A dual-product build: a public real estate marketing site for a solo Utah agent and a private document-signing portal that replaces per-month third-party tools with a fully branded, custom implementation. The build proceeds in dependency order — foundation first, then independent public site, then the agent portal in three layers (shell, PDF ingest, PDF fill), then the signing ceremony as a complete vertical slice, then the final visibility and download layer. Every phase delivers a coherent, verifiable capability. The legally critical components (audit trail, one-time tokens, tamper-evident hash) are woven into Phase 6 from the start — they cannot be retrofitted.
v1.1 extends the platform with AI-assisted field placement, expanded field types (text, checkbox, initials, date, agent signature), agent saved signature with draw-once-reuse workflow, and a filled document preview before sending.
v1.2 extends the platform to multiple signers in parallel and ships a production-ready Docker Compose deployment with correct SMTP and secret injection.
v1.3 adds a document template system — agent creates reusable field layouts with signer role labels and text hints, then applies them when starting new client documents so the same PDF never needs to be field-mapped from scratch.
- [x]**Phase 7: Audit Trail and Download** - Secure signed PDF download, document status tracking, and client-facing confirmation screen (completed 2026-03-21)
**Goal**: Client receives an email link, opens the prepared PDF in any browser, draws a signature, and the signed document is stored with a complete, legally defensible audit trail
1. Client receives an email with a unique signing link and can open it in any browser (mobile or desktop) without creating an account
2. The signing link expires after 72 hours and can only be used once — a used or expired link shows "already signed" (never the canvas)
3. Client sees the prepared PDF with signature fields highlighted and can draw a freehand signature on a canvas on mobile and desktop (touch-action:none tested on iOS Safari and Android Chrome)
4. Client can save a default signature and apply it to a signature field without redrawing
5. Client sees a confirmation screen after successfully signing
6. The system logs all 6 audit trail events server-side (document prepared, email sent, link opened with IP/UA, document viewed, signature submitted, final PDF hash computed) — all timestamps are server-side
7. A SHA-256 hash of the final signed PDF is computed and stored immediately after signature embedding
8. DNS (SPF/DKIM/DMARC) is configured for teressacopelandhomes.com before any signing link is sent to a real client
- [x] 06-03-PLAN.md — Public /sign/[token] page (3 states: signing/already-signed/expired), react-pdf viewer with pulsing blue field overlays, sticky progress bar, GET /api/sign/[token] data route
- [x] 06-04-PLAN.md — SignatureModal (Draw/Type/Use Saved tabs, signature_pad with devicePixelRatio scaling), POST /api/sign/[token] with atomic usedAt enforcement, PDF embedding, SHA-256 hash
### 🚧 v1.1 Smart Document Preparation (In Progress)
**Milestone Goal:** Teressa can have AI auto-place and pre-fill all document fields with one click, sign as agent before sending, and preview the fully-prepared document before it reaches the client.
- [x]**Phase 8: Schema Foundation and Signing Page Safety** - Add type discriminant to SignatureFieldData JSONB and harden signing page — safety gate before any new field type ships (completed 2026-03-21)
- [x]**Phase 10: Expanded Field Types End-to-End** - All new field types (text, checkbox, initials, date) available in field mapper UI and embedded correctly by the prepare pipeline (completed 2026-03-21)
- [x]**Phase 12: Filled Document Preview** - Agent sees a live filled preview of the fully-prepared document before the Send button is available (completed 2026-03-21)
- [x]**Phase 12.1: Per-Field Text Editing and Quick-Fill (INSERTED)** - Agent clicks a text field box to edit its value inline; PreparePanel shows quick-fill suggestions (client name, address, etc.) when a field is selected; text fill data is keyed by field ID (completed 2026-03-21)
- [ ]**Phase 13: AI Field Placement and Pre-fill** - One-click AI auto-placement of all field types plus pre-fill of text fields from client profile data
### 📋 v1.2 Multi-Signer and Deployment Hardening (Planned)
**Milestone Goal:** A single document can be sent to multiple signers in parallel, each receiving their own link and seeing only their own fields, with automatic completion notifications — plus a production-ready Docker Compose setup that correctly passes secrets so email works reliably.
