Save failed",
+        }));
+      } finally {
+        setSavingIds((prev) => {
+          const n = new Set(prev);
+          n.delete(id);
+          return n;
+        });
+      }
+    },
+    [tableRows, dealId, portfolioId, queryClient],
+  );
+
+  const deleteRow = useCallback(
+    async (id: string) => {
+      const row = tableRows.find((r) => r.id === id);
+      if (!row) return;
+
+      if (row.isNew) {
+        setNewRows((prev) => prev.filter((r) => r.id !== id));
+        return;
+      }
+
+      setSavingIds((prev) => new Set(prev).add(id));
+      setRowErrors((prev) => {
+        const n = { ...prev };
+        delete n[id];
+        return n;
+      });
+
+      try {
+        const res = await fetch(
+          `/api/portfolio/${portfolioId}/pibi-requests/${id}?dealId=${encodeURIComponent(dealId)}`,
+          { method: "DELETE" },
+        );
+        if (!res.ok) throw new Error("Delete failed");
+
+        await queryClient.invalidateQueries({
+          queryKey: ["pibiRequests", portfolioId, dealId],
+        });
+      } catch (err) {
+        setRowErrors((prev) => ({
+          ...prev,
+          [id]: err instanceof Error ? err.message : "Delete failed",
+        }));
+      } finally {
+        setSavingIds((prev) => {
+          const n = new Set(prev);
+          n.delete(id);
+          return n;
+        });
+      }
+    },
+    [tableRows, dealId, portfolioId, queryClient],
+  );
+
+  function addRow() {
+    const today = new Date().toISOString().slice(0, 10);
+    setNewRows((prev) => [
+      ...prev,
+      {
+        id: nextNewId(),
+        measureName: MEASURE_NAMES[0],
+        orderedAt: today,
+        completedAt: "",
+      },
+    ]);
+  }
+
+  async function markAllComplete() {
+    const now = new Date().toISOString();
+    const incomplete = tableRows.filter((r) => !r.isNew && !r.completedAt);
+    await Promise.all(
+      incomplete.map((r) =>
+        fetch(`/api/portfolio/${portfolioId}/pibi-requests/${r.id}`, {
+          method: "PATCH",
+          headers: { "Content-Type": "application/json" },
+          body: JSON.stringify({ dealId, completedAt: now }),
+        }),
+      ),
+    );
+    await queryClient.invalidateQueries({
+      queryKey: ["pibiRequests", portfolioId, dealId],
+    });
+  }
+
+  // ── Table instance ────────────────────────────────────────────────────────
+
+  const table = useReactTable({
+    data: tableRows,
+    columns: COLUMNS,
+    getCoreRowModel: getCoreRowModel(),
+    meta: {
+      pibi: {
+        canEdit,
+        approvedMeasures,
+        proposedMeasures,
+        updateField,
+        saveRow,
+        deleteRow,
+      },
+    },
+  });
+
+  // ── Render ────────────────────────────────────────────────────────────────
+
+  if (isLoading) {
+    return (
+      <div className="flex items-center justify-center py-6">
+        <span className="text-xs text-gray-400">Loading PIBIs…</span>
+      </div>
+    );
+  }
+
+  const hasIncomplete = tableRows.some((r) => !r.isNew && !r.completedAt);
+
+  return (
+    <TooltipProvider>
+    <div className="space-y-3" data-testid="pibi-section">
+      {/* Header actions */}
+      <div className="flex items-center gap-2">
+        {canEdit && hasIncomplete && (
+          <button
+            onClick={markAllComplete}
+            data-testid="pibi-mark-all-complete"
+            className="text-xs font-medium px-3 py-1.5 rounded-lg bg-emerald-600 text-white hover:bg-emerald-700 transition-colors"
+          >
+            Mark all complete
+          </button>
+        )}
+        {canEdit && (
+          <button
+            onClick={addRow}
+            data-testid="pibi-add-row"
+            className="ml-auto text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue transition-colors"
+          >
+            + Add row
+          </button>
+        )}
+      </div>
+
+      {/* Empty state */}
+      {tableRows.length === 0 && (
+        <div
+          data-testid="pibi-empty-state"
+          className="flex flex-col items-center justify-center py-8 rounded-xl border border-dashed border-gray-200 bg-gray-50/50 space-y-2"
+        >
+          <p className="text-xs text-gray-400 font-medium">
+            No PIBIs logged yet
+          </p>
+          {canEdit && (
+            <button
+              onClick={addRow}
+              data-testid="pibi-empty-add-row"
+              className="text-xs font-medium px-3 py-1.5 rounded-lg border border-brandblue/20 text-brandblue hover:bg-brandlightblue/20 transition-colors"
+            >
+              Log first PIBI
+            </button>
+          )}
+        </div>
+      )}
+
+      {/* Table */}
+      {tableRows.length > 0 && (
+        <div className="rounded-xl border border-gray-100 overflow-x-auto">
+          <table className="w-full text-xs min-w-[560px]">
+            <thead>
+              {table.getHeaderGroups().map((hg) => (
+                <tr
+                  key={hg.id}
+                  className="border-b border-gray-100 bg-gray-50"
+                >
+                  {hg.headers.map((h) => (
+                    <th
+                      key={h.id}
+                      className="px-2 py-1.5 text-left text-[10px] font-semibold text-gray-400 uppercase tracking-wider whitespace-nowrap"
+                    >
+                      {flexRender(
+                        h.column.columnDef.header,
+                        h.getContext(),
+                      )}
+                    </th>
+                  ))}
+                </tr>
+              ))}
+            </thead>
+            <tbody className="divide-y divide-gray-50">
+              {table.getRowModel().rows.map((row) => (
+                <tr
+                  key={row.id}
+                  data-testid={`pibi-row-${row.original.id}`}
+                  className={
+                    row.original.completedAt
+                      ? "bg-emerald-50/30"
+                      : "bg-white"
+                  }
+                >
+                  {row.getVisibleCells().map((cell) => (
+                    <td key={cell.id} className="px-2 py-1.5">
+                      {flexRender(
+                        cell.column.columnDef.cell,
+                        cell.getContext(),
+                      )}
+                    </td>
+                  ))}
+                </tr>
+              ))}
+            </tbody>
+          </table>
+        </div>
+      )}
+    </div>
+    </TooltipProvider>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDetailDrawer.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDetailDrawer.tsx
index fd9fe62..9295690 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDetailDrawer.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDetailDrawer.tsx
@@ -1,8 +1,7 @@
 "use client";
 
-import { useEffect, useMemo, useState } from "react";
-import { useQuery, useQueryClient } from "@tanstack/react-query";
-import { X, CheckCircle2, Circle, AlertTriangle, ChevronRight, ChevronDown, Trash2, RotateCcw } from "lucide-react";
+import { useEffect, useState } from "react";
+import { X, ChevronRight, ChevronDown, AlertTriangle } from "lucide-react";
 import {
   Drawer,
   DrawerClose,
@@ -10,1905 +9,39 @@ import {
   DrawerHeader,
   DrawerTitle,
 } from "@/app/shadcn_components/ui/drawer";
-import {
-  Dialog,
-  DialogContent,
-  DialogHeader,
-  DialogTitle,
-  DialogFooter,
-} from "@/app/shadcn_components/ui/dialog";
-import {
-  Tooltip,
-  TooltipContent,
-  TooltipProvider,
-  TooltipTrigger,
-} from "@/app/shadcn_components/ui/tooltip";
-import { STAGE_COLORS } from "./types";
-import type { ClassifiedDeal, PortfolioCapabilityType, RemovalRequest } from "./types";
 import { parseMeasures } from "@/app/lib/parseMeasures";
-import { ApprovalConfirmDialog } from "./ApprovalConfirmDialog";
-import type { PendingDiff } from "./ApprovalConfirmDialog";
-import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
 import { outOfOrderInstructionWarning } from "@/app/lib/softWarnings";
+import type { ClassifiedDeal, PortfolioCapabilityType } from "./types";
+import { StageBadge } from "./ui";
+import {
+  type DrawerSection,
+  SECTION_TITLES,
+  InfoRow,
+  SectionHeader,
+  MilestoneTimeline,
+  formatDate,
+} from "./deal-detail/primitives";
+import { MeasureApprovalEditor } from "./deal-detail/MeasureApprovalEditor";
+import { InstructMeasureEditor } from "./deal-detail/pibi/InstructMeasureEditor";
+import { PibiSurveysTabContent } from "./deal-detail/PibiSurveysTabContent";
+import { ActivityLog } from "./ActivityLog";
 
-// Sections the caller can request focus on. Used by entry-points like the
-// Measures table row click that should land the user on a specific tab.
-export type DrawerSection =
-  | "survey"
-  | "measures"
-  | "pibi"
-  | "domna"
-  | "halted"
-  | "technical";
+type DrawerTab = "overview" | "works" | "pibi-surveys";
 
-// The four tabs inside the drawer.
-type DrawerTab = "overview" | "works" | "pibi" | "survey-admin";
-
-// Maps each focusable section to the tab that contains it.
 const SECTION_TO_TAB: Record<DrawerSection, DrawerTab> = {
   survey: "overview",
   measures: "works",
   technical: "works",
-  pibi: "pibi",
-  domna: "survey-admin",
-  halted: "survey-admin",
+  pibi: "pibi-surveys",
+  domna: "pibi-surveys",
 };
 
 const TAB_LABELS: Record<DrawerTab, string> = {
   overview: "Overview",
   works: "Works",
-  pibi: "PIBI",
-  "survey-admin": "Survey & Admin",
+  "pibi-surveys": "PIBIs & Surveys",
 };
 
