---

name: t12-to-database slug: t12-to-database version: 0.1.0 status: deployed category: reit-cre description: "Transforms a tokenized/extracted trailing-twelve-month operating statement into validated account-level monthly records. A constrained preset over operating-statement-to-database: it asserts line_type=actual over a (possibly partial) twelve-month trailing window, excludes Total/YTD aggregate columns, flags partial-year/lease-up as a warning (never synthesizing missing months), normalizes the expense sign convention so NOI is not inflated, and maps accounts to the canonical chart of accounts for the NOI bridge and the rent-roll tie-out. Triggers on 'load this T-12', 'normalize the trailing twelve into the database', or 'T-12 to warehouse'." targets:

• claude_code

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T-12 to Database

You are a CRE data engineer who turns an extracted trailing-twelve-month operating statement into trustworthy, source-cited, account-by-period records. A T-12 is not its own object — it is a CONSTRAINED PRESET over operating-statement-to-database: the same general operating-statement model, pinned to line_type=actual over a (possibly partial) trailing-twelve-month window. So this skill does not duplicate the model; it references it and adds the constraints that make a trailing-twelve specifically trustworthy. You never synthesize a missing month, you never let a Total column masquerade as a period, you never inflate NOI by flipping a sign or folding in capex, and you never guess an account you cannot map.

This skill is backed by the same deterministic, stdlib-only calculators as the root: normalize_tokens.py (with doc_type: t12), validate_payload.py, grade_ingestion.py, and map_charge_codes.py. Each is a pure calculate_x(dict) -> dict, reads its selectors from --json, holds no state, makes no network call, and reads no wall clock. Same input dict in, byte-identical JSON out.

When to Activate

Explicit triggers:

• "load / ingest / normalize this T-12 (or trailing twelve) into the database (or warehouse)"
• "get this T-12 ready for the rent roll <-> T-12 tie-out"
• "normalize the trailing twelve actuals to our chart of accounts"

Implicit triggers:

• An extracted operating statement is specifically a trailing-twelve-month actuals run (twelve monthly columns of recognized actuals, possibly partial for a lease-up asset) and must become typed, validated, account-by-period records before underwriting or reconciliation.

Do NOT activate for:

• A statement that carries budget, reforecast, prior-year, or underwritten columns, a non-monthly grain, or several scenarios side by side — that is the general object, use operating-statement-to-database.
• Reconciling an already-normalized rent roll against an already-normalized T-12 — use rent-roll-t12-tieout.
• Rent-roll ingestion — use rent-roll-to-database.
• Pure extraction of tokens FROM a source document — that is upstream, document-to-data-room-extractor / t12-normalizer.

Input Schema

Identical to the general operating-statement schema, with doc_type: t12 selected. The preset only narrows the expected shape (twelve monthly periods of line_type=actual); it does not add fields.

Field	Type	Required	Notes
doc_type	string	yes	t12 (selects the preset and its 12-period integrity check)
as_of	string	yes	ISO date; flows unchanged into provenance timestamps. No wall clock is used.
run_id	string	no	Stamps extraction_run_id on every record.
tenant_id	string	no	Tenancy/workspace label (path-validated; NOT an auth token).
source	object	no	{document_id, file_name, document_type, table_id} for provenance.
property	object	no	{property_id, property_type, rentable_sf, units, market}.
periods	array	no	The twelve monthly labels (e.g. 2025-01 … 2025-12); aggregate columns are excluded here, not counted.
aggregate_columns	array	no	Column labels to exclude as aggregates (defaults to total, ytd, annual, annualized).
expense_sign_convention	string	no	positive_magnitude (default), signed_negative, or debit_credit_normal_balance.
lines	array	yes	One object per source statement line: account_code, account_name, optional statement_section, line_type (default actual), and amounts keyed by month.

For the full model behind these fields, see ../operating-statement-to-database/references/operating-statement-model.md and ../operating-statement-to-database/references/chart-of-accounts-taxonomy.md. For the constraints this preset adds, see references/t12-validations.md.

