diff --git a/src/components/forms/custom-form-builder.tsx b/src/components/forms/custom-form-builder.tsx
index 2f587e8..1c52bb9 100644
--- a/src/components/forms/custom-form-builder.tsx
+++ b/src/components/forms/custom-form-builder.tsx
@@ -48,6 +48,8 @@ import {
   Columns,
   Captions,
   X,
+  SquareDashed,
+  Square,
 } from "lucide-react";
 import { ClientHomeownerPicker } from "./form-pickers";
 import { FormFieldDefsDialog } from "./form-field-defs-dialog";
@@ -130,6 +132,65 @@ const FONT_FAMILIES = [
 
 const FONT_SIZES = [9, 10, 11, 12, 13, 14, 16, 18, 20, 24];
 
+// Extend table cells with per-side border attributes (default: all on).
+type CellBorders = { t: boolean; r: boolean; b: boolean; l: boolean };
+const DEFAULT_BORDERS: CellBorders = { t: true, r: true, b: true, l: true };
+
+function borderStyleString(b: CellBorders): string {
+  const on = "1px solid #999";
+  const off = "1px solid transparent";
+  return `border-top:${b.t ? on : off};border-right:${b.r ? on : off};border-bottom:${b.b ? on : off};border-left:${b.l ? on : off};`;
+}
+
+function parseBordersFromAttr(val: unknown): CellBorders {
+  if (typeof val === "string") {
+    return {
+      t: val.includes("t"),
+      r: val.includes("r"),
+      b: val.includes("b"),
+      l: val.includes("l"),
+    };
+  }
+  if (val && typeof val === "object") return { ...DEFAULT_BORDERS, ...(val as any) };
+  return DEFAULT_BORDERS;
+}
+
+function bordersToAttr(b: CellBorders): string {
+  return `${b.t ? "t" : ""}${b.r ? "r" : ""}${b.b ? "b" : ""}${b.l ? "l" : ""}` || "none";
+}
+
+const BorderedTableCell = TableCell.extend({
+  addAttributes() {
+    return {
+      ...this.parent?.(),
+      borders: {
+        default: "trbl",
+        parseHTML: (el: HTMLElement) => el.getAttribute("data-borders") ?? "trbl",
+        renderHTML: (attrs: { borders?: string }) => {
+          const b = parseBordersFromAttr(attrs.borders);
+          return { "data-borders": bordersToAttr(b), style: borderStyleString(b) };
+        },
+      },
+    };
+  },
+});
+
+const BorderedTableHeader = TableHeader.extend({
+  addAttributes() {
+    return {
+      ...this.parent?.(),
+      borders: {
+        default: "trbl",
+        parseHTML: (el: HTMLElement) => el.getAttribute("data-borders") ?? "trbl",
+        renderHTML: (attrs: { borders?: string }) => {
+          const b = parseBordersFromAttr(attrs.borders);
+          return { "data-borders": bordersToAttr(b), style: borderStyleString(b) };
+        },
+      },
+    };
+  },
+});
+
 interface SavedTemplate {
   id: string;
   name: string;
@@ -177,6 +238,12 @@ export function CustomFormBuilder() {
   const [caseSearch, setCaseSearch] = useState("");
   const [saveFormat, setSaveFormat] = useState<"pdf" | "docx">("pdf");
 
+  // Insert-table dialog
+  const [tableDialogOpen, setTableDialogOpen] = useState(false);
+  const [tableRows, setTableRows] = useState(3);
+  const [tableCols, setTableCols] = useState(3);
+  const [tableHeader, setTableHeader] = useState(true);
+
   const editor = useEditor({
     extensions: [
       StarterKit.configure({ heading: { levels: [1, 2, 3] }, paragraph: false }),
@@ -185,8 +252,8 @@ export function CustomFormBuilder() {
       TextAlign.configure({ types: ["heading", "paragraph"] }),
       Table.configure({ resizable: true, HTMLAttributes: { class: "cf-table" } }),
       TableRow,
-      TableHeader,
-      TableCell,
+      BorderedTableHeader,
+      BorderedTableCell,
     ],
     content: "<p>Start typing here…</p>",
     editorProps: {
@@ -256,9 +323,34 @@ export function CustomFormBuilder() {
       .run();
   };
 