-// -----------------------------------------------------------------------
-// Removal request section
-// -----------------------------------------------------------------------
-export const WRITE_ROLES = ["creator", "admin", "write"];
-
-export function RemovalRequestSection({
-  dealId,
-  portfolioId,
-  userRole,
-  userCapability,
-}: {
-  dealId: string;
-  portfolioId: string;
-  userRole: string;
-  userCapability: PortfolioCapabilityType;
-}) {
-  const queryClient = useQueryClient();
-  const [dialogType, setDialogType] = useState<"removal" | "re_addition" | null>(null);
-  const [reason, setReason] = useState("");
-  const [submitting, setSubmitting] = useState(false);
-  const [reviewing, setReviewing] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  const canRequest = WRITE_ROLES.includes(userRole);
-  const isApprover = userCapability.includes("approver");
-
-  const { data, isLoading } = useQuery<{ requests: RemovalRequest[] }>({
-    queryKey: ["removalRequests", portfolioId, dealId],
-    queryFn: async () => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/removal-requests?dealId=${dealId}`,
-      );
-      if (!res.ok) throw new Error("Failed to fetch removal requests");
-      return res.json();
-    },
-    staleTime: 30_000,
-  });
-
-  const latest = data?.requests?.[0] ?? null;
-
-  // Derive effective state from the most recent request
-  type EffectiveState = "active" | "pending_removal" | "removed" | "pending_re_addition";
-  const effectiveState: EffectiveState = (() => {
-    if (!latest) return "active";
-    if (latest.status === "pending") {
-      return latest.type === "re_addition" ? "pending_re_addition" : "pending_removal";
-    }
-    if (latest.type === "removal" && latest.status === "approved") return "removed";
-    if (latest.type === "re_addition" && latest.status === "declined") return "removed";
-    return "active";
-  })();
-
-  const pendingRequest = latest?.status === "pending" ? latest : null;
-  const latestResolvedRequest = latest?.status !== "pending" ? latest : null;
-
-  function closeDialog() {
-    setDialogType(null);
-    setReason("");
-    setError(null);
-  }
-
-  async function handleSubmit() {
-    if (!reason.trim() || !dialogType) return;
-    setSubmitting(true);
-    setError(null);
-    try {
-      const res = await fetch(`/api/portfolio/${portfolioId}/removal-requests`, {
-        method: "POST",
-        headers: { "Content-Type": "application/json" },
-        body: JSON.stringify({ hubspotDealId: dealId, reason: reason.trim(), type: dialogType }),
-      });
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        setError(json.error ?? "Failed to submit request");
-        return;
-      }
-      closeDialog();
-      queryClient.invalidateQueries({ queryKey: ["removalRequests", portfolioId, dealId] });
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  async function handleReview(requestId: string, action: "approved" | "declined") {
-    setReviewing(true);
-    setError(null);
-    try {
-      const res = await fetch(`/api/portfolio/${portfolioId}/removal-requests`, {
-        method: "PATCH",
-        headers: { "Content-Type": "application/json" },
-        body: JSON.stringify({ requestId: Number(requestId), action }),
-      });
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        setError(json.error ?? "Failed to review request");
-        return;
-      }
-      queryClient.invalidateQueries({ queryKey: ["removalRequests", portfolioId, dealId] });
-    } finally {
-      setReviewing(false);
-    }
-  }
-
-  function resolvedLabel(req: RemovalRequest): string {
-    if (req.type === "re_addition") {
-      return req.status === "approved" ? "Re-addition Approved" : "Re-addition Declined";
-    }
-    return req.status === "approved" ? "Removal Approved" : "Removal Declined";
-  }
-
-  if (isLoading) {
-    return <p className="text-xs text-gray-400 py-2">Loading…</p>;
-  }
-
-  return (
-    <div className="space-y-3">
-      {error && (
-        <p className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg">{error}</p>
-      )}
-
-      {/* Pending request — visible to everyone */}
-      {pendingRequest && (
-        <div className="rounded-xl border border-amber-200 bg-amber-50 p-3.5 space-y-2">
-          <div className="flex items-center gap-2">
-            <span className="text-xs font-semibold text-amber-700 bg-amber-100 px-2 py-0.5 rounded-full border border-amber-200">
-              {pendingRequest.type === "re_addition" ? "Pending Re-addition Request" : "Pending Removal Request"}
-            </span>
-          </div>
-          <p className="text-xs text-gray-700 leading-relaxed">{pendingRequest.reason}</p>
-          <p className="text-[11px] text-gray-400">
-            Requested by <span className="font-medium text-gray-600">{pendingRequest.requestedByEmail}</span>
-            {" · "}
-            {formatDateTime(pendingRequest.requestedAt)}
-          </p>
-          {isApprover && (
-            <div className="flex gap-2 pt-1">
-              <button
-                onClick={() => handleReview(pendingRequest.id, "approved")}
-                disabled={reviewing}
-                className="flex-1 text-xs font-medium px-3 py-1.5 rounded-lg bg-emerald-600 text-white hover:bg-emerald-700 disabled:opacity-50 transition-colors"
-              >
-                {pendingRequest.type === "re_addition" ? "Approve Re-addition" : "Approve Removal"}
-              </button>
-              <button
-                onClick={() => handleReview(pendingRequest.id, "declined")}
-                disabled={reviewing}
-                className="flex-1 text-xs font-medium px-3 py-1.5 rounded-lg border border-gray-200 text-gray-600 hover:bg-gray-100 disabled:opacity-50 transition-colors"
-              >
-                Decline
-              </button>
-            </div>
-          )}
-        </div>
-      )}
-
-      {/* Most recent resolved request */}
-      {latestResolvedRequest && (
-        <div className={`rounded-xl border p-3.5 space-y-1.5 ${
-          latestResolvedRequest.status === "approved"
-            ? "border-emerald-200 bg-emerald-50"
-            : "border-gray-200 bg-gray-50"
-        }`}>
-          <div className="flex items-center gap-2">
-            <span className={`text-xs font-semibold px-2 py-0.5 rounded-full border ${
-              latestResolvedRequest.status === "approved"
-                ? "text-emerald-700 bg-emerald-100 border-emerald-200"
-                : "text-gray-600 bg-gray-100 border-gray-200"
-            }`}>
-              {resolvedLabel(latestResolvedRequest)}
-            </span>
-          </div>
-          <p className="text-xs text-gray-600 leading-relaxed">{latestResolvedRequest.reason}</p>
-          <p className="text-[11px] text-gray-400">
-            Requested by <span className="font-medium text-gray-600">{latestResolvedRequest.requestedByEmail}</span>
-            {" · "}
-            {formatDateTime(latestResolvedRequest.requestedAt)}
-          </p>
-          {latestResolvedRequest.reviewedByEmail && (
-            <p className="text-[11px] text-gray-400">
-              {latestResolvedRequest.status === "approved" ? "Approved" : "Declined"} by{" "}
-              <span className="font-medium text-gray-600">{latestResolvedRequest.reviewedByEmail}</span>
-              {latestResolvedRequest.reviewedAt && ` · ${formatDateTime(latestResolvedRequest.reviewedAt)}`}
-            </p>
-          )}
-        </div>
-      )}
-
-      {/* Action buttons — shown when no pending request */}
-      {!pendingRequest && (
-        <>
-          {effectiveState === "active" && (
-            <TooltipProvider>
-              <Tooltip>
-                <TooltipTrigger asChild>
-                  <span className="inline-block w-full">
-                    <button
-                      onClick={() => { if (canRequest) setDialogType("removal"); }}
-                      disabled={!canRequest}
-                      className={`w-full flex items-center justify-center gap-2 text-xs font-medium px-3 py-2 rounded-lg border transition-colors ${
-                        canRequest
-                          ? "border-red-200 text-red-600 hover:bg-red-50 bg-white"
-                          : "border-gray-100 text-gray-300 bg-gray-50 cursor-not-allowed"
-                      }`}
-                    >
-                      <Trash2 className="h-3.5 w-3.5" />
-                      Request Removal from Project
-                    </button>
-                  </span>
-                </TooltipTrigger>
-                {!canRequest && (
-                  <TooltipContent side="top" className="text-xs">
-                    Not available with read-only permissions
-                  </TooltipContent>
-                )}
-              </Tooltip>
-            </TooltipProvider>
-          )}
-
-          {effectiveState === "removed" && (
-            <TooltipProvider>
-              <Tooltip>
-                <TooltipTrigger asChild>
-                  <span className="inline-block w-full">
-                    <button
-                      onClick={() => { if (canRequest) setDialogType("re_addition"); }}
-                      disabled={!canRequest}
-                      className={`w-full flex items-center justify-center gap-2 text-xs font-medium px-3 py-2 rounded-lg border transition-colors ${
-                        canRequest
-                          ? "border-blue-200 text-blue-600 hover:bg-blue-50 bg-white"
-                          : "border-gray-100 text-gray-300 bg-gray-50 cursor-not-allowed"
-                      }`}
-                    >
-                      <RotateCcw className="h-3.5 w-3.5" />
-                      Request Re-addition to Project
-                    </button>
-                  </span>
-                </TooltipTrigger>
-                {!canRequest && (
-                  <TooltipContent side="top" className="text-xs">
-                    Not available with read-only permissions
-                  </TooltipContent>
-                )}
-              </Tooltip>
-            </TooltipProvider>
-          )}
-        </>
-      )}
-
-      {/* Shared dialog for removal and re-addition requests */}
-      <Dialog open={dialogType !== null} onOpenChange={(v) => { if (!v) closeDialog(); }}>
-        <DialogContent className="max-w-md">
-          <DialogHeader>
-            <DialogTitle className="text-base font-semibold text-gray-800">
-              {dialogType === "re_addition" ? "Request Re-addition to Project" : "Request Removal from Project"}
-            </DialogTitle>
-          </DialogHeader>
-          <div className="space-y-3 py-2">
-            <p className="text-xs text-gray-500 leading-relaxed">
-              {dialogType === "re_addition"
-                ? "Please provide a reason why this property should be re-added to the project. This will be recorded for audit purposes."
-                : "Please provide a reason why this property should be removed from the project. This will be recorded for audit purposes."}
-            </p>
-            <textarea
-              className="w-full rounded-lg border border-gray-200 px-3 py-2 text-sm text-gray-800 placeholder-gray-400 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300 resize-none"
-              placeholder={dialogType === "re_addition" ? "Reason for re-addition…" : "Reason for removal…"}
-              rows={4}
-              value={reason}
-              onChange={(e) => setReason(e.target.value)}
-            />
-            {error && <p className="text-xs text-red-600">{error}</p>}
-          </div>
-          <DialogFooter className="gap-2">
-            <button
-              onClick={closeDialog}
-              className="text-xs font-medium px-4 py-2 rounded-lg border border-gray-200 text-gray-600 hover:bg-gray-50 transition-colors"
-            >
-              Cancel
-            </button>
-            <button
-              onClick={handleSubmit}
-              disabled={!reason.trim() || submitting}
-              className={`text-xs font-medium px-4 py-2 rounded-lg text-white disabled:opacity-50 transition-colors ${
-                dialogType === "re_addition"
-                  ? "bg-blue-600 hover:bg-blue-700"
-                  : "bg-red-600 hover:bg-red-700"
-              }`}
-            >
-              {submitting ? "Submitting…" : "Submit Request"}
-            </button>
-          </DialogFooter>
-        </DialogContent>
-      </Dialog>
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Survey request section — write-role users can request a survey from Domna
-// -----------------------------------------------------------------------
-type SurveyRequestRecord = {
-  id: string;
-  hubspotDealId: string;
-  notes: string;
-  status: string;
-  requestedByEmail: string;
-  requestedAt: string | null;
-  fulfilledAt: string | null;
-};
-
-export function SurveyRequestSection({
-  dealId,
-  portfolioId,
-  userRole,
-}: {
-  dealId: string;
-  portfolioId: string;
-  userRole: string;
-}) {
-  const queryClient = useQueryClient();
-  const [notes, setNotes] = useState("");
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  const canRequest = WRITE_ROLES.includes(userRole as (typeof WRITE_ROLES)[number]);
-
-  const { data, isLoading } = useQuery<{ requests: SurveyRequestRecord[] }>({
-    queryKey: ["surveyRequests", portfolioId, dealId],
-    queryFn: async () => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/survey-requests?dealId=${encodeURIComponent(dealId)}`,
-      );
-      if (!res.ok) throw new Error("Failed to fetch survey requests");
-      return res.json();
-    },
-    staleTime: 30_000,
-  });
-
-  const pending = data?.requests?.find((r) => r.status === "pending") ?? null;
-
-  async function handleSubmit() {
-    if (!notes.trim() || submitting) return;
-    setSubmitting(true);
-    setError(null);
-    try {
-      const res = await fetch(`/api/portfolio/${portfolioId}/survey-requests`, {
-        method: "POST",
-        headers: { "Content-Type": "application/json" },
-        body: JSON.stringify({ hubspotDealId: dealId, notes: notes.trim() }),
-      });
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        setError(typeof json.error === "string" ? json.error : "Failed to submit request");
-        return;
-      }
-      const json = (await res.json()) as { ok: boolean; hubspotSync?: string; hubspotError?: string };
-      if (json.hubspotSync === "failed") {
-        setError(json.hubspotError ?? "Saved locally — HubSpot sync failed");
-      }
-      setNotes("");
-      queryClient.invalidateQueries({ queryKey: ["surveyRequests", portfolioId, dealId] });
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  if (isLoading) {
-    return <p className="text-xs text-gray-400 py-2">Loading…</p>;
-  }
-
-  return (
-    <div data-testid="survey-request-form" className="space-y-3">
-      {error && (
-        <p className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg">{error}</p>
-      )}
-
-      {/* Pending badge */}
-      {pending && (
-        <div
-          data-testid="survey-request-pending-badge"
-          className="rounded-xl border border-amber-200 bg-amber-50 p-3.5 space-y-1.5"
-        >
-          <span className="text-xs font-semibold text-amber-700 bg-amber-100 px-2 py-0.5 rounded-full border border-amber-200">
-            Survey Requested
-          </span>
-          <p className="text-xs text-gray-700 leading-relaxed">{pending.notes}</p>
-          <p className="text-[11px] text-gray-400">
-            Requested by{" "}
-            <span className="font-medium text-gray-600">{pending.requestedByEmail}</span>
-            {pending.requestedAt && ` · ${formatDateTime(pending.requestedAt)}`}
-          </p>
-        </div>
-      )}
-
-      {/* Request form — only shown when no pending request */}
-      {canRequest && !pending && (
-        <div className="space-y-2">
-          <p className="text-xs text-gray-500">
-            Request a survey from Domna. Notes will be sent to the coordination team.
-          </p>
-          <textarea
-            data-testid="survey-request-notes"
-            className="w-full rounded-lg border border-gray-200 px-3 py-2 text-xs text-gray-800 placeholder-gray-400 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300 resize-none"
-            placeholder="Describe the survey needed…"
-            rows={3}
-            value={notes}
-            onChange={(e) => setNotes(e.target.value)}
-            disabled={submitting}
-          />
-          <div className="flex justify-end">
-            <button
-              data-testid="survey-request-submit"
-              type="button"
-              onClick={handleSubmit}
-              disabled={!notes.trim() || submitting}
-              className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-            >
-              {submitting ? "Submitting…" : "Request Survey"}
-            </button>
-          </div>
-        </div>
-      )}
-
-      {/* Past fulfilled requests */}
-      {(data?.requests ?? []).filter((r) => r.status === "fulfilled").length > 0 && (
-        <div className="space-y-1.5 pt-1">
-          <p className="text-[10px] font-semibold uppercase tracking-wide text-gray-400">Past Requests</p>
-          {data!.requests.filter((r) => r.status === "fulfilled").map((r) => (
-            <div key={r.id} className="rounded-lg border border-emerald-100 bg-emerald-50/50 px-3 py-2.5 space-y-1">
-              <span className="text-[10px] font-semibold text-emerald-700">Fulfilled</span>
-              <p className="text-xs text-gray-700">{r.notes}</p>
-              <p className="text-[11px] text-gray-400">
-                By <span className="font-medium text-gray-600">{r.requestedByEmail}</span>
-                {r.requestedAt && ` · ${formatDateTime(r.requestedAt)}`}
-              </p>
-            </div>
-          ))}
-        </div>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Approval log placeholder (expand into a real implementation as needed)
-// -----------------------------------------------------------------------
-export function ApprovalLogSection({ dealId, portfolioId }: { dealId: string; portfolioId: string }) {
-  void dealId; void portfolioId;
-  return <p className="text-xs text-gray-400">No approvals recorded.</p>;
-}
-
-function formatDateTime(d: string | Date | null | undefined): string {
-  if (!d) return "";
-  try {
-    return new Date(d).toLocaleString("en-GB", {
-      day: "numeric",
-      month: "short",
-      year: "numeric",
-      hour: "2-digit",
-      minute: "2-digit",
-    });
-  } catch { return ""; }
-}
-
-// -----------------------------------------------------------------------
-// Milestone definitions — ordered pipeline steps with their date fields
-// -----------------------------------------------------------------------
-const MILESTONES: { label: string; field: keyof ClassifiedDeal; sublabel?: string }[] = [
-  { label: "Booking Confirmed",    field: "confirmedSurveyDate" },
-  { label: "Assessment Completed", field: "surveyedDate" },
-  { label: "Coordination (V1)",    field: "ioeV1Date",            sublabel: "IOE/MTP V1" },
-  { label: "Coordination (V2)",    field: "ioeV2Date",            sublabel: "IOE/MTP V2" },
-  { label: "Design Completed",     field: "designDate" },
-  { label: "Measures Lodged",      field: "measuresLodgementDate" },
-  { label: "Stage 1 Lodgement",    field: "fullLodgementDate" },
-];
-
-export function formatDate(d: Date | string | null | undefined): string | null {
-  if (!d) return null;
-  try {
-    return new Date(d).toLocaleDateString("en-GB", {
-      day: "numeric",
-      month: "short",
-      year: "numeric",
-    });
-  } catch {
-    return null;
-  }
-}
-
-// -----------------------------------------------------------------------
-// Mini info row
-// -----------------------------------------------------------------------
-export function InfoRow({ label, value }: { label: string; value: React.ReactNode }) {
-  if (!value) return null;
-  return (
-    <div className="flex items-start gap-3 py-2 border-b border-gray-50 last:border-0">
-      <span className="text-xs text-gray-400 font-medium w-32 shrink-0 pt-0.5">{label}</span>
-      <span className="text-xs text-gray-700 flex-1 leading-relaxed">{value}</span>
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Stage badge
-// -----------------------------------------------------------------------
-export function StageBadge({ stage }: { stage: ClassifiedDeal["displayStage"] }) {
-  const c = STAGE_COLORS[stage] ?? STAGE_COLORS["Unknown Stage"];
-  return (
-    <span className={`inline-flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs font-semibold border ${c.bg} ${c.text} ${c.border}`}>
-      <span className={`w-1.5 h-1.5 rounded-full ${c.dot}`} />
-      {stage}
-    </span>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Vertical milestone timeline
-// -----------------------------------------------------------------------
-export function MilestoneTimeline({ deal }: { deal: ClassifiedDeal }) {
-  const milestones = MILESTONES.map((m) => ({
-    ...m,
-    date: formatDate(deal[m.field] as Date | string | null),
-  }));
-
-  // Find last completed index
-  const lastCompletedIdx = milestones.reduce((acc, m, i) => (m.date ? i : acc), -1);
-
-  return (
-    <div className="relative">
-      {milestones.map((m, i) => {
-        const completed = !!m.date;
-        const isLast = i === milestones.length - 1;
-
-        return (
-          <div key={m.field} className="flex items-stretch gap-3">
-            {/* Left: dot + connecting line */}
-            <div className="flex flex-col items-center w-5 shrink-0">
-              <div className={`relative z-10 flex items-center justify-center w-5 h-5 rounded-full border-2 mt-0.5 transition-all duration-300 ${
-                completed
-                  ? "bg-brandmidblue border-brandmidblue"
-                  : i <= lastCompletedIdx + 1
-                    ? "bg-white border-brandblue/30"
-                    : "bg-white border-gray-200"
-              }`}>
-                {completed ? (
-                  <CheckCircle2 className="h-3 w-3 text-white" />
-                ) : (
-                  <Circle className={`h-2 w-2 ${i <= lastCompletedIdx + 1 ? "text-brandblue/40" : "text-gray-300"}`} />
-                )}
-              </div>
-              {!isLast && (
-                <div className={`w-0.5 flex-1 my-0.5 ${
-                  completed && milestones[i + 1]?.date ? "bg-brandmidblue/40" : "bg-gray-100"
-                }`} />
-              )}
-            </div>
-
-            {/* Right: label + date */}
-            <div className={`pb-4 flex-1 min-w-0 ${isLast ? "pb-0" : ""}`}>
-              <div className="flex items-start justify-between gap-2">
-                <div>
-                  <p className={`text-xs font-semibold leading-tight ${
-                    completed ? "text-gray-800" : "text-gray-400"
-                  }`}>
-                    {m.label}
-                  </p>
-                  {m.sublabel && (
-                    <p className="text-[10px] text-gray-400 mt-0.5">{m.sublabel}</p>
-                  )}
-                </div>
-                {m.date ? (
-                  <span className="text-[11px] font-medium text-brandmidblue bg-brandlightblue/60 px-2 py-0.5 rounded-full shrink-0 whitespace-nowrap">
-                    {m.date}
-                  </span>
-                ) : (
-                  <span className="text-[11px] text-gray-300 shrink-0">Pending</span>
-                )}
-              </div>
-            </div>
-          </div>
-        );
-      })}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// PIBI section — editable date pickers for write+ users (issue #252)
-// -----------------------------------------------------------------------
-
-/** Renders a `<input type="date">` value (yyyy-mm-dd) from a Date|string|null. */
-function toDateInputValue(d: Date | string | null | undefined): string {
-  if (!d) return "";
-  try {
-    const date = typeof d === "string" ? new Date(d) : d;
-    if (Number.isNaN(date.getTime())) return "";
-    // Use the date components (no timezone shift) so the picker shows the
-    // date the user originally selected.
-    const yyyy = date.getUTCFullYear();
-    const mm = String(date.getUTCMonth() + 1).padStart(2, "0");
-    const dd = String(date.getUTCDate()).padStart(2, "0");
-    return `${yyyy}-${mm}-${dd}`;
-  } catch {
-    return "";
-  }
-}
-
-/**
- * Convert a yyyy-mm-dd value from the date input into an ISO string at UTC
- * midnight, or null if the field has been cleared. We anchor to UTC so the
- * date round-trips cleanly through HubSpot, which uses date-only properties.
- */
-function dateInputToIso(value: string): string | null {
-  if (!value) return null;
-  return new Date(`${value}T00:00:00.000Z`).toISOString();
-}
-
-interface PibiDatesEditorProps {
-  dealId: string;
-  portfolioId: string;
-  /** Initial (server-provided) values, used when no optimistic update yet. */
-  initialOrderDate: Date | string | null;
-  initialCompletedDate: Date | string | null;
-  /** True when the user can write (creator/admin/write). */
-  canEdit: boolean;
-}
-
-export function PibiDatesEditor({
-  dealId,
-  portfolioId,
-  initialOrderDate,
-  initialCompletedDate,
-  canEdit,
-}: PibiDatesEditorProps) {
-  const initialOrder = useMemo(
-    () => toDateInputValue(initialOrderDate),
-    [initialOrderDate],
-  );
-  const initialCompleted = useMemo(
-    () => toDateInputValue(initialCompletedDate),
-    [initialCompletedDate],
-  );
-
-  const [orderValue, setOrderValue] = useState(initialOrder);
-  const [completedValue, setCompletedValue] = useState(initialCompleted);
-  const [savedOrder, setSavedOrder] = useState(initialOrder);
-  const [savedCompleted, setSavedCompleted] = useState(initialCompleted);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Reset values when the user opens a different deal in the same drawer
-  // session.
-  useEffect(() => {
-    setOrderValue(initialOrder);
-    setSavedOrder(initialOrder);
-  }, [initialOrder]);
-  useEffect(() => {
-    setCompletedValue(initialCompleted);
-    setSavedCompleted(initialCompleted);
-  }, [initialCompleted]);
-
-  const dirty =
-    orderValue !== savedOrder || completedValue !== savedCompleted;
-
-  async function handleSave() {
-    if (!dirty) return;
-    setSubmitting(true);
-    setError(null);
-    const fields: Record<string, string | null> = {};
-    if (orderValue !== savedOrder) {
-      fields.pibi_order_date = dateInputToIso(orderValue);
-    }
-    if (completedValue !== savedCompleted) {
-      fields.pibi_completed_date = dateInputToIso(completedValue);
-    }
-    // Optimistic update — surface the new values immediately.
-    const prevOrder = savedOrder;
-    const prevCompleted = savedCompleted;
-    setSavedOrder(orderValue);
-    setSavedCompleted(completedValue);
-
-    try {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/deal-properties`,
-        {
-          method: "PATCH",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ dealId, fields }),
-        },
-      );
-      if (!res.ok) {
-        // Revert on hard failure so the UI stays truthful.
-        setSavedOrder(prevOrder);
-        setSavedCompleted(prevCompleted);
-        setOrderValue(prevOrder);
-        setCompletedValue(prevCompleted);
-        const json = await res.json().catch(() => ({}));
-        setError(
-          typeof json.error === "string"
-            ? json.error
-            : "Failed to update PIBI dates",
-        );
-        return;
-      }
-      const json = (await res.json()) as {
-        results: Record<string, { ok: boolean; error?: string }>;
-        hubspotSync: "ok" | "failed" | "skipped";
-        hubspotError?: string;
-      };
-      // Per-field errors win over a global HubSpot failure.
-      const fieldErrors = Object.entries(json.results ?? {})
-        .filter(([, r]) => !r.ok)
-        .map(([k, r]) => `${k}: ${r.error ?? "rejected"}`);
-      if (fieldErrors.length > 0) {
-        setError(fieldErrors.join("; "));
-      } else if (json.hubspotSync === "failed") {
-        setError(
-          json.hubspotError
-            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
-            : "Saved locally — HubSpot sync failed",
-        );
-      }
-    } catch (err) {
-      setSavedOrder(prevOrder);
-      setSavedCompleted(prevCompleted);
-      setOrderValue(prevOrder);
-      setCompletedValue(prevCompleted);
-      setError(err instanceof Error ? err.message : "Failed to update PIBI dates");
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  if (!canEdit) {
-    return (
-      <div className="divide-y divide-gray-50">
-        <InfoRow label="PIBI Order Date" value={formatDate(initialOrderDate)} />
-        <InfoRow
-          label="PIBI Completed Date"
-          value={formatDate(initialCompletedDate)}
-        />
-      </div>
-    );
-  }
-
-  return (
-    <div className="space-y-3">
-      <div className="grid grid-cols-1 sm:grid-cols-2 gap-3">
-        <label className="flex flex-col gap-1">
-          <span className="text-xs text-gray-500 font-medium">
-            PIBI Order Date
-          </span>
-          <input
-            type="date"
-            data-testid="pibi-order-date-input"
-            value={orderValue}
-            onChange={(e) => setOrderValue(e.target.value)}
-            disabled={submitting}
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
-          />
-        </label>
-        <label className="flex flex-col gap-1">
-          <span className="text-xs text-gray-500 font-medium">
-            PIBI Completed Date
-          </span>
-          <input
-            type="date"
-            data-testid="pibi-completed-date-input"
-            value={completedValue}
-            onChange={(e) => setCompletedValue(e.target.value)}
-            disabled={submitting}
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
-          />
-        </label>
-      </div>
-      <div className="flex items-center justify-between gap-3">
-        <p className="text-[11px] text-gray-400">
-          Pick the actual date — leave blank to clear. Changes sync to HubSpot.
-        </p>
-        <button
-          type="button"
-          data-testid="pibi-save-button"
-          onClick={handleSave}
-          disabled={!dirty || submitting}
-          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-        >
-          {submitting ? "Saving…" : "Save PIBI Dates"}
-        </button>
-      </div>
-      {error && (
-        <p
-          data-testid="pibi-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Halted section — editable for approvers (issue #255)
-// -----------------------------------------------------------------------
-interface HaltedEditorProps {
-  dealId: string;
-  portfolioId: string;
-  initialHaltedDate: Date | string | null;
-  initialHaltedReason: string | null;
-  /** True when the user has the approver capability on this portfolio. */
-  canEdit: boolean;
-}
-
-export function HaltedEditor({
-  dealId,
-  portfolioId,
-  initialHaltedDate,
-  initialHaltedReason,
-  canEdit,
-}: HaltedEditorProps) {
-  const initialDate = useMemo(
-    () => toDateInputValue(initialHaltedDate),
-    [initialHaltedDate],
-  );
-  const initialReason = initialHaltedReason ?? "";
-
-  const [dateValue, setDateValue] = useState(initialDate);
-  const [reasonValue, setReasonValue] = useState(initialReason);
-  const [savedDate, setSavedDate] = useState(initialDate);
-  const [savedReason, setSavedReason] = useState(initialReason);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Reset state when the drawer switches deals.
-  useEffect(() => {
-    setDateValue(initialDate);
-    setSavedDate(initialDate);
-  }, [initialDate]);
-  useEffect(() => {
-    setReasonValue(initialReason);
-    setSavedReason(initialReason);
-  }, [initialReason]);
-
-  const dirty = dateValue !== savedDate || reasonValue !== savedReason;
-  const isHalted = !!savedDate;
-
-  /**
-   * Send the supplied delta to the deal-properties endpoint. Used both by
-   * Save (sends only changed fields) and Resume (sends only the date null).
-   */
-  async function patchFields(fields: Record<string, string | null>) {
-    setSubmitting(true);
-    setError(null);
-    try {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/deal-properties`,
-        {
-          method: "PATCH",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ dealId, fields }),
-        },
-      );
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        return {
-          ok: false as const,
-          error:
-            typeof json.error === "string"
-              ? json.error
-              : "Failed to update halted state",
-        };
-      }
-      const json = (await res.json()) as {
-        results: Record<string, { ok: boolean; error?: string }>;
-        hubspotSync: "ok" | "failed" | "skipped";
-        hubspotError?: string;
-      };
-      const fieldErrors = Object.entries(json.results ?? {})
-        .filter(([, r]) => !r.ok)
-        .map(([k, r]) => `${k}: ${r.error ?? "rejected"}`);
-      if (fieldErrors.length > 0) {
-        return { ok: false as const, error: fieldErrors.join("; ") };
-      }
-      if (json.hubspotSync === "failed") {
-        return {
-          ok: true as const,
-          warning: json.hubspotError
-            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
-            : "Saved locally — HubSpot sync failed",
-        };
-      }
-      return { ok: true as const };
-    } catch (err) {
-      return {
-        ok: false as const,
-        error:
-          err instanceof Error ? err.message : "Failed to update halted state",
-      };
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  async function handleSave() {
-    if (!dirty) return;
-    const fields: Record<string, string | null> = {};
-    if (dateValue !== savedDate) {
-      fields.property_halted_date = dateInputToIso(dateValue);
-    }
-    if (reasonValue !== savedReason) {
-      fields.property_halted_reason = reasonValue.trim() === "" ? null : reasonValue;
-    }
-    // Optimistic update.
-    const prevDate = savedDate;
-    const prevReason = savedReason;
-    setSavedDate(dateValue);
-    setSavedReason(reasonValue);
-
-    const result = await patchFields(fields);
-    if (!result.ok) {
-      setSavedDate(prevDate);
-      setSavedReason(prevReason);
-      setDateValue(prevDate);
-      setReasonValue(prevReason);
-      setError(result.error);
-      return;
-    }
-    if (result.warning) setError(result.warning);
-  }
-
-  async function handleResume() {
-    // Resume clears only the date — reason is preserved as the last-set
-    // value per acceptance criteria.
-    const prevDate = savedDate;
-    setSavedDate("");
-    setDateValue("");
-
-    const result = await patchFields({ property_halted_date: null });
-    if (!result.ok) {
-      setSavedDate(prevDate);
-      setDateValue(prevDate);
-      setError(result.error);
-      return;
-    }
-    if (result.warning) setError(result.warning);
-  }
-
-  if (!canEdit) {
-    return (
-      <div className="divide-y divide-gray-50">
-        <InfoRow
-          label="Property Halted Date"
-          value={formatDate(initialHaltedDate)}
-        />
-        <InfoRow label="Property Halted Reason" value={initialHaltedReason} />
-      </div>
-    );
-  }
-
-  return (
-    <div className="space-y-3">
-      {isHalted && (
-        <div
-          data-testid="halted-status-badge"
-          className="inline-flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs font-semibold border bg-amber-50 text-amber-700 border-amber-200"
-        >
-          <AlertTriangle className="h-3.5 w-3.5" />
-          Halted
-        </div>
-      )}
-      <div className="grid grid-cols-1 sm:grid-cols-2 gap-3">
-        <label className="flex flex-col gap-1">
-          <span className="text-xs text-gray-500 font-medium">
-            Property Halted Date
-          </span>
-          <input
-            type="date"
-            data-testid="halted-date-input"
-            value={dateValue}
-            onChange={(e) => setDateValue(e.target.value)}
-            disabled={submitting}
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-amber-200 focus:border-amber-300"
-          />
-        </label>
-      </div>
-      <label className="flex flex-col gap-1">
-        <span className="text-xs text-gray-500 font-medium">
-          Reason
-        </span>
-        <textarea
-          data-testid="halted-reason-input"
-          value={reasonValue}
-          onChange={(e) => setReasonValue(e.target.value)}
-          disabled={submitting}
-          rows={3}
-          className="rounded-lg border border-gray-200 px-3 py-2 text-xs text-gray-800 placeholder-gray-400 focus:outline-none focus:ring-2 focus:ring-amber-200 focus:border-amber-300 resize-none"
-          placeholder="Free-text reason for halting this property"
-        />
-      </label>
-      <div className="flex flex-wrap items-center justify-between gap-3">
-        <p className="text-[11px] text-gray-400">
-          Setting a date marks the property as halted. Resume clears the date
-          but keeps the reason.
-        </p>
-        <div className="flex items-center gap-2">
-          {isHalted && (
-            <button
-              type="button"
-              data-testid="halted-resume-button"
-              onClick={handleResume}
-              disabled={submitting}
-              className="text-xs font-medium px-3 py-1.5 rounded-lg border border-emerald-200 text-emerald-700 bg-white hover:bg-emerald-50 disabled:opacity-50 transition-colors"
-            >
-              {submitting ? "Working…" : "Resume"}
-            </button>
-          )}
-          <button
-            type="button"
-            data-testid="halted-save-button"
-            onClick={handleSave}
-            disabled={!dirty || submitting}
-            className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-          >
-            {submitting ? "Saving…" : "Save Halted State"}
-          </button>
-        </div>
-      </div>
-      {error && (
-        <p
-          data-testid="halted-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Domna section — editable for approvers (issue #256)
-// -----------------------------------------------------------------------
-interface DomnaEditorProps {
-  dealId: string;
-  portfolioId: string;
-  initialSurveyType: string | null;
-  initialSurveyDate: Date | string | null;
-  /** True when the user has the approver capability on this portfolio. */
-  canEdit: boolean;
-}
-
-export function DomnaEditor({
-  dealId,
-  portfolioId,
-  initialSurveyType,
-  initialSurveyDate,
-  canEdit,
-}: DomnaEditorProps) {
-  const initialType = initialSurveyType ?? "";
-  const initialDate = useMemo(
-    () => toDateInputValue(initialSurveyDate),
-    [initialSurveyDate],
-  );
-
-  const [typeValue, setTypeValue] = useState(initialType);
-  const [dateValue, setDateValue] = useState(initialDate);
-  const [savedType, setSavedType] = useState(initialType);
-  const [savedDate, setSavedDate] = useState(initialDate);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Reset state when the drawer switches deals.
-  useEffect(() => {
-    setTypeValue(initialType);
-    setSavedType(initialType);
-  }, [initialType]);
-  useEffect(() => {
-    setDateValue(initialDate);
-    setSavedDate(initialDate);
-  }, [initialDate]);
-
-  const dirty = typeValue !== savedType || dateValue !== savedDate;
-
-  async function handleSave() {
-    if (!dirty) return;
-    setSubmitting(true);
-    setError(null);
-    const fields: Record<string, string | null> = {};
-    if (typeValue !== savedType) {
-      fields.domna_survey_type = typeValue.trim() === "" ? null : typeValue;
-    }
-    if (dateValue !== savedDate) {
-      fields.domna_survey_date = dateInputToIso(dateValue);
-    }
-    // Optimistic update.
-    const prevType = savedType;
-    const prevDate = savedDate;
-    setSavedType(typeValue);
-    setSavedDate(dateValue);
-
-    try {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/deal-properties`,
-        {
-          method: "PATCH",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ dealId, fields }),
-        },
-      );
-      if (!res.ok) {
-        setSavedType(prevType);
-        setSavedDate(prevDate);
-        setTypeValue(prevType);
-        setDateValue(prevDate);
-        const json = await res.json().catch(() => ({}));
-        setError(
-          typeof json.error === "string"
-            ? json.error
-            : "Failed to update Domna survey",
-        );
-        return;
-      }
-      const json = (await res.json()) as {
-        results: Record<string, { ok: boolean; error?: string }>;
-        hubspotSync: "ok" | "failed" | "skipped";
-        hubspotError?: string;
-      };
-      const fieldErrors = Object.entries(json.results ?? {})
-        .filter(([, r]) => !r.ok)
-        .map(([k, r]) => `${k}: ${r.error ?? "rejected"}`);
-      if (fieldErrors.length > 0) {
-        setError(fieldErrors.join("; "));
-      } else if (json.hubspotSync === "failed") {
-        setError(
-          json.hubspotError
-            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
-            : "Saved locally — HubSpot sync failed",
-        );
-      }
-    } catch (err) {
-      setSavedType(prevType);
-      setSavedDate(prevDate);
-      setTypeValue(prevType);
-      setDateValue(prevDate);
-      setError(err instanceof Error ? err.message : "Failed to update Domna survey");
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  if (!canEdit) {
-    return (
-      <div className="divide-y divide-gray-50">
-        <InfoRow label="Domna Survey Type" value={initialSurveyType} />
-        <InfoRow
-          label="Domna Survey Date"
-          value={formatDate(initialSurveyDate)}
-        />
-      </div>
-    );
-  }
-
-  return (
-    <div className="space-y-3">
-      <div className="grid grid-cols-1 sm:grid-cols-2 gap-3">
-        <label className="flex flex-col gap-1">
-          <span className="text-xs text-gray-500 font-medium">
-            Domna Survey Type
-          </span>
-          <input
-            type="text"
-            data-testid="domna-survey-type-input"
-            value={typeValue}
-            onChange={(e) => setTypeValue(e.target.value)}
-            disabled={submitting}
-            placeholder="e.g. Standard, Detailed"
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 placeholder-gray-400 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
-          />
-        </label>
-        <label className="flex flex-col gap-1">
-          <span className="text-xs text-gray-500 font-medium">
-            Domna Survey Date
-          </span>
-          <input
-            type="date"
-            data-testid="domna-survey-date-input"
-            value={dateValue}
-            onChange={(e) => setDateValue(e.target.value)}
-            disabled={submitting}
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
-          />
-        </label>
-      </div>
-      <div className="flex items-center justify-between gap-3">
-        <p className="text-[11px] text-gray-400">
-          Free text — leave blank to clear. Changes sync to HubSpot.
-        </p>
-        <button
-          type="button"
-          data-testid="domna-save-button"
-          onClick={handleSave}
-          disabled={!dirty || submitting}
-          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-        >
-          {submitting ? "Saving…" : "Save Domna Survey"}
-        </button>
-      </div>
-      {error && (
-        <p
-          data-testid="domna-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// PIBI measure selector — approver-only multi-select listing all measures
-// associated with the deal (proposed + instructed). Approved measures are
-// pre-ticked. The user can freely tick/untick; no hard block (issue #254).
-// -----------------------------------------------------------------------
-interface PibiMeasureSelectorProps {
-  dealId: string;
-  portfolioId: string;
-  /** Proposed measures parsed from the deal row. */
-  proposedMeasures: string[];
-  /** True when the user has the approver capability. */
-  canEdit: boolean;
-}
-
-export function PibiMeasureSelector({
-  dealId,
-  portfolioId,
-  proposedMeasures,
-  canEdit,
-}: PibiMeasureSelectorProps) {
-  const queryClient = useQueryClient();
-
-  // Fetch current PIBI selection, approved measures, and instructed measures.
-  const { data, isLoading } = useQuery<{
-    pibiMeasures: string[];
-    approvedMeasures: string[];
-    instructedMeasures: string[];
-  }>({
-    queryKey: ["pibiMeasures", portfolioId, dealId],
-    queryFn: async () => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
-      );
-      if (!res.ok) throw new Error("Failed to fetch PIBI measures");
-      return res.json();
-    },
-    staleTime: 30_000,
-  });
-
-  // All measures to display: union of proposed + instructed (de-duped).
-  const allMeasures = useMemo(() => {
-    const instructed = data?.instructedMeasures ?? [];
-    const all = [...proposedMeasures];
-    for (const m of instructed) {
-      if (!all.includes(m)) all.push(m);
-    }
-    return all;
-  }, [proposedMeasures, data?.instructedMeasures]);
-
-  // Local selection state — initialised from server data once loaded.
-  const [selected, setSelected] = useState<Set<string>>(new Set());
-  const [initialised, setInitialised] = useState(false);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Re-initialise when the deal changes or server data arrives.
-  useEffect(() => {
-    if (!data) return;
-    // Pre-tick: current pibi_ordered rows if any, otherwise approved measures.
-    const initial =
-      data.pibiMeasures.length > 0
-        ? data.pibiMeasures
-        : data.approvedMeasures;
-    setSelected(new Set(initial));
-    setInitialised(true);
-    setError(null);
-  }, [dealId, data]);
-
-  function toggleMeasure(measure: string) {
-    setSelected((prev) => {
-      const next = new Set(prev);
-      if (next.has(measure)) {
-        next.delete(measure);
-      } else {
-        next.add(measure);
-      }
-      return next;
-    });
-  }
-
-  async function handleSave() {
-    setSubmitting(true);
-    setError(null);
-    const measureNames = Array.from(selected);
-    try {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/pibi-measures`,
-        {
-          method: "POST",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ dealId, measureNames }),
-        },
-      );
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        setError(
-          typeof json.error === "string"
-            ? json.error
-            : "Failed to save PIBI selections",
-        );
-        return;
-      }
-      const json = (await res.json()) as {
-        ok: boolean;
-        hubspotSync: "ok" | "failed";
-        hubspotError?: string;
-      };
-      if (json.hubspotSync === "failed") {
-        setError(
-          json.hubspotError
-            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
-            : "Saved locally — HubSpot sync failed",
-        );
-      }
-      queryClient.invalidateQueries({
-        queryKey: ["pibiMeasures", portfolioId, dealId],
-      });
-    } catch (err) {
-      setError(
-        err instanceof Error ? err.message : "Failed to save PIBI selections",
-      );
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  if (!canEdit) return null;
-
-  if (isLoading || !initialised) {
-    return (
-      <p
-        data-testid="pibi-selector-loading"
-        className="text-xs text-gray-400 py-2"
-      >
-        Loading…
-      </p>
-    );
-  }
-
-  if (allMeasures.length === 0) {
-    return (
-      <p className="text-xs text-gray-400 py-2">
-        No measures associated with this deal yet.
-      </p>
-    );
-  }
-
-  return (
-    <div className="space-y-3">
-      <p className="text-xs text-gray-500 font-medium">PIBI Measure Selection</p>
-      <div
-        data-testid="pibi-measure-selector"
-        className="flex flex-wrap gap-2"
-      >
-        {allMeasures.map((measure) => {
-          const checked = selected.has(measure);
-          const isApproved = (data?.approvedMeasures ?? []).includes(measure);
-          return (
-            <label
-              key={measure}
-              data-testid={`pibi-measure-option-${measure}`}
-              className={`flex items-center gap-1.5 cursor-pointer px-2.5 py-1 rounded-full text-xs border transition-colors ${
-                checked
-                  ? "bg-brandblue/10 border-brandblue/40 text-brandblue font-medium"
-                  : "bg-gray-50 border-gray-200 text-gray-600 hover:bg-gray-100"
-              }`}
-            >
-              <input
-                type="checkbox"
-                className="sr-only"
-                checked={checked}
-                onChange={() => toggleMeasure(measure)}
-                disabled={submitting}
-                data-testid={`pibi-measure-checkbox-${measure}`}
-              />
-              <span
-                className={`w-3 h-3 rounded-sm border flex items-center justify-center shrink-0 ${
-                  checked
-                    ? "bg-brandblue border-brandblue"
-                    : "bg-white border-gray-300"
-                }`}
-              >
-                {checked && (
-                  <svg viewBox="0 0 10 8" className="w-2 h-2 fill-white">
-                    <path d="M1 4l3 3 5-6" stroke="white" strokeWidth="1.5" fill="none" strokeLinecap="round" strokeLinejoin="round" />
-                  </svg>
-                )}
-              </span>
-              {measure}
-              {isApproved && (
-                <span className="text-[10px] text-emerald-600 font-semibold ml-0.5">
-                  ✓
-                </span>
-              )}
-            </label>
-          );
-        })}
-      </div>
-      <div className="flex items-center justify-between gap-3">
-        <p className="text-[11px] text-gray-400">
-          Tick measures going for PIBI. Approved measures are pre-ticked (✓).
-        </p>
-        <button
-          type="button"
-          data-testid="pibi-selector-save"
-          onClick={handleSave}
-          disabled={submitting}
-          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-        >
-          {submitting ? "Saving…" : "Save PIBI Selections"}
-        </button>
-      </div>
-      {error && (
-        <p
-          data-testid="pibi-selector-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Instruct measure editor — approver-only form to instruct an out-of-band
-// measure that the coordinator did not propose (issue #253).
-// -----------------------------------------------------------------------
-interface InstructMeasureEditorProps {
-  dealId: string;
-  portfolioId: string;
-  /** True when the user has the approver capability on this portfolio. */
-  canEdit: boolean;
-  /** Soft-warning string from `outOfOrderInstructionWarning`, or null. */
-  outOfOrderWarning: string | null;
-}
-
-export function InstructMeasureEditor({
-  dealId,
-  portfolioId,
-  canEdit,
-  outOfOrderWarning,
-}: InstructMeasureEditorProps) {
-  const [selected, setSelected] = useState<string>("");
-  const [optimisticList, setOptimisticList] = useState<string[]>([]);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Reset optimistic state when the drawer switches deals.
-  useEffect(() => {
-    setOptimisticList([]);
-    setSelected("");
-    setError(null);
-  }, [dealId]);
-
-  if (!canEdit) return null;
-
-  async function handleSubmit() {
-    if (!selected) return;
-    const measure = selected;
-    setSubmitting(true);
-    setError(null);
-    // Optimistic append. Reverted on failure.
-    setOptimisticList((prev) => [...prev, measure]);
-    try {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/instructed-measures`,
-        {
-          method: "POST",
-          headers: { "Content-Type": "application/json" },
-          body: JSON.stringify({ dealId, measureName: measure }),
-        },
-      );
-      if (!res.ok) {
-        setOptimisticList((prev) => prev.filter((m) => m !== measure));
-        const json = await res.json().catch(() => ({}));
-        setError(
-          typeof json.error === "string"
-            ? json.error
-            : "Failed to instruct measure",
-        );
-        return;
-      }
-      const json = (await res.json()) as {
-        ok: boolean;
-        hubspotSync: "ok" | "failed";
-        hubspotError?: string;
-      };
-      if (json.hubspotSync === "failed") {
-        setError(
-          json.hubspotError
-            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
-            : "Saved locally — HubSpot sync failed",
-        );
-      }
-      setSelected("");
-    } catch (err) {
-      setOptimisticList((prev) => prev.filter((m) => m !== measure));
-      setError(
-        err instanceof Error ? err.message : "Failed to instruct measure",
-      );
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  return (
-    <div className="space-y-3">
-      {outOfOrderWarning && (
-        <div
-          data-testid="instruct-measure-warning"
-          className="flex items-start gap-2 text-xs text-amber-800 bg-amber-50 border border-amber-200 px-3 py-2 rounded-lg"
-        >
-          <AlertTriangle className="h-3.5 w-3.5 mt-0.5 shrink-0" />
-          <span>{outOfOrderWarning}</span>
-        </div>
-      )}
-      {optimisticList.length > 0 && (
-        <div data-testid="instructed-measures-list" className="flex flex-wrap gap-1.5">
-          {optimisticList.map((m) => (
-            <span
-              key={m}
-              data-testid="instructed-measure-chip"
-              className="px-2 py-0.5 rounded-full text-[11px] bg-blue-50 border border-blue-200 text-blue-700"
-            >
-              {m}
-            </span>
-          ))}
-        </div>
-      )}
-      <div className="flex flex-wrap items-center gap-2">
-        <label className="flex flex-col gap-1 flex-1 min-w-[12rem]">
-          <span className="text-xs text-gray-500 font-medium">
-            Instruct a measure
-          </span>
-          <select
-            data-testid="instruct-measure-select"
-            value={selected}
-            onChange={(e) => setSelected(e.target.value)}
-            disabled={submitting}
-            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
-          >
-            <option value="">Select a measure…</option>
-            {MEASURE_NAMES.map((m) => (
-              <option key={m} value={m}>
-                {m}
-              </option>
-            ))}
-          </select>
-        </label>
-        <button
-          type="button"
-          data-testid="instruct-measure-submit"
-          onClick={handleSubmit}
-          disabled={!selected || submitting}
-          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors mt-5"
-        >
-          {submitting ? "Instructing…" : "Instruct"}
-        </button>
-      </div>
-      {error && (
-        <p
-          data-testid="instruct-measure-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// MeasureApprovalEditor — approver-only chip UI to approve/unapprove
-// proposed (+ instructed) measures on a deal. Non-approvers see read-only
-// chips coloured by current approval state.
-// -----------------------------------------------------------------------
-interface MeasureApprovalEditorProps {
-  dealId: string;
-  dealName: string | null;
-  portfolioId: string;
-  /** Proposed measures parsed from the deal row. */
-  proposedMeasures: string[];
-  /** True when the user has the approver capability. */
-  isApprover: boolean;
-}
-
-export function MeasureApprovalEditor({
-  dealId,
-  dealName,
-  portfolioId,
-  proposedMeasures,
-  isApprover,
-}: MeasureApprovalEditorProps) {
-  const queryClient = useQueryClient();
-
-  // Reuse the pibi-measures query — it already returns approvedMeasures and
-  // instructedMeasures alongside the PIBI selection.
-  const { data, isLoading } = useQuery<{
-    pibiMeasures: string[];
-    approvedMeasures: string[];
-    instructedMeasures: string[];
-  }>({
-    queryKey: ["pibiMeasures", portfolioId, dealId],
-    queryFn: async () => {
-      const res = await fetch(
-        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
-      );
-      if (!res.ok) throw new Error("Failed to fetch measures");
-      return res.json();
-    },
-    staleTime: 30_000,
-  });
-
-  // All measures: union of proposed + instructed (de-duped).
-  const allMeasures = useMemo(() => {
-    const instructed = data?.instructedMeasures ?? [];
-    const all = [...proposedMeasures];
-    for (const m of instructed) {
-      if (!all.includes(m)) all.push(m);
-    }
-    return all;
-  }, [proposedMeasures, data?.instructedMeasures]);
-
-  // Local toggle state — initialised from approvedMeasures once data loads.
-  const [selected, setSelected] = useState<Set<string>>(new Set());
-  const [savedSelected, setSavedSelected] = useState<Set<string>>(new Set());
-  const [initialised, setInitialised] = useState(false);
-
-  // Confirm-dialog state.
-  const [confirmOpen, setConfirmOpen] = useState(false);
-  const [submitting, setSubmitting] = useState(false);
-  const [error, setError] = useState<string | null>(null);
-
-  // Re-initialise when the deal changes or data arrives.
-  useEffect(() => {
-    if (!data) return;
-    const initial = new Set(data.approvedMeasures);
-    setSelected(new Set(initial));
-    setSavedSelected(new Set(initial));
-    setInitialised(true);
-    setError(null);
-  }, [dealId, data]);
-
-  function toggleMeasure(measure: string) {
-    if (!isApprover) return;
-    setSelected((prev) => {
-      const next = new Set(prev);
-      if (next.has(measure)) next.delete(measure);
-      else next.add(measure);
-      return next;
-    });
-  }
-
-  // Compute the diff between saved state and current local state.
-  const pendingDiff: PendingDiff = useMemo(() => {
-    const added = allMeasures.filter((m) => selected.has(m) && !savedSelected.has(m));
-    const removed = allMeasures.filter((m) => !selected.has(m) && savedSelected.has(m));
-    return { added, removed };
-  }, [allMeasures, selected, savedSelected]);
-
-  const isDirty = pendingDiff.added.length > 0 || pendingDiff.removed.length > 0;
-
-  async function handleConfirm() {
-    setSubmitting(true);
-    setError(null);
-
-    const changes = [
-      ...pendingDiff.added.map((measureName) => ({
-        hubspotDealId: dealId,
-        measureName,
-        approved: true,
-      })),
-      ...pendingDiff.removed.map((measureName) => ({
-        hubspotDealId: dealId,
-        measureName,
-        approved: false,
-      })),
-    ];
-
-    try {
-      const res = await fetch(`/api/portfolio/${portfolioId}/approvals`, {
-        method: "POST",
-        headers: { "Content-Type": "application/json" },
-        body: JSON.stringify({ changes }),
-      });
-      if (!res.ok) {
-        const json = await res.json().catch(() => ({}));
-        setError(
-          typeof json.error === "string" ? json.error : "Failed to save approvals",
-        );
-        setConfirmOpen(false);
-        return;
-      }
-      // Commit local state.
-      setSavedSelected(new Set(selected));
-      setConfirmOpen(false);
-      // Invalidate so the pibi-measures query (shared with PIBI tab) reflects
-      // the new approved measures.
-      queryClient.invalidateQueries({
-        queryKey: ["pibiMeasures", portfolioId, dealId],
-      });
-    } catch (err) {
-      setError(err instanceof Error ? err.message : "Failed to save approvals");
-      setConfirmOpen(false);
-    } finally {
-      setSubmitting(false);
-    }
-  }
-
-  if (isLoading || !initialised) {
-    // Show a minimal skeleton while loading.
-    if (allMeasures.length === 0 && isLoading) {
-      return (
-        <p
-          data-testid="measure-approval-loading"
-          className="text-xs text-gray-400 py-2"
-        >
-          Loading…
-        </p>
-      );
-    }
-  }
-
-  if (allMeasures.length === 0) {
-    return (
-      <p className="text-xs text-gray-400 py-2">
-        No proposed measures for this property yet.
-      </p>
-    );
-  }
-
-  return (
-    <div className="space-y-3">
-      <div
-        data-testid="measure-approval-chips"
-        className="flex flex-wrap gap-2"
-      >
-        {allMeasures.map((measure) => {
-          const isApproved = selected.has(measure);
-          return (
-            <label
-              key={measure}
-              data-testid={`measure-approval-chip-${measure}`}
-              className={`flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs border transition-colors ${
-                isApprover ? "cursor-pointer" : "cursor-default"
-              } ${
-                isApproved
-                  ? "bg-brandblue/10 border-brandblue/40 text-brandblue font-medium"
-                  : "bg-gray-50 border-gray-200 text-gray-600 hover:bg-gray-100"
-              }`}
-            >
-              {isApprover && (
-                <input
-                  type="checkbox"
-                  className="sr-only"
-                  checked={isApproved}
-                  onChange={() => toggleMeasure(measure)}
-                  disabled={submitting}
-                  data-testid={`measure-approval-checkbox-${measure}`}
-                />
-              )}
-              <span
-                className={`w-3 h-3 rounded-sm border flex items-center justify-center shrink-0 ${
-                  isApproved
-                    ? "bg-brandblue border-brandblue"
-                    : "bg-white border-gray-300"
-                }`}
-              >
-                {isApproved && (
-                  <svg viewBox="0 0 10 8" className="w-2 h-2 fill-white">
-                    <path
-                      d="M1 4l3 3 5-6"
-                      stroke="white"
-                      strokeWidth="1.5"
-                      fill="none"
-                      strokeLinecap="round"
-                      strokeLinejoin="round"
-                    />
-                  </svg>
-                )}
-              </span>
-              {measure}
-            </label>
-          );
-        })}
-      </div>
-
-      {isApprover && (
-        <div className="flex items-center justify-between gap-3">
-          <p className="text-[11px] text-gray-400">
-            Tick measures to approve. Changes require confirmation before saving.
-          </p>
-          <button
-            type="button"
-            data-testid="measure-approval-save"
-            onClick={() => setConfirmOpen(true)}
-            disabled={!isDirty || submitting}
-            className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
-          >
-            {submitting ? "Saving…" : "Review & Save"}
-          </button>
-        </div>
-      )}
-
-      {error && (
-        <p
-          data-testid="measure-approval-error"
-          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
-        >
-          {error}
-        </p>
-      )}
-
-      <ApprovalConfirmDialog
-        open={confirmOpen}
-        pendingDiffs={{ [dealId]: pendingDiff }}
-        dealNames={{ [dealId]: dealName ?? dealId }}
-        onConfirm={handleConfirm}
-        onCancel={() => setConfirmOpen(false)}
-        isPending={submitting}
-      />
-    </div>
-  );
-}
-
-// -----------------------------------------------------------------------
-// PropertyDetailDrawer — main component
-// -----------------------------------------------------------------------
 interface PropertyDetailDrawerProps {
   deal: ClassifiedDeal | null;
   onClose: () => void;
@@ -1916,36 +49,9 @@ interface PropertyDetailDrawerProps {
   userRole: string;
   userCapability: PortfolioCapabilityType;
   userEmail: string;
-  /**
-   * If provided, the drawer scrolls the named section into view on open. This
-   * powers entry-points like the Measures table row click that should land
-   * the user inside the Measures section instead of the top of the drawer.
-   */
   focusSection?: DrawerSection;
 }
 
-// Section metadata — central to keep the on-screen ordering aligned with the
-// stage-ordered acceptance criteria of issue #251.
-export const SECTION_TITLES: Record<DrawerSection, string> = {
-  survey: "Survey",
-  measures: "Measures",
-  pibi: "PIBI",
-  domna: "Domna Survey",
-  halted: "Halted",
-  technical: "Technical Approved",
-};
-
-export function SectionHeader({ id, label }: { id: DrawerSection; label: string }) {
-  return (
-    <h3
-      data-testid={`drawer-section-${id}`}
-      className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3"
-    >
-      {label}
-    </h3>
-  );
-}
-
 export default function PropertyDetailDrawer({
   deal,
   portfolioId,
@@ -1956,25 +62,20 @@ export default function PropertyDetailDrawer({
 }: PropertyDetailDrawerProps) {
   const open = !!deal;
 
-  // Active tab — derive from focusSection when the drawer opens or the
-  // focusSection prop changes (e.g. Measures row click → Works tab).
   const [activeTab, setActiveTab] = useState<DrawerTab>(
     focusSection ? SECTION_TO_TAB[focusSection] : "overview",
   );
   const [isLogOpen, setIsLogOpen] = useState(false);
 
-  // Sync active tab when focusSection or deal changes.
   useEffect(() => {
     setActiveTab(focusSection ? SECTION_TO_TAB[focusSection] : "overview");
   }, [focusSection, deal?.dealId]);
 
-  // Parsed measure lists.
-  const pibiMeasures = parseMeasures(deal?.measuresForPibiOrdered ?? null);
   const technicalApprovedMeasures = parseMeasures(
     deal?.technicalApprovedMeasuresForInstall ?? null,
   );
 
-  const TABS: DrawerTab[] = ["overview", "works", "pibi", "survey-admin"];
+  const TABS: DrawerTab[] = ["overview", "works", "pibi-surveys"];
 
   return (
     <Drawer open={open} onOpenChange={(v) => !v && onClose()} direction="right">
@@ -2017,7 +118,6 @@ export default function PropertyDetailDrawer({
                 </DrawerClose>
               </div>
 
-              {/* Tab strip — flush to the bottom of the header */}
               <div className="flex gap-0 -mb-px">
                 {TABS.map((tab) => (
                   <button
@@ -2045,7 +145,6 @@ export default function PropertyDetailDrawer({
                 data-testid="drawer-tab-panel-overview"
                 className={`px-6 py-5 space-y-6 ${activeTab === "overview" ? "block" : "hidden"}`}
               >
-                {/* Damp & mould alert */}
                 {(deal.dampMouldFlag || deal.majorConditionIssuePhotosS3) && (
                   <div className="flex items-start gap-2.5 p-3.5 rounded-xl bg-red-50 border border-red-200">
                     <AlertTriangle className="h-4 w-4 text-red-500 mt-0.5 shrink-0" />
@@ -2061,7 +160,6 @@ export default function PropertyDetailDrawer({
                   </div>
                 )}
 
-                {/* Property details */}
                 <div>
                   <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">Property Details</h3>
                   <div className="divide-y divide-gray-50">
@@ -2072,13 +170,18 @@ export default function PropertyDetailDrawer({
                       label="Pre-SAP Score"
                       value={
                         deal.preSapScore
-                          ? <span className={`font-semibold px-1.5 py-0.5 rounded text-xs ${
-                              Number(deal.preSapScore) < 30
-                                ? "text-red-600 bg-red-50"
-                                : Number(deal.preSapScore) < 50
-                                  ? "text-amber-700 bg-amber-50"
-                                  : "text-emerald-700 bg-emerald-50"
-                            }`}>{deal.preSapScore}</span>
+                          ? (() => {
+                              const num = parseInt(deal.preSapScore.replace(/^[A-Za-z]+/, ""), 10);
+                              return (
+                                <span className={`font-semibold px-1.5 py-0.5 rounded text-xs ${
+                                  num < 30
+                                    ? "text-red-600 bg-red-50"
+                                    : num < 50
+                                      ? "text-amber-700 bg-amber-50"
+                                      : "text-emerald-700 bg-emerald-50"
+                                }`}>{deal.preSapScore}</span>
+                              );
+                            })()
                           : null
                       }
                     />
@@ -2092,7 +195,6 @@ export default function PropertyDetailDrawer({
                   </div>
                 </div>
 
-                {/* Survey info */}
                 <div>
                   <SectionHeader id="survey" label={SECTION_TITLES.survey} />
                   <div className="divide-y divide-gray-50">
@@ -2103,7 +205,6 @@ export default function PropertyDetailDrawer({
                   </div>
                 </div>
 
-                {/* Project timeline */}
                 <div>
                   <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-4">Project Timeline</h3>
                   <MilestoneTimeline deal={deal} />
@@ -2115,11 +216,9 @@ export default function PropertyDetailDrawer({
                 data-testid="drawer-tab-panel-works"
                 className={`px-6 py-5 space-y-6 ${activeTab === "works" ? "block" : "hidden"}`}
               >
-                {/* Measures pipeline */}
                 <div>
                   <SectionHeader id="measures" label={SECTION_TITLES.measures} />
                   <div className="space-y-3">
-                    {/* Approval chip editor — interactive for approvers, read-only for others */}
                     <MeasureApprovalEditor
                       dealId={deal.dealId}
                       dealName={deal.dealname}
@@ -2136,13 +235,13 @@ export default function PropertyDetailDrawer({
                     <InstructMeasureEditor
                       dealId={deal.dealId}
                       portfolioId={portfolioId}
+                      proposedMeasures={parseMeasures(deal.proposedMeasures ?? null)}
                       canEdit={userCapability.includes("approver")}
                       outOfOrderWarning={outOfOrderInstructionWarning(deal)}
                     />
                   </div>
                 </div>
 
-                {/* Technical approved */}
                 <div>
                   <SectionHeader id="technical" label={SECTION_TITLES.technical} />
                   <div className="divide-y divide-gray-50">
@@ -2166,7 +265,6 @@ export default function PropertyDetailDrawer({
                   </div>
                 </div>
 
-                {/* Approval log — collapsible */}
                 <div className="border-t border-gray-100 pt-4">
                   <button
                     onClick={() => setIsLogOpen((v) => !v)}
@@ -2183,112 +281,23 @@ export default function PropertyDetailDrawer({
                   </button>
                   {isLogOpen && (
                     <div className="mt-3">
-                      <ApprovalLogSection dealId={deal.dealId} portfolioId={portfolioId} />
+                      <ActivityLog dealId={deal.dealId} portfolioId={portfolioId} />
                     </div>
                   )}
                 </div>
               </div>
 
