/* ---------- Tokens ---------- */
:root{
  --navy:#24365C;
  --navy-deep:#182744;
  --navy-ink:#111A2E;
  --orange:#E07A2C;
  --orange-deep:#C4661F;
  --steel:#A9BAD2;
  --steel-light:#DDE5F0;
  --paper:#F6F3EC;
  --paper-2:#EEE9DE;
  --white:#FFFFFF;
  --ink:#1B2237;
  --ink-2:#4A5469;
  --ink-3:#7A8398;
  --line:rgba(27,34,55,.12);
  --line-dark:rgba(255,255,255,.14);

  --font-display:'Clash Grotesk','Satoshi',system-ui,sans-serif;
  --font-body:'Satoshi',system-ui,-apple-system,'Segoe UI',sans-serif;

  --text-xs:clamp(.75rem,.72rem + .15vw,.8125rem);
  --text-sm:clamp(.875rem,.84rem + .15vw,.9375rem);
  --text-base:clamp(1rem,.96rem + .2vw,1.0625rem);
  --text-lg:clamp(1.125rem,1.05rem + .35vw,1.3125rem);
  --text-xl:clamp(1.5rem,1.25rem + 1.1vw,2.125rem);
  --text-2xl:clamp(2rem,1.5rem + 2.2vw,3rem);
  --text-hero:clamp(2.5rem,1.6rem + 4.2vw,4.6rem);

  --s1:.25rem;--s2:.5rem;--s3:.75rem;--s4:1rem;--s5:1.25rem;--s6:1.5rem;--s8:2rem;--s10:2.5rem;--s12:3rem;--s16:4rem;--s20:5rem;--s24:6rem;--s32:8rem;
  --radius:10px;--radius-lg:16px;
  --shadow:0 1px 2px rgba(24,39,68,.06),0 12px 32px -12px rgba(24,39,68,.18);
  --wrap:1180px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--font-body);font-size:var(--text-base);line-height:1.6;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{margin:0;font-family:var(--font-display);font-weight:600;line-height:1.1;letter-spacing:-.015em;color:var(--navy-ink)}
p{margin:0}
ul{margin:0;padding:0;list-style:none}
button{font:inherit;cursor:pointer}
:focus-visible{outline:3px solid var(--orange);outline-offset:3px;border-radius:4px}
.wrap{width:min(var(--wrap),100% - 2.5rem);margin-inline:auto}
.eyebrow{display:inline-flex;align-items:center;gap:.6rem;font-size:var(--text-xs);font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--orange-deep)}
.eyebrow::before{content:"";width:22px;height:2px;background:currentColor;border-radius:2px}
.on-dark .eyebrow{color:var(--orange)}
.section-title{font-size:var(--text-xl);margin-top:var(--s4);max-width:22ch}
.lede{font-size:var(--text-lg);line-height:1.5;color:var(--ink-2);max-width:56ch}
.on-dark .section-title{color:var(--white)}
.on-dark .lede{color:var(--steel)}

/* ---------- Buttons ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55rem;min-height:48px;padding:.8rem 1.35rem;border-radius:var(--radius);font-size:var(--text-sm);font-weight:700;letter-spacing:.01em;border:1.5px solid transparent;transition:transform .15s ease,background .2s ease,border-color .2s ease,color .2s ease;white-space:nowrap}
.btn:active{transform:translateY(1px)}
.btn-primary{background:var(--orange);color:var(--white)}
.btn-primary:hover{background:var(--orange-deep)}
.btn-navy{background:var(--navy);color:var(--white)}
.btn-navy:hover{background:var(--navy-deep)}
.btn-ghost{border-color:var(--line);color:var(--navy);background:transparent}
.btn-ghost:hover{border-color:var(--navy);background:rgba(36,54,92,.04)}
.btn-ghost-light{border-color:rgba(255,255,255,.35);color:var(--white)}
.btn-ghost-light:hover{border-color:var(--white);background:rgba(255,255,255,.08)}
.btn svg{width:18px;height:18px;flex:none}

/* ---------- Top bar + header ---------- */
.topbar{background:var(--navy-ink);color:var(--steel);font-size:var(--text-xs);letter-spacing:.02em}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;min-height:36px;gap:1rem}
.topbar strong{color:var(--white);font-weight:700}
.topbar a:hover{color:var(--white)}
.topbar-right{display:flex;gap:1.25rem}
@media (max-width:720px){.topbar-left{display:none}.topbar .wrap{justify-content:center}.topbar-right a:last-child{display:none}.topbar-right a{white-space:nowrap}}

