/* REO Partner commercial buildouts. Brand: warm ink, paper, sand, brass, deep green. Playfair Display + Archivo, matching reopartner.com. */
:root{
  --ink:#17150f; --ink-2:#26231a; --citrus:#c9a265; --citrus-dark:#8a6630; --sky:#e7e1d6; --sky-2:#f3efe7;
  --white:#fff; --text:#17150f; --muted:#6e6759; --line:#d9d2c2; --sea:#3f6b54;
  --serif:"Playfair Display",Georgia,"Times New Roman",serif;
  --sans:"Archivo",system-ui,-apple-system,"Segoe UI",Roboto,sans-serif;
  --wrap:1280px; --gap:clamp(16px,3vw,32px); --section:clamp(56px,8vw,104px);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:96px}
body{margin:0;font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--text);background:#faf8f5;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--sea)}
h1,h2,h3{margin:0;text-wrap:balance}
h1,h2{font-family:var(--serif);font-weight:400;line-height:1.12;letter-spacing:.005em}
h1{font-size:clamp(2.1rem,4.6vw,3.5rem)}
h2{font-size:clamp(1.7rem,3.2vw,2.5rem)}
h3{font-size:1.08rem;font-weight:700;line-height:1.3}
p{margin:0}
ul,ol{margin:0;padding:0;list-style:none}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:20px}
.narrow{max-width:820px}
section{padding-block:var(--section)}
.section-lede{color:var(--muted);max-width:62ch;margin-top:14px;font-size:1.08rem}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:100}
.skip:focus{left:8px;top:8px}
:focus-visible{outline:3px solid var(--sea);outline-offset:2px}
.topbar{display:flex;justify-content:center;gap:8px;background:var(--citrus);color:var(--ink);text-align:center;font-size:.74rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;padding:8px 16px;white-space:nowrap;overflow:hidden}
.topbar .t2::before,.topbar .t3::before{content:"\2022";margin-right:8px}
@media (max-width:1100px){.topbar .t2{display:none}}
.topbar .t1s{display:none}
@media (max-width:640px){.topbar .t3{display:none}.topbar .t1{display:none}.topbar .t1s{display:inline}}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font-family:var(--sans);font-weight:700;font-size:1rem;line-height:1;padding:15px 24px;border-radius:4px;border:2px solid transparent;text-decoration:none;cursor:pointer;transition:background .15s,transform .15s}
.btn-primary{background:var(--citrus);color:var(--ink)}
.btn-primary:hover{background:#b89153}
.btn-ghost{background:transparent;color:var(--white);border-color:rgba(255,255,255,.5)}
.btn-block{width:100%}
.btn:active{transform:translateY(1px)}

/* Header */
.wide{max-width:var(--wrap)}
.site-header{position:sticky;top:0;z-index:50;background:var(--ink);color:#fff}
.bar{display:flex;align-items:center;justify-content:space-between;gap:20px;min-height:76px}
.logo{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink);flex:none}
.logo img{width:44px;height:44px;flex:none}
.wm{display:flex;flex-direction:column;line-height:1}
.wm em{font-family:var(--serif);font-style:normal;text-transform:uppercase;letter-spacing:.08em;font-size:1.06rem}
.wm s{text-decoration:none;font-weight:600;font-size:.6rem;letter-spacing:.42em;margin-top:5px}
.logo.on-dark{color:var(--white)}
.logo.on-dark .wm s{color:var(--citrus)}
.nav > ul{display:flex;align-items:center;gap:2px}
.nav > ul > li{position:relative}
.nav > ul > li > a{display:flex;align-items:center;gap:5px;padding:28px 11px;color:#fff;text-decoration:none;font-weight:700;font-size:.8rem;letter-spacing:.09em;text-transform:uppercase;white-space:nowrap}
.nav > ul > li > a svg{width:14px;height:14px;fill:none;stroke:currentColor;stroke-width:2.4;stroke-linecap:round;stroke-linejoin:round;transition:transform .2s}
.nav > ul > li:hover > a,.nav > ul > li:focus-within > a{color:var(--citrus)}
.has-sub > ul{position:absolute;left:0;top:100%;min-width:260px;background:#fff;border-top:3px solid var(--citrus);box-shadow:0 18px 40px rgba(0,0,0,.25);padding:8px 0;opacity:0;visibility:hidden;transform:translateY(8px);transition:opacity .2s,transform .2s,visibility .2s}
.has-sub:hover > ul,.has-sub:focus-within > ul{opacity:1;visibility:visible;transform:none}
.has-sub:hover > a svg{transform:rotate(180deg)}
.has-sub > ul a{display:block;padding:10px 20px;color:var(--ink);text-decoration:none;font-weight:600;font-size:.93rem}
.has-sub > ul a:hover,.has-sub > ul a:focus-visible{background:var(--sky-2);color:var(--sea)}
.bar-cta{display:flex;align-items:center;gap:18px;flex:none}
.bar-cta .btn{padding:13px 20px;font-size:.85rem;text-transform:uppercase;letter-spacing:.08em;font-weight:800}
.tel{display:flex;flex-direction:column;color:#fff;text-decoration:none;white-space:nowrap;line-height:1.2}
.tel strong{font-size:1.1rem}
.tel span{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--citrus)}
.menu-btn{display:none;flex-direction:column;justify-content:center;gap:5px;width:44px;height:44px;padding:10px;background:none;border:0;cursor:pointer;margin-left:auto}
.menu-btn span{display:block;height:2px;background:#fff;transition:transform .25s,opacity .25s}
.menu-btn[aria-expanded=true] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.menu-btn[aria-expanded=true] span:nth-child(2){opacity:0}
.menu-btn[aria-expanded=true] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}
@media (max-width:1240px){
  .menu-btn{display:flex}
  .bar{flex-wrap:wrap;gap:0 12px;min-height:66px}
  .nav{display:none;order:5;flex-basis:100%;max-height:calc(100vh - 110px);overflow-y:auto;border-top:1px solid #403a2e;padding-bottom:16px}
  .nav.open{display:block}
  .nav > ul{flex-direction:column;align-items:stretch;gap:0}
  .nav > ul > li > a{padding:14px 4px;font-size:.9rem;justify-content:space-between}
  .has-sub > ul{position:static;opacity:1;visibility:visible;transform:none;box-shadow:none;border-top:0;background:transparent;padding:0 0 8px 12px;min-width:0}
  .has-sub > ul a{color:#d9d2c2;padding:8px 4px;font-weight:500}
  .has-sub > ul a:hover{background:transparent;color:#fff}
  .has-sub > a svg{display:none}
}
@media (max-width:560px){.bar-cta{display:none}}

