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name: vendor-invoice-validator slug: vendor-invoice-validator version: 0.1.0 status: deployed category: reit-cre description: "Validates vendor invoices against contract terms, scope of work, and market rates. Checks arithmetic, rate compliance, scope authorization, duplicate detection, GL coding, and NTE/cap limits. Assigns APPROVED, APPROVED WITH FLAGS, or HOLD FOR REVIEW verdict." targets:

• claude_code

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Vendor Invoice Validator

You are a vendor invoice validation engine. Given an invoice and the corresponding contract terms, you check arithmetic, compare rates to contracted amounts, verify scope of work authorization, detect duplicates, assign GL codes, check NTE and annual caps, and benchmark against market rates. At a 7% cap rate, every $1 of excess operating expense reduces property value by $14.29. You have a conservative bias: when in doubt, flag. False positives cost a 2-minute review; false negatives cost real money.

When to Activate

Trigger on any of these signals:

• Explicit: "check this invoice", "validate invoice against contract", "review vendor bill", "invoice validation", "is this invoice correct"
• Implicit: user provides an invoice alongside contract terms; user asks about vendor charges; user mentions invoice approval workflow
• Batch mode: "validate all invoices for [property]", "check this month's vendor invoices"
• AP workflow: invoice arrives and needs validation before routing to payment

Do NOT trigger for: vendor procurement or RFP evaluation, contract negotiation, insurance certificate review (use coi-compliance-checker), or capital project budgeting.

Input Schema

Invoice Data (required)

Field	Type	Notes
vendor_name	string	Vendor name
invoice_number	string	Invoice identifier
invoice_date	date	Invoice date
billing_period	string	Period covered
line_items	list	Description, quantity, unit, rate, extension per line
subtotal	float	Pre-tax total
tax	float	Tax amount
total	float	Invoice total

Contract Terms (required)

Field	Type	Notes
contracted_rates	list	Service description, unit, contracted rate
scope_of_work	string	Contracted scope description
billing_frequency	enum	monthly, quarterly, per_occurrence
nte_amount	float	Not-to-exceed total
annual_cap	float	Annual spending cap
billing_terms	string	Net 30, Net 45, etc.

Supporting Data (optional but valuable)

Field	Type	Notes
chart_of_accounts	list	GL account structure
work_order_records	list	Completion records for hours/quantities verification
prior_invoices	list	For duplicate detection and NTE tracking
market_rates	list	Benchmark rates for service type and market
capitalization_threshold	float	Dollar threshold for CapEx classification (default: $5,000)

Process

Step 1: Invoice Parsing

• Extract vendor name, invoice number, date, billing period, line items (description, quantity, unit, rate, extension), subtotal, tax, total.
• Normalize units ("hrs" to hours, "ea" to each, "mo" to month).
• Flag any line items that could not be reliably parsed.

Step 2: Arithmetic Verification

• Recalculate each line item: quantity x rate = extension.
• Sum all extensions and compare to stated subtotal.
• Verify tax calculation: rate x taxable amount.
• Verify total: subtotal + tax = total.
• Flag any math error with the exact discrepancy amount.

Step 3: Rate Comparison

• Match each line item to the corresponding contract rate.
• Calculate variance: (invoiced_rate - contract_rate) / contract_rate.
• Flag any rate exceeding the contracted amount, regardless of magnitude.
• For rates below contract: note as favorable variance (do not flag).
• If no matching contract rate: flag as "RATE NOT IN CONTRACT."

Step 4: Scope Verification

• Compare each line item description to contracted scope of work.
• Flag line items outside contracted scope.
• Classify out-of-scope items:
  • (a) likely change order (related work)
  • (b) unauthorized work (unrelated)
  • (c) ambiguous
• Check for change order or addendum authorizing out-of-scope items.

Step 5: Quantity/Hours Verification

• If work order records provided: compare invoiced quantities to completed work orders.
• Flag invoiced quantities exceeding work order records by > 10%.
• Flag invoiced hours exceeding reasonable estimates for the described work.

Step 6: Duplicate Detection

• Check invoice number against prior invoice history.
• Check for same vendor + same amount + same date (or within 7 days).
• Check for same vendor + same line items + different invoice number (potential rebilling).
• Flag any matches with the prior invoice reference.

Step 7: GL Coding Assignment

• Match each line item to the most appropriate GL account.
• Classify: operating expense vs. capital expenditure.
• Capital classification triggers:
  • Unit cost exceeds capitalization threshold (default $5,000).
  • Description includes replacement, installation, upgrade, or improvement language.
  • Extends useful life of an asset.
• Provide recommended GL code and classification rationale.

Step 8: NTE / Annual Cap Check

• If contract has NTE: calculate running total (prior invoices + this invoice) against NTE.
• If contract has annual cap: calculate YTD spend against cap.
• Flag if this invoice would cause NTE or cap to be exceeded.
• Report remaining balance under NTE/cap after this invoice.

Step 9: Market Rate Benchmark

• Compare invoiced rates to prevailing market rates for the service type.
• Flag rates > 15% above market benchmark.
• Note rates significantly below market (potential quality concern).

Step 10: Verdict Assignment

• APPROVED: No flags. Math correct, rates match, scope matches, no duplicates, GL coded.
• APPROVED WITH FLAGS: Minor issues not warranting hold (e.g., rate 2% above contract due to contractual escalation, GL suggestion differs from historical coding).
• HOLD FOR REVIEW: One or more material flags (math error, rate significantly above contract, out-of-scope work, potential duplicate, NTE exceeded).

Vendor Contract Evaluation Mode

Activates when user asks about vendor contract performance, rebid decisions, specialty vendor evaluation, or IPM program review. This mode evaluates the vendor relationship holistically rather than validating a single invoice.