.header{position:sticky;top:0;z-index:50;background:rgba(246,243,236,.92);backdrop-filter:saturate(160%) blur(10px);-webkit-backdrop-filter:saturate(160%) blur(10px);border-bottom:1px solid var(--line);transition:box-shadow .2s}
.header.scrolled{box-shadow:0 6px 24px -14px rgba(24,39,68,.3)}
.header .wrap{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;min-height:76px}
.brand img{height:52px;width:auto}
.nav{display:flex;align-items:center;gap:1.75rem}
.nav a{font-size:var(--text-sm);font-weight:500;color:var(--ink-2);position:relative;padding:.25rem 0}
.nav a::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:2px;background:var(--orange);transform:scaleX(0);transform-origin:left;transition:transform .2s}
.nav a:hover{color:var(--navy-ink)}
.nav a:hover::after{transform:scaleX(1)}
.header-cta{display:flex;align-items:center;gap:.75rem}
.header-cta .phone{font-family:var(--font-display);font-weight:600;font-size:var(--text-base);color:var(--navy);display:inline-flex;align-items:center;gap:.45rem}
.header-cta .phone svg{width:18px;height:18px;color:var(--orange)}
.menu-btn{display:none;width:44px;height:44px;border:1.5px solid var(--line);background:transparent;border-radius:var(--radius);align-items:center;justify-content:center;color:var(--navy)}
.menu-btn svg{width:22px;height:22px}
@media (max-width:980px){
  .nav{display:none}
  .header-cta .btn{display:none}
  .menu-btn{display:inline-flex}
}
@media (max-width:520px){.header-cta .phone span{display:none}.brand img{height:44px}}
.mobile-nav{display:none;background:var(--paper);border-bottom:1px solid var(--line)}
.mobile-nav.open{display:block}
.mobile-nav .wrap{display:block;min-height:0}
.mobile-nav ul{padding:.5rem 0 1rem}
.mobile-nav a{display:block;padding:.85rem 0;font-weight:500;border-bottom:1px solid var(--line);color:var(--ink)}
.mobile-nav .btn{margin-top:1rem;width:100%}

/* ---------- Hero ---------- */
.hero{position:relative;color:var(--white);background:var(--navy-deep);isolation:isolate;overflow:hidden}
.hero-media{position:absolute;inset:0;z-index:-1}
.hero-media img{width:100%;height:100%;object-fit:cover;object-position:center 40%}
.hero-media::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(17,26,46,.92) 0%,rgba(17,26,46,.78) 42%,rgba(17,26,46,.28) 100%)}
.hero .wrap{min-height:min(82vh,760px);display:grid;align-items:center;padding-block:clamp(4rem,10vw,7.5rem) clamp(3rem,7vw,5.5rem)}
.hero-copy{max-width:640px}
.hero-badge{display:inline-flex;align-items:center;gap:.6rem;padding:.4rem .85rem .4rem .5rem;border-radius:999px;background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.16);font-size:var(--text-xs);font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--steel-light)}
.hero-badge i{width:8px;height:8px;border-radius:50%;background:var(--orange);box-shadow:0 0 0 4px rgba(224,122,44,.25)}
.hero h1{font-size:var(--text-hero);font-weight:600;color:var(--white);margin-top:var(--s5);letter-spacing:-.025em;text-wrap:balance}
.hero h1 em{font-style:normal;color:var(--orange)}
.hero p{margin-top:var(--s5);font-size:var(--text-lg);color:var(--steel-light);max-width:52ch;line-height:1.5}
.hero-actions{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:var(--s8)}
.hero-proof{display:flex;flex-wrap:wrap;gap:.5rem 1.5rem;margin-top:var(--s10);padding-top:var(--s6);border-top:1px solid rgba(255,255,255,.16);font-size:var(--text-sm);color:var(--steel-light)}
.hero-proof li{display:flex;align-items:center;gap:.5rem}
.hero-proof svg{width:16px;height:16px;color:var(--orange)}