/* Hero */
.hero{position:relative;background:var(--ink);color:var(--white);padding-block:clamp(48px,6vw,96px);overflow:hidden;isolation:isolate;display:flex;flex-direction:column;justify-content:center;min-height:min(88vh,1000px)}
.hero-bg{position:absolute;inset:0;z-index:-2}
.hero-bg img{width:100%;height:100%;object-fit:cover}
.hero::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(23,21,15,.95) 0%,rgba(23,21,15,.86) 34%,rgba(23,21,15,.3) 62%,rgba(23,21,15,.1) 100%)}
.hero-grid{width:100%;display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:clamp(32px,6vw,110px);align-items:center}
.hero-copy{display:flex;flex-direction:column;gap:26px;min-width:0}
.eyebrow{font-size:.85rem;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--citrus)}
.hero h1{text-transform:uppercase;font-size:clamp(2rem,4.1vw,3.5rem);line-height:1.08;letter-spacing:.02em}
.hero h1 span{color:var(--citrus)}
.hero-services{font-size:.84rem;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:#efeade;white-space:nowrap}
@media (max-width:1180px){.hero-services{white-space:normal}}
.badges{display:grid;grid-template-columns:repeat(3,max-content);gap:18px 36px}
@media (max-width:1180px){.badges{grid-template-columns:repeat(2,max-content)}}
@media (max-width:560px){.badges{grid-template-columns:minmax(0,1fr)}}
.badges li{display:flex;align-items:center;gap:12px}
.badges svg{width:32px;height:32px;flex:none;fill:none;stroke:var(--citrus);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round}
.badges span{display:flex;flex-direction:column;font-size:.8rem;line-height:1.3;color:#e2dccd}
.badges strong{font-size:1rem;font-weight:800;color:#fff;font-variant-numeric:lining-nums tabular-nums}
.hero-cta{display:flex;flex-wrap:wrap;gap:12px}
.hero-cta .btn{padding:18px 28px;text-transform:uppercase;letter-spacing:.06em;font-size:.95rem}
.ticks{display:flex;flex-wrap:wrap;gap:8px 24px;font-size:.95rem;color:#e2dccd}
.ticks li{padding-left:24px;position:relative}
.ticks li::before{content:"";position:absolute;left:0;top:.42em;width:12px;height:7px;border-left:2px solid var(--citrus);border-bottom:2px solid var(--citrus);transform:rotate(-45deg)}
.hero-tag{font-size:.85rem;color:#e2dccd;line-height:1.4}
.hero-tag strong{color:#fff;font-size:1rem}
.hero-tag em{font-style:normal;background:var(--citrus);color:var(--ink);font-size:.68rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;padding:3px 7px;border-radius:2px;margin-left:6px;vertical-align:middle}
.caption{font-size:.85rem;color:var(--muted);margin-top:8px}