**Milestone Goal:** Agent creates reusable document templates with pre-placed fields (including AI auto-placement) so the same PDF never needs to be field-mapped from scratch for every client.
- [x]**Phase 18: Template Schema and CRUD API** - New `document_templates` table with Drizzle migration; list, create, rename, and soft-delete API routes (completed 2026-04-06)
- [ ]**Phase 20: Apply Template and Portal Nav** - "Start from template" option in AddDocumentModal, apply operation with field snapshot and role-to-email mapping, text hint quick-fill, Templates portal nav section and list page
### Phase 8: Schema Foundation and Signing Page Safety
**Goal**: The codebase is safe to receive new field types — SignatureFieldData carries a type discriminant, the signing page filters by type atomically, and agent-signature fields can never surface to clients as required unsigned fields
**Depends on**: Phase 7
**Requirements**: FIELD-01
**Success Criteria** (what must be TRUE):
1.`SignatureFieldData` schema has a `type` discriminant field (`client-signature` | `initials` | `text` | `checkbox` | `date` | `agent-signature`) with backward-compatible fallback defaulting to `client-signature` for all v1.0 documents
2.`/api/sign/[token]` route filters `signatureFields` to client-visible types only — `agent-signature` fields are never returned to the signing page
3.`SigningPageClient.tsx` branches on field type and does not attempt to open the signature modal for non-client-signature types
4. Drizzle migration runs cleanly against the existing database with no data loss on existing documents
1. Agent can drag text, checkbox, initials, and date tokens from the FieldPlacer palette and place them on any page of a PDF
2. Prepared PDF embeds text fields as typed stamps, checkboxes as boolean marks, initials as placeholder markers, and date fields as auto-stamped signing-date values
3. Client signing page correctly handles initials fields (prompts for initials capture) and ignores text/checkbox/date fields (already embedded at prepare time)
4. A round-trip test (place all four types, prepare, open signing link) produces a correctly embedded PDF with no field type rendered in the wrong position
- [x] 10-01-PLAN.md — FieldPlacer palette: 5 typed tokens with distinct colors; type-aware field overlays and DragOverlay ghost
- [x] 10-02-PLAN.md — preparePdf() type-branched rendering (checkbox X, date placeholder, initials placeholder, text bg); POST route signable filter + date stamp at sign time
- [x] 10-03-PLAN.md — SigningPageClient initials capture + overlay suppression; SignatureModal title prop; human verification checkpoint
### Phase 11: Agent Saved Signature and Signing Workflow
**Goal**: Agent draws a signature once, saves it to their profile, places agent signature fields on documents, and applies the saved signature during preparation — before the document is sent to the client
1. Agent can draw a signature on a canvas in the portal and save it to their account — a thumbnail of the saved signature is visible on the profile page
2. Agent can update (replace) their saved signature at any time
3. Agent can place agent signature field markers on a PDF from the FieldPlacer palette
4. When the agent prepares a document, their saved signature PNG is embedded at each agent-signature field coordinate — the field does not appear in the client signing session
### Phase 11.1: Agent and Client Initials (INSERTED)
**Goal**: Agent draws initials once, saves to their profile, places agent-initials fields on documents (embedded at prepare time, invisible to client); the existing 'initials' type already handles client-initials end-to-end with no changes required
1. Agent can draw and save initials on the profile page — thumbnail displayed
2. Agent can update (replace) saved initials at any time
3. Agent can place agent-initials token in FieldPlacer; prepared PDF embeds the initials PNG at each agent-initials field coordinate; field never surfaces to client during signing
4. The existing 'initials' token in FieldPlacer continues to work for client-initials; client is prompted to initial each field during signing session (no code changes needed — confirmed by Plan 01 verification)
Plans:
- [ ] 11.1-01-PLAN.md — DB migration (agentInitialsData TEXT on users), GET/PUT /api/agent/initials routes, AgentInitialsPanel component, profile page section, FieldPlacer agent-initials palette token (orange), isClientVisibleField() + SignatureFieldType updates
**Goal**: Agent sees a live filled preview of the fully-prepared document — with all text, signatures, and field stamps embedded — before the Send button becomes available
**Depends on**: Phase 11
**Requirements**: PREV-01
**Success Criteria** (what must be TRUE):
1. A "Preview" button is available on the document prepare page and opens a modal showing the fully-prepared PDF rendered with all embedded content