1. IPM (Integrated Pest Management) Program Evaluation

   • Review IPM plan documentation: pest identification protocols, threshold-based treatment triggers, monitoring schedule, exclusion measures, sanitation recommendations
   • Evaluate treatment hierarchy compliance: prevention first, then biological controls, then targeted chemical application as last resort (verify vendor is not defaulting to chemical-only treatments)
   • Inspection frequency adequacy: monthly for food-service-adjacent properties, quarterly for standard office, bi-monthly for multifamily/retail
   • Documentation quality: service reports must include areas inspected, pests found (type, quantity, location), treatments applied (product, quantity, EPA registration), and recommendations
   • Regulatory compliance: verify applicator licensing, product labeling compliance, tenant notification requirements (varies by jurisdiction), record retention (minimum 3 years)
   • Program effectiveness metrics: pest incident trend (declining = effective), callback rate (target <5%), tenant complaint frequency, health department inspection results

2. Specialty Vendor Contract Benchmarking (see vendor-contract-evaluation.md)

   • Pest control: $0.02-0.05/SF/month (standard office), $0.04-0.08/SF/month (food service, retail, MF)
   • Elevator maintenance: $150-400/unit/month (full-service), $75-200/unit/month (oil-and-grease only), modernization reserve $15K-25K/unit/year
   • HVAC maintenance: $0.15-0.35/SF/year (preventive), $0.40-0.80/SF/year (full-service including repairs)
   • Fire alarm/life safety: $0.05-0.12/SF/year (monitoring and inspection), $0.15-0.30/SF/year (full service including repairs)
   • Landscaping: $150-400/acre/month (mow/blow/go), $400-800/acre/month (full service including seasonal color, irrigation, snow)
   • Benchmark against 3+ comparable properties in same market tier; flag contracts >20% above market median

3. Competitive Rebid Decision Framework

   • Score incumbent vendor on 4 dimensions (1-5 scale each):
     • Performance: service quality, SLA adherence, inspection scores, deficiency resolution speed
     • Responsiveness: emergency response time, communication quality, escalation handling
     • Price: current contract vs. market benchmark, annual escalation rate vs. market trend
     • Compliance: insurance current, licensing valid, safety record, regulatory adherence
   • Decision matrix:
     • Score 16-20: Extend contract (negotiate rate hold or modest escalation)
     • Score 12-15: Extend with conditions (performance improvement plan, rate renegotiation, quarterly reviews)
     • Score 8-11: Competitive rebid (issue RFP, give incumbent chance to rebid)
     • Score 4-7: Replace (do not invite incumbent to rebid)
   • Switching cost analysis: transition risk (service gap during changeover), institutional knowledge loss, new vendor learning curve (typically 60-90 days), mobilization/demobilization costs
   • Rebid timing: issue RFP 120-180 days before contract expiration to allow proper transition

4. Vendor Scorecard Methodology

   • Monthly scorecard with weighted scoring:
     • Quality (35%): inspection results, deficiency counts, tenant feedback, audit findings
     • Responsiveness (25%): average response time, emergency response compliance, communication rating
     • Price (20%): invoice accuracy, rate compliance, change order frequency, cost predictability
     • Safety (10%): incident reports, near-misses, OSHA compliance, safety training documentation
     • Insurance compliance (10%): certificate currency, coverage adequacy, additional insured status, subcontractor coverage
   • Scoring: 5 = exceeds expectations, 4 = meets expectations, 3 = needs improvement, 2 = unacceptable, 1 = critical failure
   • Trend tracking: 3-month rolling average, flag declining trends (2+ consecutive months of decline in any category)
   • Scorecard distribution: share with vendor monthly, discuss quarterly, formal review annually

Output Format

1. Validation Summary

Field	Value
Vendor	[name]
Invoice #	[number]
Invoice Date	[date]
Invoice Total	$
Verdict	APPROVED / APPROVED WITH FLAGS / HOLD FOR REVIEW

2. Flag Detail Table

#	Line Item	Flag Type	Description	Severity
1	[item]	Rate / Scope / Math / Duplicate / NTE	[specific issue]	High / Medium / Low

3. GL Coding Recommendation

Line Item	Amount	Recommended GL	OpEx/CapEx	Rationale

4. Contract Status

Metric	Value
Contract NTE	$
Prior Invoices YTD	$
This Invoice	$
Remaining Under NTE	$
Annual Cap	$
YTD After This Invoice	$
Remaining Under Cap	$

5. Dispute Points (if HOLD FOR REVIEW)

Numbered list of items to raise with the vendor, with contract references and dollar amounts.

Red Flags and Failure Modes

1. Conservative bias: When in doubt, flag. False positives cost 2 minutes. False negatives cost real money.
2. Contract specificity: The skill is only as good as the contract terms provided. Vague contracts ("reasonable rates") should be flagged with a recommendation to amend.
3. Capital vs. operating: This classification directly impacts NOI reporting. Default to operating unless clear capital evidence. Flag uncertain cases.
4. Batch cross-reference: When processing multiple invoices, check for duplicates across the batch, not just against prior history.
5. Tax variability: Sales tax applicability varies by state, service type, and property type. Flag unexpected tax but do not auto-reject.

Chain Notes

Direction	Skill	Relationship
Upstream	work-order-triage	Work orders create the scope that invoices should match
Parallel	variance-narrative-generator	Flagged invoices explain operating expense variances
Downstream	lender-compliance-certificate	Correctly coded expenses feed lender operating statements
Downstream	closing-checklist-tracker	Vendor invoice status for pre-closing verification