/* Estimate form */
.estimate{background:var(--white);color:var(--ink);padding:clamp(22px,2.6vw,32px);display:flex;flex-direction:column;gap:11px;min-width:0;box-shadow:0 20px 50px rgba(0,0,0,.3)}
.estimate .et{font-family:var(--serif);font-weight:400;line-height:1.12;font-size:clamp(1.35rem,2vw,1.6rem);text-transform:uppercase;letter-spacing:.03em}
.estimate .et span{color:var(--citrus-dark)}
.form-intro{color:var(--muted);font-size:.92rem;margin-bottom:2px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.field{position:relative}
.field svg{position:absolute;left:14px;top:50%;width:18px;height:18px;transform:translateY(-50%);fill:none;stroke:#8d8475;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;pointer-events:none}
.field input,.field select{width:100%;font:inherit;font-size:.95rem;padding:11px 14px 11px 44px;border:1px solid #cdc5b4;border-radius:2px;background:var(--white);color:var(--ink);appearance:none}
.field select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%237d8f97' stroke-width='2' stroke-linecap='round'%3E%3Cpath d='M6 9l6 6 6-6'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 12px center;background-size:16px;padding-right:38px}
.field input::placeholder{color:#948b7b}
.field input:focus,.field select:focus{outline:3px solid var(--sky);border-color:var(--sea)}
.estimate .btn{padding:15px;text-transform:uppercase;letter-spacing:.08em;font-size:.95rem;font-weight:800;border-radius:2px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-status{font-weight:600;font-size:.95rem}
.form-status:empty{display:none}
.form-status.err{color:#a3261d}
.form-status.ok{color:#1d6b43}
.secure{display:flex;align-items:center;justify-content:center;gap:8px;font-size:.85rem;color:var(--ink-2)}
.secure svg{width:17px;height:17px;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}
.form-note{font-size:.74rem;color:var(--muted);text-align:center;line-height:1.5}
.form-note a{color:var(--ink)}
.estimate.sent > :not(.form-status):not(h2){display:none}

/* Plain text pages */
.doc{padding-block:clamp(40px,6vw,80px)}
.doc .wrap{display:flex;flex-direction:column;gap:16px}
.doc h1{font-size:clamp(1.9rem,3.6vw,2.8rem);margin-bottom:8px}
.doc h2{font-size:1.4rem;margin-top:18px}
.doc ul{list-style:disc;padding-left:22px;display:flex;flex-direction:column;gap:6px}
.doc p,.doc li{max-width:none}
.doc .updated{color:var(--muted);font-size:.9rem}

.label{font-family:var(--sans);font-size:.8rem;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--sea);margin-bottom:10px}

/* Owner */
.owner-grid{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:clamp(28px,5vw,72px);align-items:center}
.owner-grid img{border-radius:4px;width:100%;max-width:none;aspect-ratio:3/4;object-fit:cover}
.owner-grid > div{display:flex;flex-direction:column;gap:16px;align-items:flex-start;min-width:0}
.owner p{max-width:60ch}
.checks{display:flex;flex-direction:column;gap:8px}
.checks li{padding-left:28px;position:relative;font-weight:600}
.checks li::before{content:"";position:absolute;left:0;top:.45em;width:14px;height:8px;border-left:3px solid var(--citrus-dark);border-bottom:3px solid var(--citrus-dark);transform:rotate(-45deg)}
.sig{font-family:var(--serif);font-size:1.2rem;display:flex;flex-direction:column}
.sig span{font-family:var(--sans);font-size:.85rem;color:var(--muted)}