2. The Send button is disabled until the agent has generated at least one preview of the current field state
3. If the agent changes any fields after previewing, the Send button is re-disabled until a fresh preview is generated (staleness detection)
4. The preview PDF uses a versioned path and does not overwrite the final prepared PDF (legal integrity of prepared document is preserved)
- [x] 12-02-PLAN.md — Send button gating logic (disabled until preview generated, re-disabled on field change) + full Phase 12 human verification checkpoint (completed 2026-03-21)
### Phase 12.1: Per-Field Text Editing and Quick-Fill (INSERTED)
**Goal**: Agent clicks a text field box on the PDF to select it, types a value directly (or clicks a quick-fill suggestion from the PreparePanel), and each text field holds its own independent value keyed by field ID — replacing the broken positional text fill approach from Phase 12
**Depends on**: Phase 12
**Requirements**: TXTF-01, TXTF-02, TXTF-03
**Success Criteria** (what must be TRUE):
1. Clicking a text field box on the PDF selects it and allows the agent to type a value for that specific field
2. Each text field box independently holds its own value (keyed by field ID) — changing one field does not affect others
3. When a text field is selected, PreparePanel shows quick-fill suggestion buttons (Client Name, Property Address, Client Email) that insert the corresponding value into the selected field
4. Text fill values entered per-field appear correctly embedded in the preview PDF and the final prepared PDF
5. The staleness token (previewToken) is reset when any text field value changes
**Goal**: Agent clicks one button and AI auto-places all field types on the PDF in correct positions and pre-fills text fields with known client and property data
1. Agent can click "AI Auto-place" and the system extracts text from the PDF, classifies field labels via GPT-4o-mini, and populates the FieldPlacer with placed fields — no manual drag required
2. AI-placed text fields are pre-filled with client name, property address, and signing date where those values are available from the client profile
3. AI placement produces correct field positions on a full 20-page Utah REPC — coordinates convert correctly from percentage-based AI output to PDF user-space points (Y-axis inversion verified by unit test)
4. Agent can review, adjust, or delete any AI-placed field before proceeding to prepare — AI placement is a starting point, not a lock
**Goal**: The database schema is ready for multi-signer documents — signers are first-class records on documents, tokens carry signer identity, and the completion guard column prevents race conditions — with zero breakage to existing single-signer documents
**Depends on**: Phase 13
**Requirements**: MSIGN-08
**Success Criteria** (what must be TRUE):
1. Drizzle migration applies cleanly to the production Neon database with no data loss on existing documents or signing tokens
2. Existing single-signer documents continue to prepare, send, and sign exactly as before — the new nullable columns are invisible to the legacy code paths
3.`SignatureFieldData` TypeScript interface has an optional `signerEmail` field; `signingTokens` table has a nullable `signerEmail` TEXT column; `documents` table has `signers` JSONB and `completionTriggeredAt` TIMESTAMP columns
4. The `completionTriggeredAt` guard column is present and its purpose is verified: an `UPDATE ... WHERE completionTriggeredAt IS NULL RETURNING` query atomically claims it exactly once per document
**Goal**: The server correctly creates one signing token per signer, filters each signer's signing page to their own fields, and detects completion atomically — all signers receive their links at once, and when the last signer signs all parties get the final PDF
1. When the agent sends a two-signer document, both signers receive their unique signing links in a single send operation (parallel email dispatch, no sequential dependency)
2. Each signer's GET /api/sign/[token] response contains only the fields tagged to that signer's email — fields belonging to other signers are absent from the response
3. The POST /api/sign/[token] handler rejects any field submission where the field's signerEmail does not match the token's signerEmail (server-enforced ownership)
4. When the last signer submits, `completionTriggeredAt` is claimed atomically — only one handler triggers final PDF assembly regardless of concurrent submissions
5. Agent receives a notification email and all signers receive the final merged PDF link when all signing tokens for the document are claimed
