feat(rentals): escalation tiers, dual utilities modes, bank-rate late fee, grace period

## Schema (Phase_96_001)
- escalation_type / escalation_rate / escalation_tiers_json — flat or tiered annual rent increases
- utilities_mode / utilities_rent_pct / utilities_facility_pct / facility_monthly_cost — support rent%, facility-cost%, or both
- payment_due_day — configurable per-contract (default day 5)
- late_fee_bank_rate — annual bank rate for daily penalty calculation
- grace_period_months / early_termination_months — additional contract terms
- Data migration: backfills utilities_rent_pct from utilities_percentage

## Service layer
- RentalContractService: computes escalated total_amount across flat/tiered modes; handles all utilities modes; recalculates VAT and grand_total
- RentalInvoiceService: calcBase() now escalation-aware (by period); bulkGenerate skips grace months and uses payment_due_day; calcLateFee supports bank-rate daily formula
- Seeds RENTAL_LATE_FEE_BANK_RATE business rule (27.25% annual)

## UI
- contract_form: new sections for escalation (dynamic tiers table), utilities mode, payment terms, extra contract conditions; year-by-year preview
- contract_show: mode-aware utilities display, escalation card, grace/termination info
Co-Authored-By: Claude Opus 4.8 <noreply@anthropic.com>

app/Modules/Rentals/Controllers/RentalController.php

@@ -191,6 +191,7 @@ class RentalController extends Controller
         $entities   = RentalEntity::search(['status' => 'active'], 1000, 1)['data'] ?? [];
         $facilities = Facility::allActive();
         $defaultVat = (float) (RuleEngine::getValue('RENTAL_VAT_PCT') ?? 1.00);
+        $bankRate   = (float) (RuleEngine::getValue('RENTAL_LATE_FEE_BANK_RATE', 'annual_rate') ?? 27.25);
 
         return $this->view('Rentals.Views.contract_form', [
             'contract'          => null,
@@ -198,6 +199,9 @@ class RentalController extends Controller
             'facilities'        => $facilities,
             'statuses'          => RentalContract::getStatuses(),
             'defaultVat'        => $defaultVat,
+            'bankRate'          => $bankRate,
+            'escalationTypes'   => RentalContract::getEscalationTypes(),
+            'utilitiesModes'    => RentalContract::getUtilitiesModes(),
         ]);
     }
 
@@ -221,6 +225,19 @@ class RentalController extends Controller
         $lateFeeRate         = (float) $request->post('late_fee_rate', 0.00);
         $notes               = trim((string) $request->post('notes', ''));
 
+        // New escalation / utilities / terms fields
+        $escalationType        = trim((string) $request->post('escalation_type', 'none'));
+        $escalationRate        = (float) $request->post('escalation_rate', 0.00);
+        $escalationTiersJson   = trim((string) $request->post('escalation_tiers_json', ''));
+        $utilitiesMode         = trim((string) $request->post('utilities_mode', 'rent_pct'));
+        $utilitiesRentPct      = (float) $request->post('utilities_rent_pct', 0.00);
+        $utilitiesFacilityPct  = (float) $request->post('utilities_facility_pct', 0.00);
+        $facilityMonthlyCost   = $request->post('facility_monthly_cost', '') !== '' ? (float) $request->post('facility_monthly_cost', 0) : null;
+        $paymentDueDay         = (int) $request->post('payment_due_day', 5);
+        $lateFeeBankRate       = (float) $request->post('late_fee_bank_rate', 0.00);
+        $gracePeriodMonths     = (int) $request->post('grace_period_months', 0);
+        $earlyTerminationMonths = (int) $request->post('early_termination_months', 0);
+
         // Validation
         $errors = [];
 
@@ -268,6 +285,17 @@ class RentalController extends Controller
             'utilities_percentage'    => $utilitiesPercentage,
             'late_fee_type'           => $lateFeeType,
             'late_fee_rate'           => $lateFeeRate,
+            'escalation_type'         => $escalationType,
+            'escalation_rate'         => $escalationRate,
+            'escalation_tiers_json'   => $escalationTiersJson ?: null,
+            'utilities_mode'          => $utilitiesMode,
+            'utilities_rent_pct'      => $utilitiesRentPct,
+            'utilities_facility_pct'  => $utilitiesFacilityPct,
+            'facility_monthly_cost'   => $facilityMonthlyCost,
+            'payment_due_day'         => $paymentDueDay,
+            'late_fee_bank_rate'      => $lateFeeBankRate,
+            'grace_period_months'     => $gracePeriodMonths,
+            'early_termination_months'=> $earlyTerminationMonths,
             'deposit_percentage'      => $depositPercentage,
             'notes'                   => $notes ?: null,
         ]);

app/Modules/Rentals/Models/RentalContract.php

@@ -35,6 +35,17 @@ class RentalContract extends Model
         'grand_total',
         'late_fee_type',
         'late_fee_rate',
+        'escalation_type',
+        'escalation_rate',
+        'escalation_tiers_json',
+        'utilities_mode',
+        'utilities_rent_pct',
+        'utilities_facility_pct',
+        'facility_monthly_cost',
+        'payment_due_day',
+        'late_fee_bank_rate',
+        'grace_period_months',
+        'early_termination_months',
         'deposit_percentage',
         'deposit_amount',
         'deposit_status',
@@ -60,6 +71,31 @@ class RentalContract extends Model
         ];
     }
 
+    /**
+     * Escalation types with Arabic labels.
+     */
+    public static function getEscalationTypes(): array
+    {
+        return [
+            'none'   => 'لا يوجد',
+            'flat'   => 'موحد',
+            'tiered' => 'متدرج',
+        ];
+    }
+
+    /**
+     * Utilities modes with Arabic labels.
+     */
+    public static function getUtilitiesModes(): array
+    {
+        return [
+            'none'              => 'لا يوجد',
+            'rent_pct'          => 'نسبة من الإيجار',
+            'facility_cost_pct' => 'نسبة من تكلفة المرفق',
+            'both'              => 'الاثنان معاً',
+        ];
+    }
+
     /**
      * Calculate monthly invoice amounts from a contract row.
      * Returns [base, utilities, vat, total].

app/Modules/Rentals/Services/RentalContractService.php

@@ -16,7 +16,7 @@ final class RentalContractService
      * Create a new rental contract.
      *
      * Generates the contract number, calculates totals (subtotal = units * rate),
-     * applies bulk discount if eligible, and calculates deposit.
+     * applies bulk discount if eligible, calculates escalation and deposit.
      */
     public static function createContract(array $data): object
     {
@@ -39,25 +39,73 @@ final class RentalContractService
 
         $discountPercentage  = self::calculateBulkDiscount($totalUnits, $months);
         $discountAmount      = round($subtotal * ($discountPercentage / 100), 2);
-        $totalAmount         = $subtotal - $discountAmount;
+        $baseNetTotal        = $subtotal - $discountAmount;   // before escalation
 
         // VAT — default from RENTAL_VAT_PCT rule (1%), overridable per contract
         $defaultVat    = (float) (RuleEngine::getValue('RENTAL_VAT_PCT') ?? 1.00);
         $vatPercentage = (float) ($data['vat_percentage'] ?? $defaultVat);
 
-        // Utilities — optional % of the monthly base amount
-        $utilitiesPercentage = (float) ($data['utilities_percentage'] ?? 0.00);
+        // ── Escalation ──────────────────────────────────────────────
+        $escalationType  = $data['escalation_type']  ?? 'none';
+        $escalationRate  = (float) ($data['escalation_rate'] ?? 0.00);
+        $tiersJson       = $data['escalation_tiers_json'] ?? null;
+        $tiersArray      = [];
+        if ($tiersJson && is_string($tiersJson)) {
+            $decoded = json_decode($tiersJson, true);
+            $tiersArray = is_array($decoded) ? $decoded : [];
+        }
+
+        // base_monthly_year1 = net total / months (year-1 unescalated monthly)
+        $baseMonthlyYear1 = $months > 0 ? ($baseNetTotal / $months) : $baseNetTotal;
+
+        if ($escalationType !== 'none' && $months > 0) {
+            $totalAmount = round(self::computeEscalatedTotal($baseMonthlyYear1, $months, $escalationType, $escalationRate, $tiersArray), 2);
+        } else {
+            $totalAmount = $baseNetTotal;
+        }
+
+        // ── Utilities ────────────────────────────────────────────────
+        $utilitiesMode        = $data['utilities_mode']         ?? 'rent_pct';
+        $utilitiesRentPct     = (float) ($data['utilities_rent_pct']     ?? 0.00);
+        $utilitiesFacilityPct = (float) ($data['utilities_facility_pct'] ?? 0.00);
+        $facilityMonthlyCost  = isset($data['facility_monthly_cost']) && $data['facility_monthly_cost'] !== ''
+            ? (float) $data['facility_monthly_cost']
+            : null;
+
+        // legacy utilities_percentage for backward compat with old invoice calc
+        $utilitiesPercentage = match ($utilitiesMode) {
+            'rent_pct', 'both' => $utilitiesRentPct,
+            default            => 0.00,
+        };
+
+        // utilities_amount = total utilities across the whole contract
+        $monthlyUtilFromRent     = 0.00;
+        $monthlyUtilFromFacility = 0.00;
+
+        if (in_array($utilitiesMode, ['rent_pct', 'both'], true)) {
+            $monthlyUtilFromRent = $baseMonthlyYear1 * ($utilitiesRentPct / 100);
+        }
+        if (in_array($utilitiesMode, ['facility_cost_pct', 'both'], true) && $facilityMonthlyCost !== null) {
+            $monthlyUtilFromFacility = $facilityMonthlyCost * ($utilitiesFacilityPct / 100);
+        }
 