-              {/* ── PIBI ── */}
+              {/* ── PIBIs & Surveys ── */}
               <div
-                data-testid="drawer-tab-panel-pibi"
-                className={`px-6 py-5 space-y-6 ${activeTab === "pibi" ? "block" : "hidden"}`}
+                data-testid="drawer-tab-panel-pibi-surveys"
+                className={`px-6 py-5 space-y-6 ${activeTab === "pibi-surveys" ? "block" : "hidden"}`}
               >
-                <div>
-                  <SectionHeader id="pibi" label={SECTION_TITLES.pibi} />
-                  <div className="space-y-3">
-                    <PibiDatesEditor
-                      dealId={deal.dealId}
-                      portfolioId={portfolioId}
-                      initialOrderDate={deal.pibiOrderDate}
-                      initialCompletedDate={deal.pibiCompletedDate}
-                      canEdit={WRITE_ROLES.includes(userRole)}
-                    />
-                    {userCapability.includes("approver") ? (
-                      <PibiMeasureSelector
-                        dealId={deal.dealId}
-                        portfolioId={portfolioId}
-                        proposedMeasures={parseMeasures(deal.proposedMeasures ?? null)}
-                        canEdit
-                      />
-                    ) : (
-                      pibiMeasures.length > 0 && (
-                        <div className="divide-y divide-gray-50">
-                          <InfoRow
-                            label="Measures for PIBI"
-                            value={
-                              <span className="flex flex-wrap gap-1.5">
-                                {pibiMeasures.map((m) => (
-                                  <span
-                                    key={m}
-                                    className="px-2 py-0.5 rounded-full text-[11px] bg-gray-50 border border-gray-200 text-gray-600"
-                                  >
-                                    {m}
-                                  </span>
-                                ))}
-                              </span>
-                            }
-                          />
-                        </div>
-                      )
-                    )}
-                  </div>
-                </div>
-              </div>
-
-              {/* ── Survey & Admin ── */}
-              <div
-                data-testid="drawer-tab-panel-survey-admin"
-                className={`px-6 py-5 space-y-6 ${activeTab === "survey-admin" ? "block" : "hidden"}`}
-              >
-                {/* Domna survey */}
-                <div>
-                  <SectionHeader id="domna" label={SECTION_TITLES.domna} />
-                  <DomnaEditor
-                    dealId={deal.dealId}
-                    portfolioId={portfolioId}
-                    initialSurveyType={deal.domnaSurveyType ?? null}
-                    initialSurveyDate={deal.domnaSurveyDate}
-                    canEdit={userCapability.includes("approver")}
-                  />
-                </div>
-
-                {/* Halted */}
-                <div>
-                  <SectionHeader id="halted" label={SECTION_TITLES.halted} />
-                  <HaltedEditor
-                    dealId={deal.dealId}
-                    portfolioId={portfolioId}
-                    initialHaltedDate={deal.propertyHaltedDate}
-                    initialHaltedReason={deal.propertyHaltedReason ?? null}
-                    canEdit={userCapability.includes("approver")}
-                  />
-                </div>
-
-                {/* Survey request */}
-                <div>
-                  <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
-                    Survey Request
-                  </h3>
-                  <SurveyRequestSection
-                    dealId={deal.dealId}
-                    portfolioId={portfolioId}
-                    userRole={userRole}
-                  />
-                </div>
-
-                {/* Removal request */}
-                <div className="border-t border-gray-100 pt-4">
-                  <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
-                    Project Removal
-                  </h3>
-                  <RemovalRequestSection
-                    dealId={deal.dealId}
-                    portfolioId={portfolioId}
-                    userRole={userRole}
-                    userCapability={userCapability}
-                  />
-                </div>
+                <PibiSurveysTabContent
+                  deal={deal}
+                  portfolioId={portfolioId}
+                  userRole={userRole}
+                  userCapability={userCapability}
+                />
               </div>
 
             </div>
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDocumentsContent.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDocumentsContent.tsx
new file mode 100644
index 0000000..102c2fb
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDocumentsContent.tsx
@@ -0,0 +1,428 @@
+"use client";
+
+import { useState } from "react";
+import { useMutation } from "@tanstack/react-query";
+import { motion, AnimatePresence } from "framer-motion";
+import {
+  ChevronRight,
+  FileDown,
+  FileText,
+  FileX,
+  Loader2,
+  FolderOpen,
+  ExternalLink,
+  HardHat,
+  Upload,
+} from "lucide-react";
+import type { PropertyDocument, DocStatus } from "./types";
+import { EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES } from "./types";
+import { splitDocumentsByType, getMissingRetrofitTypes, getUnassignedInstallDocs } from "./propertyDocuments";
+import ContractorUploadModal from "./ContractorUploadModal";
+import type { ClassifiedDeal, PortfolioCapabilityType } from "./types";
+
+export const DOC_TYPE_LABELS: Record<string, string> = {
+  photo_pack: "Photo Pack",
+  site_note: "Site Note",
+  rd_sap_site_note: "RdSAP Site Note",
+  pas_2023_ventilation: "PAS 2023 Ventilation",
+  pas_2023_condition: "PAS 2023 Condition Report",
+  pas_significance: "PAS Significance",
+  par_photo_pack: "PAR Photo Pack",
+  pas_2023_property: "PAS 2023 Property Report",
+  pas_2023_occupancy: "PAS 2023 Occupancy Report",
+  ecmk_site_note: "ECMK Site Note",
+  ecmk_rd_sap_site_note: "ECMK RdSAP Site Note",
+  ecmk_survey_xml: "ECMK Survey XML",
+  pre_photo: "Pre-Install Photos",
+  mid_photo: "Mid-Install Photos",
+  post_photo: "Post-Install Photos",
+  loft_hatch_photo: "Loft Hatch & Draft Excluder Photos",
+  dmev_photos: "DMEV Photos (Wetrooms)",
+  door_undercut_photos: "Door Undercut Photos",
+  trickle_vent_photos: "Trickle Vent Photos",
+  pre_installation_building_inspection: "PIBI / Tech Survey",
+  point_of_work_risk_assessment: "Point of Work Risk Assessment",
+  claim_of_compliance: "DOCC 2030 (Claim of Compliance)",
+  mcs_compliance_certificate: "MCS Compliance Certificate",
+  certificate_of_conformity: "Certificate of Conformity",
+  minor_works_electrical_certificate: "Minor Works Electrical Certificate",
+  trustmark_licence_numbers: "TrustMark Licence Numbers",
+  operative_competency: "Operative Competency",
+  ventilation_assessment_checklist: "Ventilation Assessment Checklist",
+  anemometer_readings: "Anemometer Readings",
+  commissioning_records: "Commissioning Records",
+  part_f_ventilation_document: "Approved Document Part F",
+  handover_pack: "Handover Pack",
+  insurance_guarantee: "Insurance Backed Guarantee (IBG)",
+  workmanship_warranty: "Workmanship Warranty",
+  g98_notification: "G98 / G99 Notification",
+  installer_qualifications: "Installer Qualifications",
+  installer_feedback: "Installer Feedback",
+  contractor_other: "Other",
+};
+
+function formatDocDate(iso: string): string {
+  try {
+    return new Date(iso).toLocaleDateString("en-GB", {
+      day: "numeric",
+      month: "short",
+      year: "numeric",
+    });
+  } catch {
+    return iso;
+  }
+}
+
+export function DownloadDocButton({ doc }: { doc: PropertyDocument }) {
+  const { mutate: download, isPending: signing } = useMutation({
+    mutationFn: async () => {
+      const res = await fetch("/api/sign-document-url", {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ key: doc.s3FileKey, bucket: doc.s3FileBucket }),
+      });
+      if (!res.ok) throw new Error("Failed to get signed URL");
+      const data = await res.json();
+      return data.url as string;
+    },
+    onSuccess: (url) => {
+      window.open(url, "_blank");
+    },
+  });
+
+  return (
+    <button
+      onClick={() => download()}
+      disabled={signing}
+      className="shrink-0 inline-flex items-center gap-1.5 px-3 py-1.5 rounded-lg bg-brandblue text-white text-xs font-medium hover:bg-brandblue/90 transition-colors disabled:opacity-60 disabled:cursor-not-allowed"
+    >
+      {signing ? (
+        <Loader2 className="h-3.5 w-3.5 animate-spin" />
+      ) : (
+        <FileDown className="h-3.5 w-3.5" />
+      )}
+      {signing ? "Preparing…" : "Download"}
+    </button>
+  );
+}
+
+export function DocumentRow({ doc, showMeasure }: { doc: PropertyDocument; showMeasure?: boolean }) {
+  const label = DOC_TYPE_LABELS[doc.docType] ?? doc.docType;
+
+  return (
+    <motion.div
+      layout
+      initial={{ opacity: 0, y: 4 }}
+      animate={{ opacity: 1, y: 0 }}
+      className="flex items-center justify-between gap-4 px-4 py-3 rounded-lg border border-gray-100 bg-white hover:border-brandblue/20 hover:shadow-sm transition-all duration-150"
+    >
+      <div className="flex items-center gap-3 min-w-0">
+        <div className="shrink-0 w-8 h-8 rounded-lg bg-sky-50 border border-sky-200 flex items-center justify-center">
+          <FileText className="h-4 w-4 text-sky-600" />
+        </div>
+        <div className="min-w-0">
+          <p className="text-sm font-medium text-gray-800 truncate">{label}</p>
+          <p className="text-xs text-gray-400 mt-0.5">
+            {showMeasure && doc.measureName ? (
+              <>
+                <span className="text-brandblue/70 font-medium">{doc.measureName}</span>{" "}
+                · {formatDocDate(doc.s3UploadTimestamp)}
+              </>
+            ) : (
+              formatDocDate(doc.s3UploadTimestamp)
+            )}
+          </p>
+        </div>
+      </div>
+      <DownloadDocButton doc={doc} />
+    </motion.div>
+  );
+}
+
+interface PropertyDocumentsContentProps {
+  documents: PropertyDocument[];
+  isFetching: boolean;
+  isError: boolean;
+  docStatus: DocStatus;
+  // Upload (contractor-only, all required to show button)
+  deal?: ClassifiedDeal;
+  portfolioId?: string;
+  userCapability?: PortfolioCapabilityType;
+  approvedMeasures?: string[];
+}
+
+export default function PropertyDocumentsContent({
+  documents,
+  isFetching,
+  isError,
+  docStatus,
+  deal,
+  portfolioId,
+  userCapability,
+  approvedMeasures,
+}: PropertyDocumentsContentProps) {
+  const [uploadOpen, setUploadOpen] = useState(false);
+  const [openMeasures, setOpenMeasures] = useState<Set<string>>(new Set());
+  const [otherOpen, setOtherOpen] = useState(false);
+
+  const toggleMeasure = (measureName: string) =>
+    setOpenMeasures((prev) => {
+      const next = new Set(prev);
+      next.has(measureName) ? next.delete(measureName) : next.add(measureName);
+      return next;
+    });
+
+  const { retrofitDocs, installDocs } = splitDocumentsByType(documents);
+  const missingRetrofitTypes = getMissingRetrofitTypes(retrofitDocs);
+  const hasDocuments = documents.length > 0;
+
+  const isContractor = userCapability?.includes("contractor") ?? false;
+  const canUpload = isContractor && !!deal && !!portfolioId;
+
+  const docStatusMap = deal
+    ? { [deal.dealId]: docStatus }
+    : undefined;
+
+  return (
+    <div className="space-y-4">
+      {/* Upload button */}
+      {canUpload && (
+        <div className="flex justify-end">
+          <button
+            onClick={() => setUploadOpen(true)}
+            className="inline-flex items-center gap-2 px-4 py-2 rounded-lg bg-brandblue text-white text-sm font-semibold hover:bg-brandmidblue transition-colors"
+          >
+            <Upload className="h-4 w-4" />
+            Upload Docs
+          </button>
+        </div>
+      )}
+
+      {/* Loading */}
+      {isFetching && (
+        <div className="space-y-3 pt-2">
+          {[1, 2, 3].map((i) => (
+            <div key={i} className="h-14 rounded-lg bg-gray-100 animate-pulse" />
+          ))}
+        </div>
+      )}
+
+      {/* Error */}
+      {isError && !isFetching && (
+        <div className="flex flex-col items-center justify-center py-12 text-center">
+          <div className="w-10 h-10 rounded-full bg-red-50 flex items-center justify-center mb-3">
+            <ExternalLink className="h-5 w-5 text-red-400" />
+          </div>
+          <p className="text-sm font-medium text-gray-700">Could not load documents</p>
+          <p className="text-xs text-gray-500 mt-1">Please try again later.</p>
+        </div>
+      )}
+
+      {/* Empty */}
+      {!isFetching && !isError && !hasDocuments && (
+        <div className="space-y-4 pt-1">
+          <div className="flex flex-col items-center py-6 text-center">
+            <div className="w-12 h-12 rounded-full bg-amber-50 border border-amber-200 flex items-center justify-center mb-3">
+              <FolderOpen className="h-6 w-6 text-amber-400" />
+            </div>
+            <p className="text-sm font-medium text-gray-700">No documents available</p>
+            <p className="text-xs text-gray-400 mt-1">
+              All {EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.length} retrofit assessment documents are outstanding.
+            </p>
+          </div>
+          <div className="space-y-1.5">
+            <h3 className="text-xs font-semibold uppercase tracking-wide text-amber-500 px-0.5">
+              Missing Documents ({missingRetrofitTypes.length})
+            </h3>
+            {missingRetrofitTypes.map((t) => (
+              <div
+                key={t}
+                className="flex items-center gap-2.5 p-3 rounded-lg border border-dashed border-amber-200 bg-amber-50/40"
+              >
+                <FileX className="h-3.5 w-3.5 text-amber-300 shrink-0" />
+                <span className="text-xs text-amber-600 font-medium">
+                  {DOC_TYPE_LABELS[t] ?? t}
+                </span>
+              </div>
+            ))}
+          </div>
+        </div>
+      )}
+
+      {/* Documents */}
+      <AnimatePresence>
+        {!isFetching && !isError && hasDocuments && (
+          <>
+            {/* Retrofit Assessment */}
+            <motion.div key="retrofit" initial={{ opacity: 0 }} animate={{ opacity: 1 }} className="space-y-2">
+              <h3 className="text-xs font-semibold uppercase tracking-wide text-gray-400 px-0.5">
+                Retrofit Assessment Documents
+              </h3>
+              {retrofitDocs.length > 0 ? (
+                <div className="space-y-1.5">
+                  {retrofitDocs.map((doc) => (
+                    <DocumentRow key={doc.id} doc={doc} />
+                  ))}
+                </div>
+              ) : (
+                <p className="text-xs text-gray-400 px-0.5">None uploaded yet.</p>
+              )}
+              {missingRetrofitTypes.length > 0 && (
+                <div className="space-y-1.5 pt-1">
+                  <h4 className="text-xs font-semibold uppercase tracking-wide text-amber-500 px-0.5">
+                    Missing ({missingRetrofitTypes.length})
+                  </h4>
+                  {missingRetrofitTypes.map((t) => (
+                    <div
+                      key={t}
+                      className="flex items-center gap-2.5 p-3 rounded-lg border border-dashed border-amber-200 bg-amber-50/40"
+                    >
+                      <FileX className="h-3.5 w-3.5 text-amber-300 shrink-0" />
+                      <span className="text-xs text-amber-600 font-medium">
+                        {DOC_TYPE_LABELS[t] ?? t}
+                      </span>
+                    </div>
+                  ))}
+                </div>
+              )}
+            </motion.div>
+
+            {/* Install Documents */}
+            <motion.div key="install" initial={{ opacity: 0 }} animate={{ opacity: 1 }} className="space-y-3">
+              <h3 className="text-xs font-semibold uppercase tracking-wide text-gray-400 px-0.5 flex items-center gap-1.5">
+                <HardHat className="h-3.5 w-3.5" />
+                Install Documents
+              </h3>
+
+              {docStatus.measureProgress.length > 0 ? (
+                <div className="space-y-4">
+                  {docStatus.measureProgress.map((mp) => {
+                    const measureDocs = installDocs.filter((d) => d.measureName === mp.measureName);
+                    const uploadedTypeSet = new Set(measureDocs.map((d) => d.docType));
+                    const missingTypes = mp.required.filter((t) => !uploadedTypeSet.has(t));
+
+                    const isOpen = openMeasures.has(mp.measureName);
+                    return (
+                      <div key={mp.measureName} className="rounded-xl border border-gray-100 bg-gray-50/40 overflow-hidden">
+                        <button
+                          onClick={() => toggleMeasure(mp.measureName)}
+                          className="w-full flex items-center justify-between px-3 py-2.5 bg-white hover:bg-gray-50 transition-colors text-left"
+                        >
+                          <span className="flex items-center gap-2">
+                            <ChevronRight className={`h-3.5 w-3.5 text-gray-400 transition-transform duration-150 ${isOpen ? "rotate-90" : ""}`} />
+                            <span className="text-xs font-semibold text-gray-800">{mp.measureName}</span>
+                          </span>
+                          <span className={`inline-flex items-center gap-1 px-2 py-0.5 rounded-full text-[10px] font-medium border ${
+                            mp.isComplete
+                              ? "bg-emerald-50 text-emerald-700 border-emerald-200"
+                              : mp.uploadedCount > 0
+                                ? "bg-amber-50 text-amber-700 border-amber-200"
+                                : "bg-gray-100 text-gray-500 border-gray-200"
+                          }`}>
+                            {mp.uploadedCount} / {mp.requiredCount} docs
+                          </span>
+                        </button>
+                        {isOpen && <div className="px-3 py-2.5 space-y-1.5 border-t border-gray-100">
+                          {mp.uploaded.map((docType) => {
+                            const doc = measureDocs.find((d) => d.docType === docType);
+                            if (!doc) return null;
+                            return (
+                              <div key={docType} className="flex items-center justify-between gap-3 px-3 py-2 rounded-lg border border-emerald-100 bg-emerald-50/50">
+                                <div className="flex items-center gap-2 min-w-0">
+                                  <div className="shrink-0 w-5 h-5 rounded-full bg-emerald-100 border border-emerald-200 flex items-center justify-center">
+                                    <svg className="h-3 w-3 text-emerald-600" viewBox="0 0 12 12" fill="none">
+                                      <path d="M2 6l3 3 5-5" stroke="currentColor" strokeWidth="1.5" strokeLinecap="round" strokeLinejoin="round"/>
+                                    </svg>
+                                  </div>
+                                  <div className="min-w-0">
+                                    <p className="text-xs font-medium text-gray-800 truncate">{DOC_TYPE_LABELS[docType] ?? docType}</p>
+                                    <p className="text-[10px] text-gray-400">{formatDocDate(doc.s3UploadTimestamp)}</p>
+                                  </div>
+                                </div>
+                                <DownloadDocButton doc={doc} />
+                              </div>
+                            );
+                          })}
+                          {missingTypes.map((docType) => (
+                            <div key={docType} className="flex items-center gap-2.5 px-3 py-2 rounded-lg border border-dashed border-amber-200 bg-amber-50/30">
+                              <div className="shrink-0 w-5 h-5 rounded-full border-2 border-dashed border-amber-300 flex items-center justify-center">
+                                <FileX className="h-2.5 w-2.5 text-amber-400" />
+                              </div>
+                              <p className="text-xs text-amber-700 font-medium">{DOC_TYPE_LABELS[docType] ?? docType}</p>
+                            </div>
+                          ))}
+                          {measureDocs
+                            .filter((d) => !mp.required.includes(d.docType))
+                            .map((doc) => (
+                              <div key={doc.id} className="flex items-center justify-between gap-3 px-3 py-2 rounded-lg border border-gray-100 bg-white">
+                                <div className="flex items-center gap-2 min-w-0">
+                                  <div className="shrink-0 w-5 h-5 rounded-full bg-sky-50 border border-sky-200 flex items-center justify-center">
+                                    <FileText className="h-3 w-3 text-sky-500" />
+                                  </div>
+                                  <div className="min-w-0">
+                                    <p className="text-xs font-medium text-gray-800 truncate">{DOC_TYPE_LABELS[doc.docType] ?? doc.docType}</p>
+                                    <p className="text-[10px] text-gray-400">{formatDocDate(doc.s3UploadTimestamp)}</p>
+                                  </div>
+                                </div>
+                                <DownloadDocButton doc={doc} />
+                              </div>
+                            ))}
+                        </div>}
+                      </div>
+                    );
+                  })}
+
+                  {/* Unassigned install docs */}
+                  {(() => {
+                    const unassigned = getUnassignedInstallDocs(installDocs, docStatus.measureProgress);
+                    if (unassigned.length === 0) return null;
+                    return (
+                      <div className="rounded-xl border border-gray-100 bg-gray-50/40 overflow-hidden">
+                        <button
+                          onClick={() => setOtherOpen((v) => !v)}
+                          className="w-full flex items-center justify-between px-3 py-2.5 bg-white hover:bg-gray-50 transition-colors text-left"
+                        >
+                          <span className="flex items-center gap-2">
+                            <ChevronRight className={`h-3.5 w-3.5 text-gray-400 transition-transform duration-150 ${otherOpen ? "rotate-90" : ""}`} />
+                            <span className="text-[10px] font-semibold uppercase tracking-wide text-gray-500">Other</span>
+                          </span>
+                          <span className="text-[10px] text-gray-400">{unassigned.length} doc{unassigned.length !== 1 ? "s" : ""}</span>
+                        </button>
+                        {otherOpen && (
+                          <div className="px-3 py-2.5 space-y-1.5 border-t border-gray-100">
+                            {unassigned.map((doc) => (
+                              <DocumentRow key={doc.id} doc={doc} showMeasure />
+                            ))}
+                          </div>
+                        )}
+                      </div>
+                    );
+                  })()}
+                </div>
+              ) : installDocs.length > 0 ? (
+                <div className="space-y-1.5">
+                  {installDocs.map((doc) => (
+                    <DocumentRow key={doc.id} doc={doc} showMeasure />
+                  ))}
+                </div>
+              ) : (
+                <p className="text-xs text-gray-400 px-0.5">No install documents uploaded yet.</p>
+              )}
+            </motion.div>
+          </>
+        )}
+      </AnimatePresence>
+
+      {/* Upload modal */}
+      {canUpload && uploadOpen && deal && portfolioId && (
+        <ContractorUploadModal
+          deal={deal}
+          portfolioId={portfolioId}
+          onClose={() => setUploadOpen(false)}
+          docStatusMap={docStatusMap}
+          approvedMeasures={approvedMeasures}
+        />
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDrawer.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDrawer.tsx
index 83118c0..210ff48 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDrawer.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyDrawer.tsx
@@ -1,18 +1,8 @@
 "use client";
 
-import { useQuery, useMutation } from "@tanstack/react-query";
+import { useQuery } from "@tanstack/react-query";
 import { useRef } from "react";
-import { motion, AnimatePresence } from "framer-motion";
-import {
-  FileDown,
-  FileText,
-  FileX,
-  Loader2,
-  FolderOpen,
-  X,
-  ExternalLink,
-  HardHat,
-} from "lucide-react";
+import { FileDown, X } from "lucide-react";
 import {
   Drawer,
   DrawerClose,
@@ -22,138 +12,7 @@ import {
   DrawerDescription,
 } from "@/app/shadcn_components/ui/drawer";
 import type { PropertyDocument, DocStatus } from "./types";
-import { EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES, SURVEY_ALL_DOC_TYPES } from "./types";
-
-// Human-readable labels for all DB fileType enum values
-const DOC_TYPE_LABELS: Record<string, string> = {
-  // Survey / retrofit assessment docs
-  photo_pack: "Photo Pack",
-  site_note: "Site Note",
-  rd_sap_site_note: "RdSAP Site Note",
-  pas_2023_ventilation: "PAS 2023 Ventilation",
-  pas_2023_condition: "PAS 2023 Condition Report",
-  pas_significance: "PAS Significance",
-  par_photo_pack: "PAR Photo Pack",
-  pas_2023_property: "PAS 2023 Property Report",
-  pas_2023_occupancy: "PAS 2023 Occupancy Report",
-  ecmk_site_note: "ECMK Site Note",
-  ecmk_rd_sap_site_note: "ECMK RdSAP Site Note",
-  ecmk_survey_xml: "ECMK Survey XML",
-  // Install docs — photos
-  pre_photo: "Pre-Install Photos",
-  mid_photo: "Mid-Install Photos",
-  post_photo: "Post-Install Photos",
-  loft_hatch_photo: "Loft Hatch & Draft Excluder Photos",
-  dmev_photos: "DMEV Photos (Wetrooms)",
-  door_undercut_photos: "Door Undercut Photos",
-  trickle_vent_photos: "Trickle Vent Photos",
-  // Install docs — pre-installation
-  pre_installation_building_inspection: "PIBI / Tech Survey",
-  point_of_work_risk_assessment: "Point of Work Risk Assessment",
-  // Install docs — compliance & lodgement
-  claim_of_compliance: "DOCC 2030 (Claim of Compliance)",
-  mcs_compliance_certificate: "MCS Compliance Certificate",
-  certificate_of_conformity: "Certificate of Conformity",
-  minor_works_electrical_certificate: "Minor Works Electrical Certificate",
-  trustmark_licence_numbers: "TrustMark Licence Numbers",
-  operative_competency: "Operative Competency",
-  // Install docs — ventilation
-  ventilation_assessment_checklist: "Ventilation Assessment Checklist",
-  anemometer_readings: "Anemometer Readings",
-  commissioning_records: "Commissioning Records",
-  part_f_ventilation_document: "Approved Document Part F",
-  // Install docs — handover & warranties
-  handover_pack: "Handover Pack",
-  insurance_guarantee: "Insurance Backed Guarantee (IBG)",
-  workmanship_warranty: "Workmanship Warranty",
-  g98_notification: "G98 / G99 Notification",
-  // Install docs — qualifications & other
-  installer_qualifications: "Installer Qualifications",
-  installer_feedback: "Installer Feedback",
-  contractor_other: "Other",
-};
-
-function formatDate(iso: string): string {
-  try {
-    return new Date(iso).toLocaleDateString("en-GB", {
-      day: "numeric",
-      month: "short",
-      year: "numeric",
-    });
-  } catch {
-    return iso;
-  }
-}
-
-// -----------------------------------------------------------------------
-// Reusable download button — encapsulates the presigned URL mutation
-// -----------------------------------------------------------------------
-function DownloadDocButton({ doc }: { doc: PropertyDocument }) {
-  const { mutate: download, isPending: signing } = useMutation({
-    mutationFn: async () => {
-      const res = await fetch("/api/sign-document-url", {
-        method: "POST",
-        headers: { "Content-Type": "application/json" },
-        body: JSON.stringify({ key: doc.s3FileKey, bucket: doc.s3FileBucket }),
-      });
-      if (!res.ok) throw new Error("Failed to get signed URL");
-      const data = await res.json();
-      return data.url as string;
-    },
-    onSuccess: (url) => {
-      window.open(url, "_blank");
-    },
-  });
-
-  return (
-    <button
-      onClick={() => download()}
-      disabled={signing}
-      className="shrink-0 inline-flex items-center gap-1.5 px-3 py-1.5 rounded-lg bg-brandblue text-white text-xs font-medium hover:bg-brandblue/90 transition-colors disabled:opacity-60 disabled:cursor-not-allowed"
-    >
-      {signing ? (
-        <Loader2 className="h-3.5 w-3.5 animate-spin" />
-      ) : (
-        <FileDown className="h-3.5 w-3.5" />
-      )}
-      {signing ? "Preparing…" : "Download"}
-    </button>
-  );
-}
-
-// -----------------------------------------------------------------------
-// Individual document row — used in retrofit section and install fallback
-// -----------------------------------------------------------------------
-function DocumentRow({ doc, showMeasure }: { doc: PropertyDocument; showMeasure?: boolean }) {
-  const label = DOC_TYPE_LABELS[doc.docType] ?? doc.docType;
-
-  return (
-    <motion.div
-      layout
-      initial={{ opacity: 0, y: 4 }}
-      animate={{ opacity: 1, y: 0 }}
-      className="flex items-center justify-between gap-4 px-4 py-3 rounded-lg border border-gray-100 bg-white hover:border-brandblue/20 hover:shadow-sm transition-all duration-150"
-    >
-      {/* Left: icon + label + date stacked */}
-      <div className="flex items-center gap-3 min-w-0">
-        <div className="shrink-0 w-8 h-8 rounded-lg bg-sky-50 border border-sky-200 flex items-center justify-center">
-          <FileText className="h-4 w-4 text-sky-600" />
-        </div>
-        <div className="min-w-0">
-          <p className="text-sm font-medium text-gray-800 truncate">{label}</p>
-          <p className="text-xs text-gray-400 mt-0.5">
-            {showMeasure && doc.measureName
-              ? <><span className="text-brandblue/70 font-medium">{doc.measureName}</span> · {formatDate(doc.s3UploadTimestamp)}</>
-              : formatDate(doc.s3UploadTimestamp)
-            }
-          </p>
-        </div>
-      </div>
-
-      <DownloadDocButton doc={doc} />
-    </motion.div>
-  );
-}
+import PropertyDocumentsContent from "./PropertyDocumentsContent";
 
 // -----------------------------------------------------------------------
 // PropertyDrawer — main component
@@ -190,9 +49,7 @@ export default function PropertyDrawer({
       else if (uprn) params.set("uprn", uprn);
       else if (landlordPropertyId)
         params.set("landlordPropertyId", landlordPropertyId);
-      const res = await fetch(
-        `/api/live-tracking/property-documents?${params}`,
-      );
+      const res = await fetch(`/api/live-tracking/property-documents?${params}`);
       if (!res.ok) throw new Error("Failed to load documents");
       return res.json() as Promise<PropertyDocument[]>;
     },
@@ -200,31 +57,17 @@ export default function PropertyDrawer({
     staleTime: 30_000,
   });
 
-  // Keep the last successfully fetched result so the closing animation doesn't
-  // flash the empty state (the parent nulls out uprn/landlordPropertyId on close,
-  // which disables the query and resets fetchedDocuments to [] mid-animation).
+  // Preserve last fetched docs so the closing animation doesn't flash empty state
+  // when the parent nulls identifiers mid-animation.
   const lastDocumentsRef = useRef<PropertyDocument[]>([]);
   if (open && !isFetching && !isError) {
     lastDocumentsRef.current = fetchedDocuments as PropertyDocument[];
   }
   const documents = open ? (fetchedDocuments as PropertyDocument[]) : lastDocumentsRef.current;
 
-  // Split documents into the two sections
-  const retrofitDocs = documents.filter((d) => SURVEY_ALL_DOC_TYPES.has(d.docType));
-  const installDocs = documents.filter((d) => !SURVEY_ALL_DOC_TYPES.has(d.docType));
-
-  const hasDocuments = documents.length > 0;
-
-  // Missing mandatory retrofit assessment docs (ecmk types are optional — not shown as missing)
-  const presentRetrofitTypes = new Set(retrofitDocs.map((d) => d.docType));
-  const missingRetrofitTypes = EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.filter(
-    (t) => !presentRetrofitTypes.has(t),
-  );
-
   return (
     <Drawer open={open} onOpenChange={(v) => !v && onClose()} direction="right">
       <DrawerContent className="fixed right-0 top-0 bottom-0 h-full w-[40vw] min-w-80 rounded-l-2xl rounded-r-none mt-0 flex flex-col border-l border-t-0 border-b-0 border-r-0 border-brandblue/10 bg-white shadow-2xl overflow-hidden">
-        {/* Remove the default drag handle */}
         <div className="hidden" />
 
         <DrawerHeader className="shrink-0 px-6 pt-6 pb-4 border-b border-gray-100">
@@ -253,7 +96,7 @@ export default function PropertyDrawer({
             </DrawerClose>
           </div>
 
-          {hasDocuments && !isFetching && (
+          {documents.length > 0 && !isFetching && (
             <div className="mt-3 inline-flex items-center gap-1.5 px-2.5 py-1 rounded-full bg-brandblue/10 border border-brandblue/20">
               <FileDown className="h-3.5 w-3.5 text-brandblue" />
               <span className="text-xs font-medium text-brandblue">
@@ -263,242 +106,18 @@ export default function PropertyDrawer({
           )}
         </DrawerHeader>
 
