v1.23: Nebenkostenabrechnung als PDF aus Kosten- und Zaehlermodul

2026-10-04 14:38:51 +02:00
parent 7026019ced
commit 9707b6700d
9 changed files with 1258 additions and 16 deletions
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+      "integrity": "sha512-CLjCCLQ6UuMxWnbIylkisbRj31qxHPAurvena/0iwSVbQ2G1VY5/HjV0IRabOEbDHlzZlRdCrD4NhB0JtU40Pg==",
+      "license": "MIT",
+      "dependencies": {
+        "base64-js": "^1.3.0",
+        "unicode-trie": "^2.0.0"
+      }
+    },
+    "node_modules/unicode-trie": {
+      "version": "2.0.0",
+      "resolved": "https://registry.npmjs.org/unicode-trie/-/unicode-trie-2.0.0.tgz",
+      "integrity": "sha512-x7bc76x0bm4prf1VLg79uhAzKw8DVboClSN5VxJuQ+LKDOVEW9CdH+VY7SP+vX7xCYQqzzgQpFqz15zeLvAtZQ==",
+      "license": "MIT",
+      "dependencies": {
+        "pako": "^0.2.5",
+        "tiny-inflate": "^1.0.0"
+      }
+    },
+    "node_modules/unicode-trie/node_modules/pako": {
+      "version": "0.2.9",
+      "resolved": "https://registry.npmjs.org/pako/-/pako-0.2.9.tgz",
+      "integrity": "sha512-NUcwaKxUxWrZLpDG+z/xZaCgQITkA/Dv4V/T6bw7VON6l1Xz/VnrBqrYjZQ12TamKHzITTfOEIYUj48y2KXImA==",
+      "license": "MIT"
+    },
    "node_modules/unpipe": {
      "version": "1.0.0",
      "resolved": "https://registry.npmjs.org/unpipe/-/unpipe-1.0.0.tgz",
@@ -1013,6 +1777,64 @@
        "node": ">= 0.8"
      }
    },
+    "node_modules/which-boxed-primitive": {
+      "version": "1.1.1",
+      "resolved": "https://registry.npmjs.org/which-boxed-primitive/-/which-boxed-primitive-1.1.1.tgz",
+      "integrity": "sha512-TbX3mj8n0odCBFVlY8AxkqcHASw3L60jIuF8jFP78az3C2YhmGvqbHBpAjTRH2/xqYunrJ9g1jSyjCjpoWzIAA==",
+      "license": "MIT",
+      "dependencies": {
+        "is-bigint": "^1.1.0",
+        "is-boolean-object": "^1.2.1",
+        "is-number-object": "^1.1.1",
+        "is-string": "^1.1.1",
+        "is-symbol": "^1.1.1"
+      },
+      "engines": {
+        "node": ">= 0.4"
+      },
+      "funding": {
+        "url": "https://github.com/sponsors/ljharb"
+      }
+    },
+    "node_modules/which-collection": {
+      "version": "1.0.2",
+      "resolved": "https://registry.npmjs.org/which-collection/-/which-collection-1.0.2.tgz",
+      "integrity": "sha512-K4jVyjnBdgvc86Y6BkaLZEN933SwYOuBFkdmBu9ZfkcAbdVbpITnDmjvZ/aQjRXQrv5EPkTnD1s39GiiqbngCw==",
+      "license": "MIT",
+      "dependencies": {
+        "is-map": "^2.0.3",
+        "is-set": "^2.0.3",
+        "is-weakmap": "^2.0.2",
+        "is-weakset": "^2.0.3"
+      },
+      "engines": {
+        "node": ">= 0.4"
+      },
+      "funding": {
+        "url": "https://github.com/sponsors/ljharb"
+      }
+    },
+    "node_modules/which-typed-array": {
+      "version": "1.1.24",
+      "resolved": "https://registry.npmjs.org/which-typed-array/-/which-typed-array-1.1.24.tgz",
+      "integrity": "sha512-wk4Mf4pR5mRP7eYuuTBCIQ9d0ud2Fv2jRLQpfgnRjbOxAFHmjKFValgTpitVKzJJS8ajnYQV2Du1SZ8j6b/EUQ==",
+      "license": "MIT",
+      "dependencies": {
+        "available-typed-arrays": "^1.0.7",
+        "call-bind": "^1.0.9",
+        "call-bound": "^1.0.4",
+        "for-each": "^0.3.5",
+        "get-proto": "^1.0.1",
+        "gopd": "^1.2.0",
+        "has-tostringtag": "^1.0.2"
+      },
+      "engines": {
+        "node": ">= 0.4"
+      },
+      "funding": {
+        "url": "https://github.com/sponsors/ljharb"
+      }
+    },
    "node_modules/xtend": {
      "version": "4.0.2",
      "resolved": "https://registry.npmjs.org/xtend/-/xtend-4.0.2.tgz",
@@ -13,6 +13,7 @@
  "dependencies": {
    "express": "^4.21.2",
    "multer": "^2.0.2",
+    "pdfkit": "^0.15.2",
    "pg": "^8.13.1"
  }
 }
@@ -0,0 +1,245 @@
+/** Nebenkostenabrechnung als PDF (v1.23).