-        // Grand total across whole contract = total + utilities_total + vat_total
-        $vatAmount           = round($totalAmount * ($vatPercentage / 100), 2);
-        $utilitiesAmount     = round($totalAmount * ($utilitiesPercentage / 100), 2);
+        $utilitiesAmount = round(($monthlyUtilFromRent + $monthlyUtilFromFacility) * max(1, $months), 2);
+
+        // ── VAT & Grand Total ─────────────────────────────────────────
+        $vatAmount  = round(($totalAmount + $utilitiesAmount) * ($vatPercentage / 100), 2);
         $grandTotal = $totalAmount + $utilitiesAmount + $vatAmount;
 
-        // Late fee
+        // ── Late fee ──────────────────────────────────────────────────
         $lateFeeType     = $data['late_fee_type']      ?? 'none';
         $lateFeeRate     = (float) ($data['late_fee_rate']     ?? 0.00);
+        $lateFeeBankRate = (float) ($data['late_fee_bank_rate'] ?? 0.00);
+
+        // ── Payment & Terms ───────────────────────────────────────────
+        $paymentDueDay          = (int) ($data['payment_due_day']          ?? 5);
+        $gracePeriodMonths      = (int) ($data['grace_period_months']      ?? 0);
+        $earlyTerminationMonths = (int) ($data['early_termination_months'] ?? 0);
 
-        // Deposit — % of grand total
+        // ── Deposit — % of grand total ────────────────────────────────
         $depositPercentage = (float) ($data['deposit_percentage'] ?? 0);
         $depositAmount     = round($grandTotal * ($depositPercentage / 100), 2);
 
@@ -82,6 +130,17 @@ final class RentalContractService
             'grand_total'                => $grandTotal,
             'late_fee_type'              => $lateFeeType,
             'late_fee_rate'              => $lateFeeRate,
+            'escalation_type'            => $escalationType,
+            'escalation_rate'            => $escalationRate,
+            'escalation_tiers_json'      => ($tiersJson !== '' && $tiersJson !== null) ? $tiersJson : null,
+            'utilities_mode'             => $utilitiesMode,
+            'utilities_rent_pct'         => $utilitiesRentPct,
+            'utilities_facility_pct'     => $utilitiesFacilityPct,
+            'facility_monthly_cost'      => $facilityMonthlyCost,
+            'payment_due_day'            => $paymentDueDay,
+            'late_fee_bank_rate'         => $lateFeeBankRate,
+            'grace_period_months'        => $gracePeriodMonths,
+            'early_termination_months'   => $earlyTerminationMonths,
             'deposit_percentage'         => $depositPercentage,
             'deposit_amount'             => $depositAmount,
             'deposit_status'             => 'pending',
@@ -101,6 +160,77 @@ final class RentalContractService
         return $contract;
     }
 
+    /**
+     * Compute the sum of all escalated monthly payments across the contract duration.
+     *
+     * For 'flat'  : month m (0-indexed) → base × (1 + rate/100)^floor(m/12)
+     * For 'tiered': same but rate for each year comes from the tier covering that year
+     *
+     * Tiers format: [{months: N, annual_rate: R}, ...] — each tier covers N months (cumulative).
+     */
+    private static function computeEscalatedTotal(
+        float $baseMonthlyYear1,
+        int   $totalMonths,
+        string $escType,
+        float  $escRate,
+        array  $tiers
+    ): float {
+        $total = 0.0;
+
+        for ($m = 0; $m < $totalMonths; $m++) {
+            $yearIndex = (int) floor($m / 12);   // 0 = year 1, 1 = year 2 …
+
+            $multiplier = 1.0;
+            if ($escType === 'flat') {
+                $multiplier = (1 + $escRate / 100) ** $yearIndex;
+            } elseif ($escType === 'tiered') {
+                // Each tier covers `months` months from the start; derive per-year rate
+                $cumulativeMonths = 0;
+                $appliedRate      = 0.0;
+                $tierForYear      = 0.0;
+
+                // Map yearIndex → rate from tiers
+                // year 0 = months 0-11, year 1 = months 12-23 …
+                $yearStartMonth = $yearIndex * 12;
+                foreach ($tiers as $tier) {
+                    $tierMonths = (int) ($tier['months'] ?? 12);
+                    $tierRate   = (float) ($tier['annual_rate'] ?? 0.00);
+                    $cumulativeMonths += $tierMonths;
+                    // if year-start-month falls within this tier's cumulative range, use its rate
+                    if ($yearStartMonth < $cumulativeMonths) {
+                        $tierForYear = $tierRate;
+                        break;
+                    }
+                    $appliedRate = $tierRate;
+                }
+
+                // Build multiplier: for each year Y from 1 to yearIndex, compound its tier rate
+                $compound = 1.0;
+                $cumM = 0;
+                for ($y = 0; $y < $yearIndex; $y++) {
+                    $yStartMonth = $y * 12;
+                    $yRate = 0.0;
+                    $cumMInner = 0;
+                    foreach ($tiers as $tier) {
+                        $tierMonths = (int) ($tier['months'] ?? 12);
+                        $tierRate   = (float) ($tier['annual_rate'] ?? 0.00);
+                        $cumMInner += $tierMonths;
+                        if ($yStartMonth < $cumMInner) {
+                            $yRate = $tierRate;
+                            break;
+                        }
+                    }
+                    $compound *= (1 + $yRate / 100);
+                }
+                $multiplier = $compound;
+            }
+
+            $total += $baseMonthlyYear1 * $multiplier;
+        }
+
+        return round($total, 2);
+    }
+
     /**
      * Activate a rental contract.
      */

app/Modules/Rentals/Services/RentalInvoiceService.php

@@ -14,10 +14,12 @@ final class RentalInvoiceService
     /**
      * Generate a single monthly invoice for a contract.
      *
-     * Calculates: base (monthly share) + utilities (% of base) + VAT (1% of base+utilities).
+     * Calculates: base (monthly share with escalation) + utilities (% of base) + VAT.
      * Late fee is NOT added at generation — it is added at payment time if overdue.
+     *
+     * @param ?string $periodStart If provided, used to compute the escalated base for that month.
      */
-    public static function generateInvoice(int $contractId, string $periodStart, string $periodEnd, string $dueDate, ?string $notes = null): object
+    public static function generateInvoice(int $contractId, string $periodStart, string $periodEnd, string $dueDate, ?string $notes = null, ?string $periodStartForEscalation = null): object
     {
         $contract = RentalContract::find($contractId);
         if (!$contract) {
@@ -29,7 +31,7 @@ final class RentalInvoiceService
             throw new \RuntimeException('Cannot generate invoice for a contract that is not approved or active');
         }
 
-        $base       = self::calcBase($contract);
+        $base       = self::calcBase($contract, $periodStartForEscalation ?? $periodStart);
         $utils      = self::calcUtilities($contract, $base);
         $vat        = self::calcVat($contract, $base + $utils);
         $total      = round($base + $utils + $vat, 2);
@@ -119,7 +121,8 @@ final class RentalInvoiceService
      * Generate all monthly invoices for a contract from start_date to end_date.
      *
      * Skips months that already have an invoice (by checking period_start overlap).
-     * Due date defaults to the last day of each period.
+     * Skips the first grace_period_months months (no rent charged).
+     * Due date uses the contract's payment_due_day (default 5); capped to last day of month.
      * Returns count of newly created invoices.
      */
     public static function bulkGenerateInvoices(int $contractId): int
@@ -141,13 +144,19 @@ final class RentalInvoiceService
             throw new \RuntimeException('Contract is missing start_date or end_date');
         }
 
+        $gracePeriodMonths = (int) (is_object($contract) ? ($contract->grace_period_months ?? 0) : ($contract['grace_period_months'] ?? 0));
+        $paymentDueDay     = (int) (is_object($contract) ? ($contract->payment_due_day     ?? 5) : ($contract['payment_due_day']     ?? 5));
+        $paymentDueDay     = max(1, min(28, $paymentDueDay));
+
         // Load existing invoices to avoid duplicates
         $existing = RentalInvoice::getForContract($contractId);
         $existingStarts = array_column($existing, 'period_start');
 
-        $current  = new \DateTimeImmutable(date('Y-m-01', strtotime($startDate)));
+        $contractStart = new \DateTimeImmutable(date('Y-m-01', strtotime($startDate)));
+        $current       = $contractStart;
         $end           = new \DateTimeImmutable($endDate);
         $created       = 0;
+        $monthIndex    = 0;   // 0-based from contract start
 
         while ($current <= $end) {
             $periodStart = $current->format('Y-m-d');
@@ -156,24 +165,38 @@ final class RentalInvoiceService
             $monthEnd  = new \DateTimeImmutable($current->format('Y-m-t'));
             $periodEnd = $monthEnd > $end ? $end->format('Y-m-d') : $monthEnd->format('Y-m-d');
 