-        {/* Body */}
-        <div className="flex-1 overflow-y-auto px-6 py-4 space-y-6">
-          {/* Loading state */}
-          {isFetching && (
-            <div className="space-y-3 pt-2">
-              {[1, 2, 3].map((i) => (
-                <div
-                  key={i}
-                  className="h-14 rounded-lg bg-gray-100 animate-pulse"
-                />
-              ))}
-            </div>
-          )}
-
-          {/* Error state */}
-          {isError && !isFetching && (
-            <div className="flex flex-col items-center justify-center py-12 text-center">
-              <div className="w-10 h-10 rounded-full bg-red-50 flex items-center justify-center mb-3">
-                <ExternalLink className="h-5 w-5 text-red-400" />
-              </div>
-              <p className="text-sm font-medium text-gray-700">
-                Could not load documents
-              </p>
-              <p className="text-xs text-gray-500 mt-1">
-                Please try again later.
-              </p>
-            </div>
-          )}
-
-          {/* Empty state */}
-          {!isFetching && !isError && !hasDocuments && (
-            <div className="space-y-4 pt-1">
-              <div className="flex flex-col items-center py-6 text-center">
-                <div className="w-12 h-12 rounded-full bg-amber-50 border border-amber-200 flex items-center justify-center mb-3">
-                  <FolderOpen className="h-6 w-6 text-amber-400" />
-                </div>
-                <p className="text-sm font-medium text-gray-700">
-                  No documents available
-                </p>
-                <p className="text-xs text-gray-400 mt-1">
-                  All {EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.length} retrofit assessment documents are outstanding.
-                </p>
-              </div>
-              <div className="space-y-1.5">
-                <h3 className="text-xs font-semibold uppercase tracking-wide text-amber-500 px-0.5">
-                  Missing Documents ({missingRetrofitTypes.length})
-                </h3>
-                {missingRetrofitTypes.map((t) => (
-                  <div
-                    key={t}
-                    className="flex items-center gap-2.5 p-3 rounded-lg border border-dashed border-amber-200 bg-amber-50/40"
-                  >
-                    <FileX className="h-3.5 w-3.5 text-amber-300 shrink-0" />
-                    <span className="text-xs text-amber-600 font-medium">
-                      {DOC_TYPE_LABELS[t] ?? t}
-                    </span>
-                  </div>
-                ))}
-              </div>
-            </div>
-          )}
-
-          <AnimatePresence>
-            {!isFetching && !isError && hasDocuments && (
-              <>
-                {/* ── Retrofit Assessment Documents ── */}
-                <motion.div
-                  key="retrofit"
-                  initial={{ opacity: 0 }}
-                  animate={{ opacity: 1 }}
-                  className="space-y-2"
-                >
-                  <h3 className="text-xs font-semibold uppercase tracking-wide text-gray-400 px-0.5">
-                    Retrofit Assessment Documents
-                  </h3>
-                  {retrofitDocs.length > 0 ? (
-                    <div className="space-y-1.5">
-                      {retrofitDocs.map((doc) => (
-                        <DocumentRow key={doc.id} doc={doc} />
-                      ))}
-                    </div>
-                  ) : (
-                    <p className="text-xs text-gray-400 px-0.5">None uploaded yet.</p>
-                  )}
-
-                  {/* Missing mandatory retrofit assessment docs */}
-                  {missingRetrofitTypes.length > 0 && (
-                    <div className="space-y-1.5 pt-1">
-                      <h4 className="text-xs font-semibold uppercase tracking-wide text-amber-500 px-0.5">
-                        Missing ({missingRetrofitTypes.length})
-                      </h4>
-                      {missingRetrofitTypes.map((t) => (
-                        <div
-                          key={t}
-                          className="flex items-center gap-2.5 p-3 rounded-lg border border-dashed border-amber-200 bg-amber-50/40"
-                        >
-                          <FileX className="h-3.5 w-3.5 text-amber-300 shrink-0" />
-                          <span className="text-xs text-amber-600 font-medium">
-                            {DOC_TYPE_LABELS[t] ?? t}
-                          </span>
-                        </div>
-                      ))}
-                    </div>
-                  )}
-                </motion.div>
-
-                {/* ── Install Documents ── */}
-                <motion.div
-                  key="install"
-                  initial={{ opacity: 0 }}
-                  animate={{ opacity: 1 }}
-                  className="space-y-3"
-                >
-                  <h3 className="text-xs font-semibold uppercase tracking-wide text-gray-400 px-0.5 flex items-center gap-1.5">
-                    <HardHat className="h-3.5 w-3.5" />
-                    Install Documents
-                  </h3>
-
-                  {docStatus?.measureProgress && docStatus.measureProgress.length > 0 ? (
-                    // ── Per-measure checklist ──
-                    <div className="space-y-4">
-                      {docStatus.measureProgress.map((mp) => {
-                        const measureDocs = installDocs.filter((d) => d.measureName === mp.measureName);
-                        const uploadedTypeSet = new Set(measureDocs.map((d) => d.docType));
-                        const missingTypes = mp.required.filter((t) => !uploadedTypeSet.has(t));
-
-                        return (
-                          <div key={mp.measureName} className="rounded-xl border border-gray-100 bg-gray-50/40 overflow-hidden">
-                            {/* Measure header */}
-                            <div className="flex items-center justify-between px-3 py-2.5 border-b border-gray-100 bg-white">
-                              <span className="text-xs font-semibold text-gray-800">{mp.measureName}</span>
-                              <span className={`inline-flex items-center gap-1 px-2 py-0.5 rounded-full text-[10px] font-medium border ${
-                                mp.isComplete
-                                  ? "bg-emerald-50 text-emerald-700 border-emerald-200"
-                                  : mp.uploadedCount > 0
-                                    ? "bg-amber-50 text-amber-700 border-amber-200"
-                                    : "bg-gray-100 text-gray-500 border-gray-200"
-                              }`}>
-                                {mp.uploadedCount} / {mp.requiredCount} docs
-                              </span>
-                            </div>
-
-                            <div className="px-3 py-2.5 space-y-1.5">
-                              {/* Uploaded required docs */}
-                              {mp.uploaded.map((docType) => {
-                                const doc = measureDocs.find((d) => d.docType === docType);
-                                if (!doc) return null;
-                                return (
-                                  <div key={docType} className="flex items-center justify-between gap-3 px-3 py-2 rounded-lg border border-emerald-100 bg-emerald-50/50">
-                                    <div className="flex items-center gap-2 min-w-0">
-                                      <div className="shrink-0 w-5 h-5 rounded-full bg-emerald-100 border border-emerald-200 flex items-center justify-center">
-                                        <svg className="h-3 w-3 text-emerald-600" viewBox="0 0 12 12" fill="none">
-                                          <path d="M2 6l3 3 5-5" stroke="currentColor" strokeWidth="1.5" strokeLinecap="round" strokeLinejoin="round"/>
-                                        </svg>
-                                      </div>
-                                      <div className="min-w-0">
-                                        <p className="text-xs font-medium text-gray-800 truncate">{DOC_TYPE_LABELS[docType] ?? docType}</p>
-                                        <p className="text-[10px] text-gray-400">{formatDate(doc.s3UploadTimestamp)}</p>
-                                      </div>
-                                    </div>
-                                    <DownloadDocButton doc={doc} />
-                                  </div>
-                                );
-                              })}
-
-                              {/* Missing required docs */}
-                              {missingTypes.map((docType) => (
-                                <div key={docType} className="flex items-center gap-2.5 px-3 py-2 rounded-lg border border-dashed border-amber-200 bg-amber-50/30">
-                                  <div className="shrink-0 w-5 h-5 rounded-full border-2 border-dashed border-amber-300 flex items-center justify-center">
-                                    <FileX className="h-2.5 w-2.5 text-amber-400" />
-                                  </div>
-                                  <p className="text-xs text-amber-700 font-medium">{DOC_TYPE_LABELS[docType] ?? docType}</p>
-                                </div>
-                              ))}
-
-                              {/* Extra docs uploaded for this measure (not in required list) */}
-                              {measureDocs
-                                .filter((d) => !mp.required.includes(d.docType))
-                                .map((doc) => (
-                                  <div key={doc.id} className="flex items-center justify-between gap-3 px-3 py-2 rounded-lg border border-gray-100 bg-white">
-                                    <div className="flex items-center gap-2 min-w-0">
-                                      <div className="shrink-0 w-5 h-5 rounded-full bg-sky-50 border border-sky-200 flex items-center justify-center">
-                                        <FileText className="h-3 w-3 text-sky-500" />
-                                      </div>
-                                      <div className="min-w-0">
-                                        <p className="text-xs font-medium text-gray-800 truncate">{DOC_TYPE_LABELS[doc.docType] ?? doc.docType}</p>
-                                        <p className="text-[10px] text-gray-400">{formatDate(doc.s3UploadTimestamp)}</p>
-                                      </div>
-                                    </div>
-                                    <DownloadDocButton doc={doc} />
-                                  </div>
-                                ))
-                              }
-                            </div>
-                          </div>
-                        );
-                      })}
-
-                      {/* Unassigned / no-measure install docs */}
-                      {(() => {
-                        const knownMeasures = new Set(docStatus.measureProgress.map((m) => m.measureName));
-                        const unassigned = installDocs.filter(
-                          (d) => !d.measureName || !knownMeasures.has(d.measureName),
-                        );
-                        if (unassigned.length === 0) return null;
-                        return (
-                          <div className="space-y-1.5">
-                            <h4 className="text-[10px] font-semibold uppercase tracking-wide text-gray-400 px-0.5">Other</h4>
-                            {unassigned.map((doc) => (
-                              <DocumentRow key={doc.id} doc={doc} showMeasure />
-                            ))}
-                          </div>
-                        );
-                      })()}
-                    </div>
-                  ) : installDocs.length > 0 ? (
-                    // ── Fallback: flat list (no measure progress data) ──
-                    <div className="space-y-1.5">
-                      {installDocs.map((doc) => (
-                        <DocumentRow key={doc.id} doc={doc} showMeasure />
-                      ))}
-                    </div>
-                  ) : (
-                    <p className="text-xs text-gray-400 px-0.5">No install documents uploaded yet.</p>
-                  )}
-                </motion.div>
-              </>
-            )}
-          </AnimatePresence>
+        <div className="flex-1 overflow-y-auto px-6 py-4">
+          <PropertyDocumentsContent
+            documents={documents}
+            isFetching={isFetching}
+            isError={isError}
+            docStatus={docStatus ?? { presentSurveyTypes: [], hasSurveyDocs: false, isSurveyComplete: false, hasInstallDocs: false, installStatus: "none", measureProgress: [] }}
+          />
         </div>
 
-        {/* Footer */}
         <div className="px-6 py-4 border-t border-gray-100 bg-gray-50/50">
           <p className="text-xs text-gray-400">
-            Download links expire after 30 minutes. Refresh to generate a new
-            link.
+            Download links expire after 30 minutes. Refresh to generate a new link.
           </p>
         </div>
       </DrawerContent>
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyTableColumns.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyTableColumns.tsx
index a4b1b96..8e55380 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyTableColumns.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/PropertyTableColumns.tsx
@@ -3,23 +3,8 @@
 import { ColumnDef } from "@tanstack/react-table";
 import { ArrowUpDown, CheckCircle2, AlertCircle, FileX } from "lucide-react";
 import Link from "next/link";
-import { STAGE_COLORS } from "./types";
-import type { ClassifiedDeal, DisplayStage, DocStatusMap, RemovalStatusByDeal } from "./types";
-
-// -----------------------------------------------------------------------
-// Stage badge — consistent pill rendering
-// -----------------------------------------------------------------------
-function StageBadge({ stage }: { stage: DisplayStage }) {
-  const c = STAGE_COLORS[stage] ?? STAGE_COLORS["Unknown Stage"];
-  return (
-    <span
-      className={`inline-flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs font-medium border whitespace-nowrap ${c.bg} ${c.text} ${c.border}`}
-    >
-      <span className={`w-1.5 h-1.5 rounded-full shrink-0 ${c.dot}`} />
-      {stage}
-    </span>
-  );
-}
+import type { ClassifiedDeal, DocStatusMap, RemovalStatusByDeal } from "./types";
+import { StageBadge } from "./ui";
 
 // Sortable column header helper
 function SortableHeader({
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/DealPage.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/DealPage.tsx
index cbd680f..064dd6b 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/DealPage.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/DealPage.tsx
@@ -1,6 +1,7 @@
 "use client";
 
 import { useState } from "react";
+import { useQuery } from "@tanstack/react-query";
 import { useSearchParams, useRouter } from "next/navigation";
 import {
   Dialog,
@@ -15,37 +16,31 @@ import {
   TooltipTrigger,
 } from "@/app/shadcn_components/ui/tooltip";
 import { AlertTriangle, ChevronRight, ChevronDown } from "lucide-react";
-import { sapToEpc } from "@/app/utils";
+import { sapToEpc, getEpcAccentClasses, parsePreSap } from "@/app/utils";
 import { parseMeasures } from "@/app/lib/parseMeasures";
 import { outOfOrderInstructionWarning } from "@/app/lib/softWarnings";
-import type { ClassifiedDeal, PortfolioCapabilityType, DocStatus, EffectiveRemovalState } from "../types";
-import { STAGE_COLORS } from "../types";
+import type { ClassifiedDeal, PortfolioCapabilityType, DocStatus, EffectiveRemovalState, PropertyDocument } from "../types";
+import PropertyDocumentsContent from "../PropertyDocumentsContent";
+import { StageBadge } from "../ui";
 import {
   InfoRow,
-  StageBadge,
   MilestoneTimeline,
   formatDate,
-  MeasureApprovalEditor,
-  InstructMeasureEditor,
-  ApprovalLogSection,
-  PibiDatesEditor,
-  PibiMeasureSelector,
-  DomnaEditor,
-  HaltedEditor,
-  SurveyRequestSection,
-  RemovalRequestSection,
   SectionHeader,
   SECTION_TITLES,
   WRITE_ROLES,
-} from "../PropertyDetailDrawer";
+} from "../deal-detail/primitives";
+import { MeasureApprovalEditor } from "../deal-detail/MeasureApprovalEditor";
+import { InstructMeasureEditor } from "../deal-detail/pibi/InstructMeasureEditor";
+import { PibiSurveysTabContent } from "../deal-detail/PibiSurveysTabContent";
+import { ActivityLog } from "../ActivityLog";
 
-type Tab = "works" | "pibi" | "survey-admin" | "documents";
-const VALID_TABS: Tab[] = ["works", "pibi", "survey-admin", "documents"];
+type Tab = "works" | "pibi-surveys" | "documents";
+const VALID_TABS: Tab[] = ["works", "pibi-surveys", "documents"];
 
 const TAB_LABELS: Record<Tab, string> = {
   works: "Works",
-  pibi: "PIBI",
-  "survey-admin": "Survey & Admin",
+  "pibi-surveys": "PIBIs & Surveys",
   documents: "Documents",
 };
 
@@ -65,6 +60,7 @@ export default function DealPage({
   portfolioId,
   userRole,
   userCapability,
+  approvedMeasures,
   docStatus,
   removalState,
 }: DealPageProps) {
@@ -82,16 +78,27 @@ export default function DealPage({
     router.replace(`?tab=${tab}`, { scroll: false });
   };
 
-  const epcCurrent = sapToEpc(deal.preSapScore != null ? Number(deal.preSapScore) : null);
+  const { data: documents = [], isFetching: docsFetching, isError: docsError } = useQuery({
+    queryKey: ["property-documents", deal.dealId, deal.uprn, deal.landlordPropertyId],
+    queryFn: async () => {
+      const params = new URLSearchParams();
+      if (deal.dealId) params.set("dealId", deal.dealId);
+      else if (deal.uprn) params.set("uprn", deal.uprn);
+      else if (deal.landlordPropertyId) params.set("landlordPropertyId", deal.landlordPropertyId);
+      const res = await fetch(`/api/live-tracking/property-documents?${params}`);
+      if (!res.ok) throw new Error("Failed to load documents");
+      return res.json() as Promise<PropertyDocument[]>;
+    },
+    staleTime: 30_000,
+  });
+
+  const parsedPreSap = parsePreSap(deal.preSapScore);
   const epcPotential = sapToEpc(deal.epcSapScorePotential != null ? Number(deal.epcSapScorePotential) : null);
   const technicalApprovedMeasures = parseMeasures(
     deal.technicalApprovedMeasuresForInstall ?? null,
   );
-  const pibiMeasures = parseMeasures(deal.measuresForPibiOrdered ?? null);
-
   const isApprover = userCapability.includes("approver");
   const canWrite = WRITE_ROLES.includes(userRole);
-  const stageColors = STAGE_COLORS[deal.displayStage] ?? STAGE_COLORS["Unknown Stage"];
 
   return (
     <TooltipProvider>
@@ -140,14 +147,17 @@ export default function DealPage({
                 Energy Performance
               </p>
               <div className="flex items-baseline gap-2">
-                <span className="text-2xl font-black text-brandblue">{epcCurrent}</span>
-                {epcPotential !== "Unknown" && epcPotential !== epcCurrent && (
+                {parsedPreSap ? (
+                  <span className={`text-2xl font-black ${getEpcAccentClasses(parsedPreSap.letter)}`}>
+                    {parsedPreSap.display}
+                  </span>
+                ) : (
+                  <span className="text-2xl font-black text-gray-400">—</span>
+                )}
+                {epcPotential !== "Unknown" && epcPotential !== (parsedPreSap?.letter ?? "Unknown") && (
                   <span className="text-sm text-gray-400">→ {epcPotential}</span>
                 )}
               </div>
-              {deal.preSapScore !== null && deal.preSapScore !== undefined && (
-                <p className="text-xs text-gray-500">SAP: {deal.preSapScore}</p>
-              )}
             </div>
 
             {/* Key details */}
@@ -163,24 +173,9 @@ export default function DealPage({
               <InfoRow label="Coordination" value={deal.coordinationStatus} />
               <InfoRow label="Design Status" value={deal.designStatus} />
               <InfoRow label="Design Type" value={deal.designType} />
-              <InfoRow
-                label="Pre-SAP"
-                value={
-                  deal.preSapScore ? (
-                    <span
-                      className={`font-semibold px-1.5 py-0.5 rounded text-xs ${
-                        Number(deal.preSapScore) < 30
-                          ? "text-red-600 bg-red-50"
-                          : Number(deal.preSapScore) < 50
-                            ? "text-amber-700 bg-amber-50"
-                            : "text-emerald-700 bg-emerald-50"
-                      }`}
-                    >
-                      {deal.preSapScore}
-                    </span>
-                  ) : null
-                }
-              />
+              <InfoRow label="Lodgement Status" value={deal.lodgementStatus} />
+              <InfoRow label="Measures Lodged" value={formatDate(deal.measuresLodgementDate)} />
+              <InfoRow label="Full Lodgement" value={formatDate(deal.fullLodgementDate)} />
             </div>
 
             {/* Survey info */}
@@ -205,9 +200,6 @@ export default function DealPage({
               </div>
             </div>
 
-            {deal.uprn && (
-              <p className="text-xs text-gray-400 font-mono">UPRN: {deal.uprn}</p>
-            )}
           </div>
         </aside>
 
@@ -252,7 +244,6 @@ export default function DealPage({
                 </div>
                 <div className="divide-y divide-gray-50 mt-3">
                   <InfoRow label="Installed" value={deal.actualMeasuresInstalled} />
-                  <InfoRow label="Lodgement Status" value={deal.lodgementStatus} />
                 </div>
               </div>
 
@@ -297,163 +288,38 @@ export default function DealPage({
                 </button>
                 {isLogOpen && (
                   <div className="mt-3">
-                    <ApprovalLogSection dealId={deal.dealId} portfolioId={portfolioId} />
+                    <ActivityLog dealId={deal.dealId} portfolioId={portfolioId} />
                   </div>
                 )}
               </div>
             </div>
 
-            {/* ── PIBI ── */}
+            {/* ── PIBIs & Surveys ── */}
             <div
-              className={`p-5 space-y-6 ${activeTab === "pibi" ? "block" : "hidden"}`}
+              className={`p-5 space-y-6 ${activeTab === "pibi-surveys" ? "block" : "hidden"}`}
             >
-              <SectionHeader id="pibi" label={SECTION_TITLES.pibi} />
-              <div className="space-y-3">
-                <PibiDatesEditor
-                  dealId={deal.dealId}
-                  portfolioId={portfolioId}
-                  initialOrderDate={deal.pibiOrderDate}
-                  initialCompletedDate={deal.pibiCompletedDate}
-                  canEdit={canWrite}
-                />
-                {isApprover ? (
-                  <PibiMeasureSelector
-                    dealId={deal.dealId}
-                    portfolioId={portfolioId}
-                    proposedMeasures={parseMeasures(deal.proposedMeasures ?? null)}
-                    canEdit
-                  />
-                ) : (
-                  pibiMeasures.length > 0 && (
-                    <div className="divide-y divide-gray-50">
-                      <InfoRow
-                        label="Measures for PIBI"
-                        value={
-                          <span className="flex flex-wrap gap-1.5">
-                            {pibiMeasures.map((m) => (
-                              <span
-                                key={m}
-                                className="px-2 py-0.5 rounded-full text-[11px] bg-gray-50 border border-gray-200 text-gray-600"
-                              >
-                                {m}
-                              </span>
-                            ))}
-                          </span>
-                        }
-                      />
-                    </div>
-                  )
-                )}
-              </div>
-            </div>
-
-            {/* ── Survey & Admin ── */}
-            <div
-              className={`p-5 space-y-6 ${activeTab === "survey-admin" ? "block" : "hidden"}`}
-            >
-              <div>
-                <SectionHeader id="domna" label={SECTION_TITLES.domna} />
-                <DomnaEditor
-                  dealId={deal.dealId}
-                  portfolioId={portfolioId}
-                  initialSurveyType={deal.domnaSurveyType ?? null}
-                  initialSurveyDate={deal.domnaSurveyDate}
-                  canEdit={isApprover}
-                />
-              </div>
-              <div>
-                <SectionHeader id="halted" label={SECTION_TITLES.halted} />
-                <HaltedEditor
-                  dealId={deal.dealId}
-                  portfolioId={portfolioId}
-                  initialHaltedDate={deal.propertyHaltedDate}
-                  initialHaltedReason={deal.propertyHaltedReason ?? null}
-                  canEdit={isApprover}
-                />
-              </div>
-              <div>
-                <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
-                  Survey Request
-                </h3>
-                <SurveyRequestSection
-                  dealId={deal.dealId}
-                  portfolioId={portfolioId}
-                  userRole={userRole}
-                />
-              </div>
-              <div className="border-t border-gray-100 pt-4">
-                <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
-                  Project Removal
-                </h3>
-                <RemovalRequestSection
-                  dealId={deal.dealId}
-                  portfolioId={portfolioId}
-                  userRole={userRole}
-                  userCapability={userCapability}
-                />
-              </div>
+              <PibiSurveysTabContent
+                deal={deal}
+                portfolioId={portfolioId}
+                userRole={userRole}
+                userCapability={userCapability}
+              />
             </div>
 
             {/* ── Documents ── */}
             <div
-              className={`p-5 space-y-4 ${activeTab === "documents" ? "block" : "hidden"}`}
+              className={`p-5 ${activeTab === "documents" ? "block" : "hidden"}`}
             >
-              <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400">
-                Documents
-              </h3>
-              {docStatus.hasSurveyDocs || docStatus.hasInstallDocs ? (
-                <div className="space-y-3">
-                  <div className="flex items-center gap-2">
-                    <span
-                      className={`w-2 h-2 rounded-full ${docStatus.isSurveyComplete ? "bg-emerald-500" : docStatus.hasSurveyDocs ? "bg-amber-400" : "bg-gray-300"}`}
-                    />
-                    <span className="text-sm text-gray-700">
-                      Survey docs:{" "}
-                      <span className="font-medium">
-                        {docStatus.isSurveyComplete
-                          ? "Complete"
-                          : docStatus.hasSurveyDocs
-                            ? `${docStatus.presentSurveyTypes.length} uploaded`
-                            : "None"}
-                      </span>
-                    </span>
-                  </div>
-                  <div className="flex items-center gap-2">
-                    <span
-                      className={`w-2 h-2 rounded-full ${docStatus.installStatus === "all" ? "bg-emerald-500" : docStatus.installStatus === "partial" || docStatus.installStatus === "hasDocs" ? "bg-amber-400" : "bg-gray-300"}`}
-                    />
-                    <span className="text-sm text-gray-700">
-                      Install docs:{" "}
-                      <span className="font-medium capitalize">
-                        {docStatus.installStatus === "none"
-                          ? "None"
-                          : docStatus.installStatus === "all"
-                            ? "Complete"
-                            : "Partial"}
-                      </span>
-                    </span>
-                  </div>
-                  {docStatus.measureProgress.length > 0 && (
-                    <div className="space-y-2 mt-2">
-                      {docStatus.measureProgress.map((mp) => (
-                        <div
-                          key={mp.measureName}
-                          className="flex items-center justify-between text-xs py-1.5 border-b border-gray-50 last:border-0"
-                        >
-                          <span className="text-gray-700">{mp.measureName}</span>
-                          <span
-                            className={`font-medium ${mp.isComplete ? "text-emerald-600" : "text-amber-600"}`}
-                          >
-                            {mp.uploadedCount}/{mp.requiredCount}
-                          </span>
-                        </div>
-                      ))}
-                    </div>
-                  )}
-                </div>
-              ) : (
-                <p className="text-sm text-gray-400">No documents uploaded yet.</p>
-              )}
+              <PropertyDocumentsContent
+                documents={documents}
+                isFetching={docsFetching}
+                isError={docsError}
+                docStatus={docStatus}
+                deal={deal}
+                portfolioId={portfolioId}
+                userCapability={userCapability}
+                approvedMeasures={approvedMeasures}
+              />
             </div>
 
           </div>
@@ -512,7 +378,7 @@ export default function DealPage({
 
             {/* Request Survey */}
             <button
-              onClick={() => switchTab("survey-admin")}
+              onClick={() => switchTab("pibi-surveys")}
               className="w-full flex items-center justify-between px-4 py-3 rounded-lg bg-gray-50 border border-gray-200 text-gray-700 text-sm font-semibold hover:border-brandblue/30 hover:text-brandblue transition-colors"
             >
               <span>Request Survey</span>
@@ -521,7 +387,7 @@ export default function DealPage({
 
             {/* Request Removal */}
             <button
-              onClick={() => switchTab("survey-admin")}
+              onClick={() => switchTab("pibi-surveys")}
               className="w-full flex items-center justify-between px-4 py-3 rounded-lg bg-gray-50 border border-gray-200 text-gray-700 text-sm font-semibold hover:border-brandblue/30 hover:text-brandblue transition-colors"
             >
               <span>Request Removal</span>
@@ -551,8 +417,10 @@ export default function DealPage({
           <InstructMeasureEditor
             dealId={deal.dealId}
             portfolioId={portfolioId}
+            proposedMeasures={parseMeasures(deal.proposedMeasures ?? null)}
             canEdit={isApprover}
             outOfOrderWarning={outOfOrderInstructionWarning(deal)}
+            onSuccess={() => setInstructModalOpen(false)}
           />
         </DialogContent>
       </Dialog>
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.test.ts
new file mode 100644
index 0000000..f4fa001
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.test.ts
@@ -0,0 +1,265 @@
+import { describe, it, expect, vi, beforeEach } from "vitest";
+
+// ── Hoisted mocks ─────────────────────────────────────────────────────────────
+const { mockGetServerSession, mockDbSelect, mockNotFound, mockRedirect } =
+  vi.hoisted(() => ({
+    mockGetServerSession: vi.fn(),
+    mockDbSelect: vi.fn(),
+    mockNotFound: vi.fn(() => {
+      throw new Error("NEXT_NOT_FOUND");
+    }),
+    mockRedirect: vi.fn(() => {
+      throw new Error("NEXT_REDIRECT");
+    }),
+  }));
+
+// ── Auth ──────────────────────────────────────────────────────────────────────
+vi.mock("next-auth", () => ({ getServerSession: mockGetServerSession }));
+vi.mock("@/app/api/auth/[...nextauth]/authOptions", () => ({ AuthOptions: {} }));
+
+// ── Navigation ────────────────────────────────────────────────────────────────
+vi.mock("next/navigation", () => ({
+  redirect: mockRedirect,
+  notFound: mockNotFound,
+}));
+vi.mock("next/link", () => ({ default: vi.fn(() => null) }));
+
+// ── Drizzle ORM ───────────────────────────────────────────────────────────────
+vi.mock("drizzle-orm", () => ({
+  eq: vi.fn((a: unknown, b: unknown) => ({ $eq: [a, b] })),
+  inArray: vi.fn((col: unknown, vals: unknown) => ({ $inArray: [col, vals] })),
+  and: vi.fn((...args: unknown[]) => ({ $and: args })),
+  desc: vi.fn((col: unknown) => ({ $desc: col })),
+  sql: vi.fn(),
+}));
+vi.mock("drizzle-orm/pg-core", () => ({
+  alias: vi.fn((table: unknown, _name: string) => table),
+}));
+
+// ── DB ────────────────────────────────────────────────────────────────────────
+vi.mock("@/app/db/db", () => ({
+  db: { get select() { return mockDbSelect; } },
+}));
+
+// ── Schemas ───────────────────────────────────────────────────────────────────
+vi.mock("@/app/db/schema/crm/hubspot_deal_table", () => ({
+  hubspotDealData: { dealId: {}, companyId: {}, coordinator: {}, designer: {} },
+}));
+vi.mock("@/app/db/schema/crm/hubspot_user_table", () => ({
+  hubspotUsers: { hubspotOwnerId: {}, firstName: {}, lastName: {} },
+}));
+vi.mock("@/app/db/schema/uploaded_files", () => ({
+  uploadedFiles: { hubsotDealId: {}, fileType: {}, measureName: {}, uprn: {} },
+}));
+vi.mock("@/app/db/schema/portfolio_organisation", () => ({
+  portfolioOrganisation: { portfolioId: {}, organisationId: {} },
+}));
+vi.mock("@/app/db/schema/organisation", () => ({
+  organisation: { id: {}, hubspotCompanyId: {} },
+}));
+vi.mock("@/app/db/schema/portfolio", () => ({
+  portfolioCapabilities: { portfolioId: {}, userId: {}, capability: {} },
+  portfolioUsers: { portfolioId: {}, userId: {}, role: {} },
+}));
+vi.mock("@/app/db/schema/approvals", () => ({
+  dealMeasureApprovals: { hubspotDealId: {}, isApproved: {}, measureName: {} },
+}));
+vi.mock("@/app/db/schema/removal_requests", () => ({
+  propertyRemovalRequests: {
+    portfolioId: {},
+    hubspotDealId: {},
+    type: {},
+    status: {},
+    requestedAt: {},
+  },
+}));
+vi.mock("@/app/db/schema/users", () => ({
+  user: { id: {}, email: {} },
+}));
+
+// ── Transforms & lib ──────────────────────────────────────────────────────────
+vi.mock("../transforms", () => ({
+  classifyDeals: vi.fn((deals: unknown[]) =>
+    deals.map((d) => ({ ...(d as object), displayStage: "Test Stage" })),
+  ),
+}));
+vi.mock("@/app/lib/measureDocumentRequirements", () => ({
+  getRequiredDocs: vi.fn(() => []),
+}));
+
+// ── DealPage component ────────────────────────────────────────────────────────
+vi.mock("./DealPage", () => ({ default: vi.fn(() => null) }));
+
+// ── Subject under test ────────────────────────────────────────────────────────
+import DealDetailPage from "./page";
+
+// ── Chain helpers ─────────────────────────────────────────────────────────────
+
+// Generic chain: .limit(n) resolves to limitResult; awaiting without .limit
+// resolves to directResult (thenable).
+function makeSelectChain(
+  limitResult: unknown[] = [],
+  directResult: unknown[] = [],
+) {
+  const self: Record<string, unknown> = {};
+  self.then = (
+    resolve: (v: unknown) => unknown,
+    reject: (e: unknown) => unknown,
+  ) => Promise.resolve(directResult).then(resolve, reject);
+  self.from = vi.fn(() => self);
+  self.innerJoin = vi.fn(() => self);
+  self.leftJoin = vi.fn(() => self);
+  self.where = vi.fn(() => self);
+  self.orderBy = vi.fn(() => self);
+  self.limit = vi.fn(() => Promise.resolve(limitResult));
+  return self;
+}
+
+// Deal chain: inspects the WHERE argument's JSON to decide what to return.
+// Returns dealRow only when the condition includes $inArray, i.e. after fix.
+// Before fix, eq() produces $eq and the deal is not found (empty result).
+function makeDealChain(dealRow: Record<string, unknown>) {
+  let conditionUsesInArray = false;
+  const self: Record<string, unknown> = {};
+  self.then = (
+    resolve: (v: unknown) => unknown,
+    reject: (e: unknown) => unknown,
+  ) => Promise.resolve([]).then(resolve, reject);
+  self.from = vi.fn(() => self);
+  self.leftJoin = vi.fn(() => self);
+  self.where = vi.fn((condition: unknown) => {
+    conditionUsesInArray = JSON.stringify(condition).includes('"$inArray"');
+    return self;
+  });
+  self.orderBy = vi.fn(() => self);
+  self.limit = vi.fn(() =>
+    Promise.resolve(conditionUsesInArray ? [dealRow] : []),
+  );
+  return self;
+}
+
+// ── Fixtures ──────────────────────────────────────────────────────────────────
+
+const DEAL_COMPANY = "86970043613";
+const OTHER_COMPANIES = ["262091354351", "86797211838"];
+const DEAL_ID = "489569618109";
+const PORTFOLIO_ID = "737";
+
+const mockDealRow = {
+  deal: {
+    id: "1",
+    dealId: DEAL_ID,
+    dealname: "Test Property",
+    dealstage: "test",
+    companyId: DEAL_COMPANY,
+    projectCode: null,
+    landlordPropertyId: null,
+    uprn: null,
+    outcome: null,
+    outcomeNotes: null,
+    majorConditionIssueDescription: null,
+    majorConditionIssuePhotos: null,
+    majorConditionIssuePhotosS3: null,
+    coordinationStatus: null,
+    designStatus: null,
+    pashubLink: null,
+    sharepointLink: null,
+    dampmouldGrowth: null,
+    damnpMouldAndRepairComments: null,
+    preSap: null,
+    mtpCompletionDate: null,
+    mtpReModelCompletionDate: null,
+    ioeV3CompletionDate: null,
+    proposedMeasures: null,
+    approvedPackage: null,
+    designCompletionDate: null,
+    actualMeasuresInstalled: null,
+    installer: null,
+    installerHandover: null,
+    lodgementStatus: null,
+    measuresLodgementDate: null,
+    lodgementDate: null,
+    confirmedSurveyDate: null,
+    confirmedSurveyTime: null,
+    surveyedDate: null,
+    dealType: null,
+    eiScore: null,
+    eiScorePotential: null,
+    epcSapScore: null,
+    epcSapScorePotential: null,
+    surveyType: null,
+    measuresForPibiOrdered: null,
+    pibiOrderDate: null,
+    pibiCompletedDate: null,
+    propertyHaltedDate: null,
+    propertyHaltedReason: null,
+    technicalApprovedMeasuresForInstall: null,
+    domnaSurveyType: null,
+    domnaSurveyDate: null,
+    createdAt: new Date(),
+    updatedAt: new Date(),
+  },
+  coordinator: null,
+  designer: null,
+};
+
+function setupDb() {
+  mockGetServerSession.mockResolvedValue({
+    user: { email: "test@domna.homes" },
+  });
+
+  // 1. Org lookup
+  //    limitResult  = [wrong company] — what .limit(1) returns (broken path)
+  //    directResult = all three companies — what await-without-limit returns (fixed path)
+  mockDbSelect.mockImplementationOnce(() =>
+    makeSelectChain(
+      [{ hubspotCompanyId: OTHER_COMPANIES[0] }],
+      [
+        { hubspotCompanyId: DEAL_COMPANY },
+        { hubspotCompanyId: OTHER_COMPANIES[0] },
+        { hubspotCompanyId: OTHER_COMPANIES[1] },
+      ],
+    ),
+  );
+
+  // 2. Deal lookup — returns deal only when inArray appears in the where clause
+  mockDbSelect.mockImplementationOnce(() => makeDealChain(mockDealRow));
+
+  // 3. User lookup
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([{ id: 1n }]));
+
+  // 4. Cap rows (no .limit — awaited via thenable)
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+
+  // 5. Role row
+  mockDbSelect.mockImplementationOnce(() =>
+    makeSelectChain([{ role: "read" }]),
+  );
+
+  // 6. Approval rows (no .limit)
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+
+  // 7. Removal rows (has .orderBy + .limit)
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([]));
+
+  // 8. Phase-1 docs (no .limit)
+  mockDbSelect.mockImplementationOnce(() => makeSelectChain([], []));
+}
+
+// ── Tests ─────────────────────────────────────────────────────────────────────
+
+describe("DealDetailPage — multi-organisation portfolio", () => {
+  beforeEach(() => {
+    vi.clearAllMocks();
+  });
+
+  it("renders deal when its company is not the first linked organisation", async () => {
+    setupDb();
+    await expect(
+      DealDetailPage({
+        params: Promise.resolve({ slug: PORTFOLIO_ID, dealId: DEAL_ID }),
+      }),
+    ).resolves.toBeDefined();
+    expect(mockNotFound).not.toHaveBeenCalled();
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.tsx
index bce8d22..18dfe69 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/[dealId]/page.tsx
@@ -1,104 +1,24 @@
 import { getServerSession } from "next-auth";
 import { AuthOptions } from "@/app/api/auth/[...nextauth]/authOptions";
 import { redirect, notFound } from "next/navigation";
-import { eq, inArray, and, desc } from "drizzle-orm";
+import { eq, inArray, and, desc, sql } from "drizzle-orm";
 import { db } from "@/app/db/db";
 import { hubspotDealData } from "@/app/db/schema/crm/hubspot_deal_table";
-import { alias } from "drizzle-orm/pg-core";
-import { hubspotUsers } from "@/app/db/schema/crm/hubspot_user_table";
-import { uploadedFiles } from "@/app/db/schema/uploaded_files";
 import { portfolioOrganisation } from "@/app/db/schema/portfolio_organisation";
 import { organisation } from "@/app/db/schema/organisation";
 import { portfolioCapabilities, portfolioUsers } from "@/app/db/schema/portfolio";
 import { dealMeasureApprovals } from "@/app/db/schema/approvals";
 import { propertyRemovalRequests } from "@/app/db/schema/removal_requests";
 import { user as userTable } from "@/app/db/schema/users";
-import { sql } from "drizzle-orm";
-import type {
-  HubspotDeal,
-  DocStatus,
-  MeasureDocProgress,
-  PortfolioCapabilityType,
-  EffectiveRemovalState,
-} from "../types";
-import {
-  EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES,
-  SURVEY_ALL_DOC_TYPES,
-} from "../types";
-import { getRequiredDocs } from "@/app/lib/measureDocumentRequirements";
+import type { DocStatus, PortfolioCapabilityType } from "../types";
+import { deriveEffectiveRemovalState } from "../removalState";
 import { classifyDeals } from "../transforms";
-import type { InferSelectModel } from "drizzle-orm";
+import { fetchDocsByDealId, computeDocStatusMap } from "../docStatus";
+import { coordinatorUser, designerUser, mapDbRowToHubspotDeal } from "../dealQuery";
+import type { DealRow } from "../dealQuery";
 import DealPage from "./DealPage";
 import Link from "next/link";
 
-const coordinatorUser = alias(hubspotUsers, "coordinator_user");
-const designerUser = alias(hubspotUsers, "designer_user");
-
-type DealRow = {
-  deal: InferSelectModel<typeof hubspotDealData>;
-  coordinator: string | null;
-  designer: string | null;
-};
-
-function mapDbRowToHubspotDeal(row: DealRow): HubspotDeal {
-  const d = row.deal;
-  return {
-    id: d.id,
-    dealId: d.dealId,
-    dealname: d.dealname,
-    dealstage: d.dealstage,
-    companyId: d.companyId,
-    projectCode: d.projectCode,
-    landlordPropertyId: d.landlordPropertyId,
-    uprn: d.uprn,
-    outcome: d.outcome,
-    outcomeNotes: d.outcomeNotes,
-    majorConditionIssueDescription: d.majorConditionIssueDescription,
-    majorConditionIssuePhotos: d.majorConditionIssuePhotos,
-    majorConditionIssuePhotosS3: d.majorConditionIssuePhotosS3,
-    coordinationStatus: d.coordinationStatus,
-    designStatus: d.designStatus,
-    pashubLink: d.pashubLink,
-    sharepointLink: d.sharepointLink,
-    dampMouldFlag: d.dampmouldGrowth,
-    dampMouldAndRepairComments: d.damnpMouldAndRepairComments,
-    preSapScore: d.preSap,
-    coordinator: row.coordinator,
-    ioeV1Date: d.mtpCompletionDate,
-    ioeV2Date: d.mtpReModelCompletionDate,
-    ioeV3Date: d.ioeV3CompletionDate,
-    proposedMeasures: d.proposedMeasures,
-    approvedPackage: d.approvedPackage,
-    designer: row.designer,
-    designDate: d.designCompletionDate,
-    actualMeasuresInstalled: d.actualMeasuresInstalled,
-    installer: d.installer,
-    installerHandover: d.installerHandover,
-    lodgementStatus: d.lodgementStatus,
-    measuresLodgementDate: d.measuresLodgementDate,
-    fullLodgementDate: d.lodgementDate,
-    confirmedSurveyDate: d.confirmedSurveyDate,
-    confirmedSurveyTime: d.confirmedSurveyTime,
-    surveyedDate: d.surveyedDate,
-    designType: d.dealType,
-    eiScore: d.eiScore,
-    eiScorePotential: d.eiScorePotential,
-    epcSapScore: d.epcSapScore,
-    epcSapScorePotential: d.epcSapScorePotential,
-    surveyType: d.surveyType,
-    measuresForPibiOrdered: d.measuresForPibiOrdered,
-    pibiOrderDate: d.pibiOrderDate,
-    pibiCompletedDate: d.pibiCompletedDate,
-    propertyHaltedDate: d.propertyHaltedDate,
-    propertyHaltedReason: d.propertyHaltedReason,
-    technicalApprovedMeasuresForInstall: d.technicalApprovedMeasuresForInstall,
-    domnaSurveyType: d.domnaSurveyType,
-    domnaSurveyDate: d.domnaSurveyDate,
-    createdAt: d.createdAt,
-    updatedAt: d.updatedAt,
-  };
-}
-
 export default async function DealDetailPage(props: {
   params: Promise<{ slug: string; dealId: string }>;
 }) {
@@ -109,22 +29,23 @@ export default async function DealDetailPage(props: {
     redirect("/");
   }
 