/* ---------- Audience strip ---------- */
.audience{background:var(--white);border-bottom:1px solid var(--line)}
.audience .wrap{display:grid;grid-template-columns:repeat(3,1fr);gap:0}
.audience article{padding:var(--s8) var(--s6);border-right:1px solid var(--line)}
.audience article:last-child{border-right:0}
.audience article:first-child{padding-left:0}
.audience h3{font-size:var(--text-lg);display:flex;align-items:center;gap:.6rem}
.audience h3 span{font-family:var(--font-body);font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--orange-deep);background:rgba(224,122,44,.1);padding:.2rem .5rem;border-radius:4px}
.audience p{margin-top:.6rem;color:var(--ink-2);font-size:var(--text-sm)}
@media (max-width:860px){
  .audience .wrap{grid-template-columns:1fr}
  .audience article{border-right:0;border-bottom:1px solid var(--line);padding:var(--s6) 0}
  .audience article:last-child{border-bottom:0}
}

/* ---------- Services ---------- */
.services{padding-block:clamp(4rem,9vw,7rem)}
.services-head{display:grid;grid-template-columns:1.2fr 1fr;gap:var(--s8);align-items:end}
.services-head .lede{justify-self:end}
@media (max-width:860px){.services-head{grid-template-columns:1fr}.services-head .lede{justify-self:start}}
.svc-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:var(--s5);margin-top:var(--s12)}
.svc{background:var(--white);border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);display:flex;flex-direction:column;position:relative;transition:transform .25s ease}
.svc:hover{transform:translateY(-3px)}
.svc-img{aspect-ratio:4/3;overflow:hidden;background:var(--paper-2)}
.svc-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.svc:hover .svc-img img{transform:scale(1.04)}
.svc-body{padding:var(--s6)}
.svc h3{font-size:var(--text-lg)}
.svc p{margin-top:.6rem;color:var(--ink-2);font-size:var(--text-sm)}
.svc ul{margin-top:var(--s4);display:flex;flex-wrap:wrap;gap:.4rem}
.svc li{font-size:var(--text-xs);font-weight:500;color:var(--navy);background:var(--steel-light);padding:.3rem .6rem;border-radius:999px}
.svc.featured{grid-column:span 6}
.svc.featured .svc-img{aspect-ratio:16/9}
.svc.std{grid-column:span 6;flex-direction:row}
.svc.std .svc-img{flex:0 0 42%;aspect-ratio:auto;min-height:100%}
.svc.std .svc-body{flex:1}
.svc.compact{grid-column:span 6;flex-direction:row;align-items:flex-start;gap:var(--s4);padding:var(--s6)}
.svc.compact .icon{flex:none;width:44px;height:44px;border-radius:10px;background:var(--navy);color:var(--white);display:grid;place-items:center}
.svc.compact .icon svg{width:22px;height:22px}
.svc.compact h3{font-size:var(--text-base)}
.svc.compact p{margin-top:.35rem}
@media (max-width:1020px){.svc.compact{grid-column:span 6}}
@media (max-width:640px){.svc.featured,.svc.std,.svc.compact{grid-column:span 12}.svc.std{flex-direction:column}.svc.std .svc-img{flex:none;aspect-ratio:4/3}}