+ *
+ * Erzeugt pro Wohnung und Abrechnungsjahr eine PDF-Abrechnung direkt aus
+ * dem Kosten- und Zählerstandsmodul:
+ *   - umlagefähige, hausweite Kosten → Verteilung nach Wohnflächenanteil
+ *   - umlagefähige, wohnungsbezogene Kosten → voll der Wohnung
+ *   - Abzug der Nebenkosten-Vorauszahlung (Warmmiete − Kaltmiete) × 12
+ *   - Anlage: Zählerstände der Wohnung (Stand + Datum)
+ * Das PDF landet im Upload-Verzeichnis und wird als Dokument
+ * („Nebenkostenabrechnung") der Wohnung zugeordnet – erneutes Erzeugen
+ * für dieselbe Wohnung + Jahr ersetzt Datei und Dokument.
+ */
+
+const fs = require('fs')
+const path = require('path')
+const PDFDocument = require('pdfkit')
+
+const UPLOAD_DIR = process.env.UPLOAD_DIR || path.join(__dirname, '..', 'uploads')
+const FARBE_DUNKEL = '#22333b'
+const FARBE_AKZENT = '#f59e0b'
+const FARBE_SOFT = '#64748b'
+
+const eur = (n) =>
+  Number(n || 0).toLocaleString('de-DE', { minimumFractionDigits: 2, maximumFractionDigits: 2 }) + ' €'
+const zahl = (n) =>
+  Number(n || 0).toLocaleString('de-DE', { maximumFractionDigits: 2 })
+const dDatum = () => new Date().toLocaleDateString('de-DE')
+
+/** Sammelt alle Positionen und Zahlen für Wohnung + Jahr. */
+async function abrechnungsDaten(pool, unitId, jahr) {
+  const { rows: einheiten } = await pool.query('SELECT * FROM units WHERE id = $1', [unitId])
+  if (!einheiten.length) throw Object.assign(new Error('Wohnung nicht gefunden.'), { status: 404 })
+  const einheit = einheiten[0]
+
+  const { rows: hausEinheiten } = await pool.query(
+    'SELECT * FROM units WHERE building = $1', [einheit.building],
+  )
+  const hausFlaeche = hausEinheiten.reduce((s, u) => s + Number(u.size || 0), 0)
+  const anteil = hausFlaeche > 0 ? Number(einheit.size || 0) / hausFlaeche : 0
+
+  const { rows: kosten } = await pool.query(
+    `SELECT * FROM costs WHERE building = $1 AND jahr = $2 AND umlegbar = TRUE
+       AND (unit_id = $3 OR unit_id IS NULL) ORDER BY kostenart`,
+    [einheit.building, jahr, einheit.id],
+  )
+  const positionen = []
+  for (const k of kosten) {
+    const wohnungsAnteil = k.unit_id
+      ? Number(k.betrag) // wohnungsbezogen: voller Betrag
+      : Number(k.betrag) * anteil // hausweit: nach Wohnflächenanteil
+    positionen.push({
+      kostenart: k.kostenart,
+      notiz: k.notiz,
+      hausGesamt: k.unit_id ? null : Number(k.betrag),
+      verteilung: k.unit_id ? 'wohnungsbezogen' : `${zahl(einheit.size)} von ${zahl(hausFlaeche)} m²`,
+      betrag: wohnungsAnteil,
+    })
+  }
+  // Zusammenfassen nach Kostenart
+  const jeArt = new Map()
+  for (const p of positionen) {
+    const alt = jeArt.get(p.kostenart) || { ...p, betrag: 0, hausGesamt: p.hausGesamt }
+    alt.betrag += p.betrag
+    if (p.hausGesamt !== null) alt.hausGesamt = (alt.hausGesamt || 0) + p.hausGesamt
+    jeArt.set(p.kostenart, alt)
+  }
+
+  const summe = [...jeArt.values()].reduce((s, p) => s + p.betrag, 0)
+  const vorauszahlung = (Number(einheit.warm_rent) - Number(einheit.cold_rent)) * 12