-  const link = await db
+  const links = await db
     .select({ hubspotCompanyId: organisation.hubspotCompanyId })
     .from(portfolioOrganisation)
     .innerJoin(
       organisation,
       eq(portfolioOrganisation.organisationId, organisation.id),
     )
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)))
-    .limit(1);
+    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)));
 
-  if (!link.length || !link[0].hubspotCompanyId) {
+  const companyIds = links
+    .map((l) => l.hubspotCompanyId)
+    .filter((id): id is string => !!id);
+
+  if (companyIds.length === 0) {
     redirect(`/portfolio/${portfolioId}/your-projects/live`);
   }
 
-  const companyId = link[0].hubspotCompanyId;
-
   const rawDeals = await db
     .select({
       deal: hubspotDealData,
@@ -142,7 +63,7 @@ export default async function DealDetailPage(props: {
     )
     .where(
       and(
-        eq(hubspotDealData.companyId, companyId),
+        inArray(hubspotDealData.companyId, companyIds),
         eq(hubspotDealData.dealId, dealId),
       ),
     )
@@ -211,7 +132,6 @@ export default async function DealDetailPage(props: {
     );
   approvedMeasures.push(...approvalRows.map((r) => r.measureName));
 
-  let removalState: EffectiveRemovalState = "none";
   const removalRows = await db
     .select({
       type: propertyRemovalRequests.type,
@@ -227,115 +147,23 @@ export default async function DealDetailPage(props: {
     .orderBy(desc(propertyRemovalRequests.requestedAt))
     .limit(1);
 
-  if (removalRows[0]) {
-    const row = removalRows[0];
-    if (row.status === "pending") {
-      removalState =
-        row.type === "re_addition" ? "pending_re_addition" : "pending_removal";
-    } else if (row.type === "removal" && row.status === "approved") {
-      removalState = "removed";
-    } else if (row.type === "re_addition" && row.status === "declined") {
-      removalState = "removed";
-    }
-  }
+  const removalState = removalRows[0]
+    ? deriveEffectiveRemovalState(removalRows[0])
+    : "none";
 
-  // Doc status — same two-phase strategy as live tracker
-  const docFiles: Array<{ fileType: string; measureName: string | null }> = [];
-
-  const phase1Rows = await db
-    .select({
-      hubsotDealId: uploadedFiles.hubsotDealId,
-      fileType: uploadedFiles.fileType,
-      measureName: uploadedFiles.measureName,
-    })
-    .from(uploadedFiles)
-    .where(eq(uploadedFiles.hubsotDealId, dealId));
-
-  for (const row of phase1Rows) {
-    if (row.fileType !== null) {
-      docFiles.push({ fileType: row.fileType, measureName: row.measureName });
-    }
-  }
-
-  if (docFiles.length === 0 && deal.uprn) {
-    try {
-      const uprnBig = BigInt(deal.uprn);
-      const phase2Rows = await db
-        .select({
-          fileType: uploadedFiles.fileType,
-          measureName: uploadedFiles.measureName,
-        })
-        .from(uploadedFiles)
-        .where(eq(uploadedFiles.uprn, uprnBig));
-
-      for (const row of phase2Rows) {
-        if (row.fileType !== null) {
-          docFiles.push({
-            fileType: row.fileType,
-            measureName: row.measureName,
-          });
-        }
-      }
-    } catch {
-      // Invalid UPRN — skip phase 2
-    }
-  }
-
-  const measures =
-    approvedMeasures.length > 0
-      ? approvedMeasures
-      : (deal.proposedMeasures ?? "")
-          .split(",")
-          .map((m: string) => m.trim())
-          .filter(Boolean);
-
-  const surveyDocs = docFiles.filter((d) => SURVEY_ALL_DOC_TYPES.has(d.fileType));
-  const installDocs = docFiles.filter((d) => !SURVEY_ALL_DOC_TYPES.has(d.fileType));
-  const surveyTypeSet = new Set(surveyDocs.map((d) => d.fileType));
-
-  const measureProgress: MeasureDocProgress[] = measures.map((measureName) => {
-    const required = getRequiredDocs(measureName);
-    const docsForMeasure = installDocs.filter(
-      (d) => d.measureName === measureName,
-    );
-    const uploadedTypeSet = new Set(docsForMeasure.map((d) => d.fileType));
-    const uploaded = required.filter((r) => uploadedTypeSet.has(r));
-    return {
-      measureName,
-      required,
-      uploaded,
-      isComplete: uploaded.length === required.length,
-      uploadedCount: uploaded.length,
-      requiredCount: required.length,
-    };
-  });
-
-  let installStatus: DocStatus["installStatus"] = "none";
-  if (installDocs.length > 0) {
-    if (measures.length === 0) {
-      installStatus = "hasDocs";
-    } else {
-      installStatus = measureProgress.every((m) => m.isComplete)
-        ? "all"
-        : measureProgress.some((m) => m.uploadedCount > 0)
-          ? "partial"
-          : "none";
-    }
-  }
-
-  const docStatus: DocStatus = {
-    presentSurveyTypes: Array.from(surveyTypeSet),
-    hasSurveyDocs: surveyDocs.length > 0,
-    isSurveyComplete: EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.every((t) =>
-      surveyTypeSet.has(t),
-    ),
-    hasInstallDocs: installDocs.length > 0,
-    installStatus,
-    measureProgress,
+  const docsByDealId = await fetchDocsByDealId([hubspotDeal], [dealId]);
+  const docStatusMap = computeDocStatusMap([hubspotDeal], docsByDealId, { [dealId]: approvedMeasures });
+  const docStatus: DocStatus = docStatusMap[dealId] ?? {
+    presentSurveyTypes: [],
+    hasSurveyDocs: false,
+    isSurveyComplete: false,
+    hasInstallDocs: false,
+    installStatus: "none",
+    measureProgress: [],
   };
 