-  const insertTable = () => {
+  const insertTable = (rows: number, cols: number, withHeaderRow: boolean) => {
     if (!editor) return;
-    editor.chain().focus().insertTable({ rows: 3, cols: 3, withHeaderRow: true }).run();
+    editor
+      .chain()
+      .focus()
+      .insertTable({
+        rows: Math.max(1, Math.min(20, rows)),
+        cols: Math.max(1, Math.min(12, cols)),
+        withHeaderRow,
+      })
+      .run();
+  };
+
+  const toggleCellBorder = (side: "t" | "r" | "b" | "l") => {
+    if (!editor) return;
+    const isHeader = editor.isActive("tableHeader");
+    const nodeName = isHeader ? "tableHeader" : "tableCell";
+    const cur = parseBordersFromAttr(editor.getAttributes(nodeName).borders);
+    const next = { ...cur, [side]: !cur[side] };
+    editor.chain().focus().updateAttributes(nodeName, { borders: bordersToAttr(next) }).run();
+  };
+
+  const setAllCellBorders = (on: boolean) => {
+    if (!editor) return;
+    const isHeader = editor.isActive("tableHeader");
+    const nodeName = isHeader ? "tableHeader" : "tableCell";
+    const next: CellBorders = { t: on, r: on, b: on, l: on };
+    editor.chain().focus().updateAttributes(nodeName, { borders: bordersToAttr(next) }).run();
   };
 
   const toggleCaption = () => {
@@ -267,8 +359,8 @@ export function CustomFormBuilder() {
     editor.chain().focus().updateAttributes("paragraph", { caption: !cur }).run();
   };
 
-  // Linearized document segments for export. Tables are flattened into a "table" segment
-  // containing 2D rows of strings; paragraphs become text segments preserving alignment + indent.
+  // Linearized document segments for export. Tables now carry per-cell border data.
+  type TableCellSeg = { text: string; borders: CellBorders; isHeader: boolean };
   type Segment =
     | {
         kind: "text";
@@ -278,7 +370,7 @@ export function CustomFormBuilder() {
         caption?: boolean;
         heading?: 0 | 1 | 2 | 3;
       }
-    | { kind: "table"; rows: string[][]; hasHeader: boolean };
+    | { kind: "table"; rows: TableCellSeg[][] };
 
   const getRenderedSegments = (): Segment[] => {
     if (!editor) return [];
@@ -292,14 +384,18 @@ export function CustomFormBuilder() {
     const pushBlock = (el: HTMLElement) => {
       const tag = el.tagName.toLowerCase();
       if (tag === "table") {
-        const rows: string[][] = [];
-        let hasHeader = false;
+        const rows: TableCellSeg[][] = [];
         el.querySelectorAll("tr").forEach((tr) => {
           const cells = Array.from(tr.children) as HTMLElement[];
-          if (cells.some((c) => c.tagName.toLowerCase() === "th")) hasHeader = true;
-          rows.push(cells.map(cellText));
+          rows.push(
+            cells.map((c) => ({
+              text: cellText(c),
+              borders: parseBordersFromAttr(c.getAttribute("data-borders") ?? "trbl"),
+              isHeader: c.tagName.toLowerCase() === "th",
+            })),
+          );
         });
-        out.push({ kind: "table", rows, hasHeader });
+        out.push({ kind: "table", rows });
         return;
       }
       if (["p", "h1", "h2", "h3", "li"].includes(tag)) {
@@ -366,7 +462,7 @@ export function CustomFormBuilder() {
     doc.setFontSize(fontSize);
     const lineH = fontSize * 1.4;
 