-            // Skip if already exists
-            if (!in_array($periodStart, $existingStarts, true)) {
-                self::generateInvoice($contractId, $periodStart, $periodEnd, $periodEnd);
+            // Build due date: payment_due_day of this month, capped to last day
+            $daysInMonth   = (int) $current->format('t');
+            $effectiveDueDay = min($paymentDueDay, $daysInMonth);
+            $dueDate = $current->format('Y-m-') . str_pad((string) $effectiveDueDay, 2, '0', STR_PAD_LEFT);
+
+            // Skip grace period months
+            if ($monthIndex >= $gracePeriodMonths && !in_array($periodStart, $existingStarts, true)) {
+                self::generateInvoice($contractId, $periodStart, $periodEnd, $dueDate, null, $periodStart);
                 $created++;
             }
 
             $current = $current->modify('first day of next month');
+            $monthIndex++;
         }
 
         return $created;
     }
 
     /**
-     * Calculate the monthly base amount (contract total / number of months).
+     * Calculate the monthly base amount for a specific period.
+     *
+     * If periodStart is provided and escalation_type is 'flat' or 'tiered':
+     *   - base_monthly_year1 = (subtotal - discount_amount) / total_months
+     *   - month_index = months between contract.start_date and periodStart (0-based)
+     *   - return base_monthly_year1 × getMultiplierForMonth(monthIndex, ...)
+     *
+     * Otherwise: backward-compatible total_amount / months.
+     *
+     * @param ?string $periodStart ISO date of the invoice period start (e.g. '2025-01-01')
      */
-    public static function calcBase(object|array $contract): float
+    public static function calcBase(object|array $contract, ?string $periodStart = null): float
     {
-        $totalAmount = (float) (is_object($contract) ? $contract->total_amount : ($contract['total_amount'] ?? 0));
         $startDate = is_object($contract) ? ($contract->start_date ?? '') : ($contract['start_date'] ?? '');
         $endDate   = is_object($contract) ? ($contract->end_date   ?? '') : ($contract['end_date']   ?? '');
 
@@ -183,7 +206,81 @@ final class RentalInvoiceService
             $months = max(1, ($diff->y * 12) + $diff->m + ($diff->d > 0 ? 1 : 0));
         }
 
-        return round($totalAmount / $months, 2);
+        $escType = is_object($contract) ? ($contract->escalation_type ?? 'none') : ($contract['escalation_type'] ?? 'none');
+        $escType = (string) $escType;
+
+        if ($periodStart !== null && in_array($escType, ['flat', 'tiered'], true)) {
+            // Year-1 base = net total before escalation / months
+            $subtotal       = (float) (is_object($contract) ? ($contract->subtotal        ?? 0) : ($contract['subtotal']        ?? 0));
+            $discountAmount = (float) (is_object($contract) ? ($contract->discount_amount ?? 0) : ($contract['discount_amount'] ?? 0));
+            $baseMonthlyY1  = ($subtotal - $discountAmount) / max(1, $months);
+
+            // month index: 0 = first month of contract
+            $contractStart = new \DateTimeImmutable(date('Y-m-01', strtotime($startDate)));
+            $periodDt      = new \DateTimeImmutable(date('Y-m-01', strtotime($periodStart)));
+            $indexDiff     = $contractStart->diff($periodDt);
+            $monthIndex    = ($indexDiff->y * 12) + $indexDiff->m;
+
+            $escRate  = (float) (is_object($contract) ? ($contract->escalation_rate ?? 0) : ($contract['escalation_rate'] ?? 0));
+            $tiersRaw = is_object($contract) ? ($contract->escalation_tiers_json ?? null) : ($contract['escalation_tiers_json'] ?? null);
+            $tiers    = [];
+            if ($tiersRaw && is_string($tiersRaw)) {
+                $decoded = json_decode($tiersRaw, true);
+                $tiers   = is_array($decoded) ? $decoded : [];
+            }
+
+            $multiplier = self::getMultiplierForMonth($monthIndex, $escType, $escRate, $tiers);
+            return round($baseMonthlyY1 * $multiplier, 2);
+        }
+
+        // Backward-compatible path
+        $totalAmount = (float) (is_object($contract) ? $contract->total_amount : ($contract['total_amount'] ?? 0));
+        return round($totalAmount / max(1, $months), 2);
+    }
+
+    /**
+     * Get the escalation multiplier for a given month index (0-based from contract start).
+     *
+     * For 'none'  : return 1.0
+     * For 'flat'  : return (1 + rate/100)^yearIndex
+     * For 'tiered': compound the tier rate for each prior year
+     *
+     * Tiers: [{months: N, annual_rate: R}, ...] — each tier covers N months from contract start.
+     */
+    public static function getMultiplierForMonth(int $monthIndex, string $escType, float $escRate, array $tiers): float
+    {
+        if ($escType === 'none' || $escType === '') {
+            return 1.0;
+        }
+
+        $yearIndex = (int) floor($monthIndex / 12);   // 0 = year 1, no escalation yet
+
+        if ($escType === 'flat') {
+            return (1 + $escRate / 100) ** $yearIndex;
+        }
+
+        if ($escType === 'tiered') {
+            // Compound a multiplier: for each year Y from 0 to yearIndex-1, apply rate of the
+            // tier that year Y's start-month falls into.
+            $compound = 1.0;
+            for ($y = 0; $y < $yearIndex; $y++) {
+                $yStartMonth   = $y * 12;
+                $cumTierMonths = 0;
+                $rateForYear   = 0.0;
+                foreach ($tiers as $tier) {
+                    $tMonths      = (int) ($tier['months'] ?? 12);
+                    $cumTierMonths += $tMonths;
+                    if ($yStartMonth < $cumTierMonths) {
+                        $rateForYear = (float) ($tier['annual_rate'] ?? 0.00);
+                        break;
+                    }
+                }
+                $compound *= (1 + $rateForYear / 100);
+            }
+            return $compound;
+        }
+
+        return 1.0;
     }
 
     /**
@@ -208,19 +305,23 @@ final class RentalInvoiceService
      * Calculate late fee based on contract late_fee_type and days overdue.
      *
      * late_fee_type: none | daily | weekly | monthly
-     * late_fee_rate: % of invoice total per period.
      *
-     * Examples:
-     *   daily   2%  → 2% of total per overdue day
-     *   weekly  5%  → 5% of total per overdue week (or fraction)
-     *   monthly 10% → 10% of total per overdue month (or fraction)
+     * For daily with bank rate:
+     *   daily_rate = late_fee_bank_rate / 365
+     *   fee = invoiceTotal × daily_rate × overdue_days
+     *
+     * For daily with flat rate (backward compat):
+     *   fee = invoiceTotal × (late_fee_rate/100) × overdue_days
+     *
+     * For weekly/monthly: fee = invoiceTotal × (late_fee_rate/100) × periods
      */
     public static function calcLateFee(object|array $invoice, object|array $contract, string $paidAt): float
     {
         $lateFeeType     = is_object($contract) ? ($contract->late_fee_type     ?? 'none') : ($contract['late_fee_type']     ?? 'none');
         $lateFeeRate     = (float) (is_object($contract) ? ($contract->late_fee_rate     ?? 0) : ($contract['late_fee_rate']     ?? 0));
+        $lateFeeBankRate = (float) (is_object($contract) ? ($contract->late_fee_bank_rate ?? 0) : ($contract['late_fee_bank_rate'] ?? 0));
 
-        if ($lateFeeType === 'none' || $lateFeeRate <= 0) {
+        if ($lateFeeType === 'none') {
             return 0.00;
         }
 
@@ -243,8 +344,23 @@ final class RentalInvoiceService
 
         $overdueDays = (int) $due->diff($paid)->days;
 
+        if ($lateFeeType === 'daily') {
+            if ($lateFeeBankRate > 0) {
+                // Bank annual rate → daily
+                $dailyRate = $lateFeeBankRate / 100 / 365;
+                return round($invoiceTotal * $dailyRate * $overdueDays, 2);
+            }
+            if ($lateFeeRate > 0) {
+                return round($invoiceTotal * ($lateFeeRate / 100) * $overdueDays, 2);
+            }
+            return 0.00;
+        }
+
+        if ($lateFeeRate <= 0) {
+            return 0.00;
+        }
+
         $periods = match ($lateFeeType) {
-            'daily'   => $overdueDays,
             'weekly'  => (int) ceil($overdueDays / 7),
             'monthly' => (int) ceil($overdueDays / 30),
             default   => 0,

app/Modules/Rentals/Views/contract_form.php

@@ -104,53 +104,174 @@ $__template->layout('Layout.main');
                 <small style="color:#6B7280;">تُحتسب على الإيجار الشهري + المرافق</small>
             </div>
 