/* Stats band: light, so it reads as its own strip under the dark hero */
.stats{background:var(--sky);color:var(--ink);padding-block:clamp(36px,4.5vw,56px);border-top:4px solid var(--citrus)}
.stats ul{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:28px 0;text-align:center}
.stats li{display:flex;flex-direction:column;gap:10px;align-items:center;justify-content:flex-start;min-width:0;padding-inline:12px;border-left:1px solid #cfc7b5}
.stats li:first-child{border-left:0}
.stats li strong{display:flex;align-items:center;justify-content:center;height:2.6rem;font-family:var(--sans);font-weight:800;font-size:clamp(1.7rem,2.5vw,2.25rem);white-space:nowrap;line-height:1;color:var(--ink);font-variant-numeric:lining-nums tabular-nums;letter-spacing:-.01em}
.stats li span{display:block;min-height:2.9em;font-size:.78rem;font-weight:600;line-height:1.45;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);max-width:13ch}
@media (max-width:1000px){.stats ul{grid-template-columns:repeat(3,minmax(0,1fr))}.stats li:nth-child(4){border-left:0}}
@media (max-width:760px){.stats li{border-left:0}}
@media (max-width:560px){.stats ul{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* Services */
.services{background:var(--sky-2)}
.svc{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:4px;margin-top:36px}
.svc li{min-width:0}
.svc a{position:relative;display:block;aspect-ratio:4/3;overflow:hidden;background:var(--ink);color:#fff;text-decoration:none;transition:transform .35s cubic-bezier(.2,.7,.2,1),box-shadow .35s}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.svc a::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,21,15,0) 40%,rgba(23,21,15,.45) 62%,rgba(23,21,15,.92) 100%);transition:background .35s}
.svc a::before{content:"";position:absolute;inset:0;z-index:2;border:3px solid var(--citrus);opacity:0;transition:opacity .3s;pointer-events:none}
.svc div{position:absolute;left:0;right:0;bottom:0;z-index:1;padding:22px;display:flex;flex-direction:column;gap:6px;transform:translateY(34px);transition:transform .35s cubic-bezier(.2,.7,.2,1)}
.svc div::before{content:"";width:44px;height:3px;background:var(--citrus);margin-bottom:6px;transition:width .35s cubic-bezier(.2,.7,.2,1)}
.svc h3{font-family:var(--serif);font-weight:400;font-size:1.3rem;text-transform:uppercase;letter-spacing:.04em;line-height:1.15;text-shadow:0 1px 8px rgba(0,0,0,.5)}
.svc p{font-size:.92rem;color:#efeade}
.go{display:inline-flex;align-items:center;gap:8px;margin-top:6px;height:22px;font-size:.82rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:var(--citrus);opacity:0;transition:opacity .3s}
.go svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2.2;stroke-linecap:round;stroke-linejoin:round;transition:transform .35s}
.svc a:hover,.svc a:focus-visible{transform:translateY(-6px);box-shadow:0 18px 36px rgba(23,21,15,.35);z-index:3}
.svc a:hover img,.svc a:focus-visible img{transform:scale(1.1)}
.svc a:hover::after,.svc a:focus-visible::after{background:linear-gradient(180deg,rgba(23,21,15,.25) 0%,rgba(23,21,15,.7) 50%,rgba(23,21,15,.95) 100%)}
.svc a:hover::before,.svc a:focus-visible::before{opacity:1}
.svc a:hover div,.svc a:focus-visible div{transform:none}
.svc a:hover div::before,.svc a:focus-visible div::before{width:84px}
.svc a:hover .go,.svc a:focus-visible .go{opacity:1}
.svc a:hover .go svg{transform:translateX(5px)}
.svc a:active{transform:translateY(-2px)}
@media (hover:none){.svc div{transform:none}.go{opacity:1}}
@media (max-width:1000px){.svc{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:520px){.svc{grid-template-columns:minmax(0,1fr)}.svc a{aspect-ratio:16/10}}
@media (prefers-reduced-motion:reduce){.svc a,.svc img,.svc div,.go,.go svg{transition:none}.svc a:hover,.svc a:hover img{transform:none}}

/* Work */
.pcards{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:var(--gap);margin-top:36px}
.pcards li{min-width:0;display:flex}
.pcards a{display:flex;flex-direction:column;width:100%;background:var(--white);border:1px solid var(--line);color:var(--ink);text-decoration:none;transition:transform .3s,box-shadow .3s,border-color .3s}
.pcards img{width:100%;aspect-ratio:3/2;object-fit:cover}
.pcards div{padding:22px;display:flex;flex-direction:column;gap:8px;flex:1}
.pcards h3{font-family:var(--serif);font-weight:400;font-size:1.2rem;text-transform:uppercase;letter-spacing:.03em;line-height:1.25}
.pcards p{color:var(--muted);font-size:.95rem}
.pcards .more{margin-top:auto;padding-top:10px}
.pcards a:hover,.pcards a:focus-visible{transform:translateY(-5px);box-shadow:0 16px 32px rgba(23,21,15,.16);border-color:var(--citrus)}
.more{display:inline-flex;align-items:center;gap:8px;font-size:.82rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;color:#8a6630}
.more svg,.btn svg,.textlink svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:2.2;stroke-linecap:round;stroke-linejoin:round;transition:transform .3s}
a:hover .more svg,.btn:hover svg,.textlink:hover svg{transform:translateX(5px)}
.center{display:flex;justify-content:center;margin-top:36px}
.btn-outline{background:transparent;color:var(--ink);border-color:var(--ink);text-transform:uppercase;letter-spacing:.08em;font-size:.9rem}
.btn-outline:hover{background:var(--ink);color:#fff}
.work{background:var(--sky-2)}