+  const differenz = summe - vorauszahlung
+
+  const { rows: zaehler } = await pool.query(
+    `SELECT nummer, art, stand, stand_am FROM meters WHERE unit_id = $1 ORDER BY art, nummer`,
+    [einheit.id],
+  )
+  return { einheit, jahr, positionen: [...jeArt.values()], summe, vorauszahlung, differenz, zaehler }
+}
+
+/** Zeichnet das PDF und liefert den Dateinamen (im UPLOAD_DIR). */
+async function bauePdf(daten) {
+  const { einheit, jahr, positionen, summe, vorauszahlung, differenz, zaehler } = daten
+  const dateiName = `ab-${einheit.id}-${jahr}.pdf`
+  const vollerPfad = path.join(UPLOAD_DIR, dateiName)
+
+  await new Promise((resolve, reject) => {
+    const doc = new PDFDocument({ size: 'A4', margin: 50, info: {
+      Title: `Nebenkostenabrechnung ${jahr} – ${einheit.building}, Whg. ${einheit.number}`,
+      Author: 'Hinterstein Immobilien',
+    } })
+    const strom = fs.createWriteStream(vollerPfad)
+    strom.on('finish', resolve)
+    strom.on('error', reject)
+    doc.pipe(strom)
+
+    const breite = doc.page.width - 100 // nutzbare Breite
+    let y = doc.y
+
+    // ── Kopf ──
+    doc.font('Helvetica-Bold').fontSize(16).fillColor(FARBE_DUNKEL)
+    doc.text('Hinterstein Immobilien', 50, y)
+    doc.font('Helvetica').fontSize(9).fillColor(FARBE_SOFT)
+    doc.text('Nebenkostenabrechnung', 50, y + 20, { align: 'right', width: breite })
+    doc.moveTo(50, y + 36).lineTo(50 + breite, y + 36).lineWidth(1.5).strokeColor(FARBE_AKZENT).stroke()
+    y += 50
+
+    doc.font('Helvetica-Bold').fontSize(13).fillColor(FARBE_DUNKEL)
+    doc.text(`Nebenkostenabrechnung ${jahr}`, 50, y)
+    y += 22
+    doc.font('Helvetica').fontSize(10).fillColor('#0f172a')
+    doc.text(`Abrechnungszeitraum: 01.01.${jahr} – 31.12.${jahr}`, 50, y)
+    y += 16
+    doc.text(`Objekt: ${einheit.building} · Wohnung ${einheit.number} · ${zahl(einheit.size)} m²`, 50, y)
+    y += 16
+    doc.text(`Mieter: ${einheit.tenant || '–'}`, 50, y)
+    y += 16
+    doc.text(`Erstellt am ${dDatum()}`, 50, y)
+    y += 26
+
+    // ── Kostenpositionen ──
+    doc.font('Helvetica-Bold').fontSize(11).fillColor(FARBE_DUNKEL)
+    doc.text('Umlagefähige Betriebskosten', 50, y)
+    y += 18
+
+    const spalten = { art: 50, gesamt: 300, schluessel: 390, betrag: 480 }
+    doc.font('Helvetica-Bold').fontSize(8.5).fillColor(FARBE_SOFT)
+    doc.text('KOSTENART', spalten.art, y)
+    doc.text('HAUS GESAMT', spalten.gesamt, y, { width: 85, align: 'right' })
+    doc.text('VERTEILUNG', spalten.schluessel, y)
+    doc.text('IHRE KOSTEN', spalten.betrag, y, { width: 65, align: 'right' })
+    y += 6
+    doc.moveTo(50, y).lineTo(50 + breite, y).lineWidth(0.5).strokeColor('#cbd5e1').stroke()
+    y += 12
+
+    doc.font('Helvetica').fontSize(9.5).fillColor('#0f172a')
+    for (const p of positionen) {
+      if (y > 730) { doc.addPage(); y = 60 }
+      doc.text(p.kostenart, spalten.art, y, { width: 240 })