+            <div></div>
+
+        </div>
+    </div>
+
+    <!-- ── المرافق ── -->
+    <div class="card" style="margin-bottom:20px;">
+        <div style="padding:15px 20px;border-bottom:1px solid #E5E7EB;">
+            <h3 style="margin:0;color:#0D7377;">المرافق</h3>
+        </div>
+        <div style="padding:20px;display:grid;grid-template-columns:1fr 1fr;gap:15px;">
+
+            <div style="grid-column:1/-1;">
+                <label class="form-label">طريقة المرافق</label>
+                <select name="utilities_mode" id="utilities_mode" class="form-input" onchange="toggleUtilitiesMode()">
+                    <?php foreach (($utilitiesModes ?? []) as $val => $label): ?>
+                    <option value="<?= e($val) ?>" <?= old('utilities_mode', 'rent_pct') === $val ? 'selected' : '' ?>><?= e($label) ?></option>
+                    <?php endforeach; ?>
+                </select>
+            </div>
+
+            <!-- نسبة من الإيجار -->
+            <div id="utils_rent_pct_wrap" style="display:<?= in_array(old('utilities_mode','rent_pct'), ['rent_pct','both']) ? 'block' : 'none' ?>;">
+                <label class="form-label">نسبة المرافق من الإيجار (%)</label>
+                <input type="number" name="utilities_rent_pct" id="utilities_rent_pct" value="<?= e(old('utilities_rent_pct', '0')) ?>" class="form-input" step="0.01" min="0" max="100" placeholder="0">
+                <small style="color:#6B7280;">نسبة من الإيجار الشهري (السنة الأولى) مقابل المرافق</small>
+            </div>
+
+            <!-- نسبة من تكلفة المرفق -->
+            <div id="utils_facility_pct_wrap" style="display:<?= in_array(old('utilities_mode','rent_pct'), ['facility_cost_pct','both']) ? 'block' : 'none' ?>;">
+                <label class="form-label">نسبة المرافق من تكلفة المرفق (%)</label>
+                <input type="number" name="utilities_facility_pct" id="utilities_facility_pct" value="<?= e(old('utilities_facility_pct', '0')) ?>" class="form-input" step="0.01" min="0" max="100" placeholder="0">
+            </div>
+
+            <div id="facility_monthly_cost_wrap" style="display:<?= in_array(old('utilities_mode','rent_pct'), ['facility_cost_pct','both']) ? 'block' : 'none' ?>;">
+                <label class="form-label">تكلفة المرفق الشهرية على النادي (ج)</label>
+                <input type="number" name="facility_monthly_cost" id="facility_monthly_cost" value="<?= e(old('facility_monthly_cost', '')) ?>" class="form-input" step="0.01" min="0" placeholder="0">
+            </div>
+
+        </div>
+    </div>
+
+    <!-- ── الزيادة السنوية ── -->
+    <div class="card" style="margin-bottom:20px;">
+        <div style="padding:15px 20px;border-bottom:1px solid #E5E7EB;">
+            <h3 style="margin:0;color:#0D7377;">الزيادة السنوية</h3>
+        </div>
+        <div style="padding:20px;">
+
+            <div style="display:grid;grid-template-columns:1fr 1fr;gap:15px;margin-bottom:15px;">
                 <div>
-                <label class="form-label">نسبة المرافق (%) — اختياري</label>
-                <input type="number" name="utilities_percentage" id="utilities_percentage" value="<?= e(old('utilities_percentage', '0')) ?>" class="form-input" step="0.01" min="0" max="100" placeholder="0">
-                <small style="color:#6B7280;">نسبة من الإيجار الشهري مقابل المرافق</small>
+                    <label class="form-label">نوع الزيادة</label>
+                    <select name="escalation_type" id="escalation_type" class="form-input" onchange="toggleEscalation()">
+                        <?php foreach (($escalationTypes ?? []) as $val => $label): ?>
+                        <option value="<?= e($val) ?>" <?= old('escalation_type', 'none') === $val ? 'selected' : '' ?>><?= e($label) ?></option>
+                        <?php endforeach; ?>
+                    </select>
                 </div>
 
+                <!-- Flat rate -->
+                <div id="esc_flat_wrap" style="display:<?= old('escalation_type', 'none') === 'flat' ? 'block' : 'none' ?>;">
+                    <label class="form-label">نسبة الزيادة السنوية (%)</label>
+                    <input type="number" name="escalation_rate" id="escalation_rate" value="<?= e(old('escalation_rate', '0')) ?>" class="form-input" step="0.01" min="0" max="100" placeholder="0">
+                    <small style="color:#6B7280;">تُطبق على الإيجار الشهري في بداية كل سنة</small>
                 </div>
             </div>
 
-    <!-- ── غرامات التأخير ── -->
+            <!-- Tiered escalation table -->
+            <div id="esc_tiered_wrap" style="display:<?= old('escalation_type', 'none') === 'tiered' ? 'block' : 'none' ?>;">
+                <table style="width:100%;border-collapse:collapse;font-size:14px;" id="tiersTable">
+                    <thead>
+                        <tr style="background:#F9FAFB;border-bottom:2px solid #E5E7EB;">
+                            <th style="padding:10px 12px;text-align:right;width:50px;">#</th>
+                            <th style="padding:10px 12px;text-align:right;">المدة بالأشهر</th>
+                            <th style="padding:10px 12px;text-align:right;">نسبة الزيادة السنوية (%)</th>
+                            <th style="padding:10px 12px;text-align:center;width:80px;">حذف</th>
+                        </tr>
+                    </thead>
+                    <tbody id="tiersBody">
+                        <!-- rows injected by JS -->
+                    </tbody>
+                </table>
+                <button type="button" onclick="addTierRow()" class="btn btn-outline" style="margin-top:10px;font-size:13px;padding:6px 14px;">
+                    <i data-lucide="plus" style="width:14px;height:14px;vertical-align:middle;margin-left:4px;"></i> إضافة شريحة
+                </button>
+                <input type="hidden" name="escalation_tiers_json" id="escalation_tiers_json" value="<?= e(old('escalation_tiers_json', '[]')) ?>">
+            </div>
+
+        </div>
+    </div>
+
+    <!-- ── شروط الدفع والغرامات ── -->
     <div class="card" style="margin-bottom:20px;">
         <div style="padding:15px 20px;border-bottom:1px solid #E5E7EB;">
-            <h3 style="margin:0;color:#0D7377;">غرامات التأخير</h3>
+            <h3 style="margin:0;color:#0D7377;">شروط الدفع والغرامات</h3>
         </div>
         <div style="padding:20px;display:grid;grid-template-columns:1fr 1fr;gap:15px;">
 
+            <div>
+                <label class="form-label">يوم استحقاق الإيجار (من كل شهر)</label>
+                <input type="number" name="payment_due_day" id="payment_due_day" value="<?= e(old('payment_due_day', '5')) ?>" class="form-input" min="1" max="28" placeholder="5">
+                <small id="due_window_hint" style="color:#6B7280;">نافذة السداد: من يوم 1 حتى يوم 5</small>
+            </div>
+
+            <div></div>
+
             <div>
                 <label class="form-label">نوع الغرامة</label>
                 <select name="late_fee_type" id="late_fee_type" class="form-input" onchange="toggleLateFeeRate()">
                     <option value="none"    <?= old('late_fee_type', 'none') === 'none'    ? 'selected' : '' ?>>لا يوجد</option>
-                    <option value="daily"   <?= old('late_fee_type', 'none') === 'daily'   ? 'selected' : '' ?>>يومي</option>
+                    <option value="daily"   <?= old('late_fee_type', 'none') === 'daily'   ? 'selected' : '' ?>>يومي ثابت</option>
+                    <option value="daily_bank" <?= old('late_fee_type', 'none') === 'daily_bank' ? 'selected' : '' ?>>يومي بالنسبة البنكية</option>
                     <option value="weekly"  <?= old('late_fee_type', 'none') === 'weekly'  ? 'selected' : '' ?>>أسبوعي</option>
                     <option value="monthly" <?= old('late_fee_type', 'none') === 'monthly' ? 'selected' : '' ?>>شهري</option>
                 </select>
             </div>
 
             <div id="late_fee_rate_wrap" style="display:<?= in_array(old('late_fee_type', 'none'), ['daily','weekly','monthly']) ? 'block' : 'none' ?>;">
-                <label class="form-label">نسبة الغرامة (%)</label>
+                <label class="form-label">نسبة الغرامة اليومية (%)</label>
                 <input type="number" name="late_fee_rate" id="late_fee_rate" value="<?= e(old('late_fee_rate', '0')) ?>" class="form-input" step="0.01" min="0" max="100" placeholder="0">
                 <small style="color:#6B7280;">% من إجمالي الفاتورة لكل فترة تأخير</small>
             </div>
 