   return (
-    <div className="max-w-7xl mx-auto px-6 pb-10 space-y-4">
+    <div className="max-w-screen-2xl mx-auto px-6 pb-10 space-y-4">
       <div className="mb-6">
         <nav className="flex items-center gap-1.5 text-sm text-gray-500 mb-3">
           <Link
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.test.ts
new file mode 100644
index 0000000..00baad7
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.test.ts
@@ -0,0 +1,143 @@
+import { describe, it, expect } from "vitest";
+import {
+  applyBulkDocType,
+  selectAllUnclassified,
+  getClassifiedCount,
+  getUnclassifiedIds,
+  uploadedCountForType,
+} from "./classifyPhase";
+import type { ClassifyEntry } from "./classifyPhase";
+
+function makeEntry(overrides: Partial<ClassifyEntry> = {}): ClassifyEntry {
+  return {
+    id: "1",
+    docType: "",
+    status: "done",
+    ...overrides,
+  };
+}
+
+// ── applyBulkDocType ─────────────────────────────────────────────────────────
+
+describe("applyBulkDocType", () => {
+  it("applies docType to selected entries", () => {
+    const entries = [makeEntry({ id: "a" }), makeEntry({ id: "b" })];
+    const result = applyBulkDocType(entries, new Set(["a"]), "pre_photo");
+    expect(result.find((e) => e.id === "a")?.docType).toBe("pre_photo");
+  });
+
+  it("leaves unselected entries unchanged", () => {
+    const entries = [makeEntry({ id: "a" }), makeEntry({ id: "b", docType: "post_photo" })];
+    const result = applyBulkDocType(entries, new Set(["a"]), "pre_photo");
+    expect(result.find((e) => e.id === "b")?.docType).toBe("post_photo");
+  });
+
+  it("overwrites an existing docType on selected entry", () => {
+    const entries = [makeEntry({ id: "a", docType: "mid_photo" })];
+    const result = applyBulkDocType(entries, new Set(["a"]), "pre_photo");
+    expect(result.find((e) => e.id === "a")?.docType).toBe("pre_photo");
+  });
+
+  it("skips non-done entries even if selected", () => {
+    const entries = [makeEntry({ id: "a", status: "error" })];
+    const result = applyBulkDocType(entries, new Set(["a"]), "pre_photo");
+    expect(result.find((e) => e.id === "a")?.docType).toBe("");
+  });
+
+  it("returns same length array", () => {
+    const entries = [makeEntry({ id: "a" }), makeEntry({ id: "b" })];
+    const result = applyBulkDocType(entries, new Set(["a", "b"]), "pre_photo");
+    expect(result).toHaveLength(2);
+  });
+});
+
+// ── selectAllUnclassified ────────────────────────────────────────────────────
+
+describe("selectAllUnclassified", () => {
+  it("returns IDs of done entries with no docType", () => {
+    const entries = [makeEntry({ id: "a" }), makeEntry({ id: "b" })];
+    const ids = selectAllUnclassified(entries);
+    expect(ids).toEqual(new Set(["a", "b"]));
+  });
+
+  it("excludes already-classified entries", () => {
+    const entries = [
+      makeEntry({ id: "a", docType: "pre_photo" }),
+      makeEntry({ id: "b" }),
+    ];
+    const ids = selectAllUnclassified(entries);
+    expect(ids).toEqual(new Set(["b"]));
+  });
+
+  it("excludes non-done entries", () => {
+    const entries = [
+      makeEntry({ id: "a", status: "error" }),
+      makeEntry({ id: "b" }),
+    ];
+    const ids = selectAllUnclassified(entries);
+    expect(ids).toEqual(new Set(["b"]));
+  });
+
+  it("returns empty set when all classified", () => {
+    const entries = [makeEntry({ id: "a", docType: "pre_photo" })];
+    expect(selectAllUnclassified(entries)).toEqual(new Set());
+  });
+});
+
+// ── getClassifiedCount ───────────────────────────────────────────────────────
+
+describe("getClassifiedCount", () => {
+  it("counts done entries with a docType", () => {
+    const entries = [
+      makeEntry({ id: "a", docType: "pre_photo" }),
+      makeEntry({ id: "b" }),
+    ];
+    expect(getClassifiedCount(entries)).toBe(1);
+  });
+
+  it("returns 0 when none classified", () => {
+    expect(getClassifiedCount([makeEntry(), makeEntry({ id: "2" })])).toBe(0);
+  });
+
+  it("excludes non-done entries from count", () => {
+    const entries = [makeEntry({ id: "a", status: "error", docType: "pre_photo" })];
+    expect(getClassifiedCount(entries)).toBe(0);
+  });
+});
+
+// ── getUnclassifiedIds ───────────────────────────────────────────────────────
+
+describe("getUnclassifiedIds", () => {
+  it("returns IDs of done entries with empty docType", () => {
+    const entries = [
+      makeEntry({ id: "a" }),
+      makeEntry({ id: "b", docType: "pre_photo" }),
+    ];
+    expect(getUnclassifiedIds(entries)).toEqual(["a"]);
+  });
+
+  it("returns empty array when all classified", () => {
+    const entries = [makeEntry({ id: "a", docType: "pre_photo" })];
+    expect(getUnclassifiedIds(entries)).toEqual([]);
+  });
+});
+
+// ── uploadedCountForType ─────────────────────────────────────────────────────
+
+describe("uploadedCountForType", () => {
+  it("returns 0 when docType not in uploaded list", () => {
+    expect(uploadedCountForType(["post_photo"], "pre_photo")).toBe(0);
+  });
+
+  it("counts occurrences of docType", () => {
+    expect(uploadedCountForType(["pre_photo", "pre_photo", "post_photo"], "pre_photo")).toBe(2);
+  });
+
+  it("returns 0 for empty list", () => {
+    expect(uploadedCountForType([], "pre_photo")).toBe(0);
+  });
+
+  it("exact match only — partial strings don't count", () => {
+    expect(uploadedCountForType(["pre_photo_extra"], "pre_photo")).toBe(0);
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.ts
new file mode 100644
index 0000000..fc18d04
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/classifyPhase.ts
@@ -0,0 +1,33 @@
+export type ClassifyEntry = {
+  id: string;
+  docType: string;
+  status: "queued" | "uploading" | "done" | "error";
+};
+
+export function applyBulkDocType<T extends ClassifyEntry>(
+  entries: T[],
+  selectedIds: Set<string>,
+  docType: string,
+): T[] {
+  return entries.map((e) =>
+    selectedIds.has(e.id) && e.status === "done" ? { ...e, docType } : e,
+  );
+}
+
+export function selectAllUnclassified(entries: ClassifyEntry[]): Set<string> {
+  return new Set(
+    entries.filter((e) => e.status === "done" && e.docType === "").map((e) => e.id),
+  );
+}
+
+export function getClassifiedCount(entries: ClassifyEntry[]): number {
+  return entries.filter((e) => e.status === "done" && e.docType !== "").length;
+}
+
+export function getUnclassifiedIds(entries: ClassifyEntry[]): string[] {
+  return entries.filter((e) => e.status === "done" && e.docType === "").map((e) => e.id);
+}
+
+export function uploadedCountForType(uploadedDocs: string[], docType: string): number {
+  return uploadedDocs.filter((d) => d === docType).length;
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/MeasureApprovalEditor.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/MeasureApprovalEditor.tsx
new file mode 100644
index 0000000..2fb1a34
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/MeasureApprovalEditor.tsx
@@ -0,0 +1,243 @@
+"use client";
+
+import { useState, useMemo, useEffect } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+import { ApprovalConfirmDialog } from "../ApprovalConfirmDialog";
+import type { PendingDiff } from "../ApprovalConfirmDialog";
+
+interface MeasureApprovalEditorProps {
+  dealId: string;
+  dealName: string | null;
+  portfolioId: string;
+  proposedMeasures: string[];
+  isApprover: boolean;
+}
+
+export function MeasureApprovalEditor({
+  dealId,
+  dealName,
+  portfolioId,
+  proposedMeasures,
+  isApprover,
+}: MeasureApprovalEditorProps) {
+  const queryClient = useQueryClient();
+
+  // Reuse the pibi-measures query — it already returns approvedMeasures and
+  // instructedMeasures alongside the PIBI selection.
+  const { data, isLoading } = useQuery<{
+    pibiMeasures: string[];
+    approvedMeasures: string[];
+    instructedMeasures: string[];
+  }>({
+    queryKey: ["pibiMeasures", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch measures");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  const allMeasures = useMemo(() => {
+    const instructed = data?.instructedMeasures ?? [];
+    const all = [...proposedMeasures];
+    for (const m of instructed) {
+      if (!all.includes(m)) all.push(m);
+    }
+    return all;
+  }, [proposedMeasures, data?.instructedMeasures]);
+
+  const [selected, setSelected] = useState<Set<string>>(new Set());
+  const [savedSelected, setSavedSelected] = useState<Set<string>>(new Set());
+  const [initialised, setInitialised] = useState(false);
+  const [confirmOpen, setConfirmOpen] = useState(false);
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  useEffect(() => {
+    if (!data) return;
+    const initial = new Set(data.approvedMeasures);
+    setSelected(new Set(initial));
+    setSavedSelected(new Set(initial));
+    setInitialised(true);
+    setError(null);
+  }, [dealId, data]);
+
+  function toggleMeasure(measure: string) {
+    if (!isApprover) return;
+    setSelected((prev) => {
+      const next = new Set(prev);
+      if (next.has(measure)) next.delete(measure);
+      else next.add(measure);
+      return next;
+    });
+  }
+
+  const pendingDiff: PendingDiff = useMemo(() => {
+    const added = allMeasures.filter((m) => selected.has(m) && !savedSelected.has(m));
+    const removed = allMeasures.filter((m) => !selected.has(m) && savedSelected.has(m));
+    return { added, removed };
+  }, [allMeasures, selected, savedSelected]);
+
+  const isDirty = pendingDiff.added.length > 0 || pendingDiff.removed.length > 0;
+
+  async function handleConfirm() {
+    setSubmitting(true);
+    setError(null);
+
+    const changes = [
+      ...pendingDiff.added.map((measureName) => ({
+        hubspotDealId: dealId,
+        measureName,
+        approved: true,
+      })),
+      ...pendingDiff.removed.map((measureName) => ({
+        hubspotDealId: dealId,
+        measureName,
+        approved: false,
+      })),
+    ];
+
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/approvals`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ changes }),
+      });
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(
+          typeof json.error === "string" ? json.error : "Failed to save approvals",
+        );
+        setConfirmOpen(false);
+        return;
+      }
+      setSavedSelected(new Set(selected));
+      setConfirmOpen(false);
+      queryClient.invalidateQueries({
+        queryKey: ["pibiMeasures", portfolioId, dealId],
+      });
+    } catch (err) {
+      setError(err instanceof Error ? err.message : "Failed to save approvals");
+      setConfirmOpen(false);
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  if (isLoading || !initialised) {
+    if (allMeasures.length === 0 && isLoading) {
+      return (
+        <p
+          data-testid="measure-approval-loading"
+          className="text-xs text-gray-400 py-2"
+        >
+          Loading…
+        </p>
+      );
+    }
+  }
+
+  if (allMeasures.length === 0) {
+    return (
+      <p className="text-xs text-gray-400 py-2">
+        No proposed measures for this property yet.
+      </p>
+    );
+  }
+
+  return (
+    <div className="space-y-3">
+      <div
+        data-testid="measure-approval-chips"
+        className="flex flex-wrap gap-2"
+      >
+        {allMeasures.map((measure) => {
+          const isApproved = selected.has(measure);
+          return (
+            <label
+              key={measure}
+              data-testid={`measure-approval-chip-${measure}`}
+              className={`flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs border transition-colors ${
+                isApprover ? "cursor-pointer" : "cursor-default"
+              } ${
+                isApproved
+                  ? "bg-brandblue/10 border-brandblue/40 text-brandblue font-medium"
+                  : "bg-gray-50 border-gray-200 text-gray-600 hover:bg-gray-100"
+              }`}
+            >
+              {isApprover && (
+                <input
+                  type="checkbox"
+                  className="sr-only"
+                  checked={isApproved}
+                  onChange={() => toggleMeasure(measure)}
+                  disabled={submitting}
+                  data-testid={`measure-approval-checkbox-${measure}`}
+                />
+              )}
+              <span
+                className={`w-3 h-3 rounded-sm border flex items-center justify-center shrink-0 ${
+                  isApproved
+                    ? "bg-brandblue border-brandblue"
+                    : "bg-white border-gray-300"
+                }`}
+              >
+                {isApproved && (
+                  <svg viewBox="0 0 10 8" className="w-2 h-2 fill-white">
+                    <path
+                      d="M1 4l3 3 5-6"
+                      stroke="white"
+                      strokeWidth="1.5"
+                      fill="none"
+                      strokeLinecap="round"
+                      strokeLinejoin="round"
+                    />
+                  </svg>
+                )}
+              </span>
+              {measure}
+            </label>
+          );
+        })}
+      </div>
+
+      {isApprover && (
+        <div className="flex items-center justify-between gap-3">
+          <p className="text-[11px] text-gray-400">
+            Tick measures to approve. Changes require confirmation before saving.
+          </p>
+          <button
+            type="button"
+            data-testid="measure-approval-save"
+            onClick={() => setConfirmOpen(true)}
+            disabled={!isDirty || submitting}
+            className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
+          >
+            {submitting ? "Saving…" : "Review & Save"}
+          </button>
+        </div>
+      )}
+
+      {error && (
+        <p
+          data-testid="measure-approval-error"
+          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
+        >
+          {error}
+        </p>
+      )}
+
+      <ApprovalConfirmDialog
+        open={confirmOpen}
+        pendingDiffs={{ [dealId]: pendingDiff }}
+        dealNames={{ [dealId]: dealName ?? dealId }}
+        onConfirm={handleConfirm}
+        onCancel={() => setConfirmOpen(false)}
+        isPending={submitting}
+      />
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/PibiSurveysTabContent.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/PibiSurveysTabContent.tsx
new file mode 100644
index 0000000..9064efd
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/PibiSurveysTabContent.tsx
@@ -0,0 +1,59 @@
+"use client";
+
+import { parseMeasures } from "@/app/lib/parseMeasures";
+import type { ClassifiedDeal, PortfolioCapabilityType } from "../types";
+import { PibiSection } from "../PibiSection";
+import { SectionHeader, SECTION_TITLES } from "./primitives";
+import { SurveyRequestSection } from "./SurveyRequestSection";
+import { RemovalRequestSection } from "./RemovalRequestSection";
+
+interface PibiSurveysTabContentProps {
+  deal: ClassifiedDeal;
+  portfolioId: string;
+  userRole: string;
+  userCapability: PortfolioCapabilityType;
+}
+
+export function PibiSurveysTabContent({
+  deal,
+  portfolioId,
+  userRole,
+  userCapability,
+}: PibiSurveysTabContentProps) {
+  const isApprover = userCapability.includes("approver");
+
+  return (
+    <>
+      <div>
+        <SectionHeader id="pibi" label={SECTION_TITLES.pibi} />
+        <PibiSection
+          dealId={deal.dealId}
+          portfolioId={portfolioId}
+          proposedMeasures={parseMeasures(deal.proposedMeasures ?? null)}
+          canEdit={isApprover}
+        />
+      </div>
+      <div className="border-t border-gray-100 pt-4">
+        <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
+          Survey Request
+        </h3>
+        <SurveyRequestSection
+          dealId={deal.dealId}
+          portfolioId={portfolioId}
+          canEdit={isApprover}
+        />
+      </div>
+      <div className="border-t border-gray-100 pt-4">
+        <h3 className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3">
+          Project Removal
+        </h3>
+        <RemovalRequestSection
+          dealId={deal.dealId}
+          portfolioId={portfolioId}
+          userRole={userRole}
+          userCapability={userCapability}
+        />
+      </div>
+    </>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/RemovalRequestSection.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/RemovalRequestSection.tsx
new file mode 100644
index 0000000..0977ada
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/RemovalRequestSection.tsx
@@ -0,0 +1,306 @@
+"use client";
+
+import { useState } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+import { Trash2, RotateCcw } from "lucide-react";
+import {
+  Dialog,
+  DialogContent,
+  DialogHeader,
+  DialogTitle,
+  DialogFooter,
+} from "@/app/shadcn_components/ui/dialog";
+import {
+  Tooltip,
+  TooltipContent,
+  TooltipProvider,
+  TooltipTrigger,
+} from "@/app/shadcn_components/ui/tooltip";
+import type { PortfolioCapabilityType, RemovalRequest } from "../types";
+import { WRITE_ROLES, formatDateTime } from "./primitives";
+
+export function RemovalRequestSection({
+  dealId,
+  portfolioId,
+  userRole,
+  userCapability,
+}: {
+  dealId: string;
+  portfolioId: string;
+  userRole: string;
+  userCapability: PortfolioCapabilityType;
+}) {
+  const queryClient = useQueryClient();
+  const [dialogType, setDialogType] = useState<"removal" | "re_addition" | null>(null);
+  const [reason, setReason] = useState("");
+  const [submitting, setSubmitting] = useState(false);
+  const [reviewing, setReviewing] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  const canRequest = WRITE_ROLES.includes(userRole);
+  const isApprover = userCapability.includes("approver");
+
+  const { data, isLoading } = useQuery<{ requests: RemovalRequest[] }>({
+    queryKey: ["removalRequests", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/removal-requests?dealId=${dealId}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch removal requests");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  const latest = data?.requests?.[0] ?? null;
+
+  type EffectiveState = "active" | "pending_removal" | "removed" | "pending_re_addition";
+  const effectiveState: EffectiveState = (() => {
+    if (!latest) return "active";
+    if (latest.status === "pending") {
+      return latest.type === "re_addition" ? "pending_re_addition" : "pending_removal";
+    }
+    if (latest.type === "removal" && latest.status === "approved") return "removed";
+    if (latest.type === "re_addition" && latest.status === "declined") return "removed";
+    return "active";
+  })();
+
+  const pendingRequest = latest?.status === "pending" ? latest : null;
+  const latestResolvedRequest = latest?.status !== "pending" ? latest : null;
+
+  function closeDialog() {
+    setDialogType(null);
+    setReason("");
+    setError(null);
+  }
+
+  async function handleSubmit() {
+    if (!reason.trim() || !dialogType) return;
+    setSubmitting(true);
+    setError(null);
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/removal-requests`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ hubspotDealId: dealId, reason: reason.trim(), type: dialogType }),
+      });
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(json.error ?? "Failed to submit request");
+        return;
+      }
+      closeDialog();
+      queryClient.invalidateQueries({ queryKey: ["removalRequests", portfolioId, dealId] });
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  async function handleReview(requestId: string, action: "approved" | "declined") {
+    setReviewing(true);
+    setError(null);
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/removal-requests`, {
+        method: "PATCH",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ requestId: Number(requestId), action }),
+      });
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(json.error ?? "Failed to review request");
+        return;
+      }
+      queryClient.invalidateQueries({ queryKey: ["removalRequests", portfolioId, dealId] });
+    } finally {
+      setReviewing(false);
+    }
+  }
+
+  function resolvedLabel(req: RemovalRequest): string {
+    if (req.type === "re_addition") {
+      return req.status === "approved" ? "Re-addition Approved" : "Re-addition Declined";
+    }
+    return req.status === "approved" ? "Removal Approved" : "Removal Declined";
+  }
+
+  if (isLoading) {
+    return <p className="text-xs text-gray-400 py-2">Loading…</p>;
+  }
+
+  return (
+    <div className="space-y-3">
+      {error && (
+        <p className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg">{error}</p>
+      )}
+
+      {pendingRequest && (
+        <div className="rounded-xl border border-amber-200 bg-amber-50 p-3.5 space-y-2">
+          <div className="flex items-center gap-2">
+            <span className="text-xs font-semibold text-amber-700 bg-amber-100 px-2 py-0.5 rounded-full border border-amber-200">
+              {pendingRequest.type === "re_addition" ? "Pending Re-addition Request" : "Pending Removal Request"}
+            </span>
+          </div>
+          <p className="text-xs text-gray-700 leading-relaxed">{pendingRequest.reason}</p>
+          <p className="text-[11px] text-gray-400">
+            Requested by <span className="font-medium text-gray-600">{pendingRequest.requestedByEmail}</span>
+            {" · "}
+            {formatDateTime(pendingRequest.requestedAt)}
+          </p>
+          {isApprover && (
+            <div className="flex gap-2 pt-1">
+              <button
+                onClick={() => handleReview(pendingRequest.id, "approved")}
+                disabled={reviewing}
+                className="flex-1 text-xs font-medium px-3 py-1.5 rounded-lg bg-emerald-600 text-white hover:bg-emerald-700 disabled:opacity-50 transition-colors"
+              >
+                {pendingRequest.type === "re_addition" ? "Approve Re-addition" : "Approve Removal"}
+              </button>
+              <button
+                onClick={() => handleReview(pendingRequest.id, "declined")}
+                disabled={reviewing}
+                className="flex-1 text-xs font-medium px-3 py-1.5 rounded-lg border border-gray-200 text-gray-600 hover:bg-gray-100 disabled:opacity-50 transition-colors"
+              >
+                Decline
+              </button>
+            </div>
+          )}
+        </div>
+      )}
+
+      {latestResolvedRequest && (
+        <div className={`rounded-xl border p-3.5 space-y-1.5 ${
+          latestResolvedRequest.status === "approved"
+            ? "border-emerald-200 bg-emerald-50"
+            : "border-gray-200 bg-gray-50"
+        }`}>
+          <div className="flex items-center gap-2">
+            <span className={`text-xs font-semibold px-2 py-0.5 rounded-full border ${
+              latestResolvedRequest.status === "approved"
+                ? "text-emerald-700 bg-emerald-100 border-emerald-200"
+                : "text-gray-600 bg-gray-100 border-gray-200"
+            }`}>
+              {resolvedLabel(latestResolvedRequest)}
+            </span>
+          </div>
+          <p className="text-xs text-gray-600 leading-relaxed">{latestResolvedRequest.reason}</p>
+          <p className="text-[11px] text-gray-400">
+            Requested by <span className="font-medium text-gray-600">{latestResolvedRequest.requestedByEmail}</span>
+            {" · "}
+            {formatDateTime(latestResolvedRequest.requestedAt)}
+          </p>
+          {latestResolvedRequest.reviewedByEmail && (
+            <p className="text-[11px] text-gray-400">
+              {latestResolvedRequest.status === "approved" ? "Approved" : "Declined"} by{" "}
+              <span className="font-medium text-gray-600">{latestResolvedRequest.reviewedByEmail}</span>
+              {latestResolvedRequest.reviewedAt && ` · ${formatDateTime(latestResolvedRequest.reviewedAt)}`}
+            </p>
+          )}
+        </div>
+      )}
+
+      {!pendingRequest && (
+        <>
+          {effectiveState === "active" && (
+            <TooltipProvider>
+              <Tooltip>
+                <TooltipTrigger asChild>
+                  <span className="inline-block w-full">
+                    <button
+                      onClick={() => { if (canRequest) setDialogType("removal"); }}
+                      disabled={!canRequest}
+                      className={`w-full flex items-center justify-center gap-2 text-xs font-medium px-3 py-2 rounded-lg border transition-colors ${
+                        canRequest
+                          ? "border-red-200 text-red-600 hover:bg-red-50 bg-white"
+                          : "border-gray-100 text-gray-300 bg-gray-50 cursor-not-allowed"
+                      }`}
+                    >
+                      <Trash2 className="h-3.5 w-3.5" />
+                      Request Removal from Project
+                    </button>
+                  </span>
+                </TooltipTrigger>
+                {!canRequest && (
+                  <TooltipContent side="top" className="text-xs">
+                    Not available with read-only permissions
+                  </TooltipContent>
+                )}
+              </Tooltip>
+            </TooltipProvider>
+          )}
+
+          {effectiveState === "removed" && (
+            <TooltipProvider>
+              <Tooltip>
+                <TooltipTrigger asChild>
+                  <span className="inline-block w-full">
+                    <button
+                      onClick={() => { if (canRequest) setDialogType("re_addition"); }}
+                      disabled={!canRequest}
+                      className={`w-full flex items-center justify-center gap-2 text-xs font-medium px-3 py-2 rounded-lg border transition-colors ${
+                        canRequest
+                          ? "border-blue-200 text-blue-600 hover:bg-blue-50 bg-white"
+                          : "border-gray-100 text-gray-300 bg-gray-50 cursor-not-allowed"
+                      }`}
+                    >
+                      <RotateCcw className="h-3.5 w-3.5" />
+                      Request Re-addition to Project
+                    </button>
+                  </span>
+                </TooltipTrigger>
+                {!canRequest && (
+                  <TooltipContent side="top" className="text-xs">
+                    Not available with read-only permissions
+                  </TooltipContent>
+                )}
+              </Tooltip>
+            </TooltipProvider>
+          )}
+        </>
+      )}
+
+      <Dialog open={dialogType !== null} onOpenChange={(v) => { if (!v) closeDialog(); }}>
+        <DialogContent className="max-w-md">
+          <DialogHeader>
+            <DialogTitle className="text-base font-semibold text-gray-800">
+              {dialogType === "re_addition" ? "Request Re-addition to Project" : "Request Removal from Project"}
+            </DialogTitle>
+          </DialogHeader>
+          <div className="space-y-3 py-2">
+            <p className="text-xs text-gray-500 leading-relaxed">
+              {dialogType === "re_addition"
+                ? "Please provide a reason why this property should be re-added to the project. This will be recorded for audit purposes."
+                : "Please provide a reason why this property should be removed from the project. This will be recorded for audit purposes."}
+            </p>
+            <textarea
+              className="w-full rounded-lg border border-gray-200 px-3 py-2 text-sm text-gray-800 placeholder-gray-400 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300 resize-none"
+              placeholder={dialogType === "re_addition" ? "Reason for re-addition…" : "Reason for removal…"}
+              rows={4}
+              value={reason}
+              onChange={(e) => setReason(e.target.value)}
+            />
+            {error && <p className="text-xs text-red-600">{error}</p>}
+          </div>
+          <DialogFooter className="gap-2">
+            <button
+              onClick={closeDialog}
+              className="text-xs font-medium px-4 py-2 rounded-lg border border-gray-200 text-gray-600 hover:bg-gray-50 transition-colors"
+            >
+              Cancel
+            </button>
+            <button
+              onClick={handleSubmit}
+              disabled={!reason.trim() || submitting}
+              className={`text-xs font-medium px-4 py-2 rounded-lg text-white disabled:opacity-50 transition-colors ${
+                dialogType === "re_addition"
+                  ? "bg-blue-600 hover:bg-blue-700"
+                  : "bg-red-600 hover:bg-red-700"
+              }`}
+            >
+              {submitting ? "Submitting…" : "Submit Request"}
+            </button>
+          </DialogFooter>
+        </DialogContent>
+      </Dialog>
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/SurveyRequestSection.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/SurveyRequestSection.tsx
new file mode 100644
index 0000000..cea794f
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/SurveyRequestSection.tsx
@@ -0,0 +1,158 @@
+"use client";
+
+import { useState } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+import { formatDateTime } from "./primitives";
+
+const SURVEY_TYPES = [
+  { value: "technical_building_survey", label: "Technical Building Survey" },
+] as const;
+
+type SurveyRequestRecord = {
+  id: string;
+  hubspotDealId: string;
+  surveyType: string | null;
+  status: string;
+  requestedByEmail: string;
+  requestedAt: string | null;
+  fulfilledAt: string | null;
+};
+
+export function SurveyRequestSection({
+  dealId,
+  portfolioId,
+  canEdit,
+}: {
+  dealId: string;
+  portfolioId: string;
+  canEdit: boolean;
+}) {
+  const queryClient = useQueryClient();
+  const [selectedType, setSelectedType] = useState<string>(SURVEY_TYPES[0].value);
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  const { data, isLoading } = useQuery<{ requests: SurveyRequestRecord[] }>({
+    queryKey: ["surveyRequests", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/survey-requests?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch survey requests");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  const pending = data?.requests?.find((r) => r.status === "pending") ?? null;
+  const fulfilled = (data?.requests ?? []).filter((r) => r.status === "fulfilled");
+
+  async function handleSubmit() {
+    if (submitting) return;
+    setSubmitting(true);
+    setError(null);
+    try {
+      const res = await fetch(`/api/portfolio/${portfolioId}/survey-requests`, {
+        method: "POST",
+        headers: { "Content-Type": "application/json" },
+        body: JSON.stringify({ hubspotDealId: dealId, surveyType: selectedType }),
+      });
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(typeof json.error === "string" ? json.error : "Failed to submit request");
+        return;
+      }
+      const json = (await res.json()) as { ok: boolean; hubspotSync?: string; hubspotError?: string };
+      if (json.hubspotSync === "failed") {
+        setError(json.hubspotError ? `Saved locally — HubSpot sync failed: ${json.hubspotError}` : "Saved locally — HubSpot sync failed");
+      }
+      queryClient.invalidateQueries({ queryKey: ["surveyRequests", portfolioId, dealId] });
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  function surveyTypeLabel(value: string | null) {
+    if (!value) return value;
+    return SURVEY_TYPES.find((t) => t.value === value)?.label ?? value;
+  }
+
+  if (isLoading) {
+    return <p className="text-xs text-gray-400 py-2">Loading…</p>;
+  }
+
+  return (
+    <div data-testid="survey-request-form" className="space-y-3">
+      {error && (
+        <p className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg">{error}</p>
+      )}
+
+      {!pending && fulfilled.length === 0 && (
+        <p className="text-xs text-gray-400 py-1">No surveys requested</p>
+      )}
+
+      {pending && (
+        <div
+          data-testid="survey-request-pending-badge"
+          className="rounded-xl border border-amber-200 bg-amber-50 p-3.5 space-y-1.5"
+        >
+          <span className="text-xs font-semibold text-amber-700 bg-amber-100 px-2 py-0.5 rounded-full border border-amber-200">
+            Survey Requested
+          </span>
+          <p className="text-xs text-gray-700 font-medium">{surveyTypeLabel(pending.surveyType)}</p>
+          <p className="text-[11px] text-gray-400">
+            Requested by{" "}
+            <span className="font-medium text-gray-600">{pending.requestedByEmail}</span>
+            {pending.requestedAt && ` · ${formatDateTime(pending.requestedAt)}`}
+          </p>
+        </div>
+      )}
+
+      {canEdit && !pending && (
+        <div className="space-y-2">
+          <label className="flex flex-col gap-1">
+            <span className="text-xs text-gray-500 font-medium">Survey type</span>
+            <select
+              data-testid="survey-request-type-select"
+              value={selectedType}
+              onChange={(e) => setSelectedType(e.target.value)}
+              disabled={submitting}
+              className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300 bg-white"
+            >
+              {SURVEY_TYPES.map((t) => (
+                <option key={t.value} value={t.value}>{t.label}</option>
+              ))}
+            </select>
+          </label>
+          <div className="flex justify-end">
+            <button
+              data-testid="survey-request-submit"
+              type="button"
+              onClick={handleSubmit}
+              disabled={submitting}
+              className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
+            >
+              {submitting ? "Submitting…" : "Request Survey"}
+            </button>
+          </div>
+        </div>
+      )}
+
+      {fulfilled.length > 0 && (
+        <div className="space-y-1.5 pt-1">
+          <p className="text-[10px] font-semibold uppercase tracking-wide text-gray-400">Past Requests</p>
+          {fulfilled.map((r) => (
+            <div key={r.id} className="rounded-lg border border-emerald-100 bg-emerald-50/50 px-3 py-2.5 space-y-1">
+              <span className="text-[10px] font-semibold text-emerald-700">Fulfilled</span>
+              <p className="text-xs text-gray-700 font-medium">{surveyTypeLabel(r.surveyType)}</p>
+              <p className="text-[11px] text-gray-400">
+                By <span className="font-medium text-gray-600">{r.requestedByEmail}</span>
+                {r.requestedAt && ` · ${formatDateTime(r.requestedAt)}`}
+              </p>
+            </div>
+          ))}
+        </div>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/index.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/index.ts
new file mode 100644
index 0000000..7319a41
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/index.ts
@@ -0,0 +1,16 @@
+export type { DrawerSection } from "./primitives";
+export {
+  SECTION_TITLES,
+  WRITE_ROLES,
+  formatDate,
+  InfoRow,
+  SectionHeader,
+  MilestoneTimeline,
+} from "./primitives";
+export { RemovalRequestSection } from "./RemovalRequestSection";
+export { SurveyRequestSection } from "./SurveyRequestSection";
+export { MeasureApprovalEditor } from "./MeasureApprovalEditor";
+export { PibiSurveysTabContent } from "./PibiSurveysTabContent";
+export { PibiDatesEditor } from "./pibi/PibiDatesEditor";
+export { PibiMeasureSelector } from "./pibi/PibiMeasureSelector";
+export { InstructMeasureEditor } from "./pibi/InstructMeasureEditor";
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/InstructMeasureEditor.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/InstructMeasureEditor.tsx
new file mode 100644
index 0000000..ae45eae
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/InstructMeasureEditor.tsx
@@ -0,0 +1,226 @@
+"use client";
+
+import { useState, useMemo, useEffect } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+import { AlertTriangle, Loader2 } from "lucide-react";
+import { MEASURE_NAMES } from "@/app/lib/measureDocumentRequirements";
+import { useToast } from "@/app/hooks/use-toast";
+
+interface InstructMeasureEditorProps {
+  dealId: string;
+  portfolioId: string;
+  proposedMeasures: string[];
+  canEdit: boolean;
+  outOfOrderWarning: string | null;
+  onSuccess?: () => void;
+}
+
+export function InstructMeasureEditor({
+  dealId,
+  portfolioId,
+  proposedMeasures,
+  canEdit,
+  outOfOrderWarning,
+  onSuccess,
+}: InstructMeasureEditorProps) {
+  const queryClient = useQueryClient();
+  const { toast } = useToast();
+
+  const { data: pibiData } = useQuery<{
+    pibiMeasures: string[];
+    approvedMeasures: string[];
+    instructedMeasures: string[];
+  }>({
+    queryKey: ["pibiMeasures", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch measures");
+      return res.json();
+    },
+    staleTime: 30_000,
+    enabled: canEdit,
+  });
+
+  const excluded = useMemo(() => {
+    const set = new Set<string>(proposedMeasures);
+    for (const m of pibiData?.approvedMeasures ?? []) set.add(m);
+    for (const m of pibiData?.instructedMeasures ?? []) set.add(m);
+    return set;
+  }, [proposedMeasures, pibiData]);
+
+  const eligible = useMemo(
+    () => MEASURE_NAMES.filter((m) => !excluded.has(m)),
+    [excluded],
+  );
+
+  const [checked, setChecked] = useState<Set<string>>(new Set());
+  const [confirmText, setConfirmText] = useState("");
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  useEffect(() => {
+    setChecked(new Set());
+    setConfirmText("");
+    setError(null);
+  }, [dealId]);
+
+  if (!canEdit) return null;
+
+  function toggleMeasure(m: string) {
+    setChecked((prev) => {
+      const next = new Set(prev);
+      if (next.has(m)) next.delete(m);
+      else next.add(m);
+      return next;
+    });
+  }
+
+  async function handleSubmit() {
+    const measureNames = Array.from(checked);
+    if (measureNames.length === 0 || confirmText !== "confirm") return;
+    setSubmitting(true);
+    setError(null);
+    try {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/instructed-measures`,
+        {
+          method: "POST",
+          headers: { "Content-Type": "application/json" },
+          body: JSON.stringify({ dealId, measureNames }),
+        },
+      );
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(
+          typeof json.error === "string"
+            ? json.error
+            : "Failed to instruct measures",
+        );
+        return;
+      }
+      const json = (await res.json()) as {
+        ok: boolean;
+        hubspotSync: "ok" | "failed";
+        hubspotError?: string;
+      };
+      setChecked(new Set());
+      setConfirmText("");
+      void queryClient.invalidateQueries({ queryKey: ["pibiMeasures", portfolioId, dealId] });
+      onSuccess?.();
+      if (json.hubspotSync === "failed") {
+        toast({
+          title: "Measures instructed",
+          description: json.hubspotError
+            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
+            : "Saved locally — HubSpot sync failed",
+          variant: "destructive",
+        });
+      } else {
+        toast({
+          title: "Measures instructed",
+          description: `${measureNames.join(", ")} ${measureNames.length === 1 ? "has" : "have"} been instructed.`,
+        });
+      }
+    } catch (err) {
+      setError(
+        err instanceof Error ? err.message : "Failed to instruct measures",
+      );
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  const hasSelection = checked.size > 0;
+  const canSubmit = hasSelection && confirmText === "confirm" && !submitting;
+
+  return (
+    <div className="space-y-3">
+      {outOfOrderWarning && (
+        <div
+          data-testid="instruct-measure-warning"
+          className="flex items-start gap-2 text-xs text-amber-800 bg-amber-50 border border-amber-200 px-3 py-2 rounded-lg"
+        >
+          <AlertTriangle className="h-3.5 w-3.5 mt-0.5 shrink-0" />
+          <span>{outOfOrderWarning}</span>
+        </div>
+      )}
+      <div className="flex flex-col gap-1">
+        <span className="text-xs text-gray-500 font-medium">Instruct measures</span>
+        {eligible.length === 0 ? (
+          <p className="text-xs text-gray-400 italic">All measures already proposed or approved.</p>
+        ) : (
+          <div
+            data-testid="instruct-measure-checklist"
+            className="flex flex-col gap-0.5 max-h-48 overflow-y-auto rounded-lg border border-gray-200 p-2"
+          >
+            {eligible.map((m) => (
+              <label
+                key={m}
+                className="flex items-center gap-2 px-2 py-1 rounded cursor-pointer hover:bg-gray-50 text-xs text-gray-800"
+              >
+                <input
+                  type="checkbox"
+                  checked={checked.has(m)}
+                  onChange={() => toggleMeasure(m)}
+                  disabled={submitting}
+                  className="accent-brandblue"
+                />
+                {m}
+              </label>
+            ))}
+          </div>
+        )}
+      </div>
+
+      {hasSelection && (
+        <div className="space-y-2 border-t border-gray-100 pt-3">
+          <div className="flex flex-wrap gap-1">
+            {Array.from(checked).map((m) => (
+              <span
+                key={m}
+                className="px-2 py-0.5 rounded-full text-[11px] bg-blue-50 border border-blue-200 text-blue-700"
+              >
+                {m}
+              </span>
+            ))}
+          </div>
+          <label className="flex flex-col gap-1">
+            <span className="text-xs text-gray-500">
+              Type <span className="font-mono font-semibold">confirm</span> to instruct
+            </span>
+            <input
+              data-testid="instruct-measure-confirm-input"
+              type="text"
+              value={confirmText}
+              onChange={(e) => setConfirmText(e.target.value)}
+              disabled={submitting}
+              placeholder="confirm"
+              className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300 w-full"
+            />
+          </label>
+          <button
+            type="button"
+            data-testid="instruct-measure-submit"
+            onClick={handleSubmit}
+            disabled={!canSubmit}
+            className="flex items-center gap-1.5 text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
+          >
+            {submitting && <Loader2 className="h-3.5 w-3.5 animate-spin" />}
+            {submitting ? "Instructing…" : `Instruct ${checked.size} measure${checked.size === 1 ? "" : "s"}`}
+          </button>
+        </div>
+      )}
+
+      {error && (
+        <p
+          data-testid="instruct-measure-error"
+          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
+        >
+          {error}
+        </p>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiDatesEditor.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiDatesEditor.tsx
new file mode 100644
index 0000000..ba5415f
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiDatesEditor.tsx
@@ -0,0 +1,200 @@
+"use client";
+
+import { useState, useMemo, useEffect } from "react";
+import { InfoRow, formatDate } from "../primitives";
+
+function toDateInputValue(d: Date | string | null | undefined): string {
+  if (!d) return "";
+  try {
+    const date = typeof d === "string" ? new Date(d) : d;
+    if (Number.isNaN(date.getTime())) return "";
+    const yyyy = date.getUTCFullYear();
+    const mm = String(date.getUTCMonth() + 1).padStart(2, "0");
+    const dd = String(date.getUTCDate()).padStart(2, "0");
+    return `${yyyy}-${mm}-${dd}`;
+  } catch {
+    return "";
+  }
+}
+
+function dateInputToIso(value: string): string | null {
+  if (!value) return null;
+  return new Date(`${value}T00:00:00.000Z`).toISOString();
+}
+
+interface PibiDatesEditorProps {
+  dealId: string;
+  portfolioId: string;
+  initialOrderDate: Date | string | null;
+  initialCompletedDate: Date | string | null;
+  canEdit: boolean;
+}
+
+export function PibiDatesEditor({
+  dealId,
+  portfolioId,
+  initialOrderDate,
+  initialCompletedDate,
+  canEdit,
+}: PibiDatesEditorProps) {
+  const initialOrder = useMemo(
+    () => toDateInputValue(initialOrderDate),
+    [initialOrderDate],
+  );
+  const initialCompleted = useMemo(
+    () => toDateInputValue(initialCompletedDate),
+    [initialCompletedDate],
+  );
+
+  const [orderValue, setOrderValue] = useState(initialOrder);
+  const [completedValue, setCompletedValue] = useState(initialCompleted);
+  const [savedOrder, setSavedOrder] = useState(initialOrder);
+  const [savedCompleted, setSavedCompleted] = useState(initialCompleted);
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  useEffect(() => {
+    setOrderValue(initialOrder);
+    setSavedOrder(initialOrder);
+  }, [initialOrder]);
+  useEffect(() => {
+    setCompletedValue(initialCompleted);
+    setSavedCompleted(initialCompleted);
+  }, [initialCompleted]);
+
+  const dirty =
+    orderValue !== savedOrder || completedValue !== savedCompleted;
+
+  async function handleSave() {
+    if (!dirty) return;
+    setSubmitting(true);
+    setError(null);
+    const fields: Record<string, string | null> = {};
+    if (orderValue !== savedOrder) {
+      fields.pibi_order_date = dateInputToIso(orderValue);
+    }
+    if (completedValue !== savedCompleted) {
+      fields.pibi_completed_date = dateInputToIso(completedValue);
+    }
+    const prevOrder = savedOrder;
+    const prevCompleted = savedCompleted;
+    setSavedOrder(orderValue);
+    setSavedCompleted(completedValue);
+
+    try {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/deal-properties`,
+        {
+          method: "PATCH",
+          headers: { "Content-Type": "application/json" },
+          body: JSON.stringify({ dealId, fields }),
+        },
+      );
+      if (!res.ok) {
+        setSavedOrder(prevOrder);
+        setSavedCompleted(prevCompleted);
+        setOrderValue(prevOrder);
+        setCompletedValue(prevCompleted);
+        const json = await res.json().catch(() => ({}));
+        setError(
+          typeof json.error === "string"
+            ? json.error
+            : "Failed to update PIBI dates",
+        );
+        return;
+      }
+      const json = (await res.json()) as {
+        results: Record<string, { ok: boolean; error?: string }>;
+        hubspotSync: "ok" | "failed" | "skipped";
+        hubspotError?: string;
+      };
+      const fieldErrors = Object.entries(json.results ?? {})
+        .filter(([, r]) => !r.ok)
+        .map(([k, r]) => `${k}: ${r.error ?? "rejected"}`);
+      if (fieldErrors.length > 0) {
+        setError(fieldErrors.join("; "));
+      } else if (json.hubspotSync === "failed") {
+        setError(
+          json.hubspotError
+            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
+            : "Saved locally — HubSpot sync failed",
+        );
+      }
+    } catch (err) {
+      setSavedOrder(prevOrder);
+      setSavedCompleted(prevCompleted);
+      setOrderValue(prevOrder);
+      setCompletedValue(prevCompleted);
+      setError(err instanceof Error ? err.message : "Failed to update PIBI dates");
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  if (!canEdit) {
+    return (
+      <div className="divide-y divide-gray-50">
+        <InfoRow label="PIBI Order Date" value={formatDate(initialOrderDate)} />
+        <InfoRow
+          label="PIBI Completed Date"
+          value={formatDate(initialCompletedDate)}
+        />
+      </div>
+    );
+  }
+
+  return (
+    <div className="space-y-3">
+      <div className="grid grid-cols-1 sm:grid-cols-2 gap-3">
+        <label className="flex flex-col gap-1">
+          <span className="text-xs text-gray-500 font-medium">
+            PIBI Order Date
+          </span>
+          <input
+            type="date"
+            data-testid="pibi-order-date-input"
+            value={orderValue}
+            onChange={(e) => setOrderValue(e.target.value)}
+            disabled={submitting}
+            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
+          />
+        </label>
+        <label className="flex flex-col gap-1">
+          <span className="text-xs text-gray-500 font-medium">
+            PIBI Completed Date
+          </span>
+          <input
+            type="date"
+            data-testid="pibi-completed-date-input"
+            value={completedValue}
+            onChange={(e) => setCompletedValue(e.target.value)}
+            disabled={submitting}
+            className="rounded-lg border border-gray-200 px-3 py-1.5 text-xs text-gray-800 focus:outline-none focus:ring-2 focus:ring-blue-200 focus:border-blue-300"
+          />
+        </label>
+      </div>
+      <div className="flex items-center justify-between gap-3">
+        <p className="text-[11px] text-gray-400">
+          Pick the actual date — leave blank to clear. Changes sync to HubSpot.
+        </p>
+        <button
+          type="button"
+          data-testid="pibi-save-button"
+          onClick={handleSave}
+          disabled={!dirty || submitting}
+          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
+        >
+          {submitting ? "Saving…" : "Save PIBI Dates"}
+        </button>
+      </div>
+      {error && (
+        <p
+          data-testid="pibi-error"
+          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
+        >
+          {error}
+        </p>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiMeasureSelector.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiMeasureSelector.tsx
new file mode 100644
index 0000000..dc65dcb
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/pibi/PibiMeasureSelector.tsx
@@ -0,0 +1,216 @@
+"use client";
+
+import { useState, useMemo, useEffect } from "react";
+import { useQuery, useQueryClient } from "@tanstack/react-query";
+
+interface PibiMeasureSelectorProps {
+  dealId: string;
+  portfolioId: string;
+  proposedMeasures: string[];
+  canEdit: boolean;
+}
+
+export function PibiMeasureSelector({
+  dealId,
+  portfolioId,
+  proposedMeasures,
+  canEdit,
+}: PibiMeasureSelectorProps) {
+  const queryClient = useQueryClient();
+
+  const { data, isLoading } = useQuery<{
+    pibiMeasures: string[];
+    approvedMeasures: string[];
+    instructedMeasures: string[];
+  }>({
+    queryKey: ["pibiMeasures", portfolioId, dealId],
+    queryFn: async () => {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-measures?dealId=${encodeURIComponent(dealId)}`,
+      );
+      if (!res.ok) throw new Error("Failed to fetch PIBI measures");
+      return res.json();
+    },
+    staleTime: 30_000,
+  });
+
+  const allMeasures = useMemo(() => {
+    const instructed = data?.instructedMeasures ?? [];
+    const all = [...proposedMeasures];
+    for (const m of instructed) {
+      if (!all.includes(m)) all.push(m);
+    }
+    return all;
+  }, [proposedMeasures, data?.instructedMeasures]);
+
+  const [selected, setSelected] = useState<Set<string>>(new Set());
+  const [initialised, setInitialised] = useState(false);
+  const [submitting, setSubmitting] = useState(false);
+  const [error, setError] = useState<string | null>(null);
+
+  useEffect(() => {
+    if (!data) return;
+    const initial =
+      data.pibiMeasures.length > 0
+        ? data.pibiMeasures
+        : data.approvedMeasures;
+    setSelected(new Set(initial));
+    setInitialised(true);
+    setError(null);
+  }, [dealId, data]);
+
+  function toggleMeasure(measure: string) {
+    setSelected((prev) => {
+      const next = new Set(prev);
+      if (next.has(measure)) {
+        next.delete(measure);
+      } else {
+        next.add(measure);
+      }
+      return next;
+    });
+  }
+
+  async function handleSave() {
+    setSubmitting(true);
+    setError(null);
+    const measureNames = Array.from(selected);
+    try {
+      const res = await fetch(
+        `/api/portfolio/${portfolioId}/pibi-measures`,
+        {
+          method: "POST",
+          headers: { "Content-Type": "application/json" },
+          body: JSON.stringify({ dealId, measureNames }),
+        },
+      );
+      if (!res.ok) {
+        const json = await res.json().catch(() => ({}));
+        setError(
+          typeof json.error === "string"
+            ? json.error
+            : "Failed to save PIBI selections",
+        );
+        return;
+      }
+      const json = (await res.json()) as {
+        ok: boolean;
+        hubspotSync: "ok" | "failed";
+        hubspotError?: string;
+      };
+      if (json.hubspotSync === "failed") {
+        setError(
+          json.hubspotError
+            ? `Saved locally — HubSpot sync failed: ${json.hubspotError}`
+            : "Saved locally — HubSpot sync failed",
+        );
+      }
+      queryClient.invalidateQueries({
+        queryKey: ["pibiMeasures", portfolioId, dealId],
+      });
+    } catch (err) {
+      setError(
+        err instanceof Error ? err.message : "Failed to save PIBI selections",
+      );
+    } finally {
+      setSubmitting(false);
+    }
+  }
+
+  if (!canEdit) return null;
+
+  if (isLoading || !initialised) {
+    return (
+      <p
+        data-testid="pibi-selector-loading"
+        className="text-xs text-gray-400 py-2"
+      >
+        Loading…
+      </p>
+    );
+  }
+
+  if (allMeasures.length === 0) {
+    return (
+      <p className="text-xs text-gray-400 py-2">
+        No measures associated with this deal yet.
+      </p>
+    );
+  }
+
+  return (
+    <div className="space-y-3">
+      <p className="text-xs text-gray-500 font-medium">PIBI Measure Selection</p>
+      <div
+        data-testid="pibi-measure-selector"
+        className="flex flex-wrap gap-2"
+      >
+        {allMeasures.map((measure) => {
+          const checked = selected.has(measure);
+          const isApproved = (data?.approvedMeasures ?? []).includes(measure);
+          return (
+            <label
+              key={measure}
+              data-testid={`pibi-measure-option-${measure}`}
+              className={`flex items-center gap-1.5 cursor-pointer px-2.5 py-1 rounded-full text-xs border transition-colors ${
+                checked
+                  ? "bg-brandblue/10 border-brandblue/40 text-brandblue font-medium"
+                  : "bg-gray-50 border-gray-200 text-gray-600 hover:bg-gray-100"
+              }`}
+            >
+              <input
+                type="checkbox"
+                className="sr-only"
+                checked={checked}
+                onChange={() => toggleMeasure(measure)}
+                disabled={submitting}
+                data-testid={`pibi-measure-checkbox-${measure}`}
+              />
+              <span
+                className={`w-3 h-3 rounded-sm border flex items-center justify-center shrink-0 ${
+                  checked
+                    ? "bg-brandblue border-brandblue"
+                    : "bg-white border-gray-300"
+                }`}
+              >
+                {checked && (
+                  <svg viewBox="0 0 10 8" className="w-2 h-2 fill-white">
+                    <path d="M1 4l3 3 5-6" stroke="white" strokeWidth="1.5" fill="none" strokeLinecap="round" strokeLinejoin="round" />
+                  </svg>
+                )}
+              </span>
+              {measure}
+              {isApproved && (
+                <span className="text-[10px] text-emerald-600 font-semibold ml-0.5">
+                  ✓
+                </span>
+              )}
+            </label>
+          );
+        })}
+      </div>
+      <div className="flex items-center justify-between gap-3">
+        <p className="text-[11px] text-gray-400">
+          Tick measures going for PIBI. Approved measures are pre-ticked (✓).
+        </p>
+        <button
+          type="button"
+          data-testid="pibi-selector-save"
+          onClick={handleSave}
+          disabled={submitting}
+          className="text-xs font-medium px-3 py-1.5 rounded-lg bg-brandblue text-white hover:bg-brandmidblue disabled:opacity-50 transition-colors"
+        >
+          {submitting ? "Saving…" : "Save PIBI Selections"}
+        </button>
+      </div>
+      {error && (
+        <p
+          data-testid="pibi-selector-error"
+          className="text-xs text-red-600 bg-red-50 px-3 py-2 rounded-lg"
+        >
+          {error}
+        </p>
+      )}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/primitives.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/primitives.tsx
new file mode 100644
index 0000000..844f73c
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/deal-detail/primitives.tsx
@@ -0,0 +1,140 @@
+"use client";
+
+import { CheckCircle2, Circle } from "lucide-react";
+import type { ClassifiedDeal } from "../types";
+
+export type DrawerSection = "survey" | "measures" | "pibi" | "domna" | "technical";
+
+export const SECTION_TITLES: Record<DrawerSection, string> = {
+  survey: "Survey",
+  measures: "Measures",
+  pibi: "PIBI",
+  domna: "Domna Survey",
+  technical: "Technical Approved",
+};
+
+export const WRITE_ROLES = ["creator", "admin", "write"];
+
+export function formatDate(d: Date | string | null | undefined): string | null {
+  if (!d) return null;
+  try {
+    return new Date(d).toLocaleDateString("en-GB", {
+      day: "numeric",
+      month: "short",
+      year: "numeric",
+    });
+  } catch {
+    return null;
+  }
+}
+
+export function formatDateTime(d: string | Date | null | undefined): string {
+  if (!d) return "";
+  try {
+    return new Date(d).toLocaleString("en-GB", {
+      day: "numeric",
+      month: "short",
+      year: "numeric",
+      hour: "2-digit",
+      minute: "2-digit",
+    });
+  } catch {
+    return "";
+  }
+}
+
+export function InfoRow({ label, value }: { label: string; value: React.ReactNode }) {
+  if (!value) return null;
+  return (
+    <div className="flex items-start gap-3 py-2 border-b border-gray-50 last:border-0">
+      <span className="text-xs text-gray-400 font-medium w-32 shrink-0 pt-0.5">{label}</span>
+      <span className="text-xs text-gray-700 flex-1 leading-relaxed">{value}</span>
+    </div>
+  );
+}
+
+export function SectionHeader({ id, label }: { id: string; label: string }) {
+  return (
+    <h3
+      data-testid={`drawer-section-${id}`}
+      className="text-xs font-bold uppercase tracking-wider text-gray-400 mb-3"
+    >
+      {label}
+    </h3>
+  );
+}
+
+const MILESTONES: { label: string; field: keyof ClassifiedDeal; sublabel?: string }[] = [
+  { label: "Booking Confirmed",    field: "confirmedSurveyDate" },
+  { label: "Assessment Completed", field: "surveyedDate" },
+  { label: "Coordination (V1)",    field: "ioeV1Date",            sublabel: "IOE/MTP V1" },
+  { label: "Coordination (V2)",    field: "ioeV2Date",            sublabel: "IOE/MTP V2" },
+  { label: "Design Completed",     field: "designDate" },
+  { label: "Measures Lodged",      field: "measuresLodgementDate" },
+  { label: "Stage 1 Lodgement",    field: "fullLodgementDate" },
+];
+
+export function MilestoneTimeline({ deal }: { deal: ClassifiedDeal }) {
+  const milestones = MILESTONES.map((m) => ({
+    ...m,
+    date: formatDate(deal[m.field] as Date | string | null),
+  }));
+
+  const lastCompletedIdx = milestones.reduce((acc, m, i) => (m.date ? i : acc), -1);
+
+  return (
+    <div className="relative">
+      {milestones.map((m, i) => {
+        const completed = !!m.date;
+        const isLast = i === milestones.length - 1;
+
+        return (
+          <div key={m.field} className="flex items-stretch gap-3">
+            <div className="flex flex-col items-center w-5 shrink-0">
+              <div className={`relative z-10 flex items-center justify-center w-5 h-5 rounded-full border-2 mt-0.5 transition-all duration-300 ${
+                completed
+                  ? "bg-brandmidblue border-brandmidblue"
+                  : i <= lastCompletedIdx + 1
+                    ? "bg-white border-brandblue/30"
+                    : "bg-white border-gray-200"
+              }`}>
+                {completed ? (
+                  <CheckCircle2 className="h-3 w-3 text-white" />
+                ) : (
+                  <Circle className={`h-2 w-2 ${i <= lastCompletedIdx + 1 ? "text-brandblue/40" : "text-gray-300"}`} />
+                )}
+              </div>
+              {!isLast && (
+                <div className={`w-0.5 flex-1 my-0.5 ${
+                  completed && milestones[i + 1]?.date ? "bg-brandmidblue/40" : "bg-gray-100"
+                }`} />
+              )}
+            </div>
+
+            <div className={`pb-4 flex-1 min-w-0 ${isLast ? "pb-0" : ""}`}>
+              <div className="flex items-start justify-between gap-2">
+                <div>
+                  <p className={`text-xs font-semibold leading-tight ${
+                    completed ? "text-gray-800" : "text-gray-400"
+                  }`}>
+                    {m.label}
+                  </p>
+                  {m.sublabel && (
+                    <p className="text-[10px] text-gray-400 mt-0.5">{m.sublabel}</p>
+                  )}
+                </div>
+                {m.date ? (
+                  <span className="text-[11px] font-medium text-brandmidblue bg-brandlightblue/60 px-2 py-0.5 rounded-full shrink-0 whitespace-nowrap">
+                    {m.date}
+                  </span>
+                ) : (
+                  <span className="text-[11px] text-gray-300 shrink-0">Pending</span>
+                )}
+              </div>
+            </div>
+          </div>
+        );
+      })}
+    </div>
+  );
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/dealQuery.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/dealQuery.ts
new file mode 100644
index 0000000..ed215a0
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/dealQuery.ts
@@ -0,0 +1,73 @@
+import { alias } from "drizzle-orm/pg-core";
+import { hubspotUsers } from "@/app/db/schema/crm/hubspot_user_table";
+import { hubspotDealData } from "@/app/db/schema/crm/hubspot_deal_table";
+import type { HubspotDeal } from "./types";
+import type { InferSelectModel } from "drizzle-orm";
+
+export const coordinatorUser = alias(hubspotUsers, "coordinator_user");
+export const designerUser = alias(hubspotUsers, "designer_user");
+
+export type DealRow = {
+  deal: InferSelectModel<typeof hubspotDealData>;
+  coordinator: string | null;
+  designer: string | null;
+};
+
+export function mapDbRowToHubspotDeal(row: DealRow): HubspotDeal {
+  const d = row.deal;
+  return {
+    id: d.id,
+    dealId: d.dealId,
+    dealname: d.dealname,
+    dealstage: d.dealstage,
+    companyId: d.companyId,
+    projectCode: d.projectCode,
+    landlordPropertyId: d.landlordPropertyId,
+    uprn: d.uprn,
+    outcome: d.outcome,
+    outcomeNotes: d.outcomeNotes,
+    majorConditionIssueDescription: d.majorConditionIssueDescription,
+    majorConditionIssuePhotos: d.majorConditionIssuePhotos,
+    majorConditionIssuePhotosS3: d.majorConditionIssuePhotosS3,
+    coordinationStatus: d.coordinationStatus,
+    designStatus: d.designStatus,
+    pashubLink: d.pashubLink,
+    sharepointLink: d.sharepointLink,
+    dampMouldFlag: d.dampmouldGrowth,
+    dampMouldAndRepairComments: d.damnpMouldAndRepairComments,
+    preSapScore: d.preSap,
+    coordinator: row.coordinator,
+    ioeV1Date: d.mtpCompletionDate,
+    ioeV2Date: d.mtpReModelCompletionDate,
+    ioeV3Date: d.ioeV3CompletionDate,
+    proposedMeasures: d.proposedMeasures,
+    approvedPackage: d.approvedPackage,
+    designer: row.designer,
+    designDate: d.designCompletionDate,
+    actualMeasuresInstalled: d.actualMeasuresInstalled,
+    installer: d.installer,
+    installerHandover: d.installerHandover,
+    lodgementStatus: d.lodgementStatus,
+    measuresLodgementDate: d.measuresLodgementDate,
+    fullLodgementDate: d.lodgementDate,
+    confirmedSurveyDate: d.confirmedSurveyDate,
+    confirmedSurveyTime: d.confirmedSurveyTime,
+    surveyedDate: d.surveyedDate,
+    designType: d.dealType,
+    eiScore: d.eiScore,
+    eiScorePotential: d.eiScorePotential,
+    epcSapScore: d.epcSapScore,
+    epcSapScorePotential: d.epcSapScorePotential,
+    surveyType: d.surveyType,
+    measuresForPibiOrdered: d.measuresForPibiOrdered,
+    pibiOrderDate: d.pibiOrderDate,
+    pibiCompletedDate: d.pibiCompletedDate,
+    propertyHaltedDate: d.propertyHaltedDate,
+    propertyHaltedReason: d.propertyHaltedReason,
+    technicalApprovedMeasuresForInstall: d.technicalApprovedMeasuresForInstall,
+    domnaSurveyType: d.domnaSurveyType,
+    domnaSurveyDate: d.domnaSurveyDate,
+    createdAt: d.createdAt,
+    updatedAt: d.updatedAt,
+  };
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.test.ts
new file mode 100644
index 0000000..e04ccb6
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.test.ts
@@ -0,0 +1,168 @@
+import { describe, it, expect } from "vitest";
+import { computeDocStatusMap } from "./docStatus";
+import { EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES } from "./types";
+import type { HubspotDeal, ApprovalsByDeal } from "./types";
+
+function makeDeal(overrides: Partial<HubspotDeal> = {}): HubspotDeal {
+  return {
+    id: "1",
+    dealId: "deal-1",
+    dealname: "Test Property",
+    dealstage: null,
+    companyId: null,
+    projectCode: null,
+    landlordPropertyId: null,
+    uprn: null,
+    outcome: null,
+    outcomeNotes: null,
+    majorConditionIssueDescription: null,
+    majorConditionIssuePhotos: null,
+    majorConditionIssuePhotosS3: null,
+    coordinationStatus: null,
+    designStatus: null,
+    pashubLink: null,
+    sharepointLink: null,
+    dampMouldFlag: null,
+    dampMouldAndRepairComments: null,
+    preSapScore: null,
+    coordinator: null,
+    ioeV1Date: null,
+    ioeV2Date: null,
+    ioeV3Date: null,
+    proposedMeasures: null,
+    approvedPackage: null,
+    designer: null,
+    designDate: null,
+    actualMeasuresInstalled: null,
+    installer: null,
+    installerHandover: null,
+    lodgementStatus: null,
+    measuresLodgementDate: null,
+    fullLodgementDate: null,
+    confirmedSurveyDate: null,
+    confirmedSurveyTime: null,
+    surveyedDate: null,
+    designType: null,
+    eiScore: null,
+    eiScorePotential: null,
+    epcSapScore: null,
+    epcSapScorePotential: null,
+    surveyType: null,
+    measuresForPibiOrdered: null,
+    pibiOrderDate: null,
+    pibiCompletedDate: null,
+    propertyHaltedDate: null,
+    propertyHaltedReason: null,
+    technicalApprovedMeasuresForInstall: null,
+    domnaSurveyType: null,
+    domnaSurveyDate: null,
+    createdAt: new Date(),
+    updatedAt: new Date(),
+    ...overrides,
+  };
+}
+
+const allSurveyDocs = EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.map((t) => ({
+  fileType: t,
+  measureName: null,
+}));
+
+describe("computeDocStatusMap", () => {
+  it("marks survey as complete when all 9 mandatory doc types are present", () => {
+    const deal = makeDeal({ dealId: "deal-1" });
+    const docs = new Map([["deal-1", allSurveyDocs]]);
+
+    const result = computeDocStatusMap([deal], docs, {});
+
+    expect(result["deal-1"].isSurveyComplete).toBe(true);
+    expect(result["deal-1"].hasSurveyDocs).toBe(true);
+  });
+
+  it("marks survey as incomplete when only some mandatory doc types are present", () => {
+    const deal = makeDeal({ dealId: "deal-1" });
+    const partialSurveyDocs = [{ fileType: "photo_pack", measureName: null }];
+    const docs = new Map([["deal-1", partialSurveyDocs]]);
+
+    const result = computeDocStatusMap([deal], docs, {});
+
+    expect(result["deal-1"].isSurveyComplete).toBe(false);
+    expect(result["deal-1"].hasSurveyDocs).toBe(true);
+  });
+
+  it("omits a deal from the map when it has no uploaded documents", () => {
+    const deal = makeDeal({ dealId: "deal-1" });
+
+    const result = computeDocStatusMap([deal], new Map(), {});
+
+    expect(result["deal-1"]).toBeUndefined();
+  });
+
+  it("uses approved measures in preference to proposed measures", () => {
+    const deal = makeDeal({ dealId: "deal-1", proposedMeasures: "CWI" });
+    const approvalsByDeal: ApprovalsByDeal = { "deal-1": ["ASHP"] };
+    const docs = new Map([["deal-1", allSurveyDocs]]);
+
+    const result = computeDocStatusMap([deal], docs, approvalsByDeal);
+
+    const measureNames = result["deal-1"].measureProgress.map((m) => m.measureName);
+    expect(measureNames).toEqual(["ASHP"]);
+    expect(measureNames).not.toContain("CWI");
+  });
+
+  describe("installStatus", () => {
+    // CWI requires only BASE_DOCS — simple to satisfy in tests
+    const cwi = "CWI";
+    const cwiRequiredDocs = [
+      "pre_photo",
+      "mid_photo",
+      "post_photo",
+      "pre_installation_building_inspection",
+      "claim_of_compliance",
+      "insurance_guarantee",
+      "workmanship_warranty",
+    ];
+
+    it('is "all" when every measure has all required install docs uploaded', () => {
+      const deal = makeDeal({ dealId: "deal-1", proposedMeasures: cwi });
+      const installDocs = cwiRequiredDocs.map((ft) => ({
+        fileType: ft,
+        measureName: cwi,
+      }));
+      const docs = new Map([["deal-1", installDocs]]);
+
+      const result = computeDocStatusMap([deal], docs, {});
+
+      expect(result["deal-1"].installStatus).toBe("all");
+    });
+
+    it('is "partial" when some (but not all) measures have docs uploaded', () => {
+      const deal = makeDeal({ dealId: "deal-1", proposedMeasures: cwi });
+      const partialInstallDocs = [{ fileType: "pre_photo", measureName: cwi }];
+      const docs = new Map([["deal-1", partialInstallDocs]]);
+
+      const result = computeDocStatusMap([deal], docs, {});
+
+      expect(result["deal-1"].installStatus).toBe("partial");
+    });
+
+    it('is "hasDocs" when install docs exist but no measures are defined on the deal', () => {
+      const deal = makeDeal({ dealId: "deal-1", proposedMeasures: null });
+      const installDocs = [{ fileType: "pre_photo", measureName: null }];
+      const docs = new Map([["deal-1", installDocs]]);
+
+      const result = computeDocStatusMap([deal], docs, {});
+
+      expect(result["deal-1"].installStatus).toBe("hasDocs");
+    });
+
+    it('is "none" when measures are defined but no install docs have been uploaded', () => {
+      const deal = makeDeal({ dealId: "deal-1", proposedMeasures: cwi });
+      // Only survey docs — no install docs
+      const docs = new Map([["deal-1", allSurveyDocs]]);
+
+      const result = computeDocStatusMap([deal], docs, {});
+
+      expect(result["deal-1"].installStatus).toBe("none");
+    });
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.ts
new file mode 100644
index 0000000..1bb7960
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/docStatus.ts
@@ -0,0 +1,152 @@
+import { inArray } from "drizzle-orm";
+import { db } from "@/app/db/db";
+import { uploadedFiles } from "@/app/db/schema/uploaded_files";
+import { getRequiredDocs } from "@/app/lib/measureDocumentRequirements";
+import {
+  EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES,
+  SURVEY_ALL_DOC_TYPES,
+} from "./types";
+import type {
+  HubspotDeal,
+  DocStatus,
+  DocStatusMap,
+  MeasureDocProgress,
+  ApprovalsByDeal,
+} from "./types";
+
+type DocEntry = { fileType: string; measureName: string | null };
+
+export async function fetchDocsByDealId(
+  deals: HubspotDeal[],
+  dealIds: string[],
+): Promise<Map<string, DocEntry[]>> {
+  const docsByDealId = new Map<string, DocEntry[]>();
+
+  if (dealIds.length === 0) return docsByDealId;
+
+  const phase1Rows = await db
+    .select({
+      hubsotDealId: uploadedFiles.hubsotDealId,
+      fileType: uploadedFiles.fileType,
+      measureName: uploadedFiles.measureName,
+    })
+    .from(uploadedFiles)
+    .where(inArray(uploadedFiles.hubsotDealId, dealIds));
+
+  for (const row of phase1Rows) {
+    if (!row.hubsotDealId || row.fileType === null) continue;
+    if (!docsByDealId.has(row.hubsotDealId)) docsByDealId.set(row.hubsotDealId, []);
+    docsByDealId.get(row.hubsotDealId)!.push({ fileType: row.fileType, measureName: row.measureName });
+  }
+
+  // Phase 2: UPRN fallback for deals that returned no results in phase 1
+  const dealsWithoutDocs = deals.filter((d) => !docsByDealId.has(d.dealId));
+  const fallbackUprns = dealsWithoutDocs
+    .map((d) => d.uprn)
+    .filter((u): u is string => !!u)
+    .map((u) => {
+      try { return BigInt(u); } catch { return null; }
+    })
+    .filter((u): u is bigint => u !== null);
+
+  if (fallbackUprns.length > 0) {
+    const phase2Rows = await db
+      .select({
+        uprn: uploadedFiles.uprn,
+        fileType: uploadedFiles.fileType,
+        measureName: uploadedFiles.measureName,
+      })
+      .from(uploadedFiles)
+      .where(inArray(uploadedFiles.uprn, fallbackUprns));
+
+    const uprnToDealId = new Map<string, string>(
+      dealsWithoutDocs
+        .filter((d) => d.uprn)
+        .map((d) => {
+          try { return [String(BigInt(d.uprn!)), d.dealId] as [string, string]; }
+          catch { return null; }
+        })
+        .filter((e): e is [string, string] => e !== null),
+    );
+
+    for (const row of phase2Rows) {
+      if (row.uprn === null || row.fileType === null) continue;
+      const dealId = uprnToDealId.get(String(row.uprn));
+      if (!dealId) continue;
+      if (!docsByDealId.has(dealId)) docsByDealId.set(dealId, []);
+      docsByDealId.get(dealId)!.push({ fileType: row.fileType, measureName: row.measureName });
+    }
+  }
+
+  return docsByDealId;
+}
+
+export function computeDocStatusMap(
+  deals: HubspotDeal[],
+  docsByDealId: Map<string, Array<{ fileType: string; measureName: string | null }>>,
+  approvalsByDeal: ApprovalsByDeal,
+): DocStatusMap {
+  const measuresByDealId = new Map<string, string[]>();
+  for (const deal of deals) {
+    const approved = approvalsByDeal[deal.dealId] ?? [];
+    const measures =
+      approved.length > 0
+        ? approved
+        : (deal.proposedMeasures ?? "")
+            .split(",")
+            .map((m) => m.trim())
+            .filter(Boolean);
+    measuresByDealId.set(deal.dealId, measures);
+  }
+
+  const docStatusMap: DocStatusMap = {};
+
+  for (const [dealId, docs] of docsByDealId) {
+    const surveyDocs = docs.filter((d) => SURVEY_ALL_DOC_TYPES.has(d.fileType));
+    const installDocs = docs.filter((d) => !SURVEY_ALL_DOC_TYPES.has(d.fileType));
+    const surveyTypeSet = new Set(surveyDocs.map((d) => d.fileType));
+
+    const measures = measuresByDealId.get(dealId) ?? [];
+
+    const measureProgress: MeasureDocProgress[] = measures.map((measureName) => {
+      const required = getRequiredDocs(measureName);
+      const docsForMeasure = installDocs.filter((d) => d.measureName === measureName);
+      const uploadedTypeSet = new Set(docsForMeasure.map((d) => d.fileType));
+      const uploaded = required.filter((r) => uploadedTypeSet.has(r));
+      return {
+        measureName,
+        required,
+        uploaded,
+        isComplete: uploaded.length === required.length,
+        uploadedCount: uploaded.length,
+        requiredCount: required.length,
+      };
+    });
+
+    let installStatus: DocStatus["installStatus"] = "none";
+    if (installDocs.length > 0) {
+      if (measures.length === 0) {
+        installStatus = "hasDocs";
+      } else {
+        installStatus = measureProgress.every((m) => m.isComplete)
+          ? "all"
+          : measureProgress.some((m) => m.uploadedCount > 0)
+            ? "partial"
+            : "none";
+      }
+    }
+
+    docStatusMap[dealId] = {
+      presentSurveyTypes: Array.from(surveyTypeSet),
+      hasSurveyDocs: surveyDocs.length > 0,
+      isSurveyComplete: EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.every((t) =>
+        surveyTypeSet.has(t),
+      ),
+      hasInstallDocs: installDocs.length > 0,
+      installStatus,
+      measureProgress,
+    };
+  }
+
+  return docStatusMap;
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.test.ts
new file mode 100644
index 0000000..31b7734
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.test.ts
@@ -0,0 +1,117 @@
+import { describe, it, expect } from "vitest";
+import { filterMeasureRows } from "./measureFilters";
+import type { ClassifiedDeal } from "./types";
+
+function makeDeal(overrides: Partial<ClassifiedDeal> = {}): ClassifiedDeal {
+  return {
+    id: "1",
+    dealId: "deal-1",
+    dealname: "1 Test Street",
+    dealstage: null,
+    companyId: null,
+    projectCode: null,
+    landlordPropertyId: "LP001",
+    uprn: null,
+    outcome: null,
+    outcomeNotes: null,
+    majorConditionIssueDescription: null,
+    majorConditionIssuePhotos: null,
+    majorConditionIssuePhotosS3: null,
+    coordinationStatus: null,
+    designStatus: null,
+    pashubLink: null,
+    sharepointLink: null,
+    dampMouldFlag: null,
+    dampMouldAndRepairComments: null,
+    preSapScore: null,
+    coordinator: null,
+    ioeV1Date: null,
+    ioeV2Date: null,
+    ioeV3Date: null,
+    proposedMeasures: "Loft insulation;CWI",
+    approvedPackage: null,
+    designer: null,
+    designDate: null,
+    actualMeasuresInstalled: null,
+    installer: null,
+    installerHandover: null,
+    lodgementStatus: null,
+    measuresLodgementDate: null,
+    fullLodgementDate: null,
+    confirmedSurveyDate: null,
+    confirmedSurveyTime: null,
+    surveyedDate: null,
+    designType: null,
+    eiScore: null,
+    eiScorePotential: null,
+    epcSapScore: null,
+    epcSapScorePotential: null,
+    surveyType: null,
+    measuresForPibiOrdered: null,
+    pibiOrderDate: null,
+    pibiCompletedDate: null,
+    propertyHaltedDate: null,
+    propertyHaltedReason: null,
+    technicalApprovedMeasuresForInstall: "Solar PV",
+    domnaSurveyType: null,
+    domnaSurveyDate: null,
+    createdAt: new Date(),
+    updatedAt: new Date(),
+    displayStage: "Coordination in Progress",
+    ...overrides,
+  };
+}
+
+describe("filterMeasureRows", () => {
+  it("returns all rows when search is empty", () => {
+    const deals = [makeDeal(), makeDeal({ dealId: "deal-2" })];
+    expect(filterMeasureRows(deals, {}, "")).toEqual(deals);
+  });
+
+  it("matches by address (dealname)", () => {
+    const match = makeDeal({ dealname: "12 Oak Lane" });
+    const noMatch = makeDeal({ dealId: "deal-2", dealname: "5 Elm Street" });
+    const result = filterMeasureRows([match, noMatch], {}, "oak");
+    expect(result).toEqual([match]);
+  });
+
+  it("matches by landlordPropertyId", () => {
+    const match = makeDeal({ landlordPropertyId: "LP999" });
+    const noMatch = makeDeal({ dealId: "deal-2", landlordPropertyId: "LP001" });
+    const result = filterMeasureRows([match, noMatch], {}, "lp999");
+    expect(result).toEqual([match]);
+  });
+
+  it("matches by proposed measure name", () => {
+    const match = makeDeal({ proposedMeasures: "ASHP;Loft insulation" });
+    const noMatch = makeDeal({ dealId: "deal-2", proposedMeasures: "CWI" });
+    const result = filterMeasureRows([match, noMatch], {}, "ashp");
+    expect(result).toEqual([match]);
+  });
+
+  it("matches by instructed measure name", () => {
+    const match = makeDeal({ dealId: "deal-1" });
+    const noMatch = makeDeal({ dealId: "deal-2", proposedMeasures: "CWI" });
+    const instructedByDeal = { "deal-1": ["EWI"] };
+    const result = filterMeasureRows([match, noMatch], instructedByDeal, "ewi");
+    expect(result).toEqual([match]);
+  });
+
+  it("matches by technically approved measure name", () => {
+    const match = makeDeal({ technicalApprovedMeasuresForInstall: "Battery" });
+    const noMatch = makeDeal({ dealId: "deal-2", technicalApprovedMeasuresForInstall: null });
+    const result = filterMeasureRows([match, noMatch], {}, "battery");
+    expect(result).toEqual([match]);
+  });
+
+  it("is case-insensitive", () => {
+    const deal = makeDeal({ proposedMeasures: "Loft insulation" });
+    expect(filterMeasureRows([deal], {}, "LOFT")).toEqual([deal]);
+    expect(filterMeasureRows([deal], {}, "loft insulation")).toEqual([deal]);
+  });
+
+  it("returns empty when nothing matches", () => {
+    const deal = makeDeal({ dealname: "1 Test St", proposedMeasures: "CWI" });
+    expect(filterMeasureRows([deal], {}, "ASHP")).toEqual([]);
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.ts
new file mode 100644
index 0000000..2b928ee
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/measureFilters.ts
@@ -0,0 +1,27 @@
+import { parseMeasures } from "@/app/lib/parseMeasures";
+import type { ClassifiedDeal } from "./types";
+
+export function filterMeasureRows(
+  deals: ClassifiedDeal[],
+  instructedByDeal: Record<string, string[]>,
+  search: string,
+): ClassifiedDeal[] {
+  const q = search.toLowerCase().trim();
+  if (!q) return deals;
+
+  return deals.filter((deal) => {
+    if (deal.dealname?.toLowerCase().includes(q)) return true;
+    if (deal.landlordPropertyId?.toLowerCase().includes(q)) return true;
+
+    const proposed = parseMeasures(deal.proposedMeasures);
+    if (proposed.some((m) => m.toLowerCase().includes(q))) return true;
+
+    const instructed = instructedByDeal[deal.dealId] ?? [];
+    if (instructed.some((m) => m.toLowerCase().includes(q))) return true;
+
+    const techApproved = parseMeasures(deal.technicalApprovedMeasuresForInstall);
+    if (techApproved.some((m) => m.toLowerCase().includes(q))) return true;
+
+    return false;
+  });
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/page.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/page.tsx
index d7c31bf..6b50ee9 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/page.tsx
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/page.tsx
@@ -4,93 +4,31 @@ import { redirect } from "next/navigation";
 import { eq, inArray, and, desc, sql } from "drizzle-orm";
 import LiveTracker from "./LiveTracker";
 import { computeLiveTrackerData } from "./transforms";
+import { fetchDocsByDealId, computeDocStatusMap } from "./docStatus";
 import { db } from "@/app/db/db";
 import { hubspotDealData } from "@/app/db/schema/crm/hubspot_deal_table";
-import { alias } from "drizzle-orm/pg-core";
-import { hubspotUsers } from "@/app/db/schema/crm/hubspot_user_table";
-import { uploadedFiles } from "@/app/db/schema/uploaded_files";
 import { portfolioOrganisation } from "@/app/db/schema/portfolio_organisation";
+import { coordinatorUser, designerUser, mapDbRowToHubspotDeal } from "./dealQuery";
+import type { DealRow } from "./dealQuery";
 import { organisation } from "@/app/db/schema/organisation";
-import { portfolioCapabilities, portfolioUsers } from "@/app/db/schema/portfolio";
+import {
+  portfolioCapabilities,
+  portfolioUsers,
+} from "@/app/db/schema/portfolio";
 import { dealMeasureApprovals } from "@/app/db/schema/approvals";
+import { userDefinedDealMeasures } from "@/app/db/schema/user_defined_deal_measures";
 import { propertyRemovalRequests } from "@/app/db/schema/removal_requests";
 import { user as userTable } from "@/app/db/schema/users";
-import type { HubspotDeal, DocStatusMap, DocStatus, MeasureDocProgress, PortfolioCapabilityType, ApprovalsByDeal, RemovalStatusByDeal, EffectiveRemovalState } from "./types";
-import { EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES, SURVEY_ALL_DOC_TYPES } from "./types";
-import { getRequiredDocs } from "@/app/lib/measureDocumentRequirements";
-import type { InferSelectModel } from "drizzle-orm";
+import type {
+  PortfolioCapabilityType,
+  ApprovalsByDeal,
+  InstructedMeasuresByDeal,
+  RemovalStatusByDeal,
+} from "./types";
+import { computeRemovalStatusByDeal } from "./removalState";
 import { Card, CardContent } from "@/app/shadcn_components/ui/card";
 import { Building2 } from "lucide-react";
 