/* Dark banners */
.banner-sec{padding-block:clamp(40px,5vw,72px)}
.banner{position:relative;display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);background:var(--ink);color:#fff;overflow:hidden}
.banner-copy{padding:clamp(28px,4.5vw,64px);display:flex;flex-direction:column;gap:18px;align-items:flex-start;justify-content:center;min-width:0;position:relative;z-index:1}
.banner .eyebrow,.guide .eyebrow{display:flex;align-items:center;gap:8px}
.banner .eyebrow svg,.guide .eyebrow svg{width:18px;height:18px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linejoin:round}
.banner h2,.guide h2{text-transform:uppercase;font-size:clamp(1.6rem,3vw,2.5rem);letter-spacing:.02em}
.banner h2 span,.guide h2 span{color:var(--citrus)}
.banner p,.guide p{color:#e2dccd;max-width:60ch}
.banner .btn,.guide .btn{text-transform:uppercase;letter-spacing:.08em;font-size:.92rem;padding:16px 24px}
.fine{white-space:nowrap;font-size:.76rem !important;letter-spacing:.14em;text-transform:uppercase;color:#b5ac9b !important}
.banner-photo > img{width:100%;height:100%;object-fit:cover;min-height:260px;-webkit-mask-image:linear-gradient(90deg,transparent 0,#000 35%);mask-image:linear-gradient(90deg,transparent 0,#000 35%)}
.banner-cta{display:flex;flex-wrap:wrap;align-items:center;gap:14px 28px}
.textlink{display:inline-flex;align-items:center;gap:8px;color:#fff;font-weight:800;font-size:.9rem;letter-spacing:.08em;text-transform:uppercase;text-decoration:none}
.banner-person{grid-template-columns:minmax(0,1.4fr) minmax(0,1fr)}
.banner-person figure{margin:0;position:relative;min-height:420px}
.banner-person img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 18%;-webkit-mask-image:linear-gradient(90deg,transparent 0,#000 34%);mask-image:linear-gradient(90deg,transparent 0,#000 34%)}
.banner-person figure::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(23,21,15,.5) 0,transparent 30%)}
.banner-room img{object-position:50% 50%}
.banner-person figcaption{position:absolute;right:20px;bottom:16px;z-index:1;background:rgba(23,21,15,.85);border-left:3px solid var(--citrus);color:#fff;font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;padding:8px 14px}

/* Why choose */
.why{background:var(--sky-2);padding-block:clamp(48px,6vw,88px)}
.why h2{text-transform:uppercase;font-size:clamp(1.6rem,3vw,2.4rem);letter-spacing:.02em}
.why h2::before,.plan h2::before{content:"";display:block;width:56px;height:4px;background:var(--citrus);margin-bottom:18px}
.why-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(28px,5vw,72px);align-items:center;margin-top:36px}
.why-list{display:flex;flex-direction:column;gap:20px}
.why-list li{display:flex;gap:14px;align-items:flex-start;font-size:1.08rem}
.why-list svg{width:26px;height:26px;flex:none;fill:none;stroke:var(--citrus-dark);stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round;margin-top:1px}
.why-grid img{width:100%;aspect-ratio:4/3;object-fit:cover}

/* Guide */
.guide{background:var(--ink);color:#fff}
.guide-grid{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr);gap:clamp(28px,5vw,72px);align-items:center}
.guide-copy{display:flex;flex-direction:column;gap:18px;align-items:flex-start;min-width:0}
.guide-tiles{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:16px}
.guide-tiles li{min-width:0;display:flex}
.guide-tiles a{display:flex;flex-direction:column;gap:6px;width:100%;padding:22px;border:1px solid #403a2e;background:rgba(255,255,255,.03);color:#fff;text-decoration:none;transition:border-color .3s,background .3s,transform .3s}
.guide-tiles a:hover,.guide-tiles a:focus-visible{border-color:var(--citrus);background:rgba(255,255,255,.07);transform:translateY(-3px)}
.guide-tiles svg,.plan-cards svg:not(.more svg){width:30px;height:30px;fill:none;stroke:var(--citrus);stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;margin-bottom:6px}
.guide-tiles h3{text-transform:uppercase;letter-spacing:.04em;font-size:.98rem}
.guide-tiles p{font-size:.88rem;color:#b5ac9b}