+            <div id="late_fee_bank_rate_wrap" style="display:<?= old('late_fee_type', 'none') === 'daily_bank' ? 'block' : 'none' ?>;">
+                <label class="form-label">النسبة البنكية السنوية (%)</label>
+                <input type="number" name="late_fee_bank_rate" id="late_fee_bank_rate" value="<?= e(old('late_fee_bank_rate', (string) ($bankRate ?? 27.25))) ?>" class="form-input" step="0.0001" min="0" placeholder="<?= e((string) ($bankRate ?? 27.25)) ?>">
+                <small style="color:#6B7280;">النسبة السنوية المعتمدة ÷ 365 = نسبة يومية</small>
+            </div>
+
+        </div>
+    </div>
+
+    <!-- ── شروط العقد الإضافية ── -->
+    <div class="card" style="margin-bottom:20px;">
+        <div style="padding:15px 20px;border-bottom:1px solid #E5E7EB;">
+            <h3 style="margin:0;color:#0D7377;">شروط العقد الإضافية</h3>
+        </div>
+        <div style="padding:20px;display:grid;grid-template-columns:1fr 1fr;gap:15px;">
+
+            <div>
+                <label class="form-label">فترة الإعفاء (أشهر)</label>
+                <input type="number" name="grace_period_months" id="grace_period_months" value="<?= e(old('grace_period_months', '0')) ?>" class="form-input" min="0" placeholder="0">
+                <small style="color:#6B7280;">عدد الأشهر الأولى بدون إيجار (إعفاء كامل)</small>
+            </div>
+
+            <div>
+                <label class="form-label">غرامة الإنهاء المبكر (أشهر إيجار)</label>
+                <input type="number" name="early_termination_months" id="early_termination_months" value="<?= e(old('early_termination_months', '0')) ?>" class="form-input" min="0" placeholder="0">
+                <small style="color:#6B7280;">عدد أشهر الإيجار المدفوعة كغرامة عند الإنهاء المبكر</small>
+            </div>
+
         </div>
     </div>
 
     <!-- ── ملخص تقديري ── -->
     <div class="card" style="margin-bottom:20px;background:#F0FDF4;border:1px solid #BBF7D0;">
         <div style="padding:15px 20px;border-bottom:1px solid #BBF7D0;">
-            <h3 style="margin:0;color:#059669;">ملخص الفاتورة الشهرية التقديري</h3>
+            <h3 style="margin:0;color:#059669;">ملخص الفاتورة التقديري</h3>
         </div>
+
+        <!-- Static summary (year 1 / flat) -->
         <div style="padding:20px;display:grid;grid-template-columns:1fr 1fr 1fr 1fr;gap:15px;text-align:center;">
             <div>
-                <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">الإيجار الشهري</div>
+                <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">الإيجار الشهري (سنة 1)</div>
                 <div id="preview_base" style="font-size:20px;font-weight:700;color:#0D7377;">—</div>
             </div>
             <div>
-                <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">المرافق</div>
+                <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">المرافق الشهرية</div>
                 <div id="preview_utils" style="font-size:20px;font-weight:700;color:#7C3AED;">—</div>
             </div>
             <div>
@@ -162,7 +283,7 @@ $__template->layout('Layout.main');
                 <div id="preview_total" style="font-size:20px;font-weight:700;color:#059669;">—</div>
             </div>
         </div>
-        <div style="padding:0 20px 15px;display:grid;grid-template-columns:1fr 1fr;gap:15px;text-align:center;">
+        <div style="padding:0 20px 10px;display:grid;grid-template-columns:1fr 1fr 1fr;gap:15px;text-align:center;">
             <div>
                 <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">عدد الأشهر</div>
                 <div id="preview_months" style="font-size:16px;font-weight:600;color:#374151;">—</div>
@@ -171,6 +292,18 @@ $__template->layout('Layout.main');
                 <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">التأمين المطلوب</div>
                 <div id="preview_deposit" style="font-size:16px;font-weight:600;color:#374151;">—</div>
             </div>
+            <div>
+                <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">أشهر الإعفاء / يوم الاستحقاق</div>
+                <div id="preview_grace_due" style="font-size:16px;font-weight:600;color:#374151;">—</div>
+            </div>
+        </div>
+
+        <!-- Escalation year-by-year breakdown (hidden when no escalation) -->
+        <div id="escalation_breakdown_wrap" style="display:none;padding:0 20px 20px;">
+            <div style="border-top:1px dashed #86EFAC;padding-top:15px;">
+                <div style="font-size:13px;font-weight:600;color:#059669;margin-bottom:8px;">توزيع الإيجار السنوي مع الزيادة</div>
+                <div id="escalation_breakdown_table" style="overflow-x:auto;"></div>
+            </div>
         </div>
     </div>
 
@@ -184,66 +317,251 @@ $__template->layout('Layout.main');
 document.addEventListener('DOMContentLoaded', function() {
     if (typeof lucide !== 'undefined') lucide.createIcons();
 
-    const ids = ['total_units','unit_rate','vat_percentage','utilities_percentage','deposit_percentage','start_date','end_date'];
+    const ids = ['total_units','unit_rate','vat_percentage','utilities_rent_pct','utilities_facility_pct',
+                 'facility_monthly_cost','deposit_percentage','start_date','end_date','payment_due_day',
+                 'escalation_type','escalation_rate','grace_period_months','utilities_mode'];
     ids.forEach(id => {
         const el = document.getElementById(id);
         if (el) el.addEventListener('input', calcPreview);
+        if (el) el.addEventListener('change', calcPreview);
+    });
+
+    // Payment due day hint
+    const dueDayEl = document.getElementById('payment_due_day');
+    if (dueDayEl) {
+        dueDayEl.addEventListener('input', function() {
+            const v = parseInt(this.value) || 5;
+            document.getElementById('due_window_hint').textContent = 'نافذة السداد: من يوم 1 حتى يوم ' + v;
         });
+    }
+
+    // Restore tiers from old input if present
+    const tiersInput = document.getElementById('escalation_tiers_json');
+    if (tiersInput && tiersInput.value && tiersInput.value !== '[]') {
+        try {
+            const tiers = JSON.parse(tiersInput.value);
+            if (Array.isArray(tiers)) {
+                tiers.forEach(t => addTierRow(t.months, t.annual_rate));
+            }
+        } catch(e) {}
+    }
+
     calcPreview();
 });
 
+function toggleUtilitiesMode() {
+    const mode = document.getElementById('utilities_mode').value;
+    document.getElementById('utils_rent_pct_wrap').style.display       = ['rent_pct','both'].includes(mode) ? 'block' : 'none';
+    document.getElementById('utils_facility_pct_wrap').style.display   = ['facility_cost_pct','both'].includes(mode) ? 'block' : 'none';
+    document.getElementById('facility_monthly_cost_wrap').style.display = ['facility_cost_pct','both'].includes(mode) ? 'block' : 'none';
+    calcPreview();
+}
+
+function toggleEscalation() {
+    const type = document.getElementById('escalation_type').value;
+    document.getElementById('esc_flat_wrap').style.display   = type === 'flat'   ? 'block' : 'none';
+    document.getElementById('esc_tiered_wrap').style.display = type === 'tiered' ? 'block' : 'none';
+    calcPreview();
+}
+
 function toggleLateFeeRate() {
     const type = document.getElementById('late_fee_type').value;
-    const wrap = document.getElementById('late_fee_rate_wrap');
-    wrap.style.display = ['daily','weekly','monthly'].includes(type) ? 'block' : 'none';
+    document.getElementById('late_fee_rate_wrap').style.display      = ['daily','weekly','monthly'].includes(type) ? 'block' : 'none';
+    document.getElementById('late_fee_bank_rate_wrap').style.display = type === 'daily_bank' ? 'block' : 'none';
+    // map daily_bank → late_fee_type = daily + late_fee_bank_rate set
+}
+
+// Tiers table
+let tierCount = 0;
+function addTierRow(months, rate) {
+    tierCount++;
+    const tbody = document.getElementById('tiersBody');
+    const tr = document.createElement('tr');
+    tr.setAttribute('data-tier', tierCount);
+    tr.style.borderBottom = '1px solid #F3F4F6';
+    tr.innerHTML = `
+        <td style="padding:8px 12px;color:#6B7280;">${tierCount}</td>
+        <td style="padding:8px 12px;">
+            <input type="number" class="form-input tier-months" min="1" value="${months || 12}" style="width:100px;" oninput="syncTiersJson()">
+        </td>
+        <td style="padding:8px 12px;">
+            <input type="number" class="form-input tier-rate" min="0" max="100" step="0.01" value="${rate || 0}" style="width:120px;" oninput="syncTiersJson()">
+        </td>
+        <td style="padding:8px 12px;text-align:center;">
+            <button type="button" onclick="removeTierRow(this)" style="background:none;border:none;color:#DC2626;cursor:pointer;">
+                <i data-lucide="trash-2" style="width:14px;height:14px;"></i>
+            </button>
+        </td>
+    `;
+    tbody.appendChild(tr);
+    if (typeof lucide !== 'undefined') lucide.createIcons();
+    syncTiersJson();
+    calcPreview();
+}
+
+function removeTierRow(btn) {
+    btn.closest('tr').remove();
+    // renumber
+    document.querySelectorAll('#tiersBody tr').forEach((tr, i) => {
+        tr.cells[0].textContent = i + 1;
+    });
+    tierCount = document.querySelectorAll('#tiersBody tr').length;
+    syncTiersJson();
+    calcPreview();
+}
+
+function syncTiersJson() {
+    const rows = document.querySelectorAll('#tiersBody tr');
+    const tiers = [];
+    rows.forEach(row => {
+        const months = parseInt(row.querySelector('.tier-months')?.value) || 12;
+        const rate   = parseFloat(row.querySelector('.tier-rate')?.value) || 0;
+        tiers.push({ months, annual_rate: rate });
+    });
+    document.getElementById('escalation_tiers_json').value = JSON.stringify(tiers);
+    calcPreview();
+}
+
+function getCalcMonths(startVal, endVal) {
+    if (!startVal || !endVal) return 1;
+    const s = new Date(startVal), e = new Date(endVal);
+    if (e <= s) return 1;
+    const y = e.getFullYear() - s.getFullYear();
+    const m = e.getMonth() - s.getMonth();
+    const d = e.getDate() - s.getDate();
+    return Math.max(1, y * 12 + m + (d > 0 ? 1 : 0));
+}
+
+function getEscalationMultiplier(monthIndex, escType, escRate, tiers) {
+    if (escType === 'none' || escType === '') return 1.0;
+    const yearIndex = Math.floor(monthIndex / 12);
+    if (escType === 'flat') {
+        return Math.pow(1 + escRate / 100, yearIndex);
+    }
+    if (escType === 'tiered') {
+        let compound = 1.0;
+        for (let y = 0; y < yearIndex; y++) {
+            const yStart = y * 12;
+            let cum = 0, rateForYear = 0;
+            for (const tier of tiers) {
+                cum += tier.months;
+                if (yStart < cum) { rateForYear = tier.annual_rate; break; }
+            }
+            compound *= (1 + rateForYear / 100);
+        }
+        return compound;
+    }
+    return 1.0;
 }
 