-const coordinatorUser = alias(hubspotUsers, "coordinator_user");
-const designerUser = alias(hubspotUsers, "designer_user");
-
-type DealRow = {
-  deal: InferSelectModel<typeof hubspotDealData>;
-  coordinator: string | null;
-  designer: string | null;
-};
-
-function mapDbRowToHubspotDeal(row: DealRow): HubspotDeal {
-  const d = row.deal;
-  return {
-    id: d.id,
-    dealId: d.dealId,
-    dealname: d.dealname,
-    dealstage: d.dealstage,
-    companyId: d.companyId,
-    projectCode: d.projectCode,
-    landlordPropertyId: d.landlordPropertyId,
-    uprn: d.uprn,
-    outcome: d.outcome,
-    outcomeNotes: d.outcomeNotes,
-    majorConditionIssueDescription: d.majorConditionIssueDescription,
-    majorConditionIssuePhotos: d.majorConditionIssuePhotos,
-    majorConditionIssuePhotosS3: d.majorConditionIssuePhotosS3,
-    coordinationStatus: d.coordinationStatus,
-    designStatus: d.designStatus,
-    pashubLink: d.pashubLink,
-    sharepointLink: d.sharepointLink,
-    dampMouldFlag: d.dampmouldGrowth,
-    dampMouldAndRepairComments: d.damnpMouldAndRepairComments,
-    preSapScore: d.preSap,
-    coordinator: row.coordinator,
-    ioeV1Date: d.mtpCompletionDate,
-    ioeV2Date: d.mtpReModelCompletionDate,
-    ioeV3Date: d.ioeV3CompletionDate,
-    proposedMeasures: d.proposedMeasures,
-    approvedPackage: d.approvedPackage,
-    designer: row.designer,
-    designDate: d.designCompletionDate,
-    actualMeasuresInstalled: d.actualMeasuresInstalled,
-    installer: d.installer,
-    installerHandover: d.installerHandover,
-    lodgementStatus: d.lodgementStatus,
-    measuresLodgementDate: d.measuresLodgementDate,
-    fullLodgementDate: d.lodgementDate,
-    confirmedSurveyDate: d.confirmedSurveyDate,
-    confirmedSurveyTime: d.confirmedSurveyTime,
-    surveyedDate: d.surveyedDate,
-    designType: d.dealType,
-    eiScore: d.eiScore,
-    eiScorePotential: d.eiScorePotential,
-    epcSapScore: d.epcSapScore,
-    epcSapScorePotential: d.epcSapScorePotential,
-    // New per-deal workflow fields
-    surveyType: d.surveyType,
-    measuresForPibiOrdered: d.measuresForPibiOrdered,
-    pibiOrderDate: d.pibiOrderDate,
-    pibiCompletedDate: d.pibiCompletedDate,
-    propertyHaltedDate: d.propertyHaltedDate,
-    propertyHaltedReason: d.propertyHaltedReason,
-    technicalApprovedMeasuresForInstall: d.technicalApprovedMeasuresForInstall,
-    domnaSurveyType: d.domnaSurveyType,
-    domnaSurveyDate: d.domnaSurveyDate,
-    createdAt: d.createdAt,
-    updatedAt: d.updatedAt,
-  };
-}
-
 export default async function LiveReportingPage(props: {
   params: Promise<{ slug: string }>;
 }) {
@@ -101,17 +39,21 @@ export default async function LiveReportingPage(props: {
     redirect("/");
   }
 
-  // Look up the linked organisation for this portfolio
+  // Look up all linked organisations for this portfolio
   const link = await db
     .select({ hubspotCompanyId: organisation.hubspotCompanyId })
     .from(portfolioOrganisation)
-    .innerJoin(organisation, eq(portfolioOrganisation.organisationId, organisation.id))
-    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)))
-    .limit(1);
+    .innerJoin(
+      organisation,
+      eq(portfolioOrganisation.organisationId, organisation.id),
+    )
+    .where(eq(portfolioOrganisation.portfolioId, BigInt(portfolioId)));
 
   const pageHeader = (
     <div className="mb-6">
-      <header className="text-3xl font-semibold text-brandblue">Live Projects</header>
+      <header className="text-3xl font-semibold text-brandblue">
+        Live Projects
+      </header>
       <p className="text-sm text-gray-500">
         {`Check in on your projects' progress with real-time data updates.`}
       </p>
@@ -119,7 +61,11 @@ export default async function LiveReportingPage(props: {
     </div>
   );
 
-  if (!link.length || !link[0].hubspotCompanyId) {
+  const companyIds = link
+    .map((l) => l.hubspotCompanyId)
+    .filter((id): id is string => !!id);
+
+  if (companyIds.length === 0) {
     return (
       <div className="max-w-7xl mx-auto px-6 pb-10 space-y-4">
         {pageHeader}
@@ -129,10 +75,13 @@ export default async function LiveReportingPage(props: {
               <Building2 className="h-8 w-8 text-brandblue/50" />
             </div>
             <div>
-              <p className="text-base font-semibold text-gray-700">No organisation linked</p>
+              <p className="text-base font-semibold text-gray-700">
+                No organisation linked
+              </p>
               <p className="text-sm text-gray-400 mt-1 max-w-sm">
-                A Domna administrator needs to connect this portfolio to an organisation in{" "}
-                <strong>Portfolio Settings</strong> before live tracking data can be displayed.
+                A Domna administrator needs to connect this portfolio to an
+                organisation in <strong>Portfolio Settings</strong> before live
+                tracking data can be displayed.
               </p>
             </div>
           </CardContent>
@@ -141,70 +90,77 @@ export default async function LiveReportingPage(props: {
     );
   }
 
-  const companyId = link[0].hubspotCompanyId;
-
   const rawDeals = await db
     .select({
       deal: hubspotDealData,
-      coordinator: sql<string | null>`CASE WHEN ${hubspotDealData.coordinator} IS NULL THEN NULL ELSE COALESCE(${coordinatorUser.firstName} || ' ' || ${coordinatorUser.lastName}, 'Domna Coordinator') END`,
-      designer: sql<string | null>`CASE WHEN ${hubspotDealData.designer} IS NULL THEN NULL ELSE COALESCE(${designerUser.firstName} || ' ' || ${designerUser.lastName}, 'Domna Designer') END`,
+      coordinator: sql<
+        string | null
+      >`CASE WHEN ${hubspotDealData.coordinator} IS NULL THEN NULL ELSE COALESCE(${coordinatorUser.firstName} || ' ' || ${coordinatorUser.lastName}, 'Domna Coordinator') END`,
+      designer: sql<
+        string | null
+      >`CASE WHEN ${hubspotDealData.designer} IS NULL THEN NULL ELSE COALESCE(${designerUser.firstName} || ' ' || ${designerUser.lastName}, 'Domna Designer') END`,
     })
     .from(hubspotDealData)
-    .leftJoin(coordinatorUser, eq(hubspotDealData.coordinator, coordinatorUser.hubspotOwnerId))
-    .leftJoin(designerUser, eq(hubspotDealData.designer, designerUser.hubspotOwnerId))
-    .where(eq(hubspotDealData.companyId, companyId));
+    .leftJoin(
+      coordinatorUser,
+      eq(hubspotDealData.coordinator, coordinatorUser.hubspotOwnerId),
+    )
+    .leftJoin(
+      designerUser,
+      eq(hubspotDealData.designer, designerUser.hubspotOwnerId),
+    )
+    .where(inArray(hubspotDealData.companyId, companyIds));
 
   const deals = rawDeals.map(mapDbRowToHubspotDeal);
   const trackerData = computeLiveTrackerData(deals);
 
-  // Fetch current user's portfolio capabilities (approver / contractor — can have both)
-  let userCapability: PortfolioCapabilityType = [];
   const userEmail = user?.user?.email;
+
+  // Single user lookup shared by capability and role queries
+  let userId: bigint | null = null;
   if (userEmail) {
     const userRow = await db
       .select({ id: userTable.id })
       .from(userTable)
       .where(eq(userTable.email, userEmail))
       .limit(1);
+    userId = userRow[0]?.id ?? null;
+  }
 
-    if (userRow[0]) {
-      const capRows = await db
-        .select({ capability: portfolioCapabilities.capability })
-        .from(portfolioCapabilities)
-        .where(
-          and(
-            eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
-            eq(portfolioCapabilities.userId, userRow[0].id),
-          ),
-        );
-      userCapability = capRows
-        .map((r) => r.capability)
-        .filter((c): c is "approver" | "contractor" => c === "approver" || c === "contractor");
-    }
+  // Fetch current user's portfolio capabilities (approver / contractor — can have both)
+  let userCapability: PortfolioCapabilityType = [];
+  if (userId) {
+    const capRows = await db
+      .select({ capability: portfolioCapabilities.capability })
+      .from(portfolioCapabilities)
+      .where(
+        and(
+          eq(portfolioCapabilities.portfolioId, BigInt(portfolioId)),
+          eq(portfolioCapabilities.userId, userId),
+        ),
+      );
+    userCapability = capRows
+      .map((r) => r.capability)
+      .filter(
+        (c): c is "approver" | "contractor" =>
+          c === "approver" || c === "contractor",
+      );
   }
 
   // Fetch current user's portfolio role (creator / admin / write / read)
   let userRole = "read";
-  if (userEmail) {
-    const userRow = await db
-      .select({ id: userTable.id })
-      .from(userTable)
-      .where(eq(userTable.email, userEmail))
+  if (userId) {
+    const roleRow = await db
+      .select({ role: portfolioUsers.role })
+      .from(portfolioUsers)
+      .where(
+        and(
+          eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
+          eq(portfolioUsers.userId, userId),
+        ),
+      )
       .limit(1);
-
-    if (userRow[0]) {
-      const roleRow = await db
-        .select({ role: portfolioUsers.role })
-        .from(portfolioUsers)
-        .where(
-          and(
-            eq(portfolioUsers.portfolioId, BigInt(portfolioId)),
-            eq(portfolioUsers.userId, userRow[0].id),
-          ),
-        )
-        .limit(1);
-      userRole = roleRow[0]?.role ?? "read";
-    }
+    userRole = roleRow[0]?.role ?? "read";
   }
 
   // Fetch currently approved measures for all deals in scope
@@ -229,8 +185,27 @@ export default async function LiveReportingPage(props: {
     }
   }
 
-  // Compute effective removal state per deal
-  const removalStatusByDeal: RemovalStatusByDeal = {};
+  // Fetch instructed measures for all deals in scope
+  const instructedMeasuresByDeal: InstructedMeasuresByDeal = {};
+  if (dealIds.length > 0) {
+    const instructedRows = await db
+      .select({
+        hubspotDealId: userDefinedDealMeasures.hubspotDealId,
+        measureName: userDefinedDealMeasures.measureName,
+      })
+      .from(userDefinedDealMeasures)
+      .where(
+        and(
+          inArray(userDefinedDealMeasures.hubspotDealId, dealIds),
+          eq(userDefinedDealMeasures.source, "instructed"),
+        ),
+      );
+
+    for (const row of instructedRows) {
+      (instructedMeasuresByDeal[row.hubspotDealId] ??= []).push(row.measureName);
+    }
+  }
+
   const removalRows = await db
     .select({
       hubspotDealId: propertyRemovalRequests.hubspotDealId,
@@ -241,139 +216,10 @@ export default async function LiveReportingPage(props: {
     .where(eq(propertyRemovalRequests.portfolioId, BigInt(portfolioId)))
     .orderBy(desc(propertyRemovalRequests.requestedAt));
 
-  // Keep only the most recent row per deal, then derive effective state
-  const seenDeals = new Set<string>();
-  for (const row of removalRows) {
-    if (seenDeals.has(row.hubspotDealId)) continue;
-    seenDeals.add(row.hubspotDealId);
-    let state: EffectiveRemovalState = "none";
-    if (row.status === "pending") {
-      state = row.type === "re_addition" ? "pending_re_addition" : "pending_removal";
-    } else if (row.type === "removal" && row.status === "approved") {
-      state = "removed";
-    } else if (row.type === "re_addition" && row.status === "declined") {
-      state = "removed";
-    }
-    if (state !== "none") removalStatusByDeal[row.hubspotDealId] = state;
-  }
+  const removalStatusByDeal: RemovalStatusByDeal = computeRemovalStatusByDeal(removalRows);
 
-  // Fetch document status for all deals — two-phase strategy:
-  // Phase 1: query by dealId (reliable even when UPRN is missing from hubspot_deal_data)
-  // Phase 2: UPRN fallback only for deals that returned no results in phase 1
-  const docsByDealId = new Map<string, Array<{ fileType: string; measureName: string | null }>>();
-
-  if (dealIds.length > 0) {
-    const phase1Rows = await db
-      .select({
-        hubsotDealId: uploadedFiles.hubsotDealId,
-        fileType: uploadedFiles.fileType,
-        measureName: uploadedFiles.measureName,
-      })
-      .from(uploadedFiles)
-      .where(inArray(uploadedFiles.hubsotDealId, dealIds));
-
-    for (const row of phase1Rows) {
-      if (!row.hubsotDealId || row.fileType === null) continue;
-      if (!docsByDealId.has(row.hubsotDealId)) docsByDealId.set(row.hubsotDealId, []);
-      docsByDealId.get(row.hubsotDealId)!.push({ fileType: row.fileType, measureName: row.measureName });
-    }
-  }
-
-  // Phase 2: for deals with no docs from phase 1 that have a UPRN, try UPRN lookup
-  const dealsWithoutDocs = deals.filter((d) => !docsByDealId.has(d.dealId));
-  const fallbackUprns = dealsWithoutDocs
-    .map((d) => d.uprn)
-    .filter((u): u is string => !!u)
-    .map((u) => { try { return BigInt(u); } catch { return null; } })
-    .filter((u): u is bigint => u !== null);
-
-  if (fallbackUprns.length > 0) {
-    const phase2Rows = await db
-      .select({
-        uprn: uploadedFiles.uprn,
-        fileType: uploadedFiles.fileType,
-        measureName: uploadedFiles.measureName,
-      })
-      .from(uploadedFiles)
-      .where(inArray(uploadedFiles.uprn, fallbackUprns));
-
-    // Map phase 2 UPRN results back to dealId
-    const uprnToDealId = new Map<string, string>(
-      dealsWithoutDocs
-        .filter((d) => d.uprn)
-        .map((d) => {
-          try { return [String(BigInt(d.uprn!)), d.dealId] as [string, string]; } catch { return null; }
-        })
-        .filter((e): e is [string, string] => e !== null),
-    );
-
-    for (const row of phase2Rows) {
-      if (row.uprn === null || row.fileType === null) continue;
-      const dealId = uprnToDealId.get(String(row.uprn));
-      if (!dealId) continue;
-      if (!docsByDealId.has(dealId)) docsByDealId.set(dealId, []);
-      docsByDealId.get(dealId)!.push({ fileType: row.fileType, measureName: row.measureName });
-    }
-  }
-
-  // Build measures lookup by dealId (approved measures, falling back to proposed)
-  const measuresByDealId = new Map<string, string[]>();
-  for (const deal of deals) {
-    const approved = approvalsByDeal[deal.dealId] ?? [];
-    const measures = approved.length > 0
-      ? approved
-      : (deal.proposedMeasures ?? "").split(",").map((m: string) => m.trim()).filter(Boolean);
-    measuresByDealId.set(deal.dealId, measures);
-  }
-
-  // Build docStatusMap keyed by dealId
-  const docStatusMap: DocStatusMap = {};
-
-  for (const [dealId, docs] of docsByDealId) {
-    const surveyDocs = docs.filter((d) => SURVEY_ALL_DOC_TYPES.has(d.fileType));
-    const installDocs = docs.filter((d) => !SURVEY_ALL_DOC_TYPES.has(d.fileType));
-    const surveyTypeSet = new Set(surveyDocs.map((d) => d.fileType));
-
-    const measures = measuresByDealId.get(dealId) ?? [];
-
-    // Compute per-measure document progress against the requirements matrix
-    const measureProgress: MeasureDocProgress[] = measures.map((measureName) => {
-      const required = getRequiredDocs(measureName);
-      const docsForMeasure = installDocs.filter((d) => d.measureName === measureName);
-      const uploadedTypeSet = new Set(docsForMeasure.map((d) => d.fileType));
-      const uploaded = required.filter((r) => uploadedTypeSet.has(r));
-      return {
-        measureName,
-        required,
-        uploaded,
-        isComplete: uploaded.length === required.length,
-        uploadedCount: uploaded.length,
-        requiredCount: required.length,
-      };
-    });
-
-    let installStatus: DocStatus["installStatus"] = "none";
-    if (installDocs.length > 0) {
-      if (measures.length === 0) {
-        installStatus = "hasDocs";
-      } else {
-        installStatus = measureProgress.every((m) => m.isComplete)
-          ? "all"
-          : measureProgress.some((m) => m.uploadedCount > 0)
-            ? "partial"
-            : "none";
-      }
-    }
-
-    docStatusMap[dealId] = {
-      presentSurveyTypes: Array.from(surveyTypeSet),
-      hasSurveyDocs: surveyDocs.length > 0,
-      isSurveyComplete: EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.every((t) => surveyTypeSet.has(t)),
-      hasInstallDocs: installDocs.length > 0,
-      installStatus,
-      measureProgress,
-    };
-  }
+  const docsByDealId = await fetchDocsByDealId(deals, dealIds);
+  const docStatusMap = computeDocStatusMap(deals, docsByDealId, approvalsByDeal);
 