+      doc.text(p.hausGesamt !== null ? eur(p.hausGesamt) : '–', spalten.gesamt, y, { width: 85, align: 'right' })
+      doc.fillColor(FARBE_SOFT).text(p.verteilung, spalten.schluessel, y, { width: 85 })
+      doc.fillColor('#0f172a').text(eur(p.betrag), spalten.betrag, y, { width: 65, align: 'right' })
+      y += 18
+    }
+    y += 2
+    doc.moveTo(50, y).lineTo(50 + breite, y).lineWidth(0.5).strokeColor('#cbd5e1').stroke()
+    y += 14
+
+    // ── Summenblock ──
+    const zeile = (label, wert, fett, farbe) => {
+      doc.font(fett ? 'Helvetica-Bold' : 'Helvetica').fontSize(10).fillColor(farbe || '#0f172a')
+      doc.text(label, 50, y, { width: 400 })
+      doc.text(wert, 430, y, { width: 115, align: 'right' })
+      y += 17
+    }
+    zeile('Summe umlagefähige Kosten', eur(summe), true)
+    zeile(`Nebenkostenvorauszahlung (${eur(Number(einheit.warm_rent) - Number(einheit.cold_rent))}/Monat × 12)`, '- ' + eur(vorauszahlung))
+    y += 4
+    doc.moveTo(320, y - 4).lineTo(545, y - 4).lineWidth(0.5).strokeColor('#cbd5e1').stroke()
+    const nachzahlung = differenz > 0
+    zeile(
+      nachzahlung ? 'Nachzahlung' : 'Erstattung',
+      (nachzahlung ? '+ ' : '- ') + eur(Math.abs(differenz)),
+      true,
+      nachzahlung ? '#b91c1c' : '#047857',
+    )
+    y += 14
+
+    // ── Anlage Zählerstände ──
+    if (zaehler.length) {
+      if (y > 640) { doc.addPage(); y = 60 }
+      doc.font('Helvetica-Bold').fontSize(11).fillColor(FARBE_DUNKEL)
+      doc.text('Anlage: Zählerstände der Wohnung', 50, y)
+      y += 16
+      doc.font('Helvetica-Bold').fontSize(8.5).fillColor(FARBE_SOFT)
+      doc.text('ZÄHLERART', 50, y)
+      doc.text('NUMMER', 160, y)
+      doc.text('STAND', 330, y, { width: 90, align: 'right' })
+      doc.text('STAND VOM', 440, y, { width: 105, align: 'right' })
+      y += 6
+      doc.moveTo(50, y).lineTo(50 + breite, y).lineWidth(0.5).strokeColor('#cbd5e1').stroke()
+      y += 12
+      doc.font('Helvetica').fontSize(9.5).fillColor('#0f172a')
+      for (const z of zaehler) {
+        if (y > 730) { doc.addPage(); y = 60 }
+        doc.text(z.art, 50, y)
+        doc.text(z.nummer, 160, y, { width: 150 })
+        doc.text(zahl(z.stand), 330, y, { width: 90, align: 'right' })
+        doc.text(z.stand_am || '–', 440, y, { width: 105, align: 'right' })
+        y += 18
+      }
+      y += 10
+      doc.font('Helvetica').fontSize(8).fillColor(FARBE_SOFT)
+      doc.text('Hinweis: Verbrauchskosten (z. B. Wasser) sind im Abrechnungszeitraum in den o. g. Kostenarten enthalten.', 50, y, { width: breite })
+      y += 12
+    }
+
+    // ── Fußzeile ──
+    doc.font('Helvetica').fontSize(8).fillColor(FARBE_SOFT)
+    doc.text(
+      'Hinterstein Immobilien · Diese Abrechnung wurde automatisch aus dem Mieterportal erzeugt (Kosten- und Zählerstandsmodul).',
+      50, Math.max(y + 8, 770), { width: breite },
+    )
+
+    doc.end()
+  })
+  return dateiName
+}
+
+/** Erzeugt die Abrechnung: PDF + Dokumenten-Eintrag (ersetzt vorhandene). */