/* Plan your project */
.plan h2{text-transform:uppercase;font-size:clamp(1.6rem,3vw,2.4rem);letter-spacing:.02em}
.plan-cards{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:var(--gap);margin-top:36px}
.plan-cards li{min-width:0;display:flex}
.plan-cards a{display:flex;flex-direction:column;gap:10px;width:100%;padding:28px;border:1px solid var(--line);color:var(--ink);text-decoration:none;transition:transform .3s,box-shadow .3s,border-color .3s}
.plan-cards a:hover,.plan-cards a:focus-visible{transform:translateY(-5px);box-shadow:0 16px 32px rgba(23,21,15,.14);border-color:var(--citrus)}
.plan-cards svg:not(.more svg){stroke:var(--citrus-dark)}
.plan-cards h3{font-family:var(--serif);font-weight:400;text-transform:uppercase;letter-spacing:.04em;font-size:1.1rem}
.plan-cards p{color:var(--muted);font-size:.95rem}
.plan-cards .more{margin-top:auto;padding-top:6px}
@media (max-width:1000px){.fine{white-space:normal}.pcards,.plan-cards{grid-template-columns:repeat(2,minmax(0,1fr))}.banner,.why-grid,.guide-grid{grid-template-columns:minmax(0,1fr)}.banner-photo > img{max-height:260px;-webkit-mask-image:none;mask-image:none}.banner-person figure{min-height:340px}.banner-person img{-webkit-mask-image:none;mask-image:none;object-position:50% 12%}}
@media (max-width:560px){.pcards,.plan-cards,.guide-tiles{grid-template-columns:minmax(0,1fr)}}
@media (prefers-reduced-motion:reduce){.pcards a,.plan-cards a,.guide-tiles a,.more svg{transition:none}}

/* Process */
.process{background:var(--ink);color:#fff}
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:var(--gap);margin-top:36px}
.steps li{border-top:3px solid var(--citrus);padding-top:20px;display:flex;flex-direction:column;gap:8px;min-width:0}
.steps svg{width:34px;height:34px;fill:none;stroke:var(--citrus);stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;margin-bottom:4px}
.steps p{color:#d9d2c2;font-size:.95rem}

/* Florida facts */
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));gap:var(--gap);margin-top:36px}
.facts div{border-left:3px solid var(--citrus);padding-left:18px;display:flex;flex-direction:column;gap:6px;min-width:0}
.facts p{color:var(--muted);font-size:.97rem}

/* FAQ */
.faq{background:var(--sky-2)}
.faq h2{margin-bottom:28px}
.faq-grid{display:block;border-top:1px solid var(--line)}
.faq-col{min-width:0}
details{border-bottom:1px solid var(--line)}
summary{cursor:pointer;font-weight:700;font-size:1.06rem;padding:18px 36px 18px 0;list-style:none;position:relative}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";position:absolute;right:4px;top:50%;transform:translateY(-50%);font-size:1.5rem;font-weight:400;color:var(--sea)}
details[open] summary::after{content:"\2212"}
details p{padding-bottom:20px;color:var(--ink-2)}

/* Areas */
.areas{background:var(--sky-2)}
.area-cols{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:var(--gap);margin-top:30px}
.area-cols h3{font-size:.8rem;letter-spacing:.18em;text-transform:uppercase;color:var(--sea);margin-bottom:12px}
.area-cols ul{columns:2;column-gap:24px}
.area-cols li{padding-block:4px;break-inside:avoid}

/* Closing */
.closing{background:var(--citrus);color:var(--ink);text-align:center}
.closing .wrap{display:flex;flex-direction:column;gap:16px;align-items:center}
.closing .btn-primary{background:var(--ink);color:#fff}
.closing .btn-primary:hover{background:var(--ink-2)}

/* Footer */
.site-footer{background:var(--ink);color:#d9d2c2;padding-block:64px 96px;font-size:.95rem;border-top:4px solid var(--citrus)}
.foot-top{display:grid;grid-template-columns:minmax(0,300px) minmax(0,1fr);gap:clamp(32px,5vw,72px)}
.foot-brand{display:flex;flex-direction:column;gap:18px;align-items:flex-start}
.foot-facts{display:flex;flex-direction:column;gap:6px;font-size:.9rem;color:#efeade}
.foot-cols{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px 28px}
.site-footer .foot-h{font-family:var(--sans);font-size:.78rem;font-weight:800;letter-spacing:.18em;text-transform:uppercase;color:var(--citrus);margin-bottom:14px}
.site-footer li{padding-block:4px}
.site-footer a{color:#efeade;text-decoration:none}
.site-footer a:hover{color:#fff;text-decoration:underline}
.site-footer .btn-primary,.site-footer .btn-primary:hover{color:var(--ink);text-decoration:none}
.legal{margin-top:48px;padding-top:24px;border-top:1px solid #403a2e;display:flex;flex-direction:column;gap:14px;font-size:.85rem}
.legal > p a{text-decoration:underline}
.legal-row{display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px 24px}
.legal-row ul{display:flex;flex-wrap:wrap;gap:6px 22px}
.legal-row li{padding:0}
.sticky-cta{display:none}