**Goal**: Agent can name and add multiple signers from PreparePanel, assign each field to a specific signer in FieldPlacer with color-coded visual distinction, and cannot accidentally send a document with unassigned client-facing fields
1. Agent can add two or more signer email addresses in PreparePanel before sending — signers are saved to the document record and the list is editable until send
2. Each field placed in FieldPlacer has a signer assignment dropdown; selecting a signer changes the field's color to that signer's assigned color
3. If the agent clicks Send with any client-facing field (signature, initials, date, text) having no signer assigned, the send is blocked and a clear error message identifies the unassigned fields
4. The dashboard document detail view shows a per-signer completion row for each signer (who has signed, who hasn't, with timestamps)
**Goal**: The application runs reliably in a Docker container on the production server — secrets are injected at runtime, email delivers correctly, uploaded files survive container restarts, and a health check confirms database connectivity
1.`docker compose up` starts the application and `GET /api/health` returns 200 OK with a successful database ping
2. SMTP credentials are read from `.env.production` via `env_file:` in docker-compose.yml — a signing link email and a completion notification email both deliver successfully from the running container
3. The `APP_BASE_URL` variable (renamed from `NEXT_PUBLIC_BASE_URL`) is injected at container runtime — signing link URLs in emails contain the correct production domain, not localhost
4. Uploaded PDF files written inside the container persist after `docker compose down && docker compose up` (named Docker volume mounted at /app/uploads)
5. The Docker image uses `node:20-slim` (Debian-based) — `@napi-rs/canvas` native binary loads without errors at container startup
**Goal**: The `document_templates` table exists in the database and agents can create, rename, list, and soft-delete templates via API — every subsequent template feature depends on this foundation
1. Agent can create a new template by selecting a PDF from the forms library — a `document_templates` row is inserted with the chosen `formTemplateId` FK and an empty field layout
2. Agent can rename a template and the new name is persisted and reflected immediately in the template list
3. Agent can delete a template — the row is soft-deleted (`archivedAt` set, not removed from DB) and disappears from the active list; no `ON DELETE CASCADE` touches any documents created from it
4. Agent can retrieve a list of all active templates showing form name and field count — archived templates are filtered out
**Goal**: Agent can open any template in a full field-placement editor, use AI auto-place, assign signer role labels instead of real emails, set text hints on text fields, and save the template — reusing the existing FieldPlacer component without duplication
1. Agent can open a template at `/portal/templates/[id]` and see the source PDF rendered with any previously saved fields overlaid — the editor uses the existing FieldPlacer drag-drop interface unchanged
2. Agent can click "AI Auto-place" in the template editor and fields are placed on the template (routed through a `/api/templates/[id]/ai-prepare` route, not the document route)
3. Signer assignment in the template editor accepts role labels ("Buyer", "Seller", "Agent") rather than email addresses — role strings are stored in the `signerEmail` slot and the editor does not reject them as invalid emails
4. Agent can set a text hint on any text field — the hint is stored in the template and is visible as a placeholder label in the editor
5. Agent can click Save and the current field layout (with role labels and text hints) is persisted to `document_templates.signatureFields` — a subsequent page reload shows the saved state
**Goal**: Agent can start any new client document from a saved template — all fields are pre-loaded with fresh IDs, roles map to real signer emails, text hints appear as quick-fill suggestions — and "Templates" is a top-level portal destination
1. "Start from template" tab is available in AddDocumentModal; agent can pick a template from the list and create a document with all template fields pre-loaded at their saved positions
2. Every field copied from the template has a freshly generated UUID — none of the template's original field IDs appear in the new document; editing the template afterward does not change the document's fields
3. Template signer roles are automatically pre-mapped to the client's contacts (first role to primary contact, second role to co-buyer if present); agent can override any mapping before sending
4. Text hints from the template appear as quick-fill suggestion buttons in the new document's PreparePanel
5. "Templates" appears in the portal top nav and `/portal/templates` lists all active templates with form name, field count, and last-updated date