+async function erzeugeAbrechnung(pool, unitId, jahr) {
+  const daten = await abrechnungsDaten(pool, unitId, jahr)
+  const { einheit } = daten
+  const dateiName = await bauePdf(daten)
+  const groesseBytes = fs.statSync(path.join(UPLOAD_DIR, dateiName)).size
+  const groesse = groesseBytes > 1024
+    ? `${zahl(groesseBytes / 1024)} KB`
+    : `${groesseBytes} B`
+  const titel = `Nebenkostenabrechnung ${jahr} – ${einheit.building}, Whg. ${einheit.number}`
+
+  const { rows: vorhanden } = await pool.query(
+    'SELECT * FROM documents WHERE title = $1 AND unit_id = $2', [titel, einheit.id],
+  )
+  let dokument
+  if (vorhanden.length) {
+    const alt = vorhanden[0].file_path
+    if (alt && alt !== dateiName) {
+      await fs.promises.unlink(path.join(UPLOAD_DIR, alt)).catch(() => {})
+    }
+    const { rows } = await pool.query(
+      `UPDATE documents SET file_name = $1, file_path = $2, size = $3, date = $4, category = 'Nebenkostenabrechnung'
+       WHERE id = $5 RETURNING *`,
+      [titel, dateiName, groesse, dDatum(), vorhanden[0].id],
+    )
+    dokument = rows[0]
+  } else {
+    const { rows } = await pool.query(
+      `INSERT INTO documents (id, unit_id, title, category, size, date, file_name, file_path)
+       VALUES ($1,$2,$3,'Nebenkostenabrechnung',$4,$5,$6,$7) RETURNING *`,
+      [`d-ab-${einheit.id}-${jahr}`, einheit.id, titel, groesse, dDatum(), titel, dateiName],
+    )
+    dokument = rows[0]
+  }
+  return { dokument, daten }
+}
+
+module.exports = { erzeugeAbrechnung }
@@ -14,6 +14,7 @@ const multer = require('multer')
 const { pool, init, sessionsAufraeumen } = require('./db')
 const { seed, seedeZaehler, seedeHaeuser, seedeKosten } = require('./seed')
 const mail = require('./mail')
+const { erzeugeAbrechnung } = require('./abrechnung')

 const PORT = Number(process.env.PORT || 3000)
 const SESSION_DAUER_MS = 8 * 60 * 60 * 1000
@@ -1364,6 +1365,24 @@ app.post('/api/ki-antwort', async (req, res, next) => {
  } catch (e) { next(e) }
 })

+// ── Nebenkostenabrechnung als PDF (v1.23) ─────────────────────
+app.post('/api/abrechnungen', auth, adminOnly, async (req, res, next) => {
+  try {
+    const unitId = String((req.body || {}).unitId || '')
+    const jahr = Number((req.body || {}).jahr)
+    if (!unitId || !Number.isInteger(jahr) || jahr < 2000 || jahr > 2100)
+      return res.status(400).json({ fehler: 'Wohnung und gültiges Jahr erforderlich.' })
+    const { dokument, daten } = await erzeugeAbrechnung(pool, unitId, jahr)
+    console.log(`[abrechnung] ${dokument.title} erzeugt (${dokument.size})`)
+    res.json({ dokument: mapDocument(dokument), zusammenfassung: {
+      summe: daten.summe, vorauszahlung: daten.vorauszahlung, differenz: daten.differenz,
+    } })
+  } catch (e) {
+    if (e.status) return res.status(e.status).json({ fehler: e.message })
+    next(e)
+  }
+})
+
 // ── Fehlerbehandlung ─────────────────────────────────────────
 app.use((err, _req, res, _next) => {
  console.error('[api]', err)