/* ---------- Property managers ---------- */
.pm{background:var(--navy-ink);color:var(--white);padding-block:clamp(4rem,9vw,7.5rem);position:relative;overflow:hidden}
.pm::before{content:"";position:absolute;inset:auto -10% -40% auto;width:60%;aspect-ratio:1;border-radius:50%;background:radial-gradient(closest-side,rgba(169,186,210,.12),transparent 70%);pointer-events:none}
.pm-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.pm-list{margin-top:var(--s8);display:grid;gap:var(--s5)}
.pm-list li{display:grid;grid-template-columns:44px 1fr;gap:var(--s4);align-items:start}
.pm-list .n{width:44px;height:44px;border-radius:10px;background:rgba(255,255,255,.06);border:1px solid var(--line-dark);display:grid;place-items:center;font-family:var(--font-display);font-weight:600;color:var(--orange)}
.pm-list h3{color:var(--white);font-size:var(--text-base);font-family:var(--font-body);font-weight:700}
.pm-list p{margin-top:.3rem;color:var(--steel);font-size:var(--text-sm)}
.pm-card{background:var(--white);color:var(--ink);border-radius:var(--radius-lg);padding:clamp(1.5rem,3vw,2.25rem);box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
.pm-card h3{font-size:var(--text-lg)}
.pm-card .sub{color:var(--ink-2);font-size:var(--text-sm);margin-top:.4rem}
.pm-card .docs{margin-top:var(--s6);display:grid;gap:.6rem}
.pm-card .docs li{display:flex;align-items:center;gap:.75rem;padding:.8rem 1rem;border:1px solid var(--line);border-radius:var(--radius);font-size:var(--text-sm);font-weight:500}
.pm-card .docs svg{width:18px;height:18px;color:var(--orange-deep);flex:none}
.pm-card .docs small{margin-left:auto;color:var(--ink-3);font-weight:500;font-size:var(--text-xs)}
.pm-card .btn{margin-top:var(--s6);width:100%}
.pm-card .note{margin-top:var(--s4);font-size:var(--text-xs);color:var(--ink-3);line-height:1.5}
.pm-tools{margin-top:var(--s6);padding-top:var(--s5);border-top:1px solid var(--line);font-size:var(--text-xs);color:var(--ink-3)}
.pm-tools strong{display:block;color:var(--ink-2);font-size:var(--text-xs);letter-spacing:.08em;text-transform:uppercase;margin-bottom:.4rem}
@media (max-width:900px){.pm-grid{grid-template-columns:1fr}}

/* ---------- Process ---------- */
.process{padding-block:clamp(4rem,9vw,7rem);background:var(--white)}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:var(--s6);margin-top:var(--s12);counter-reset:step}
.step{position:relative;padding-top:var(--s6);border-top:2px solid var(--steel-light)}
.step::before{counter-increment:step;content:"0" counter(step);font-family:var(--font-display);font-weight:600;font-size:var(--text-xl);color:var(--orange);line-height:1}
.step::after{content:"";position:absolute;top:-2px;left:0;width:48px;height:2px;background:var(--orange)}
.step h3{font-size:var(--text-lg);margin-top:var(--s3)}
.step p{margin-top:.5rem;color:var(--ink-2);font-size:var(--text-sm)}
@media (max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:540px){.steps{grid-template-columns:1fr}}

/* ---------- Standard turn scope + calculator ---------- */
.scope{padding-block:clamp(4rem,9vw,7rem);background:var(--paper-2)}
.scope-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.checklist{margin-top:var(--s8);display:grid;grid-template-columns:1fr 1fr;gap:var(--s6) var(--s8)}
.checklist h3{font-family:var(--font-body);font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--orange-deep);padding-bottom:.5rem;border-bottom:1px solid var(--line)}
.checklist ul{margin-top:.75rem;display:grid;gap:.45rem}
.checklist li{display:flex;gap:.6rem;align-items:flex-start;font-size:var(--text-sm);color:var(--ink)}
.checklist li svg{width:16px;height:16px;flex:none;margin-top:.2rem;color:var(--navy)}
.scope-note{margin-top:var(--s8);display:flex;gap:1rem;align-items:flex-start;padding:1rem 1.1rem;background:var(--white);border-radius:var(--radius);border:1px solid var(--line);font-size:var(--text-sm);color:var(--ink-2)}
.scope-note svg{width:20px;height:20px;flex:none;color:var(--orange-deep);margin-top:.15rem}
.calc{background:var(--navy-ink);color:var(--white);border-radius:var(--radius-lg);padding:clamp(1.5rem,3vw,2.25rem);box-shadow:0 30px 60px -30px rgba(0,0,0,.6);position:sticky;top:100px}
.calc h3{color:var(--white);font-size:var(--text-lg)}
.calc .sub{color:var(--steel);font-size:var(--text-sm);margin-top:.4rem}
.calc .field{margin-top:var(--s5)}
.calc .field label{color:var(--steel)}
.calc .field input,.calc .field select{background:rgba(255,255,255,.06);border-color:var(--line-dark);color:var(--white)}
.calc .field input:focus,.calc .field select:focus{border-color:var(--orange);background:rgba(255,255,255,.1)}
.calc .field select option{color:var(--ink)}
.calc .field .inp{position:relative}
.calc .field .inp span{position:absolute;left:.9rem;top:50%;transform:translateY(-50%);color:var(--steel);font-size:var(--text-sm)}
.calc .field .inp input{padding-left:1.7rem}
.calc .range{display:flex;align-items:center;gap:.9rem}
.calc input[type=range]{flex:1;accent-color:var(--orange);min-height:0;padding:0;background:transparent;border:0}
.calc .range output{font-family:var(--font-display);font-weight:600;font-size:var(--text-lg);min-width:3.2ch;text-align:right}
.calc-out{margin-top:var(--s6);padding-top:var(--s5);border-top:1px solid var(--line-dark);display:grid;gap:var(--s4)}
.calc-out div{display:flex;justify-content:space-between;align-items:baseline;gap:1rem}
.calc-out small{font-size:var(--text-sm);color:var(--steel)}
.calc-out strong{font-family:var(--font-display);font-weight:600;font-size:var(--text-xl);color:var(--white);letter-spacing:-.01em;white-space:nowrap}
.calc-out .hl strong{color:var(--orange)}
.calc .fine{margin-top:var(--s4);font-size:var(--text-xs);color:var(--ink-3);line-height:1.5}
.calc .btn{margin-top:var(--s5);width:100%}
@media (max-width:900px){.scope-grid{grid-template-columns:1fr}.calc{position:static}}
@media (max-width:540px){.checklist{grid-template-columns:1fr}}