 function calcPreview() {
     const units      = parseFloat(document.getElementById('total_units')?.value) || 0;
     const rate       = parseFloat(document.getElementById('unit_rate')?.value) || 0;
     const vatPct     = parseFloat(document.getElementById('vat_percentage')?.value) || 1;
-    const utilsPct    = parseFloat(document.getElementById('utilities_percentage')?.value) || 0;
     const depositPct = parseFloat(document.getElementById('deposit_percentage')?.value) || 0;
     const startVal   = document.getElementById('start_date')?.value;
     const endVal     = document.getElementById('end_date')?.value;
+    const graceMo    = parseInt(document.getElementById('grace_period_months')?.value) || 0;
+    const dueDay     = parseInt(document.getElementById('payment_due_day')?.value) || 5;
+    const escType    = document.getElementById('escalation_type')?.value || 'none';
+    const escRate    = parseFloat(document.getElementById('escalation_rate')?.value) || 0;
+    const utilsMode  = document.getElementById('utilities_mode')?.value || 'rent_pct';
+    const utilsRentPct     = parseFloat(document.getElementById('utilities_rent_pct')?.value) || 0;
+    const utilsFacPct      = parseFloat(document.getElementById('utilities_facility_pct')?.value) || 0;
+    const facilityMonthly  = parseFloat(document.getElementById('facility_monthly_cost')?.value) || 0;
 
     if (!units || !rate) { clearPreview(); return; }
 
     const subtotal = units * rate;
-
-    let months = 1;
-    if (startVal && endVal) {
-        const s = new Date(startVal), e = new Date(endVal);
-        if (e > s) {
-            const diffMs   = e - s;
-            const diffDays = diffMs / (1000 * 60 * 60 * 24);
-            months = Math.max(1, Math.ceil(diffDays / 30));
-        }
+    const months   = getCalcMonths(startVal, endVal);
+    const baseMonthlyY1 = subtotal / months;
+
+    // Tiers
+    let tiers = [];
+    try { tiers = JSON.parse(document.getElementById('escalation_tiers_json')?.value || '[]'); } catch(e) {}
+
+    // Monthly utilities (year-1 base)
+    let utilsRent = 0, utilsFac = 0;
+    if (['rent_pct','both'].includes(utilsMode)) utilsRent = baseMonthlyY1 * (utilsRentPct / 100);
+    if (['facility_cost_pct','both'].includes(utilsMode)) utilsFac = facilityMonthly * (utilsFacPct / 100);
+    const monthlyUtils = utilsRent + utilsFac;
+
+    // Year-1 monthly numbers (unescalated)
+    const monthlyBase  = Math.round(baseMonthlyY1 * 100) / 100;
+    const monthlyU     = Math.round(monthlyUtils * 100) / 100;
+    const monthlyVat   = Math.round((monthlyBase + monthlyU) * (vatPct / 100) * 100) / 100;
+    const monthlyTotal = Math.round((monthlyBase + monthlyU + monthlyVat) * 100) / 100;
+
+    // Grand total (escalation-aware)
+    let grandBase = 0;
+    for (let m = 0; m < months; m++) {
+        grandBase += baseMonthlyY1 * getEscalationMultiplier(m, escType, escRate, tiers);
     }
-
-    const monthlyBase   = Math.round((subtotal / months) * 100) / 100;
-    const monthlyUtils  = Math.round(monthlyBase * (utilsPct / 100) * 100) / 100;
-    const monthlyVat    = Math.round((monthlyBase + monthlyUtils) * (vatPct / 100) * 100) / 100;
-    const monthlyTotal  = Math.round((monthlyBase + monthlyUtils + monthlyVat) * 100) / 100;
-
-    const totalWithUtils = subtotal + (subtotal * utilsPct / 100);
-    const totalVat       = subtotal * (vatPct / 100);
-    const grandTotal     = Math.round((subtotal + subtotal * utilsPct / 100 + totalVat) * 100) / 100;
+    const grandUtils = monthlyUtils * months;
+    const grandVat   = (grandBase + grandUtils) * (vatPct / 100);
+    const grandTotal = Math.round((grandBase + grandUtils + grandVat) * 100) / 100;
     const deposit    = Math.round(grandTotal * (depositPct / 100) * 100) / 100;
 
     const fmt = v => v.toLocaleString('ar-EG', {minimumFractionDigits: 2, maximumFractionDigits: 2}) + ' ج';
 
     document.getElementById('preview_base').textContent    = fmt(monthlyBase);
-    document.getElementById('preview_utils').textContent   = fmt(monthlyUtils);
+    document.getElementById('preview_utils').textContent   = fmt(monthlyU);
     document.getElementById('preview_vat').textContent     = fmt(monthlyVat);
     document.getElementById('preview_total').textContent   = fmt(monthlyTotal);
     document.getElementById('preview_months').textContent  = months + ' شهر';
     document.getElementById('preview_deposit').textContent = fmt(deposit);
+    document.getElementById('preview_grace_due').textContent = (graceMo > 0 ? graceMo + ' شهر إعفاء · ' : '') + 'استحقاق يوم ' + dueDay;
+
+    // Year-by-year breakdown
+    const breakdownWrap = document.getElementById('escalation_breakdown_wrap');
+    if (escType !== 'none' && months > 1) {
+        breakdownWrap.style.display = 'block';
+        const totalYears = Math.ceil(months / 12);
+        let html = '<table style="width:100%;border-collapse:collapse;font-size:13px;">';
+        html += '<thead><tr style="background:#DCFCE7;">' +
+                '<th style="padding:7px 10px;text-align:right;">السنة</th>' +
+                '<th style="padding:7px 10px;text-align:left;">إيجار شهري</th>' +
+                '<th style="padding:7px 10px;text-align:left;">مرافق</th>' +
+                '<th style="padding:7px 10px;text-align:left;">VAT</th>' +
+                '<th style="padding:7px 10px;text-align:left;">إجمالي شهري</th>' +
+                '</tr></thead><tbody>';
+        for (let yr = 0; yr < totalYears; yr++) {
+            const mult  = getEscalationMultiplier(yr * 12, escType, escRate, tiers);
+            const b     = Math.round(baseMonthlyY1 * mult * 100) / 100;
+            const u     = Math.round(monthlyUtils * 100) / 100;  // utils don't escalate in this model
+            const v     = Math.round((b + u) * (vatPct / 100) * 100) / 100;
+            const t     = Math.round((b + u + v) * 100) / 100;
+            html += `<tr style="border-bottom:1px solid #F0FDF4;">
+                <td style="padding:6px 10px;color:#6B7280;">سنة ${yr + 1}</td>
+                <td style="padding:6px 10px;font-weight:600;color:#0D7377;">${fmt(b)}</td>
+                <td style="padding:6px 10px;color:#7C3AED;">${fmt(u)}</td>
+                <td style="padding:6px 10px;color:#D97706;">${fmt(v)}</td>
+                <td style="padding:6px 10px;font-weight:700;color:#059669;">${fmt(t)}</td>
+            </tr>`;
+        }
+        html += '</tbody></table>';
+        document.getElementById('escalation_breakdown_table').innerHTML = html;
+    } else {
+        breakdownWrap.style.display = 'none';
+    }
 }
 
 function clearPreview() {
-    ['preview_base','preview_utils','preview_vat','preview_total','preview_months','preview_deposit']
-        .forEach(id => { document.getElementById(id).textContent = '—'; });
+    ['preview_base','preview_utils','preview_vat','preview_total','preview_months','preview_deposit','preview_grace_due']
+        .forEach(id => { const el = document.getElementById(id); if (el) el.textContent = '—'; });
+    document.getElementById('escalation_breakdown_wrap').style.display = 'none';
 }
+
+// Sync late_fee_type: daily_bank is a UI convenience — maps to type=daily + bank_rate set
+// The server reads late_fee_type directly (accepts 'daily_bank' gracefully or
+// the controller should map it). We'll let the form submit 'daily_bank' and handle it
+// in the service by checking late_fee_bank_rate > 0 when type = 'daily'.
+// Actually, map to 'daily' on submit for backward compat:
+document.getElementById('contractForm')?.addEventListener('submit', function() {
+    const typeEl = document.getElementById('late_fee_type');
+    if (typeEl && typeEl.value === 'daily_bank') {
+        typeEl.value = 'daily';
+    }
+});
 </script>
 <?php $__template->endSection(); ?>

app/Modules/Rentals/Views/contract_show.php

 <?php
 use App\Modules\Rentals\Models\RentalContract;
 use App\Modules\Rentals\Models\RentalInvoice;
+use App\Modules\Rentals\Services\RentalInvoiceService;
 $__template->layout('Layout.main');
 ?>
 <?php $__template->section('title'); ?><?= e($contract->contract_number) ?><?php $__template->endSection(); ?>
 
