Glossary
Terms used throughout the UW Markdown spec, protocol, and reference implementation. Domain (CRE) terms are defined here for adopters without an underwriting background; format-specific terms are defined here so they have a single canonical reference.
Each entry links to the spec section where the term is normatively defined, where applicable.
Format-specific terms
_meta / provenance
Every block in a .uwx.md record may carry a _meta object recording who wrote it, with what confidence, and whether human review is required. See UW_FORMAT_SPEC_v1.md §V. Validation surfaces issues in the META_* family (protocol §III.6a).
Append-only / supersede
The .uwx.md update model. A block is never edited in place; a superseding block is appended to the section, and the original is marked _meta.superseded: true with a back-reference. The compactor materializes the "live view" by walking supersede chains. See protocol §V.
Calc engine / safe expression
The sandboxed expression evaluator at packages/uwmd-core/src/calc/. Parses a constrained language (EBNF in protocol §VIII.1), evaluates without globals or I/O, and is bounded at 4096 input characters.
Calc pack
A declarative bundle of named formulas + asset-class-specific defaults that a Tier-3 calc host evaluates against a deal. The canonical MULTIFAMILY_PACK lives at packages/uwmd-core/src/packs/multifamily.ts.
Conformance tier
One of four self-certification levels: Tier 1 Reader, Tier 2 Editor, Tier 3 Calc Host, Tier 4 Agent Host. Defined in protocol §II.
Edit policy
Declarative gate on which sections / fields a Tier-2 editor is allowed to modify, and via which operation type. Registered in BUILTIN_EDIT_POLICIES in packages/uwmd-core/src/protocol.ts. See protocol §V.
Fence annotation
The uw:section=<id> marker on a fenced JSON block that ties the block to a registered section. Without it the parser treats the fence as opaque markdown.
Layer (L0–L7)
The Bancroft pipeline stages. L0 ingestion, L1 screening, L2 underwriting, L3 reserved, L4 structuring, L5 compliance, L6 risk, L7 assembly. Definitions live in BANCROFT_LAYERS (packages/uwmd-core/src/context.ts). See protocol §IX.
Pipeline state
The frontmatter object recording each layer's status (complete, in_progress, pending, skipped, failed). Drives routing in multi-stage agent workflows. See format spec §III.
Quick metrics
Denormalized financial summaries (purchase_price, dscr, ltv, etc.) in frontmatter, mirrored from the canonical sections. Exists for fast pipeline routing without full parse. See format spec §III.
Section
A registered block in a .uwx.md record (e.g. rent_roll, debt_structure). Twenty-seven are standard (STANDARD_SECTION_IDS); an x_* namespace holds extensions. See format spec §II.
Stress test
A multi-variant section evaluating the deal under perturbed assumptions (e.g. exit cap shocks). See format spec §IV. Stress tables are framework-only in v1; richer sensitivity analysis is queued for v2 (see RFC 0007).
UW Lite (.uw.md)
The human-readable summary representation: a short Markdown deal sheet with a fixed grammar of labeled values, meant to be written and read by people. It compiles deterministically into a .uwx.md record (the deal-summary-v1 bridge) and a record projects back to Lite with an explicit report of everything omitted. Lite is not the working record; it is the on-ramp. See UW Lite and UWX and UW_LITE_SPEC_v1.md.
UWX (.uwx.md)
The complete, lossless working record: Markdown narrative plus typed JSON sections, provenance, supersede history, and calc results. Everything in the format spec, the protocol, the calc packs, and the conformance corpus is stated over UWX. When a page or tool says "a deal file" without qualification, it means this. See UW Lite and UWX.
Supersede chain
The linked sequence formed when block B carries _meta.supersedes: <A.id>. Cycles are forbidden; the validator emits a META_SUPERSEDE_CYCLE issue when it detects one.
Verification receipt
A detached JSON file binding a digest of a deal's canonical financial content to the outputs a named calc pack produced from it, so a third party can confirm offline that the numbers follow from the record. It attests nothing about whether the inputs are true. Verification returns one of three states — verified, failed, or unverifiable — and never collapses the third into either of the others. See Verification receipts and the spec.
View model
A declarative spec for how a section renders. Registered in BUILTIN_VIEW_MODELS in packages/uwmd-core/src/protocol.ts. See protocol §IV.
Domain (CRE) terms
Cap rate
Capitalization rate. cap_rate = NOI / value. Expressed as a percent. The "going-in" cap rate uses purchase price; the "exit" cap rate uses projected sale value.
Cash-on-cash return
Annual pre-tax cash flow divided by total cash equity invested. A liquidity-oriented return measure; doesn't account for principal paydown or appreciation.
Coverage ratio
See DSCR. "Coverage" without further qualification typically means debt service coverage.
Debt yield
debt_yield = NOI / loan_amount. Lender-side stress metric: the unlevered yield to the lender if they had to take the property back. Insensitive to interest rates.
DSCR
Debt Service Coverage Ratio. dscr = NOI / annual_debt_service. The canonical lender constraint. The current builtin is point-in-time; deals with IO-burnoff structures should add a stress test for the amortizing period.
IRR
Internal Rate of Return. The discount rate at which a stream of cash flows nets to zero. Computed by irr() in packages/uwmd-core/src/calc/builtins.ts.
Loss-to-lease
The gap between in-place rents and current market rents on the same units. Captured in the rent_roll section.
LTV
Loan-to-Value. ltv = loan_amount / value. Cross-checked against debt_structure and valuation sections by validator code CC-02.
NOI
Net Operating Income. Effective gross income minus operating expenses, before debt service and capex. Computed in the noi_model section.
NPV
Net Present Value. Sum of discounted cash flows. npv() in the calc engine builtins.
PMT / PV / FV / NPER
Time-value-of-money primitives, matching the Excel functions of the same name. The reference engine uses the unsigned convention (loan payments are positive numbers, not negative); see protocol §VIII.3 for the contract.
Stabilized
A property operating at expected long-run occupancy and rent levels. Distinct from "in-place" (current snapshot) and "as-built" (initial).
T-12
Trailing twelve months. Refers to the most recent twelve months of operating data, used as the baseline for underwriting.
Term sheet
The non-binding loan offer summarizing rate, term, amortization, and covenants. Maps to the debt_structure section.
Where each term is defined normatively
| Term | Spec ref |
|---|---|
| Conformance tiers | protocol §II |
Cross-section codes (CC-NN) | format §VI, protocol §III.6a |
| Edit operations | protocol §V |
| Calc grammar (EBNF) | protocol §VIII.1 |
| Calc builtins | protocol §VIII.3 |
| Bancroft layers | protocol §IX |
| Module manifest | protocol §X |
| Frontmatter shape | format §III |
_meta / provenance | format §V |
| Supersede semantics | format §VII |