/* ---------- Full-bleed band ---------- */
.band{position:relative;min-height:440px;display:grid;align-items:center;color:var(--white);isolation:isolate}
.band img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 30%;z-index:-2}
.band::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(17,26,46,.85),rgba(17,26,46,.45));z-index:-1}
.band .wrap{padding-block:var(--s16);display:grid;grid-template-columns:1fr auto;gap:var(--s8);align-items:center}
.band blockquote{margin:0;font-family:var(--font-display);font-size:var(--text-xl);font-weight:500;line-height:1.25;max-width:24ch;letter-spacing:-.01em;text-wrap:balance}
.band cite{display:block;margin-top:var(--s4);font-style:normal;font-size:var(--text-sm);color:var(--steel-light)}
@media (max-width:760px){.band .wrap{grid-template-columns:1fr}}

/* ---------- Area + About ---------- */
.about{padding-block:clamp(4rem,9vw,7rem)}
.about-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.about-copy p+p{margin-top:var(--s4)}
.about-copy p{color:var(--ink-2)}
.about-copy .sig{margin-top:var(--s6);display:flex;align-items:center;gap:var(--s4)}
.about-copy .sig .avatar{width:52px;height:52px;border-radius:50%;background:var(--white);border:1px solid var(--line);display:grid;place-items:center;overflow:hidden;flex-shrink:0}
.about-copy .sig .avatar img{width:100%;height:100%;object-fit:contain;padding:4px}
.about-copy .sig strong{display:block;color:var(--ink)}
.about-copy .sig span{font-size:var(--text-sm);color:var(--ink-3)}
.area{background:var(--white);border-radius:var(--radius-lg);padding:clamp(1.5rem,3vw,2.25rem);box-shadow:var(--shadow)}
.area h3{font-size:var(--text-lg)}
.area p{color:var(--ink-2);font-size:var(--text-sm);margin-top:.5rem}
.area-cols{display:grid;grid-template-columns:1fr 1fr;gap:var(--s6);margin-top:var(--s6)}
.area-cols h4{font-family:var(--font-body);font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--orange-deep)}
.area-cols ul{margin-top:.6rem;display:grid;gap:.35rem}
.area-cols li{font-size:var(--text-sm);color:var(--ink);display:flex;gap:.5rem;align-items:center}
.area-cols li::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--steel)}
.cred{margin-top:var(--s6);padding-top:var(--s5);border-top:1px solid var(--line);display:flex;flex-wrap:wrap;gap:.5rem}
.cred span{font-size:var(--text-xs);font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--navy);border:1.5px solid var(--steel-light);padding:.35rem .65rem;border-radius:6px}
@media (max-width:900px){.about-grid{grid-template-columns:1fr}}