   return (
     <div className="max-w-7xl mx-auto px-6 pb-10 space-y-4">
@@ -383,6 +229,7 @@ export default async function LiveReportingPage(props: {
         docStatusMap={docStatusMap}
         userCapability={userCapability}
         approvalsByDeal={approvalsByDeal}
+        instructedMeasuresByDeal={instructedMeasuresByDeal}
         removalStatusByDeal={removalStatusByDeal}
         portfolioId={portfolioId}
         userRole={userRole}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.test.ts
new file mode 100644
index 0000000..c81eb93
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.test.ts
@@ -0,0 +1,137 @@
+import { describe, it, expect } from "vitest";
+import {
+  splitDocumentsByType,
+  getMissingRetrofitTypes,
+  getUnassignedInstallDocs,
+} from "./propertyDocuments";
+import type { PropertyDocument, MeasureDocProgress } from "./types";
+
+function makeDoc(overrides: Partial<PropertyDocument> = {}): PropertyDocument {
+  return {
+    id: "1",
+    s3FileKey: "key",
+    s3FileBucket: "bucket",
+    docType: "photo_pack",
+    s3UploadTimestamp: "2024-01-01T00:00:00Z",
+    uprn: null,
+    landlordPropertyId: null,
+    measureName: null,
+    ...overrides,
+  };
+}
+
+function makeMeasureProgress(overrides: Partial<MeasureDocProgress> = {}): MeasureDocProgress {
+  return {
+    measureName: "ASHP",
+    required: ["pre_photo", "post_photo"],
+    uploaded: [],
+    isComplete: false,
+    uploadedCount: 0,
+    requiredCount: 2,
+    ...overrides,
+  };
+}
+
+describe("splitDocumentsByType", () => {
+  it("puts survey doc types in retrofitDocs", () => {
+    const doc = makeDoc({ docType: "photo_pack" });
+    const { retrofitDocs, installDocs } = splitDocumentsByType([doc]);
+    expect(retrofitDocs).toHaveLength(1);
+    expect(installDocs).toHaveLength(0);
+  });
+
+  it("puts install doc types in installDocs", () => {
+    const doc = makeDoc({ docType: "pre_photo" });
+    const { retrofitDocs, installDocs } = splitDocumentsByType([doc]);
+    expect(retrofitDocs).toHaveLength(0);
+    expect(installDocs).toHaveLength(1);
+  });
+
+  it("includes optional ecmk types in retrofitDocs", () => {
+    const doc = makeDoc({ docType: "ecmk_site_note" });
+    const { retrofitDocs } = splitDocumentsByType([doc]);
+    expect(retrofitDocs).toHaveLength(1);
+  });
+
+  it("splits a mixed list correctly", () => {
+    const docs = [
+      makeDoc({ id: "1", docType: "photo_pack" }),
+      makeDoc({ id: "2", docType: "pre_photo" }),
+      makeDoc({ id: "3", docType: "site_note" }),
+      makeDoc({ id: "4", docType: "post_photo" }),
+    ];
+    const { retrofitDocs, installDocs } = splitDocumentsByType(docs);
+    expect(retrofitDocs).toHaveLength(2);
+    expect(installDocs).toHaveLength(2);
+  });
+
+  it("returns empty arrays for empty input", () => {
+    const { retrofitDocs, installDocs } = splitDocumentsByType([]);
+    expect(retrofitDocs).toHaveLength(0);
+    expect(installDocs).toHaveLength(0);
+  });
+});
+
+describe("getMissingRetrofitTypes", () => {
+  it("returns all mandatory types when no docs uploaded", () => {
+    const missing = getMissingRetrofitTypes([]);
+    expect(missing).toHaveLength(9);
+  });
+
+  it("excludes types that have been uploaded", () => {
+    const uploaded = [makeDoc({ docType: "photo_pack" })];
+    const missing = getMissingRetrofitTypes(uploaded);
+    expect(missing).not.toContain("photo_pack");
+    expect(missing).toHaveLength(8);
+  });
+
+  it("returns empty array when all mandatory types uploaded", () => {
+    const uploaded = [
+      "photo_pack", "site_note", "rd_sap_site_note", "pas_2023_ventilation",
+      "pas_2023_condition", "pas_significance", "par_photo_pack",
+      "pas_2023_property", "pas_2023_occupancy",
+    ].map((docType, i) => makeDoc({ id: String(i), docType }));
+    expect(getMissingRetrofitTypes(uploaded)).toHaveLength(0);
+  });
+
+  it("does not count ecmk types as mandatory", () => {
+    const uploaded = [makeDoc({ docType: "ecmk_site_note" })];
+    const missing = getMissingRetrofitTypes(uploaded);
+    expect(missing).not.toContain("ecmk_site_note");
+    expect(missing).toHaveLength(9);
+  });
+});
+
+describe("getUnassignedInstallDocs", () => {
+  it("returns docs with no measureName", () => {
+    const doc = makeDoc({ docType: "pre_photo", measureName: null });
+    const result = getUnassignedInstallDocs([doc], [makeMeasureProgress()]);
+    expect(result).toContain(doc);
+  });
+
+  it("returns docs whose measureName is not in measureProgress", () => {
+    const doc = makeDoc({ docType: "pre_photo", measureName: "SolarPV" });
+    const progress = [makeMeasureProgress({ measureName: "ASHP" })];
+    const result = getUnassignedInstallDocs([doc], progress);
+    expect(result).toContain(doc);
+  });
+
+  it("excludes docs assigned to a known measure", () => {
+    const doc = makeDoc({ docType: "pre_photo", measureName: "ASHP" });
+    const progress = [makeMeasureProgress({ measureName: "ASHP" })];
+    const result = getUnassignedInstallDocs([doc], progress);
+    expect(result).toHaveLength(0);
+  });
+
+  it("returns empty array when all docs are assigned", () => {
+    const docs = [
+      makeDoc({ id: "1", docType: "pre_photo", measureName: "ASHP" }),
+      makeDoc({ id: "2", docType: "post_photo", measureName: "CWI" }),
+    ];
+    const progress = [
+      makeMeasureProgress({ measureName: "ASHP" }),
+      makeMeasureProgress({ measureName: "CWI" }),
+    ];
+    expect(getUnassignedInstallDocs(docs, progress)).toHaveLength(0);
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.ts
new file mode 100644
index 0000000..65a5e9e
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/propertyDocuments.ts
@@ -0,0 +1,28 @@
+import {
+  SURVEY_ALL_DOC_TYPES,
+  EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES,
+} from "./types";
+import type { PropertyDocument, MeasureDocProgress } from "./types";
+
+export function splitDocumentsByType(docs: PropertyDocument[]): {
+  retrofitDocs: PropertyDocument[];
+  installDocs: PropertyDocument[];
+} {
+  return {
+    retrofitDocs: docs.filter((d) => SURVEY_ALL_DOC_TYPES.has(d.docType)),
+    installDocs: docs.filter((d) => !SURVEY_ALL_DOC_TYPES.has(d.docType)),
+  };
+}
+
+export function getMissingRetrofitTypes(retrofitDocs: PropertyDocument[]): string[] {
+  const present = new Set(retrofitDocs.map((d) => d.docType));
+  return EXPECTED_RETROFIT_ASSESSMENT_DOC_TYPES.filter((t) => !present.has(t));
+}
+
+export function getUnassignedInstallDocs(
+  installDocs: PropertyDocument[],
+  measureProgress: MeasureDocProgress[],
+): PropertyDocument[] {
+  const knownMeasures = new Set(measureProgress.map((m) => m.measureName));
+  return installDocs.filter((d) => !d.measureName || !knownMeasures.has(d.measureName));
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.test.ts
new file mode 100644
index 0000000..6acba54
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.test.ts
@@ -0,0 +1,64 @@
+import { describe, it, expect } from "vitest";
+import { deriveEffectiveRemovalState, computeRemovalStatusByDeal } from "./removalState";
+
+describe("deriveEffectiveRemovalState", () => {
+  it("pending removal → pending_removal", () => {
+    expect(deriveEffectiveRemovalState({ type: "removal", status: "pending" })).toBe("pending_removal");
+  });
+
+  it("pending re_addition → pending_re_addition", () => {
+    expect(deriveEffectiveRemovalState({ type: "re_addition", status: "pending" })).toBe("pending_re_addition");
+  });
+
+  it("approved removal → removed", () => {
+    expect(deriveEffectiveRemovalState({ type: "removal", status: "approved" })).toBe("removed");
+  });
+
+  it("declined re_addition → removed (re-addition refused means still out)", () => {
+    expect(deriveEffectiveRemovalState({ type: "re_addition", status: "declined" })).toBe("removed");
+  });
+
+  it("approved re_addition → none (back in, no active removal state)", () => {
+    expect(deriveEffectiveRemovalState({ type: "re_addition", status: "approved" })).toBe("none");
+  });
+
+  it("declined removal → none (removal refused, property stays in)", () => {
+    expect(deriveEffectiveRemovalState({ type: "removal", status: "declined" })).toBe("none");
+  });
+});
+
+describe("computeRemovalStatusByDeal", () => {
+  it("returns empty map for no rows", () => {
+    expect(computeRemovalStatusByDeal([])).toEqual({});
+  });
+
+  it("maps a single active removal row", () => {
+    const rows = [{ hubspotDealId: "d1", type: "removal", status: "pending" }];
+    expect(computeRemovalStatusByDeal(rows)).toEqual({ d1: "pending_removal" });
+  });
+
+  it("omits deals whose most recent state is none", () => {
+    const rows = [{ hubspotDealId: "d1", type: "removal", status: "declined" }];
+    expect(computeRemovalStatusByDeal(rows)).toEqual({});
+  });
+
+  it("deduplicates by deal — first row wins (most recent, caller provides DESC order)", () => {
+    const rows = [
+      { hubspotDealId: "d1", type: "removal", status: "approved" },  // most recent
+      { hubspotDealId: "d1", type: "removal", status: "pending" },   // older, ignored
+    ];
+    expect(computeRemovalStatusByDeal(rows)).toEqual({ d1: "removed" });
+  });
+
+  it("handles multiple deals independently", () => {
+    const rows = [
+      { hubspotDealId: "d1", type: "removal", status: "pending" },
+      { hubspotDealId: "d2", type: "re_addition", status: "pending" },
+      { hubspotDealId: "d3", type: "re_addition", status: "approved" },
+    ];
+    expect(computeRemovalStatusByDeal(rows)).toEqual({
+      d1: "pending_removal",
+      d2: "pending_re_addition",
+    });
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.ts
new file mode 100644
index 0000000..863f391
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/removalState.ts
@@ -0,0 +1,31 @@
+import type { EffectiveRemovalState, RemovalStatusByDeal } from "./types";
+
+export function deriveEffectiveRemovalState(row: {
+  type: string;
+  status: string;
+}): EffectiveRemovalState {
+  if (row.status === "pending") {
+    return row.type === "re_addition" ? "pending_re_addition" : "pending_removal";
+  }
+  if (row.type === "removal" && row.status === "approved") return "removed";
+  if (row.type === "re_addition" && row.status === "declined") return "removed";
+  return "none";
+}
+
+// Rows must be ordered by requestedAt DESC so the first row per deal is the most recent.
+export function computeRemovalStatusByDeal(
+  rows: { hubspotDealId: string; type: string; status: string }[],
+): RemovalStatusByDeal {
+  const result: RemovalStatusByDeal = {};
+  const seen = new Set<string>();
+
+  for (const row of rows) {
+    if (seen.has(row.hubspotDealId)) continue;
+    seen.add(row.hubspotDealId);
+
+    const state = deriveEffectiveRemovalState(row);
+    if (state !== "none") result[row.hubspotDealId] = state;
+  }
+
+  return result;
+}
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.test.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.test.ts
new file mode 100644
index 0000000..e408f9e
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.test.ts
@@ -0,0 +1,525 @@
+import { describe, it, expect } from "vitest";
+import {
+  resolveDisplayStage,
+  classifyDeals,
+  computeDampMouldRisk,
+  computeFunnelStages,
+  computeProjectProgress,
+  computeOutcomeSlices,
+  computeLiveTrackerData,
+} from "./transforms";
+import type { HubspotDeal, ClassifiedDeal } from "./types";
+
+function makeDeal(overrides: Partial<HubspotDeal> = {}): HubspotDeal {
+  return {
+    id: "1",
+    dealId: "deal-1",
+    dealname: "Test Property",
+    dealstage: null,
+    companyId: null,
+    projectCode: null,
+    landlordPropertyId: null,
+    uprn: null,
+    outcome: null,
+    outcomeNotes: null,
+    majorConditionIssueDescription: null,
+    majorConditionIssuePhotos: null,
+    majorConditionIssuePhotosS3: null,
+    coordinationStatus: null,
+    designStatus: null,
+    pashubLink: null,
+    sharepointLink: null,
+    dampMouldFlag: null,
+    dampMouldAndRepairComments: null,
+    preSapScore: null,
+    coordinator: null,
+    ioeV1Date: null,
+    ioeV2Date: null,
+    ioeV3Date: null,
+    proposedMeasures: null,
+    approvedPackage: null,
+    designer: null,
+    designDate: null,
+    actualMeasuresInstalled: null,
+    installer: null,
+    installerHandover: null,
+    lodgementStatus: null,
+    measuresLodgementDate: null,
+    fullLodgementDate: null,
+    confirmedSurveyDate: null,
+    confirmedSurveyTime: null,
+    surveyedDate: null,
+    designType: null,
+    eiScore: null,
+    eiScorePotential: null,
+    epcSapScore: null,
+    epcSapScorePotential: null,
+    surveyType: null,
+    measuresForPibiOrdered: null,
+    pibiOrderDate: null,
+    pibiCompletedDate: null,
+    propertyHaltedDate: null,
+    propertyHaltedReason: null,
+    technicalApprovedMeasuresForInstall: null,
+    domnaSurveyType: null,
+    domnaSurveyDate: null,
+    createdAt: new Date(),
+    updatedAt: new Date(),
+    ...overrides,
+  };
+}
+
+function makeClassified(overrides: Partial<ClassifiedDeal> = {}): ClassifiedDeal {
+  return { ...makeDeal(overrides), displayStage: "Scope & Planning", ...overrides };
+}
+
+// -----------------------------------------------------------------------
+// resolveDisplayStage
+// -----------------------------------------------------------------------
+
+describe("resolveDisplayStage — direct STAGE_ID_MAP lookups", () => {
+  it("returns Scope & Planning for a backlog stage ID", () => {
+    expect(resolveDisplayStage(makeDeal({ dealstage: "1617223910" }))).toBe("Scope & Planning");
+  });
+
+  it("returns Booking in Progress for a bookings stage ID", () => {
+    expect(resolveDisplayStage(makeDeal({ dealstage: "3589581001" }))).toBe("Booking in Progress");
+  });
+
+  it("returns Assessment in Progress for a survey-in-progress stage ID", () => {
+    expect(resolveDisplayStage(makeDeal({ dealstage: "1617223913" }))).toBe("Assessment in Progress");
+  });
+
+  it("returns Queries for a known queries stage ID", () => {
+    expect(resolveDisplayStage(makeDeal({ dealstage: "2663668937" }))).toBe("Queries");
+  });
+
+  it("falls through to AFTER_ASSESSMENT path when dealstage is null", () => {
+    // null dealstage → AFTER_ASSESSMENT → no coord/design status → Coordination in Progress
+    expect(resolveDisplayStage(makeDeal({ dealstage: null }))).toBe("Coordination in Progress");
+  });
+
+  it("falls through to AFTER_ASSESSMENT path for an unrecognised stage ID", () => {
+    expect(resolveDisplayStage(makeDeal({ dealstage: "9999999999" }))).toBe("Coordination in Progress");
+  });
+});
+
+describe("resolveDisplayStage — RA ISSUE override on non-AFTER_ASSESSMENT stages", () => {
+  it("overrides Scope & Planning to Queries when coordinationStatus is RA ISSUE", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: "1617223910", coordinationStatus: "RA ISSUE" }))
+    ).toBe("Queries");
+  });
+
+  it("overrides Assessment in Progress to Queries when coordinationStatus is RA ISSUE", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: "1617223913", coordinationStatus: "RA ISSUE" }))
+    ).toBe("Queries");
+  });
+
+  it("is case-insensitive for RA ISSUE check", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: "1617223913", coordinationStatus: "ra issue" }))
+    ).toBe("Queries");
+  });
+
+  it("does NOT override Booking in Progress with RA ISSUE (only Scope & Planning and Assessment in Progress)", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: "3589581001", coordinationStatus: "RA ISSUE" }))
+    ).toBe("Booking in Progress");
+  });
+});
+
+describe("resolveDisplayStage — AFTER_ASSESSMENT sub-classification", () => {
+  const AFTER_ASSESSMENT_STAGE = "3948185842";
+
+  it("returns Queries when coordinationStatus is RA ISSUE", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: AFTER_ASSESSMENT_STAGE, coordinationStatus: "RA ISSUE" }))
+    ).toBe("Queries");
+  });
+
+  it("returns Coordination in Progress by default (no special status)", () => {
+    expect(
+      resolveDisplayStage(makeDeal({ dealstage: AFTER_ASSESSMENT_STAGE, coordinationStatus: null, designStatus: null }))
+    ).toBe("Coordination in Progress");
+  });
+
+  it("returns Design in Progress when coord is IOE/MTP COMPLETE but design not yet uploaded", () => {
+    expect(
+      resolveDisplayStage(makeDeal({
+        dealstage: AFTER_ASSESSMENT_STAGE,
+        coordinationStatus: "(V1) IOE/MTP COMPLETE",
+        designStatus: "IN PROGRESS",
+      }))
+    ).toBe("Design in Progress");
+  });
+
+  it("returns Design in Progress for V2 IOE/MTP COMPLETE variant", () => {
+    expect(
+      resolveDisplayStage(makeDeal({
+        dealstage: AFTER_ASSESSMENT_STAGE,
+        coordinationStatus: "(V2) IOE/MTP COMPLETE",
+        designStatus: null,
+      }))
+    ).toBe("Design in Progress");
+  });
+
+  it("returns Design in Progress for V3 IOE/MTP COMPLETE variant", () => {
+    expect(
+      resolveDisplayStage(makeDeal({
+        dealstage: AFTER_ASSESSMENT_STAGE,
+        coordinationStatus: "(V3) IOE/MTP COMPLETE",
+        designStatus: null,
+      }))
+    ).toBe("Design in Progress");
+  });
+
+  it("is case-insensitive for coord/design status checks", () => {
+    expect(
+      resolveDisplayStage(makeDeal({
+        dealstage: AFTER_ASSESSMENT_STAGE,
+        coordinationStatus: "(v1) ioe/mtp complete",
+        designStatus: "uploaded",
+      }))
+    ).toBe("Installation in Progress"); // POST_DESIGN, no install fields set
+  });
+});
+
+describe("resolveDisplayStage — POST_DESIGN sub-classification (design UPLOADED)", () => {
+  const AFTER_ASSESSMENT_STAGE = "3948185842";
+
+  function makePostDesignDeal(overrides: Partial<HubspotDeal> = {}): HubspotDeal {
+    return makeDeal({
+      dealstage: AFTER_ASSESSMENT_STAGE,
+      coordinationStatus: "(V1) IOE/MTP COMPLETE",
+      designStatus: "UPLOADED",
+      ...overrides,
+    });
+  }
+
+  it("returns Installation in Progress when no install fields are set", () => {
+    expect(resolveDisplayStage(makePostDesignDeal())).toBe("Installation in Progress");
+  });
+
+  it("returns Installation Complete when actualMeasuresInstalled is set", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({ actualMeasuresInstalled: "Insulation" }))
+    ).toBe("Installation Complete");
+  });
+
+  it("returns Installation Complete when installerHandover is set", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({ installerHandover: "2024-01-01" }))
+    ).toBe("Installation Complete");
+  });
+
+  it("returns At Lodgement when lodgementStatus is set", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({ lodgementStatus: "Submitted" }))
+    ).toBe("At Lodgement");
+  });
+
+  it("returns At Post Survey when measuresLodgementDate is set", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({ measuresLodgementDate: new Date() }))
+    ).toBe("At Post Survey");
+  });
+
+  it("returns Project Complete when fullLodgementDate is set", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({ fullLodgementDate: new Date() }))
+    ).toBe("Project Complete");
+  });
+
+  it("fullLodgementDate takes precedence over measuresLodgementDate and lodgementStatus", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({
+        fullLodgementDate: new Date(),
+        measuresLodgementDate: new Date(),
+        lodgementStatus: "Submitted",
+      }))
+    ).toBe("Project Complete");
+  });
+
+  it("measuresLodgementDate takes precedence over lodgementStatus", () => {
+    expect(
+      resolveDisplayStage(makePostDesignDeal({
+        measuresLodgementDate: new Date(),
+        lodgementStatus: "Submitted",
+      }))
+    ).toBe("At Post Survey");
+  });
+});
+
+// -----------------------------------------------------------------------
+// classifyDeals
+// -----------------------------------------------------------------------
+
+describe("classifyDeals", () => {
+  it("adds displayStage to each deal", () => {
+    const deals = [
+      makeDeal({ dealstage: "1617223910" }),
+      makeDeal({ dealstage: "1617223913" }),
+    ];
+    const result = classifyDeals(deals);
+    expect(result[0].displayStage).toBe("Scope & Planning");
+    expect(result[1].displayStage).toBe("Assessment in Progress");
+  });
+
+  it("returns an empty array for no deals", () => {
+    expect(classifyDeals([])).toEqual([]);
+  });
+
+  it("preserves all original deal fields", () => {
+    const deal = makeDeal({ dealId: "abc-123", dealname: "Test" });
+    const [result] = classifyDeals([deal]);
+    expect(result.dealId).toBe("abc-123");
+    expect(result.dealname).toBe("Test");
+  });
+});
+
+// -----------------------------------------------------------------------
+// computeDampMouldRisk
+// -----------------------------------------------------------------------
+
+describe("computeDampMouldRisk", () => {
+  it("counts survey flags from majorConditionIssuePhotosS3", () => {
+    const deals = [
+      makeClassified({ majorConditionIssuePhotosS3: "s3://bucket/file.jpg" }),
+      makeClassified({ majorConditionIssuePhotosS3: null }),
+    ];
+    const result = computeDampMouldRisk(deals);
+    expect(result.surveyFlagCount).toBe(1);
+  });
+
+  it("counts coordinator flags from dampMouldFlag", () => {
+    const deals = [
+      makeClassified({ dampMouldFlag: "Yes" }),
+      makeClassified({ dampMouldFlag: null }),
+      makeClassified({ dampMouldFlag: "Yes" }),
+    ];
+    const result = computeDampMouldRisk(deals);
+    expect(result.coordinatorFlagCount).toBe(2);
+  });
+
+  it("counts deals flagged at both stages independently", () => {
+    const deals = [
+      makeClassified({ majorConditionIssuePhotosS3: "s3://x", dampMouldFlag: "Yes" }),
+      makeClassified({ majorConditionIssuePhotosS3: "s3://y", dampMouldFlag: null }),
+      makeClassified({ majorConditionIssuePhotosS3: null, dampMouldFlag: "Yes" }),
+    ];
+    const result = computeDampMouldRisk(deals);
+    expect(result.surveyFlagCount).toBe(2);
+    expect(result.coordinatorFlagCount).toBe(2);
+    expect(result.bothFlaggedCount).toBe(1);
+  });
+
+  it("returns zero counts for empty deals", () => {
+    const result = computeDampMouldRisk([]);
+    expect(result.surveyFlagCount).toBe(0);
+    expect(result.coordinatorFlagCount).toBe(0);
+    expect(result.bothFlaggedCount).toBe(0);
+    expect(result.totalDeals).toBe(0);
+  });
+});
+
+// -----------------------------------------------------------------------
+// computeFunnelStages
+// -----------------------------------------------------------------------
+
+describe("computeFunnelStages", () => {
+  it("excludes Queries deals from counts and percentages", () => {
+    const deals = [
+      makeClassified({ displayStage: "Scope & Planning" }),
+      makeClassified({ displayStage: "Queries" }),
+    ];
+    const funnel = computeFunnelStages(deals);
+    const scopeEntry = funnel.find((f) => f.stage === "Scope & Planning")!;
+    expect(scopeEntry.currentPct).toBe(100); // 1 out of 1 non-query
+  });
+
+  it("returns 0 percentages when all deals are Queries", () => {
+    const deals = [makeClassified({ displayStage: "Queries" })];
+    const funnel = computeFunnelStages(deals);
+    funnel.forEach((f) => {
+      expect(f.currentPct).toBe(0);
+      expect(f.cumulativePct).toBe(0);
+    });
+  });
+
+  it("cumulative count includes all deals at or beyond a given stage", () => {
+    const deals = [
+      makeClassified({ displayStage: "Installation in Progress" }),
+      makeClassified({ displayStage: "Installation Complete" }),
+      makeClassified({ displayStage: "Project Complete" }),
+    ];
+    const funnel = computeFunnelStages(deals);
+    const installEntry = funnel.find((f) => f.stage === "Installation in Progress")!;
+    // All 3 deals are at or beyond "Installation in Progress"
+    expect(installEntry.cumulativeCount).toBe(3);
+    expect(installEntry.currentCount).toBe(1);
+  });
+
+  it("returns an entry for every stage in STAGE_ORDER", () => {
+    const funnel = computeFunnelStages([]);
+    expect(funnel.length).toBe(10); // STAGE_ORDER has 10 entries
+  });
+});
+
+// -----------------------------------------------------------------------
+// computeProjectProgress
+// -----------------------------------------------------------------------
+
+describe("computeProjectProgress", () => {
+  it("excludes Queries from nonQueryTotal but includes them in totalDeals", () => {
+    const deals = [
+      makeClassified({ displayStage: "Scope & Planning" }),
+      makeClassified({ displayStage: "Queries" }),
+    ];
+    const result = computeProjectProgress(deals);
+    expect(result.totalDeals).toBe(2);
+    expect(result.nonQueryTotal).toBe(1);
+    expect(result.queriesDeals).toHaveLength(1);
+  });
+
+  it("computes completedPercentage as fraction of non-query total", () => {
+    const deals = [
+      makeClassified({ displayStage: "Project Complete" }),
+      makeClassified({ displayStage: "Project Complete" }),
+      makeClassified({ displayStage: "Scope & Planning" }),
+      makeClassified({ displayStage: "Queries" }), // excluded from denominator
+    ];
+    const result = computeProjectProgress(deals);
+    expect(result.completedCount).toBe(2);
+    expect(result.completedPercentage).toBeCloseTo(66.67, 1);
+    expect(result.nonQueryTotal).toBe(3);
+  });
+
+  it("returns 0 percentages when there are no non-query deals", () => {
+    const deals = [makeClassified({ displayStage: "Queries" })];
+    const result = computeProjectProgress(deals);
+    expect(result.completedPercentage).toBe(0);
+    result.stageProgress.forEach((s) => expect(s.percentage).toBe(0));
+  });
+
+  it("returns correct stage counts in stageProgress", () => {
+    const deals = [
+      makeClassified({ displayStage: "Scope & Planning" }),
+      makeClassified({ displayStage: "Scope & Planning" }),
+      makeClassified({ displayStage: "Assessment in Progress" }),
+    ];
+    const result = computeProjectProgress(deals);
+    const scopeItem = result.stageProgress.find((s) => s.stage === "Scope & Planning")!;
+    const assessItem = result.stageProgress.find((s) => s.stage === "Assessment in Progress")!;
+    expect(scopeItem.count).toBe(2);
+    expect(assessItem.count).toBe(1);
+  });
+
+  it("stageProgress does not include a Queries entry", () => {
+    const result = computeProjectProgress([makeClassified({ displayStage: "Queries" })]);
+    expect(result.stageProgress.find((s) => s.stage === "Queries")).toBeUndefined();
+  });
+});
+
+// -----------------------------------------------------------------------
+// computeOutcomeSlices
+// -----------------------------------------------------------------------
+
+describe("computeOutcomeSlices", () => {
+  it("counts only known SURVEYOR_OUTCOMES values", () => {
+    const deals = [
+      makeClassified({ outcome: "Surveyed" }),
+      makeClassified({ outcome: "Surveyed" }),
+      makeClassified({ outcome: "UNKNOWN_VALUE" }),
+      makeClassified({ outcome: null }),
+    ];
+    const slices = computeOutcomeSlices(deals);
+    expect(slices).toHaveLength(1);
+    expect(slices[0].name).toBe("Surveyed");
+    expect(slices[0].amount).toBe(2);
+  });
+
+  it("computes percentage as a formatted string with one decimal place", () => {
+    const deals = [
+      makeClassified({ outcome: "Surveyed" }),
+      makeClassified({ outcome: "Surveyed" }),
+      makeClassified({ outcome: "Other" }),
+      makeClassified({ outcome: "Other" }),
+    ];
+    const slices = computeOutcomeSlices(deals);
+    const surveyed = slices.find((s) => s.name === "Surveyed")!;
+    expect(surveyed.percentage).toBe("50.0");
+  });
+
+  it("returns empty array when no deals have matching outcomes", () => {
+    expect(computeOutcomeSlices([makeClassified({ outcome: null })])).toEqual([]);
+  });
+});
+
+// -----------------------------------------------------------------------
+// computeLiveTrackerData
+// -----------------------------------------------------------------------
+
+describe("computeLiveTrackerData", () => {
+  it("returns a single project entry and no __ALL__ when all deals share one project code", () => {
+    const deals = [
+      makeDeal({ projectCode: "PROJ-A", dealstage: "1617223910" }),
+      makeDeal({ projectCode: "PROJ-A", dealstage: "1617223913" }),
+    ];
+    const result = computeLiveTrackerData(deals);
+    expect(result.projects).toHaveLength(1);
+    expect(result.projects[0].projectCode).toBe("PROJ-A");
+  });
+
+  it("prepends a synthetic __ALL__ entry when deals span multiple project codes", () => {
+    const deals = [
+      makeDeal({ projectCode: "PROJ-A", dealstage: "1617223910" }),
+      makeDeal({ projectCode: "PROJ-B", dealstage: "1617223913" }),
+    ];
+    const result = computeLiveTrackerData(deals);
+    expect(result.projects[0].projectCode).toBe("__ALL__");
+    expect(result.projects).toHaveLength(3); // __ALL__ + PROJ-A + PROJ-B
+  });
+
+  it("__ALL__ progress covers all deals across project codes", () => {
+    const deals = [
+      makeDeal({ projectCode: "PROJ-A", dealstage: "1617223910" }),
+      makeDeal({ projectCode: "PROJ-B", dealstage: "1617223913" }),
+    ];
+    const result = computeLiveTrackerData(deals);
+    expect(result.projects[0].progress.totalDeals).toBe(2);
+  });
+
+  it("totalDeals is the count of all classified deals", () => {
+    const deals = [
+      makeDeal({ projectCode: "PROJ-A" }),
+      makeDeal({ projectCode: "PROJ-A" }),
+      makeDeal({ projectCode: "PROJ-A" }),
+    ];
+    expect(computeLiveTrackerData(deals).totalDeals).toBe(3);
+  });
+
+  it("filters majorConditionDeals by the major condition stage ID", () => {
+    const deals = [
+      makeDeal({ dealstage: "3061261536" }), // MAJOR_CONDITION_STAGE_ID
+      makeDeal({ dealstage: "1617223910" }),
+    ];
+    const result = computeLiveTrackerData(deals);
+    expect(result.majorConditionDeals).toHaveLength(1);
+    expect(result.majorConditionDeals[0].dealstage).toBe("3061261536");
+  });
+
+  it("groups deals without a projectCode under Unknown Project", () => {
+    const deals = [makeDeal({ projectCode: null })];
+    const result = computeLiveTrackerData(deals);
+    expect(result.projects[0].projectCode).toBe("Unknown Project");
+  });
+
+  it("returns empty projects and zero counts for no input deals", () => {
+    const result = computeLiveTrackerData([]);
+    expect(result.projects).toHaveLength(0);
+    expect(result.totalDeals).toBe(0);
+    expect(result.majorConditionDeals).toHaveLength(0);
+  });
+});
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.ts
index 2b89cb5..0223e76 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.ts
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/transforms.ts
@@ -11,7 +11,7 @@ import type {
   ProjectData,
   OutcomeSlice,
   LiveTrackerProps,
-  WorkPhaseStats,
+
   DampMouldRiskData,
   FunnelStage,
 } from "./types";
@@ -224,106 +224,6 @@ export function computeProjectProgress(
 
   const totalDeals = deals.length;
 
-  // Coordination phase:
-  //   completed = Design in Progress + Installation in Progress + Installation Complete + At Lodgement + At Post Survey + Project Complete
-  //   in progress = Coordination in Progress
-  const coordCompletedDeals = deals.filter((d) =>
-    [
-      "Design in Progress",
-      "Installation in Progress",
-      "Installation Complete",
-      "At Lodgement",
-      "At Post Survey",
-      "Project Complete",
-    ].includes(d.displayStage)
-  );
-  const coordInProgressDeals = deals.filter(
-    (d) => d.displayStage === "Coordination in Progress"
-  );
-
-  const coordination: WorkPhaseStats = {
-    completedDeals: coordCompletedDeals,
-    inProgressDeals: coordInProgressDeals,
-    completedCount: coordCompletedDeals.length,
-    inProgressCount: coordInProgressDeals.length,
-    completedPercentage:
-      totalDeals > 0 ? (coordCompletedDeals.length / totalDeals) * 100 : 0,
-    inProgressPercentage:
-      totalDeals > 0 ? (coordInProgressDeals.length / totalDeals) * 100 : 0,
-    total: totalDeals,
-  };
-
-  // Design phase:
-  //   completed = Installation in Progress + Installation Complete + At Lodgement + At Post Survey + Project Complete
-  //   in progress = Design in Progress
-  const designCompletedDeals = deals.filter((d) =>
-    [
-      "Installation in Progress",
-      "Installation Complete",
-      "At Lodgement",
-      "At Post Survey",
-      "Project Complete",
-    ].includes(d.displayStage)
-  );
-  const designInProgressDeals = deals.filter(
-    (d) => d.displayStage === "Design in Progress"
-  );
-
-  const design: WorkPhaseStats = {
-    completedDeals: designCompletedDeals,
-    inProgressDeals: designInProgressDeals,
-    completedCount: designCompletedDeals.length,
-    inProgressCount: designInProgressDeals.length,
-    completedPercentage:
-      totalDeals > 0 ? (designCompletedDeals.length / totalDeals) * 100 : 0,
-    inProgressPercentage:
-      totalDeals > 0 ? (designInProgressDeals.length / totalDeals) * 100 : 0,
-    total: totalDeals,
-  };
-
-  // Install phase:
-  //   completed = At Lodgement + At Post Survey + Project Complete
-  //   in progress = Installation Complete
-  const installCompletedDeals = deals.filter((d) =>
-    ["At Lodgement", "At Post Survey", "Project Complete"].includes(d.displayStage)
-  );
-  const installInProgressDeals = deals.filter(
-    (d) => d.displayStage === "Installation Complete"
-  );
-
-  const install: WorkPhaseStats = {
-    completedDeals: installCompletedDeals,
-    inProgressDeals: installInProgressDeals,
-    completedCount: installCompletedDeals.length,
-    inProgressCount: installInProgressDeals.length,
-    completedPercentage:
-      totalDeals > 0 ? (installCompletedDeals.length / totalDeals) * 100 : 0,
-    inProgressPercentage:
-      totalDeals > 0 ? (installInProgressDeals.length / totalDeals) * 100 : 0,
-    total: totalDeals,
-  };
-
-  // Lodgement phase:
-  //   completed = At Post Survey + Project Complete
-  //   in progress = At Lodgement
-  const lodgementInProgressDeals = deals.filter(
-    (d) => d.displayStage === "At Lodgement"
-  );
-
-  const lodgement: WorkPhaseStats = {
-    completedDeals,
-    inProgressDeals: lodgementInProgressDeals,
-    completedCount,
-    inProgressCount: lodgementInProgressDeals.length,
-    completedPercentage:
-      totalDeals > 0 ? (completedCount / totalDeals) * 100 : 0,
-    inProgressPercentage:
-      totalDeals > 0
-        ? (lodgementInProgressDeals.length / totalDeals) * 100
-        : 0,
-    total: totalDeals,
-  };
-
   return {
     stageProgress,
     queriesDeals,
@@ -332,10 +232,6 @@ export function computeProjectProgress(
     completedPercentage,
     nonQueryTotal,
     totalDeals,
-    coordination,
-    design,
-    install,
-    lodgement,
     dampMouldRisk: computeDampMouldRisk(deals),
     funnelStages: computeFunnelStages(deals),
   };
@@ -375,7 +271,7 @@ export function computeOutcomeSlices(deals: ClassifiedDeal[]): OutcomeSlice[] {
 // -----------------------------------------------------------------------
 export function computeLiveTrackerData(
   rawDeals: HubspotDeal[]
-): Omit<LiveTrackerProps, "docStatusMap" | "userCapability" | "approvalsByDeal" | "removalStatusByDeal" | "portfolioId" | "userRole" | "userEmail"> {
+): Omit<LiveTrackerProps, "docStatusMap" | "userCapability" | "approvalsByDeal" | "instructedMeasuresByDeal" | "removalStatusByDeal" | "portfolioId" | "userRole" | "userEmail"> {
   // Classify all deals (add displayStage field)
   const classified = classifyDeals(rawDeals);
 
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/types.ts b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/types.ts
index c03caa9..e1be10c 100644
--- a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/types.ts
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/types.ts
@@ -104,19 +104,6 @@ export type StageProgressItem = {
   deals: ClassifiedDeal[];
 };
 
-// -----------------------------------------------------------------------
-// Coordination/Design/Install/Lodgement summary card data
-// -----------------------------------------------------------------------
-export type WorkPhaseStats = {
-  completedDeals: ClassifiedDeal[];
-  inProgressDeals: ClassifiedDeal[];
-  completedCount: number;
-  inProgressCount: number;
-  completedPercentage: number; // out of ALL deals in project
-  inProgressPercentage: number;
-  total: number;
-};
-
 // -----------------------------------------------------------------------
 // Damp & mould risk comparison (survey-stage vs coordination-stage flags)
 // -----------------------------------------------------------------------
@@ -151,10 +138,6 @@ export type ProjectProgressData = {
   completedPercentage: number; // out of non-query total
   nonQueryTotal: number;
   totalDeals: number;
-  coordination: WorkPhaseStats;
-  design: WorkPhaseStats;
-  install: WorkPhaseStats;
-  lodgement: WorkPhaseStats;
   dampMouldRisk: DampMouldRiskData;
   funnelStages: FunnelStage[];
 };
@@ -207,6 +190,8 @@ export type RemovalRequest = {
 // -----------------------------------------------------------------------
 // Top-level props for LiveTracker (client root)
 // -----------------------------------------------------------------------
+export type InstructedMeasuresByDeal = Record<string, string[]>;
+
 export type LiveTrackerProps = {
   projects: ProjectData[];
   totalDeals: number;
@@ -214,6 +199,7 @@ export type LiveTrackerProps = {
   docStatusMap: DocStatusMap;
   userCapability: PortfolioCapabilityType;
   approvalsByDeal: ApprovalsByDeal;
+  instructedMeasuresByDeal: InstructedMeasuresByDeal;
   removalStatusByDeal: RemovalStatusByDeal;
   portfolioId: string;
   userRole: string;
diff --git a/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ui.tsx b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ui.tsx
new file mode 100644
index 0000000..34e41a8
--- /dev/null
+++ b/src/app/portfolio/[slug]/(portfolio)/your-projects/live/ui.tsx
@@ -0,0 +1,16 @@
+"use client";
+
+import { STAGE_COLORS } from "./types";
+import type { ClassifiedDeal } from "./types";
+
+export function StageBadge({ stage }: { stage: ClassifiedDeal["displayStage"] }) {
+  const c = STAGE_COLORS[stage] ?? STAGE_COLORS["Unknown Stage"];
+  return (
+    <span
+      className={`inline-flex items-center gap-1.5 px-2.5 py-1 rounded-full text-xs font-semibold border whitespace-nowrap ${c.bg} ${c.text} ${c.border}`}
+    >
+      <span className={`w-1.5 h-1.5 rounded-full shrink-0 ${c.dot}`} />
+      {stage}
+    </span>
+  );
+}
diff --git a/src/app/utils.test.ts b/src/app/utils.test.ts
new file mode 100644
index 0000000..7f1117c
--- /dev/null
+++ b/src/app/utils.test.ts
@@ -0,0 +1,37 @@
+import { describe, expect, it } from "vitest";
+import { parsePreSap } from "./utils";
+
+describe("parsePreSap", () => {
+  it("returns null for null", () => {
+    expect(parsePreSap(null)).toBeNull();
+  });
+
+  it("returns null for undefined", () => {
+    expect(parsePreSap(undefined)).toBeNull();
+  });
+
+  it("returns null for empty string", () => {
+    expect(parsePreSap("")).toBeNull();
+  });
+
+  it("parses new format with letter prefix", () => {
+    expect(parsePreSap("D55")).toEqual({ letter: "D", display: "D55" });
+  });
+
+  it("derives letter for legacy numeric-only format", () => {
+    expect(parsePreSap("56")).toEqual({ letter: "D", display: "D56" });
+  });
+
+  it("handles other EPC bands correctly", () => {
+    expect(parsePreSap("G10")).toEqual({ letter: "G", display: "G10" });
+    expect(parsePreSap("A95")).toEqual({ letter: "A", display: "A95" });
+  });
+
+  it("trims surrounding whitespace", () => {
+    expect(parsePreSap("  D55  ")).toEqual({ letter: "D", display: "D55" });
+  });
+
+  it("normalises letter to uppercase", () => {
+    expect(parsePreSap("d55")).toEqual({ letter: "D", display: "D55" });
+  });
+});
diff --git a/src/app/utils.ts b/src/app/utils.ts
index f1b2dcc..2c42a13 100644
--- a/src/app/utils.ts
+++ b/src/app/utils.ts
@@ -132,6 +132,17 @@ export function sapToEpc(sapPoints: number | null): string {
   }
 }
 
+// Handles "D55" (new format) and "56" (legacy numeric-only format)
+export function parsePreSap(raw: string | null | undefined): { letter: string; display: string } | null {
+  if (!raw) return null;
+  const match = raw.trim().match(/^([A-Za-z]?)(\d+)$/);
+  if (!match) return null;
+  const num = parseInt(match[2], 10);
+  const letter = match[1] ? match[1].toUpperCase() : sapToEpc(num);
+  if (letter === "Unknown") return null;
+  return { letter, display: `${letter}${num}` };
+}
+
 export function formatDateTime(dateTimeString: string | Date): string {
   // Create a new Date object
   const dateTime = new Date(dateTimeString);
diff --git a/vitest.config.ts b/vitest.config.ts
index 950c2d2..ede31fe 100644
--- a/vitest.config.ts
+++ b/vitest.config.ts
@@ -2,6 +2,9 @@ import { defineConfig } from "vitest/config";
 import path from "node:path";
 
 export default defineConfig({
+  esbuild: {
+    jsx: "automatic",
+  },
   test: {
     environment: "node",
     include: ["src/**/*.test.ts", "src/**/*.test.tsx"],