 <?php $__template->section('page_actions'); ?>
 <?php if (in_array($contract->status ?? 'draft', ['approved','active']) && can('rental.manage_contract')): ?>
-<form method="POST" action="/rentals/contracts/<?= (int) $contract->id ?>/invoices/bulk-generate" style="display:inline;" onsubmit="return confirm('هل تريد توليد كل الفواتير الشهرية حتى نهاية العقد؟ الفواتير المولودة مسبقاً لن تتكرر.');">
+<?php
+$bulkConfirmMsg = 'هل تريد توليد كل الفواتير الشهرية حتى نهاية العقد؟ الفواتير المولودة مسبقاً لن تتكرر.';
+if ($gracePeriod > 0) {
+    $bulkConfirmMsg .= ' سيتم تخطي أول ' . $gracePeriod . ' شهر (فترة الإعفاء) بدون فواتير.';
+}
+?>
+<form method="POST" action="/rentals/contracts/<?= (int) $contract->id ?>/invoices/bulk-generate" style="display:inline;" onsubmit="return confirm(<?= json_encode($bulkConfirmMsg) ?>);">
     <?= \App\Core\CSRF::field() ?>
     <button type="submit" class="btn btn-outline" style="margin-left:8px;color:#059669;border-color:#059669;">
         <i data-lucide="layers" style="width:16px;height:16px;vertical-align:middle;margin-left:4px;"></i> توليد كل الفواتير
@@ -28,6 +35,14 @@ $depositStatus  = $contract->deposit_status ?? 'pending';
 $activityTypes  = ['practice' => 'تدريب', 'competitive' => 'تنافسي'];
 $timeTiers      = ['AM' => 'صباحي', 'PM' => 'مسائي'];
 $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' => 'أسبوعي', 'monthly' => 'شهري'];
+$escalationTypes = RentalContract::getEscalationTypes();
+$utilitiesModes  = RentalContract::getUtilitiesModes();
+$escType         = $contract->escalation_type ?? 'none';
+$utilitiesMode   = $contract->utilities_mode ?? 'rent_pct';
+$gracePeriod     = (int) ($contract->grace_period_months ?? 0);
+$earlyTerm       = (int) ($contract->early_termination_months ?? 0);
+$paymentDueDay   = (int) ($contract->payment_due_day ?? 5);
+$lateFeeBankRate = (float) ($contract->late_fee_bank_rate ?? 0);
 ?>
 
 <!-- Header -->
@@ -70,7 +85,17 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
             <div style="font-size:18px;font-weight:700;color:#374151;"><?= money((float) ($contract->total_amount ?? 0)) ?></div>
         </div>
         <div style="background:#F5F3FF;padding:15px;border-radius:8px;text-align:center;">
-            <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">مرافق (<?= (float) ($contract->utilities_percentage ?? 0) ?>%)</div>
+            <div style="font-size:12px;color:#6B7280;margin-bottom:4px;">مرافق
+                <?php if ($utilitiesMode === 'rent_pct'): ?>
+                    (<?= (float) ($contract->utilities_rent_pct ?? 0) ?>% من الإيجار)
+                <?php elseif ($utilitiesMode === 'facility_cost_pct'): ?>
+                    (<?= (float) ($contract->utilities_facility_pct ?? 0) ?>% من التكلفة)
+                <?php elseif ($utilitiesMode === 'both'): ?>
+                    (<?= (float) ($contract->utilities_rent_pct ?? 0) ?>% إيجار + <?= (float) ($contract->utilities_facility_pct ?? 0) ?>% تكلفة)
+                <?php else: ?>
+                    (<?= (float) ($contract->utilities_percentage ?? 0) ?>%)
+                <?php endif; ?>
+            </div>
             <div style="font-size:18px;font-weight:700;color:#7C3AED;"><?= money((float) ($contract->utilities_amount ?? 0)) ?></div>
         </div>
         <div style="background:#FFFBEB;padding:15px;border-radius:8px;text-align:center;">
@@ -85,8 +110,8 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
 
     <!-- Monthly preview row -->
     <?php
-    use App\Modules\Rentals\Services\RentalInvoiceService;
-    $mBase  = RentalInvoiceService::calcBase($contract);
+    // Show year-1 monthly amount regardless of escalation (first month)
+    $mBase  = RentalInvoiceService::calcBase($contract, $contract->start_date ?? null);
     $mUtils = RentalInvoiceService::calcUtilities($contract, $mBase);
     $mVat   = RentalInvoiceService::calcVat($contract, $mBase + $mUtils);
     $mTotal = round($mBase + $mUtils + $mVat, 2);
@@ -136,6 +161,13 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
             <tr><td style="padding:6px 0;color:#6B7280;">نوع النشاط</td><td><?= e($activityTypes[$contract->activity_type ?? ''] ?? '—') ?></td></tr>
             <tr><td style="padding:6px 0;color:#6B7280;">الفترة الزمنية</td><td><?= e($timeTiers[$contract->time_tier ?? ''] ?? '—') ?></td></tr>
             <tr><td style="padding:6px 0;color:#6B7280;">التقرير الفني</td><td><?= ($contract->technical_report_submitted ?? 0) ? '<span style="color:#059669;font-weight:600;">نعم</span>' : '<span style="color:#DC2626;">لا</span>' ?></td></tr>
+            <tr><td style="padding:6px 0;color:#6B7280;">يوم الاستحقاق</td><td>يوم <?= $paymentDueDay ?> من كل شهر</td></tr>
+            <?php if ($gracePeriod > 0): ?>
+            <tr><td style="padding:6px 0;color:#6B7280;">فترة الإعفاء</td><td><span style="color:#059669;font-weight:600;"><?= $gracePeriod ?> شهر</span></td></tr>
+            <?php endif; ?>
+            <?php if ($earlyTerm > 0): ?>
+            <tr><td style="padding:6px 0;color:#6B7280;">غرامة الإنهاء المبكر</td><td><?= $earlyTerm ?> أشهر إيجار</td></tr>
+            <?php endif; ?>
         </table>
     </div>
     <div class="card" style="padding:20px;">
@@ -143,14 +175,27 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
         <table style="width:100%;font-size:14px;">
             <tr>
                 <td style="padding:6px 0;color:#6B7280;width:45%;">نوع الغرامة</td>
-                <td><?= e($lateFeeTypes[$contract->late_fee_type ?? 'none'] ?? 'لا يوجد') ?></td>
+                <td>
+                    <?php if (($contract->late_fee_type ?? 'none') === 'daily' && $lateFeeBankRate > 0): ?>
+                        يومي بالنسبة البنكية
+                    <?php else: ?>
+                        <?= e($lateFeeTypes[$contract->late_fee_type ?? 'none'] ?? 'لا يوجد') ?>
+                    <?php endif; ?>
+                </td>
             </tr>
             <?php if (($contract->late_fee_type ?? 'none') !== 'none'): ?>
+            <?php if ($lateFeeBankRate > 0): ?>
+            <tr>
+                <td style="padding:6px 0;color:#6B7280;">النسبة البنكية السنوية</td>
+                <td><?= $lateFeeBankRate ?>%</td>
+            </tr>
+            <?php elseif ((float) ($contract->late_fee_rate ?? 0) > 0): ?>
             <tr>
                 <td style="padding:6px 0;color:#6B7280;">نسبة الغرامة</td>
                 <td><?= (float) ($contract->late_fee_rate ?? 0) ?>%</td>
             </tr>
             <?php endif; ?>
+            <?php endif; ?>
             <tr><td style="padding:6px 0;color:#6B7280;">اعتمد بواسطة</td><td><?= e($contract->approved_by ?? '—') ?></td></tr>
             <tr><td style="padding:6px 0;color:#6B7280;">تاريخ الاعتماد</td><td><?= e($contract->approved_at ?? '—') ?></td></tr>
         </table>
@@ -163,6 +208,53 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
     </div>
 </div>
 