-    const drawTablePdf = (rows: string[][], hasHeader: boolean) => {
+    const drawTablePdf = (rows: TableCellSeg[][]) => {
       if (!rows.length) return;
       const cols = Math.max(...rows.map((r) => r.length));
       const colW = maxW / cols;
@@ -375,19 +471,24 @@ export function CustomFormBuilder() {
         const row = rows[ri];
         // Compute row height based on tallest cell
         const cellLines = row.map((c) =>
-          doc.splitTextToSize(applyVariables(c, ctx) || " ", colW - cellPad * 2),
+          doc.splitTextToSize(applyVariables(c.text, ctx) || " ", colW - cellPad * 2),
         );
         const rowH = Math.max(...cellLines.map((l) => l.length)) * lineH + cellPad * 2;
         if (y + rowH > pageH - margin) {
           doc.addPage();
           y = margin;
         }
-        // Draw cells
         for (let ci = 0; ci < cols; ci++) {
           const x = margin + ci * colW;
-          doc.setDrawColor(180);
-          doc.rect(x, y, colW, rowH);
-          const isHeader = hasHeader && ri === 0;
+          const cell = row[ci];
+          const borders = cell?.borders ?? DEFAULT_BORDERS;
+          doc.setDrawColor(120);
+          doc.setLineWidth(0.5);
+          if (borders.t) doc.line(x, y, x + colW, y);
+          if (borders.b) doc.line(x, y + rowH, x + colW, y + rowH);
+          if (borders.l) doc.line(x, y, x, y + rowH);
+          if (borders.r) doc.line(x + colW, y, x + colW, y + rowH);
+          const isHeader = cell?.isHeader ?? false;
           doc.setFont(pdfFont, isHeader ? "bold" : "normal");
           const lines = cellLines[ci] ?? [""];
           let ty = y + cellPad + lineH * 0.8;
@@ -403,7 +504,7 @@ export function CustomFormBuilder() {
 
     for (const seg of segments) {
       if (seg.kind === "table") {
-        drawTablePdf(seg.rows, seg.hasHeader);
+        drawTablePdf(seg.rows);
         continue;
       }
       const text = applyVariables(seg.text, ctx) || " ";
@@ -469,13 +570,14 @@ export function CustomFormBuilder() {
       children.push(new DocxParagraph({ text: "" }));
     }
 
-    const tableBorder = { style: BorderStyle.SINGLE, size: 4, color: "999999" };
-    const cellBorders = {
-      top: tableBorder,
-      bottom: tableBorder,
-      left: tableBorder,
-      right: tableBorder,
-    };
+    const onBorder = { style: BorderStyle.SINGLE, size: 4, color: "999999" };
+    const offBorder = { style: BorderStyle.NONE, size: 0, color: "FFFFFF" };
+    const docxBorders = (b: CellBorders) => ({
+      top: b.t ? onBorder : offBorder,
+      bottom: b.b ? onBorder : offBorder,
+      left: b.l ? onBorder : offBorder,
+      right: b.r ? onBorder : offBorder,
+    });
 
