diff --git a/src/lib/arcApplicationRecordPdf.ts b/src/lib/arcApplicationRecordPdf.ts
index a146810..641d48e 100644
--- a/src/lib/arcApplicationRecordPdf.ts
+++ b/src/lib/arcApplicationRecordPdf.ts
@@ -231,8 +231,9 @@ export async function generateArcApplicationRecord(application: any) {
     }
   }
 
-  // Decision notes
+  // Decision notes — full paragraph break after the comments thread
   if (application.decision_notes) {
+    y += 14;
     if (y > pageHeight - 100) { doc.addPage(); y = 40; }
     doc.setFont("helvetica", "bold");
     doc.setFontSize(11);
diff --git a/supabase/functions/buildium-import-apply/index.ts b/supabase/functions/buildium-import-apply/index.ts
index abebc32..6eb5ea0 100644
--- a/supabase/functions/buildium-import-apply/index.ts
+++ b/supabase/functions/buildium-import-apply/index.ts
@@ -261,6 +261,7 @@ Deno.serve(async (req) => {
         const buildiumAssocId: string | null = p._arc_buildium_association_id || null;
         const buildiumArcId: string | null = p.buildium_arc_request_id || null;
         const deciderName: string | null = p._arc_decider_name || null;
+        const deciderDate: string | null = p._arc_decider_date || null;
 
         const clean = stripPrivate(p);
 
@@ -288,21 +289,16 @@ Deno.serve(async (req) => {
           ? "approve"
           : (decisionRaw.includes("den") || decisionRaw.includes("reject") ? "deny" : null);
         if (appId && voteDir) {
-          const voterName = `${deciderName || "Buildium"} (Buildium)`;
-          await supabase
-            .from("entity_votes")
-            .delete()
-            .eq("entity_type", "arc_application")
-            .eq("entity_id", appId)
-            .is("user_id", null)
-            .ilike("voter_name", "% (Buildium)");
-          const { error: voteErr } = await supabase.from("entity_votes").insert({
-            entity_type: "arc_application",
-            entity_id: appId,
-            vote: voteDir,
-            user_id: null,
-            voter_name: voterName,
-            recorded_by: null,
+          // Finalized ARC apps are write-locked (prevent_writes_on_locked_arc),
+          // and Buildium imports arrive already finalized — so the vote goes
+          // through the import RPC, which bypasses the lock for this one write.
+          const { error: voteErr } = await supabase.rpc("record_buildium_arc_vote", {
+            p_application_id: appId,
+            p_vote: voteDir,
+            p_voter_name: `${deciderName || "Buildium"} (Buildium)`,
+            // Date the vote when the decision was actually made in Buildium,
+            // not when the import ran.
+            p_vote_date: deciderDate,
           });
           if (voteErr) console.warn(`ARC vote record failed for ${appId}: ${voteErr.message}`);
         }
diff --git a/supabase/functions/buildium-import-stage/index.ts b/supabase/functions/buildium-import-stage/index.ts
index 759cf51..2c31eb7 100644
--- a/supabase/functions/buildium-import-stage/index.ts
+++ b/supabase/functions/buildium-import-stage/index.ts
@@ -519,9 +519,6 @@ Deno.serve(async (req) => {
           const decisionDate = isFinalDecision
             ? (String(r.DecisionDateTime || r.LastUpdatedDateTime || "").split("T")[0] || null)
             : null;
-          const decisionNotes = r.DecisionDescription
-            ? String(r.DecisionDescription)
-            : (r.Decision && !/pending/i.test(String(r.Decision)) ? `Decision: ${r.Decision}` : null);
           const status = mapArcStatus(r.Status, r.Decision);
 
           // Buildium exposes the user who last touched the request — use as best-available "decider"
@@ -533,6 +530,15 @@ Deno.serve(async (req) => {
             ?.toString()
             .split("T")[0] || null;
 
+          // Decision notes: Buildium's API has no comment thread, so record the
+          // richest decision summary it does expose (who + when). Keep the format
+          // in sync with the SQL backfill so re-staging doesn't flap diffs.
+          const decisionNotes = r.DecisionDescription
+            ? String(r.DecisionDescription)
+            : (r.Decision && !/pending/i.test(String(r.Decision))
+              ? `${r.Decision} by ${deciderName || "Buildium"}${deciderDate ? ` on ${deciderDate}` : ""} (via Buildium)`
+              : null);
+
           // Optional file pull
           let files: Array<{ id: string; name: string; download_url: string | null }> = [];
           if (includeArcFiles) {