+<!-- Escalation Card -->
+<?php if ($escType !== 'none'): ?>
+<div class="card" style="margin-bottom:20px;padding:20px;">
+    <h4 style="color:#0D7377;margin:0 0 15px;"><i data-lucide="trending-up" style="width:17px;height:17px;vertical-align:middle;margin-left:6px;"></i> شروط الزيادة السنوية</h4>
+    <table style="width:100%;font-size:14px;">
+        <tr>
+            <td style="padding:6px 0;color:#6B7280;width:30%;">نوع الزيادة</td>
+            <td><strong><?= e($escalationTypes[$escType] ?? $escType) ?></strong></td>
+        </tr>
+        <?php if ($escType === 'flat'): ?>
+        <tr>
+            <td style="padding:6px 0;color:#6B7280;">نسبة الزيادة السنوية</td>
+            <td><strong style="color:#059669;"><?= (float) ($contract->escalation_rate ?? 0) ?>%</strong> سنوياً</td>
+        </tr>
+        <?php elseif ($escType === 'tiered' && !empty($contract->escalation_tiers_json)): ?>
+        <tr>
+            <td colspan="2" style="padding:6px 0;">
+                <?php
+                $tiersArr = json_decode((string) ($contract->escalation_tiers_json ?? '[]'), true);
+                if (is_array($tiersArr) && count($tiersArr) > 0):
+                ?>
+                <table style="font-size:13px;width:auto;border-collapse:collapse;margin-top:6px;">
+                    <thead>
+                        <tr style="background:#F9FAFB;">
+                            <th style="padding:6px 12px;text-align:right;border:1px solid #E5E7EB;">#</th>
+                            <th style="padding:6px 12px;text-align:right;border:1px solid #E5E7EB;">المدة (شهر)</th>
+                            <th style="padding:6px 12px;text-align:right;border:1px solid #E5E7EB;">نسبة الزيادة السنوية</th>
+                        </tr>
+                    </thead>
+                    <tbody>
+                        <?php foreach ($tiersArr as $i => $tier): ?>
+                        <tr>
+                            <td style="padding:5px 12px;border:1px solid #E5E7EB;color:#6B7280;"><?= $i + 1 ?></td>
+                            <td style="padding:5px 12px;border:1px solid #E5E7EB;"><?= (int) ($tier['months'] ?? 0) ?> شهر</td>
+                            <td style="padding:5px 12px;border:1px solid #E5E7EB;font-weight:600;color:#059669;"><?= (float) ($tier['annual_rate'] ?? 0) ?>%</td>
+                        </tr>
+                        <?php endforeach; ?>
+                    </tbody>
+                </table>
+                <?php endif; ?>
+            </td>
+        </tr>
+        <?php endif; ?>
+    </table>
+</div>
+<?php endif; ?>
+
 <!-- Action Buttons -->
 <?php if ($cStatus === 'pending_approval' && can('rental.approve')): ?>
 <div class="card" style="margin-bottom:20px;padding:20px;display:flex;align-items:center;gap:15px;background:#FFFBEB;border:1px solid #FDE68A;">
@@ -204,7 +296,7 @@ $lateFeeTypes   = ['none' => 'لا يوجد', 'daily' => 'يومي', 'weekly' =>
         <h3 style="margin:0;color:#1A1A2E;"><i data-lucide="receipt" style="width:18px;height:18px;vertical-align:middle;margin-left:6px;"></i> الفواتير</h3>
         <?php if (in_array($cStatus, ['approved','active']) && can('rental.manage_contract')): ?>
         <div style="display:flex;gap:8px;">
-            <form method="POST" action="/rentals/contracts/<?= (int) $contract->id ?>/invoices/bulk-generate" style="margin:0;" onsubmit="return confirm('توليد كل الفواتير حتى نهاية العقد؟');">
+            <form method="POST" action="/rentals/contracts/<?= (int) $contract->id ?>/invoices/bulk-generate" style="margin:0;" onsubmit="return confirm(<?= json_encode($bulkConfirmMsg) ?>);">
                 <?= \App\Core\CSRF::field() ?>
                 <button type="submit" class="btn btn-outline" style="font-size:13px;padding:6px 12px;color:#059669;border-color:#059669;">
                     <i data-lucide="layers" style="width:14px;height:14px;vertical-align:middle;margin-left:3px;"></i> توليد الكل

database/migrations/Phase_96_001_enhance_rental_contracts_escalation_utilities_terms.php

+<?php
+declare(strict_types=1);
+
+return [
+    'up' => function (\App\Core\Database $db): void {
+        $table = 'rental_contracts';
+
+        $columns = [
+            'escalation_type'          => "ALTER TABLE `{$table}` ADD COLUMN `escalation_type` VARCHAR(10) NOT NULL DEFAULT 'none' AFTER `late_fee_rate`",
+            'escalation_rate'          => "ALTER TABLE `{$table}` ADD COLUMN `escalation_rate` DECIMAL(5,2) NOT NULL DEFAULT 0.00 AFTER `escalation_type`",
+            'escalation_tiers_json'    => "ALTER TABLE `{$table}` ADD COLUMN `escalation_tiers_json` JSON NULL AFTER `escalation_rate`",
+            'utilities_mode'           => "ALTER TABLE `{$table}` ADD COLUMN `utilities_mode` VARCHAR(20) NOT NULL DEFAULT 'rent_pct' AFTER `escalation_tiers_json`",
+            'utilities_rent_pct'       => "ALTER TABLE `{$table}` ADD COLUMN `utilities_rent_pct` DECIMAL(5,2) NOT NULL DEFAULT 0.00 AFTER `utilities_mode`",
+            'utilities_facility_pct'   => "ALTER TABLE `{$table}` ADD COLUMN `utilities_facility_pct` DECIMAL(5,2) NOT NULL DEFAULT 0.00 AFTER `utilities_rent_pct`",
+            'facility_monthly_cost'    => "ALTER TABLE `{$table}` ADD COLUMN `facility_monthly_cost` DECIMAL(15,2) NULL AFTER `utilities_facility_pct`",
+            'payment_due_day'          => "ALTER TABLE `{$table}` ADD COLUMN `payment_due_day` TINYINT UNSIGNED NOT NULL DEFAULT 5 AFTER `facility_monthly_cost`",
+            'late_fee_bank_rate'       => "ALTER TABLE `{$table}` ADD COLUMN `late_fee_bank_rate` DECIMAL(7,4) NOT NULL DEFAULT 0.00 AFTER `payment_due_day`",
+            'grace_period_months'      => "ALTER TABLE `{$table}` ADD COLUMN `grace_period_months` TINYINT UNSIGNED NOT NULL DEFAULT 0 AFTER `late_fee_bank_rate`",
+            'early_termination_months' => "ALTER TABLE `{$table}` ADD COLUMN `early_termination_months` TINYINT UNSIGNED NOT NULL DEFAULT 0 AFTER `grace_period_months`",
+        ];
+
+        foreach ($columns as $column => $sql) {
+            $exists = $db->selectOne(
+                "SELECT 1 FROM information_schema.columns WHERE table_schema = DATABASE() AND table_name = ? AND column_name = ?",
+                [$table, $column]
+            );
+            if (!$exists) {
+                $db->raw($sql);
+            }
+        }
+
+        // Data migration: backfill utilities_rent_pct from legacy utilities_percentage
+        $db->raw(
+            "UPDATE `{$table}` SET `utilities_rent_pct` = `utilities_percentage` WHERE `utilities_rent_pct` = 0.00 AND `utilities_percentage` > 0"
+        );
+    },
+
+    'down' => "
+ALTER TABLE `rental_contracts`
+    DROP COLUMN IF EXISTS `escalation_type`,
+    DROP COLUMN IF EXISTS `escalation_rate`,
+    DROP COLUMN IF EXISTS `escalation_tiers_json`,
+    DROP COLUMN IF EXISTS `utilities_mode`,
+    DROP COLUMN IF EXISTS `utilities_rent_pct`,
+    DROP COLUMN IF EXISTS `utilities_facility_pct`,
+    DROP COLUMN IF EXISTS `facility_monthly_cost`,
+    DROP COLUMN IF EXISTS `payment_due_day`,
+    DROP COLUMN IF EXISTS `late_fee_bank_rate`,
+    DROP COLUMN IF EXISTS `grace_period_months`,
+    DROP COLUMN IF EXISTS `early_termination_months`;
+",
+];

database/seeds/Phase_96_001_seed_rental_bank_rate_rule.php

+<?php
+declare(strict_types=1);
+
+return function (\App\Core\Database $db): void {
+    $existing = $db->selectOne(
+        "SELECT id FROM business_rules WHERE rule_code = ? AND branch_id IS NULL",
+        ['RENTAL_LATE_FEE_BANK_RATE']
+    );
+    if ($existing) {
+        return;
+    }
+
+    $db->insert('business_rules', [
+        'rule_code'          => 'RENTAL_LATE_FEE_BANK_RATE',
+        'category'           => 'rentals',
+        'name_ar'            => 'النسبة البنكية للغرامات',
+        'name_en'            => 'Bank Late Fee Rate',
+        'description_ar'     => 'النسبة السنوية المعتمدة لاحتساب غرامات التأخير اليومية على عقود الإيجار',
+        'data_type'          => 'percentage',
+        'current_value_json' => '{"annual_rate":"27.25"}',
+        'parameters_json'    => '{"annual_rate":"decimal"}',
+        'effective_from'     => date('Y-m-d'),
+        'is_active'          => 1,
+        'version'            => 1,
+    ]);
+};