     for (const seg of segments) {
       if (seg.kind === "table") {
@@ -487,19 +589,21 @@ export function CustomFormBuilder() {
             width: { size: totalW, type: WidthType.DXA },
             columnWidths: Array(cols).fill(colW),
             rows: seg.rows.map(
-              (row, ri) =>
+              (row) =>
                 new DocxTableRow({
                   children: Array.from({ length: cols }).map((_, ci) => {
-                    const isHeader = seg.hasHeader && ri === 0;
+                    const cell = row[ci];
+                    const borders = cell?.borders ?? DEFAULT_BORDERS;
+                    const isHeader = cell?.isHeader ?? false;
                     return new DocxTableCell({
-                      borders: cellBorders,
+                      borders: docxBorders(borders),
                       width: { size: colW, type: WidthType.DXA },
                       margins: { top: 80, bottom: 80, left: 120, right: 120 },
                       children: [
                         new DocxParagraph({
                           children: [
                             new TextRun({
-                              text: applyVariables(row[ci] ?? "", ctx),
+                              text: applyVariables(cell?.text ?? "", ctx),
                               font: fontFamily,
                               size: fontSize * 2,
                               bold: isHeader,
@@ -879,7 +983,7 @@ export function CustomFormBuilder() {
                 <Outdent className="h-4 w-4" />
               </ToolbarBtn>
               <Separator orientation="vertical" className="h-6 mx-1" />
-              <ToolbarBtn title="Insert table" onClick={insertTable}>
+              <ToolbarBtn title="Insert table…" onClick={() => setTableDialogOpen(true)}>
                 <TableIcon className="h-4 w-4" />
               </ToolbarBtn>
               <ToolbarBtn
@@ -894,12 +998,61 @@ export function CustomFormBuilder() {
               >
                 <Columns className="h-4 w-4" />
               </ToolbarBtn>
+              <ToolbarBtn
+                title="Delete row"
+                onClick={() => editor?.chain().focus().deleteRow().run()}
+              >
+                <Rows className="h-4 w-4 opacity-50" />
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="Delete column"
+                onClick={() => editor?.chain().focus().deleteColumn().run()}
+              >
+                <Columns className="h-4 w-4 opacity-50" />
+              </ToolbarBtn>
               <ToolbarBtn
                 title="Delete table"
                 onClick={() => editor?.chain().focus().deleteTable().run()}
               >
                 <X className="h-4 w-4" />
               </ToolbarBtn>
+              <Separator orientation="vertical" className="h-6 mx-1" />
+              <ToolbarBtn
+                title="Toggle top border (active cell)"
+                onClick={() => toggleCellBorder("t")}
+              >
+                <span className="text-[10px] font-bold">▔</span>
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="Toggle right border (active cell)"
+                onClick={() => toggleCellBorder("r")}
+              >
+                <span className="text-[10px] font-bold">▕</span>
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="Toggle bottom border (active cell)"
+                onClick={() => toggleCellBorder("b")}
+              >
+                <span className="text-[10px] font-bold">▁</span>
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="Toggle left border (active cell)"
+                onClick={() => toggleCellBorder("l")}
+              >
+                <span className="text-[10px] font-bold">▏</span>
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="All borders on (active cell)"
+                onClick={() => setAllCellBorders(true)}
+              >
+                <Square className="h-4 w-4" />
+              </ToolbarBtn>
+              <ToolbarBtn
+                title="All borders off (active cell)"
+                onClick={() => setAllCellBorders(false)}
+              >
+                <SquareDashed className="h-4 w-4" />
+              </ToolbarBtn>
               <ToolbarBtn
                 title="Toggle caption (paragraph below an image/table)"
                 onClick={toggleCaption}
@@ -1086,6 +1239,58 @@ export function CustomFormBuilder() {
           });
         }}
       />
+
+      <Dialog open={tableDialogOpen} onOpenChange={setTableDialogOpen}>
+        <DialogContent className="max-w-md">
+          <DialogHeader>
+            <DialogTitle>Insert table</DialogTitle>
+            <DialogDescription>
+              Choose dimensions. You can toggle borders per cell from the toolbar after inserting.
+            </DialogDescription>
+          </DialogHeader>
+          <div className="grid grid-cols-2 gap-3">
+            <div>
+              <Label className="text-xs">Rows</Label>
+              <Input
+                type="number"
+                min={1}
+                max={20}
+                value={tableRows}
+                onChange={(e) => setTableRows(Math.max(1, Math.min(20, parseInt(e.target.value) || 1)))}
+              />
+            </div>
+            <div>
+              <Label className="text-xs">Columns</Label>
+              <Input
+                type="number"
+                min={1}
+                max={12}
+                value={tableCols}
+                onChange={(e) => setTableCols(Math.max(1, Math.min(12, parseInt(e.target.value) || 1)))}
+              />
+            </div>
+          </div>
+          <div className="flex items-center gap-2">
+            <Switch checked={tableHeader} onCheckedChange={setTableHeader} id="th-row" />
+            <Label htmlFor="th-row" className="cursor-pointer text-sm">
+              First row as header
+            </Label>
+          </div>
+          <DialogFooter>
+            <Button variant="ghost" onClick={() => setTableDialogOpen(false)}>
+              Cancel
+            </Button>
+            <Button
+              onClick={() => {
+                insertTable(tableRows, tableCols, tableHeader);
+                setTableDialogOpen(false);
+              }}
+            >
+              Insert
+            </Button>
+          </DialogFooter>
+        </DialogContent>
+      </Dialog>
     </div>
   );
 }