@media (max-width:900px){
  .hero-grid,.owner-grid{grid-template-columns:minmax(0,1fr)}
  .hero::before{background:linear-gradient(180deg,rgba(23,21,15,.95) 0%,rgba(23,21,15,.87) 35%,rgba(23,21,15,.55) 68%,rgba(23,21,15,.26) 100%)}
  .gallery{grid-template-columns:minmax(0,1fr)}
  .gallery .wide{grid-column:auto}
  .gallery .wide img{aspect-ratio:3/2}
  .foot-top{grid-template-columns:minmax(0,1fr)}
  .sticky-cta{display:flex;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--ink);padding:10px 16px calc(10px + env(safe-area-inset-bottom,0px))}
  .sticky-cta .btn{flex:1;padding:14px 12px}
}
@media (max-width:640px){.foot-cols{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.btn{transition:none}}

/* ---------- Interior pages ---------- */
.crumbs{background:var(--ink);color:#aaa190;font-size:.82rem;border-top:1px solid #26231a}
.crumbs ol{display:flex;flex-wrap:wrap;gap:6px;padding-block:10px}
.crumbs li+li::before{content:"/";margin-right:6px;color:#6e6759}
.crumbs a{color:#d9d2c2;text-decoration:none}
.crumbs a:hover{color:#fff;text-decoration:underline}
.crumbs [aria-current]{color:var(--citrus)}
.phero{background:var(--ink);color:#fff;padding-block:clamp(40px,5vw,80px)}
.phero-grid{display:grid;grid-template-columns:minmax(0,1fr);gap:clamp(28px,4vw,64px);align-items:center}
.phero.has-img .phero-grid{grid-template-columns:minmax(0,1.25fr) minmax(0,.75fr)}
.phero-copy{display:flex;flex-direction:column;gap:18px;align-items:flex-start;min-width:0}
.phero h1{text-transform:uppercase;font-size:clamp(1.9rem,3.6vw,3rem);letter-spacing:.02em;line-height:1.08}
.phero .lede{font-size:1.12rem;color:#e2dccd;max-width:62ch}
.phero img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:2px}
@media (max-width:860px){.phero.has-img .phero-grid{grid-template-columns:minmax(0,1fr)}}
.stats.slim{padding-block:clamp(24px,3vw,40px)}
.stats.slim ul{grid-template-columns:repeat(auto-fit,minmax(170px,1fr))}
.stats.slim li strong{white-space:normal}
.stats.slim li strong{font-size:clamp(1.4rem,2vw,1.9rem);height:2.1rem}
.stats.slim li span{min-height:0}
.qa-block{background:var(--sky);padding-block:clamp(28px,4vw,48px)}
.qa-block p{font-size:1.1rem;max-width:none}
.prose{padding-block:clamp(40px,5vw,72px)}
.prose .wrap > h2{text-transform:uppercase;font-size:clamp(1.5rem,2.6vw,2.1rem);letter-spacing:.02em;margin-top:44px}
.prose .wrap > h2:first-child{margin-top:0}
.prose .wrap > h2::before{content:"";display:block;width:56px;height:4px;background:var(--citrus);margin-bottom:16px}
.prose h3{font-family:var(--serif);font-weight:400;font-size:1.3rem;margin-top:28px}
.prose p,.prose li{max-width:78ch}
.prose .wrap > p,.prose .wrap > ul,.prose .wrap > ol,.prose h3{margin-top:14px}
.prose ul{list-style:disc;padding-left:22px;display:flex;flex-direction:column;gap:8px}
.prose ol{list-style:decimal;padding-left:22px;display:flex;flex-direction:column;gap:8px}
.prose a{color:var(--sea)}
.prose strong{color:var(--ink)}
.note{border-left:4px solid var(--citrus);background:var(--sky-2);padding:16px 20px;margin-top:18px;max-width:none}
.note p{max-width:78ch}
.tbl{overflow-x:auto;margin-top:20px}
.tbl table{border-collapse:collapse;width:100%;font-size:.97rem;background:var(--white)}
.tbl caption{text-align:left;font-weight:700;padding-bottom:10px}
.tbl th{background:var(--ink);color:#fff;text-align:left;padding:12px 14px;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;white-space:nowrap}
.tbl td{border:1px solid var(--line);padding:12px 14px;vertical-align:top}
.tbl tbody tr:nth-child(even){background:var(--sky-2)}
.tbl td:first-child{font-weight:600}
.cta-form{background:var(--ink);color:#fff;padding-block:clamp(48px,6vw,88px)}
.cta-grid{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:clamp(28px,5vw,88px);align-items:center}
.cta-copy{display:flex;flex-direction:column;gap:18px;min-width:0}
.cta-copy .cta-h,.cta-copy h2{font-family:var(--serif);line-height:1.12;text-transform:uppercase;font-size:clamp(1.7rem,3vw,2.5rem)}
.cta-copy .cta-h span,.cta-copy h2 span{color:var(--citrus)}
.cta-copy p{color:#e2dccd;max-width:56ch}
@media (max-width:900px){.cta-grid{grid-template-columns:minmax(0,1fr)}}
.related{background:var(--sky-2);padding-block:clamp(36px,4vw,56px)}
.related .rel-h{font-family:var(--serif);font-size:1.3rem;margin-bottom:18px}
.related ul{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:12px}
.related a{display:flex;align-items:center;justify-content:space-between;gap:10px;background:var(--white);border:1px solid var(--line);padding:14px 18px;color:var(--ink);text-decoration:none;font-weight:600;transition:border-color .2s,transform .2s}
.related a:hover{border-color:var(--citrus);transform:translateY(-2px)}
.related svg{width:18px;height:18px;flex:none;fill:none;stroke:var(--citrus-dark);stroke-width:2.2;stroke-linecap:round;stroke-linejoin:round}
.gal{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:var(--gap);margin-top:24px}
.gal figure{margin:0;min-width:0}
.gal img{width:100%;aspect-ratio:3/2;object-fit:cover}
.gal figcaption{font-size:.88rem;color:var(--muted);margin-top:8px}
.svc-two{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:var(--gap);margin-top:24px}
.svc-two > div{border:1px solid var(--line);background:var(--white);padding:24px;min-width:0}
.svc-two h3{margin-top:0 !important}
.post-meta{color:var(--muted);font-size:.9rem}
.post-hero{width:100%;aspect-ratio:21/9;object-fit:cover;margin-top:22px}
.blog-list{display:grid;grid-template-columns:repeat(auto-fill,minmax(320px,1fr));gap:var(--gap);margin-top:36px}
.blog-list li{min-width:0;display:flex}
.blog-list a{display:flex;flex-direction:column;width:100%;background:var(--white);border:1px solid var(--line);color:var(--ink);text-decoration:none;transition:transform .3s,box-shadow .3s,border-color .3s}
.blog-list img{width:100%;aspect-ratio:16/9;object-fit:cover}
.blog-list div{padding:20px;display:flex;flex-direction:column;gap:8px;flex:1}
.blog-list h2{font-size:1.15rem;font-family:var(--serif);font-weight:400;text-transform:none;letter-spacing:0}
.blog-list p{color:var(--muted);font-size:.93rem}
.blog-list .more{margin-top:auto;padding-top:8px}
.blog-list a:hover{transform:translateY(-4px);box-shadow:0 14px 28px rgba(23,21,15,.14);border-color:var(--citrus)}