/* ---------- FAQ ---------- */
.faq{padding-block:clamp(3.5rem,8vw,6rem);background:var(--white)}
.faq-grid{display:grid;grid-template-columns:1fr 1.5fr;gap:clamp(2rem,6vw,5rem)}
.faq details{border-top:1px solid var(--line)}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:1rem;padding:1.1rem 0;font-weight:700;font-size:var(--text-base);color:var(--ink)}
.faq summary::-webkit-details-marker{display:none}
.faq summary svg{width:20px;height:20px;flex:none;color:var(--orange-deep);transition:transform .2s}
.faq details[open] summary svg{transform:rotate(45deg)}
.faq details p{padding:0 0 1.2rem;color:var(--ink-2);font-size:var(--text-sm);max-width:62ch}
@media (max-width:860px){.faq-grid{grid-template-columns:1fr}}

/* ---------- Contact ---------- */
.contact{padding-block:clamp(4rem,9vw,7rem);background:var(--navy);color:var(--white);position:relative;overflow:hidden}
.contact::before{content:"";position:absolute;inset:0;background:
  linear-gradient(rgba(255,255,255,.035) 1px,transparent 1px),
  linear-gradient(90deg,rgba(255,255,255,.035) 1px,transparent 1px);background-size:48px 48px;mask-image:linear-gradient(180deg,rgba(0,0,0,.6),transparent 80%);-webkit-mask-image:linear-gradient(180deg,rgba(0,0,0,.6),transparent 80%);pointer-events:none}
.contact .wrap{position:relative;display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(2rem,6vw,5rem);align-items:start}
.contact-info{display:grid;gap:var(--s5);margin-top:var(--s8)}
.contact-info a{display:flex;gap:1rem;align-items:flex-start;padding:1rem 1.1rem;border-radius:var(--radius);background:rgba(255,255,255,.05);border:1px solid var(--line-dark);transition:background .2s}
.contact-info a:hover{background:rgba(255,255,255,.09)}
.contact-info svg{width:22px;height:22px;color:var(--orange);flex:none;margin-top:.1rem}
.contact-info small{display:block;font-size:var(--text-xs);letter-spacing:.08em;text-transform:uppercase;color:var(--steel);font-weight:700}
.contact-info strong{display:block;font-family:var(--font-display);font-weight:600;font-size:var(--text-lg);color:var(--white);margin-top:.15rem}
.contact-info span{display:block;font-size:var(--text-sm);color:var(--steel);margin-top:.1rem}
.form-card{background:var(--white);color:var(--ink);border-radius:var(--radius-lg);padding:clamp(1.5rem,3vw,2.25rem);box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
.form-card h3{font-size:var(--text-lg)}
.form-card .sub{color:var(--ink-2);font-size:var(--text-sm);margin-top:.4rem}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:var(--s4);margin-top:var(--s6)}
.field{display:grid;gap:.35rem}
.field.full{grid-column:1/-1}
.field label{font-size:var(--text-xs);font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--ink-2)}
.field input,.field select,.field textarea{font:inherit;font-size:var(--text-sm);padding:.75rem .9rem;border:1.5px solid var(--line);border-radius:8px;background:var(--paper);color:var(--ink);width:100%;min-height:46px;transition:border-color .15s,background .15s}
.field textarea{min-height:120px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--navy);background:var(--white)}
.form-foot{display:flex;flex-wrap:wrap;align-items:center;gap:1rem;margin-top:var(--s6)}
.form-foot small{font-size:var(--text-xs);color:var(--ink-3);max-width:40ch;line-height:1.5}
.form-msg{display:none;margin-top:var(--s5);padding:1rem 1.1rem;border-radius:var(--radius);font-size:var(--text-sm);line-height:1.5}
.form-msg.ok{display:block;background:#EAF5EC;color:#1E5A2B;border:1px solid #BFE0C6}
.form-msg.err{display:block;background:#FBECE6;color:#8A3414;border:1px solid #F3C8B6}
.hp{position:absolute;left:-9999px;opacity:0;height:0;width:0}
@media (max-width:900px){.contact .wrap{grid-template-columns:1fr}}
@media (max-width:560px){.form-grid{grid-template-columns:1fr}}