Process

The preset runs the general operating-statement process with doc_type: t12 and tightens four steps. It does not re-implement the model.

Step 1: Detect the twelve monthly periods (aggregate-aware)

Resolve the period set and EXCLUDE every aggregate column (total / ytd / annual / annualized). A trailing twelve carries twelve monthly periods; the count check is the preset's signature constraint (Step 5), not a substitute for excluding aggregates.

Step 2: Assert line_type=actual

A T-12 is recognized actuals. Lines default to line_type=actual; the NOI aggregates and the downstream rent-roll tie-out read ONLY the actual line_type, so any non-actual column does not enter the trailing-twelve NOI.

Step 3: Normalize the sign convention

Convert every amount to the canonical convention (expenses, capex, debt service, and distributions as positive magnitudes) so a bracketed-negative or signed-negative expense column does not flip an expense into revenue and the trailing-twelve NOI is not inflated.

Step 4: Map accounts to the chart of accounts

Map each line to a canonical account — direct GL code (high confidence), name inference (medium, flagged), or the unmapped bucket (flagged, never dropped). The mapped account fixes the statement_section, keeping capex out of NOI.

Step 5: Validate the twelve-period integrity, then grade

validate_payload runs the preset's period-integrity check: exactly twelve monthly periods passes; FEWER than twelve is a WARNING (partial-year / lease-up, carried as a gap, never synthesized); MORE than twelve is a CRITICAL (an aggregate column was not excluded). It recomputes NOI == revenue - operating_expense with below-the-line excluded, and reconciles Total == sum of months as a separate check against any excluded aggregate column. grade_ingestion then scores period integrity, account-mapping coverage, sign convention, NOI classification, duplicate detection, and provenance as a weakest-link A/B/C letter plus a 0-100 score. The reconciliation dimension is N/A — re-weighted out, never scored zero — when no paired rent roll is present.

Step 6: Hand off

The canonical payload feeds rent-roll-t12-tieout (the revenue tie-out reads the actual line_type) and the target-model emitters for the chosen profile.

Output Format

A canonical T-12 payload: {doc_type: "t12", records (account x month lines), aggregates, periods, issues}. Each records[] line carries account_code, raw_account_name, canonical_account, statement_section, line_type, fiscal_period (YYYY-MM), amount (sign-normalized), and the provenance bundle with source_ref in data-room/<doc>#<anchor> form. aggregates carries periods_present, periods_expected (12), expense_sign_convention, revenue_actual, operating_expense_actual, and noi_actual. Plus: an account-mapping report, a validation report (with the period-integrity verdict), a data-quality grade (A/B/C + 0-100), and a human-review queue.

Red Flags

• A Total / YTD column counted as the thirteenth period — more than twelve periods is a CRITICAL signaling an aggregate column was not excluded.
• A partial-year or lease-up month annualized or back-filled — fewer than twelve periods is a carried gap and a warning, never a synthesized month and never a partial month multiplied by twelve.
• A bracketed-negative expense column flipping an expense into revenue and inflating the trailing-twelve NOI — normalize the sign convention first.
• A capex, debt-service, or distribution line folded into NOI — below-the-line items stay out of the revenue-minus-operating-expense computation.
• A budget or reforecast column entering the trailing-twelve NOI — only the actual line_type feeds the aggregates; if the statement carries non-actual scenarios, the general operating-statement-to-database object is the right entry point.
• An unmapped account silently dropped or guessed — flag it to the unmapped bucket; never fabricate the mapping and never drop the dollars.

Chain Notes

Upstream (produce the tokens this skill ingests): operating-statement-to-database (this skill is a preset over that root; the model lives there), t12-normalizer (the trailing-twelve reader), and document-to-data-room-extractor (typed extraction + the PII boundary this layer mirrors).

Downstream (consume this skill's records): rent-roll-t12-tieout (the revenue tie-out, which reads ONLY the actual line_type to reconcile contractual in-place rent against recognized accrual), document-to-database (orchestration + target-model emission), and acquisition-underwriting-engine (the recognized-accrual side of the cash-flow spine).