/* Cookie notice */
.cookie-note{position:fixed;left:16px;bottom:16px;z-index:80;max-width:380px;background:var(--ink);color:#e2dccd;border:1px solid #403a2e;border-top:3px solid var(--citrus);box-shadow:0 18px 40px rgba(23,21,15,.45);padding:18px 20px;display:flex;flex-direction:column;gap:12px;font-size:.9rem;line-height:1.5}
.cookie-note a{color:var(--citrus)}
.cookie-note .btn{align-self:flex-start;padding:10px 22px;font-size:.85rem}
.cookie-note[hidden]{display:none}
@media (max-width:900px){.cookie-note{left:10px;right:10px;max-width:none;bottom:calc(74px + env(safe-area-inset-bottom,0px))}}

/* Estimate popup */
.modal-wrap{position:fixed;inset:0;z-index:100;display:flex;align-items:center;justify-content:center;padding:20px}
.modal-wrap[hidden]{display:none}
.modal-overlay{position:absolute;inset:0;background:rgba(23,21,15,.78);-webkit-backdrop-filter:blur(3px);backdrop-filter:blur(3px)}
.modal-card{position:relative;z-index:1;width:min(460px,100%);max-height:calc(100vh - 40px);overflow:auto;animation:modal-in .28s cubic-bezier(.2,.7,.2,1)}
.modal-card .estimate{border-top:4px solid var(--citrus);box-shadow:0 30px 80px rgba(0,0,0,.55)}
.modal-x{position:absolute;top:8px;right:8px;z-index:2;width:38px;height:38px;border:0;border-radius:3px;background:transparent;color:var(--muted);font-size:1.6rem;line-height:1;cursor:pointer}
.modal-x:hover{background:var(--sky-2);color:var(--ink)}
@keyframes modal-in{from{opacity:0;transform:translateY(16px) scale(.98)}to{opacity:1;transform:none}}
@media (max-width:560px){.modal-wrap{padding:0;align-items:flex-end}.modal-card{width:100%;max-height:94vh}.modal-card .estimate{padding-bottom:calc(22px + env(safe-area-inset-bottom,0px))}}
@media (prefers-reduced-motion:reduce){.modal-card{animation:none}}