/* ---------- Footer ---------- */
.footer{background:var(--navy-ink);color:var(--steel);padding-block:var(--s12) var(--s8);font-size:var(--text-sm)}
.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:var(--s8)}
.footer .logo-card{display:inline-block;background:var(--white);border-radius:10px;padding:.6rem .9rem}
.footer .logo-card img{height:48px;width:auto}
.footer p{margin-top:var(--s4);max-width:36ch;line-height:1.6}
.footer h4{font-family:var(--font-body);font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--white)}
.footer ul{margin-top:var(--s4);display:grid;gap:.5rem}
.footer a:hover{color:var(--white)}
.footer-bottom{margin-top:var(--s10);padding-top:var(--s5);border-top:1px solid var(--line-dark);display:flex;flex-wrap:wrap;justify-content:space-between;gap:.75rem;font-size:var(--text-xs);color:var(--ink-3)}
@media (max-width:900px){.footer-grid{grid-template-columns:1fr 1fr}}
@media (max-width:540px){.footer-grid{grid-template-columns:1fr}}

/* ---------- Sticky mobile call bar ---------- */
.callbar{display:none;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--white);border-top:1px solid var(--line);padding:.6rem .9rem calc(.6rem + env(safe-area-inset-bottom));gap:.6rem}
.callbar .btn{flex:1;min-height:46px}
@media (max-width:720px){.callbar{display:flex}body{padding-bottom:72px}}

/* ---------- Reveal ---------- */
@media (prefers-reduced-motion:no-preference){
  .reveal{opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease}
  .reveal.in{opacity:1;transform:none}
}

/* ---------- Audience switcher (top bar + mobile) ---------- */
.aud-switch{display:flex;align-items:center;gap:.25rem}
.aud-switch span{margin-right:.5rem;color:var(--ink-3)}
.aud-switch a{padding:.2rem .6rem;border-radius:999px;color:var(--steel)}
.aud-switch a:hover{color:var(--white)}
.aud-switch a[aria-current="page"]{background:rgba(255,255,255,.1);color:var(--white);font-weight:700}
.mobile-nav .aud-head{display:block;padding:1rem 0 .4rem;font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--orange-deep)}
.mobile-nav a[aria-current="page"]{color:var(--navy);font-weight:700}

/* ---------- Chooser (front door) ---------- */
.choose{position:relative;color:var(--white);background:var(--navy-deep);isolation:isolate;overflow:hidden}
.choose-media{position:absolute;inset:0;z-index:-1}
.choose-media img{width:100%;height:100%;object-fit:cover;object-position:center 45%}
.choose-media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(17,26,46,.72) 0%,rgba(17,26,46,.86) 55%,rgba(17,26,46,.96) 100%)}
.choose .wrap{min-height:calc(100vh - 112px);display:grid;align-content:center;gap:var(--s10);padding-block:clamp(2.5rem,5vw,4rem)}
.choose-head{max-width:760px}
.choose-head h1{font-size:var(--text-2xl);color:var(--white);letter-spacing:-.02em;text-wrap:balance;margin-top:var(--s5)}
.choose-head p{margin-top:var(--s3);font-size:var(--text-base);color:var(--steel-light);line-height:1.5;max-width:60ch}
.choose-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s5)}
.choice{display:flex;flex-direction:column;background:var(--white);color:var(--ink);border-radius:var(--radius-lg);overflow:hidden;box-shadow:0 30px 60px -30px rgba(0,0,0,.7);transition:transform .25s ease,box-shadow .25s ease;position:relative}
.choice:hover,.choice:focus-visible{transform:translateY(-4px);box-shadow:0 36px 70px -30px rgba(0,0,0,.8)}
.choice .choice-img{aspect-ratio:16/9;overflow:hidden;background:var(--paper-2)}
.choice .choice-img img{width:100%;height:100%;object-fit:cover;transition:transform .6s ease}
.choice:hover .choice-img img{transform:scale(1.04)}
.choice-body{padding:var(--s6);display:flex;flex-direction:column;flex:1}
.choice small{font-size:var(--text-xs);font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--orange-deep)}
.choice h2{font-size:var(--text-xl);margin-top:.5rem;letter-spacing:-.02em}
.choice p{margin-top:.6rem;color:var(--ink-2);font-size:var(--text-sm)}
.choice ul{margin-top:var(--s4);display:grid;gap:.35rem}
.choice li{display:flex;gap:.5rem;align-items:flex-start;font-size:var(--text-sm);color:var(--ink)}
.choice li svg{width:16px;height:16px;flex:none;margin-top:.2rem;color:var(--navy)}
.choice .btn{margin-top:auto;padding-top:.8rem}
.choice .btn-row{margin-top:var(--s6)}
.choice.primary small{color:var(--orange)}
.choice.primary .choice-body{background:var(--navy-ink);color:var(--white)}
.choice.primary h2,.choice.primary li{color:var(--white)}
.choice.primary p{color:var(--steel)}
.choice.primary li svg{color:var(--orange)}
.choose-foot{display:flex;flex-wrap:wrap;gap:.75rem 2rem;align-items:center;justify-content:space-between;color:var(--steel);font-size:var(--text-sm);padding-top:var(--s6);border-top:1px solid rgba(255,255,255,.14)}
.choose-foot ul{display:flex;flex-wrap:wrap;gap:.5rem 1.5rem}
.choose-foot li{display:flex;align-items:center;gap:.5rem}
.choose-foot svg{width:16px;height:16px;color:var(--orange)}
.choose-foot a{color:var(--white);font-weight:700}
@media (max-width:980px){.choose-grid{grid-template-columns:1fr}.choose .wrap{min-height:0}.choice .choice-img{aspect-ratio:16/7}}

/* ---------- Simple feature list (homeowner / agent pages) ---------- */
.feat{padding-block:clamp(4rem,9vw,7rem);background:var(--white)}
.feat-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,5rem);align-items:center}
.feat-grid.flip > :first-child{order:2}
.feat-img{border-radius:var(--radius-lg);overflow:hidden;box-shadow:var(--shadow);aspect-ratio:4/3}
.feat-img img{width:100%;height:100%;object-fit:cover}
.feat-list{margin-top:var(--s8);display:grid;gap:var(--s5)}
.feat-list li{display:grid;grid-template-columns:40px 1fr;gap:var(--s4);align-items:start}
.feat-list .ic{width:40px;height:40px;border-radius:10px;background:var(--steel-light);color:var(--navy);display:grid;place-items:center}
.feat-list .ic svg{width:20px;height:20px}
.feat-list h3{font-family:var(--font-body);font-size:var(--text-base);font-weight:700}
.feat-list p{margin-top:.25rem;color:var(--ink-2);font-size:var(--text-sm)}
@media (max-width:900px){.feat-grid{grid-template-columns:1fr}.feat-grid.flip > :first-child{order:0}}

/* ---------- Jobs list (homeowner) ---------- */
.jobs{padding-block:clamp(4rem,9vw,7rem);background:var(--paper-2)}
.jobs-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s5);margin-top:var(--s10)}
.job{background:var(--white);border-radius:var(--radius-lg);padding:var(--s6);box-shadow:var(--shadow)}
.job h3{font-size:var(--text-lg)}
.job ul{margin-top:var(--s4);display:grid;gap:.45rem}
.job li{display:flex;gap:.6rem;align-items:flex-start;font-size:var(--text-sm);color:var(--ink)}
.job li svg{width:16px;height:16px;flex:none;margin-top:.2rem;color:var(--orange-deep)}
@media (max-width:900px){.jobs-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.jobs-grid{grid-template-columns:1fr}}

/* ---------- Timeline (agent) ---------- */
.timeline{padding-block:clamp(4rem,9vw,7rem);background:var(--navy-ink);color:var(--white)}
.tl{list-style:none;padding:0;margin:var(--s12) 0 0;display:grid;grid-template-columns:repeat(4,1fr);gap:var(--s6);position:relative}
.tl::before{content:"";position:absolute;left:0;right:0;top:22px;height:2px;background:rgba(255,255,255,.14)}
.tl li{position:relative;padding-top:var(--s12)}
.tl li::before{content:"";position:absolute;top:14px;left:0;width:18px;height:18px;border-radius:50%;background:var(--navy-ink);border:3px solid var(--orange)}
.tl .when{font-size:var(--text-xs);font-weight:700;letter-spacing:.1em;text-transform:uppercase;color:var(--orange)}
.tl h3{color:var(--white);font-size:var(--text-lg);margin-top:.4rem}
.tl p{margin-top:.5rem;color:var(--steel);font-size:var(--text-sm)}
@media (max-width:900px){.tl{grid-template-columns:1fr 1fr}.tl::before{display:none}}
@media (max-width:540px){.tl{grid-template-columns:1fr}}
.audience .more{display:inline-block;margin-left:.25rem;color:var(--orange-deep);font-weight:700;white-space:nowrap}
.audience .more:hover{text-decoration:underline}
@media (max-width:720px){.topbar .aud-switch{display:none}}