:root {
  color-scheme: light;
  --navy: #103d63;
  --navy-deep: #0a2d49;
  --green: #218443;
  --green-dark: #176d35;
  --white: #fff;
  --paper: #f5f7f8;
  --ink: #172b3a;
  --muted: #586d79;
  --line: #d7e0e4;
  --line-light: rgba(255, 255, 255, .2);
  --font: "DM Sans", "Avenir Next", Avenir, Arial, sans-serif;
  --wrap: 1240px;
  --gutter: clamp(22px, 4vw, 52px);
  --section: clamp(76px, 9.2vw, 132px);
  --ease: cubic-bezier(.2, 0, 0, 1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 88px; }
body {
  margin: 0;
  background: var(--white);
  color: var(--ink);
  font-family: var(--font);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
body, button, input, select, textarea { font-family: var(--font); }
img { display: block; max-width: 100%; }
a { color: inherit; }
button, input, select, textarea { font: inherit; }
button, a { -webkit-tap-highlight-color: transparent; }
button:focus-visible, a:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible, summary:focus-visible {
  outline: 3px solid rgba(33, 132, 67, .72);
  outline-offset: 3px;
}
::selection { color: var(--white); background: var(--green); }
.wrap { width: min(var(--wrap), calc(100% - var(--gutter) * 2)); margin-inline: auto; }
.section-space { padding-block: var(--section); }
.skip-link {
  position: fixed; z-index: 20; top: 10px; left: 10px; padding: 10px 14px;
  color: var(--white); background: var(--navy); transform: translateY(-160%);
}
.skip-link:focus { transform: translateY(0); }

.site-header {
  position: sticky; z-index: 15; top: 0; background: rgba(255, 255, 255, .97);
  border-bottom: 1px solid rgba(16, 61, 99, .1); backdrop-filter: blur(14px);
}
.header-inner { min-height: 82px; display: flex; align-items: center; justify-content: space-between; gap: 30px; }
.brand { display: inline-flex; align-items: center; flex: 0 0 auto; text-decoration: none; }
.brand-logo { width: 68px; height: 68px; object-fit: cover; object-position: center; }
.primary-nav { display: flex; align-items: center; gap: clamp(18px, 2.25vw, 34px); }
.primary-nav > a:not(.button) {
  position: relative; color: #355064; font-size: 13px; font-weight: 600; text-decoration: none; white-space: nowrap;
}
.primary-nav > a:not(.button)::after {
  position: absolute; right: 0; bottom: -7px; left: 0; height: 1px; content: "";
  background: var(--green); transform: scaleX(0); transform-origin: left; transition: transform 190ms var(--ease);
}
.primary-nav > a:not(.button):hover::after, .primary-nav > a:not(.button):focus-visible::after { transform: scaleX(1); }
.menu-toggle { display: none; }

.button {
  min-height: 54px; display: inline-flex; align-items: center; justify-content: center; gap: 18px;
  padding: 0 23px; border: 1px solid transparent; border-radius: 2px; color: var(--white);
  background: var(--navy); font-size: 13px; font-weight: 700; line-height: 1.2; text-decoration: none;
  transition: background-color 180ms var(--ease), color 180ms var(--ease), border-color 180ms var(--ease), transform 180ms var(--ease);
}
.button:hover { transform: translateY(-2px); }
.button span { font-size: 17px; transition: transform 180ms var(--ease); }
.button:hover span { transform: translate(2px, -2px); }
.button-green { color: var(--white); background: var(--green); }
.button-green:hover { background: var(--green-dark); }
.button-small { min-height: 45px; gap: 12px; padding-inline: 17px; font-size: 12px; }
.button-outline-light { color: var(--white); background: transparent; border-color: rgba(255,255,255,.55); }
.button-outline-light:hover { color: var(--navy); background: var(--white); border-color: var(--white); }

.hero { position: relative; overflow: hidden; color: var(--white); background: var(--navy); }
.hero-grid { min-height: 660px; display: grid; grid-template-columns: minmax(0, .94fr) minmax(400px, 1.06fr); align-items: center; gap: clamp(48px, 8vw, 118px); padding-block: 74px 84px; }
.hero-copy { position: relative; z-index: 2; padding-block: 10px; animation: enter-up .75s var(--ease) both; }
.eyebrow {
  display: flex; align-items: center; gap: 11px; margin: 0 0 25px; color: var(--green);
  font-size: 11px; font-weight: 700; letter-spacing: .14em; line-height: 1.4; text-transform: uppercase;
}
.eyebrow-mark { width: 21px; height: 2px; display: inline-block; flex: 0 0 auto; background: currentColor; }
.eyebrow-light { color: #a7d7b6; }
.eyebrow-green { color: var(--green); }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-weight: 650; }
h1, h2 { letter-spacing: -.055em; }
.hero h1 { max-width: 680px; margin: 0; font-size: clamp(49px, 5.1vw, 78px); line-height: .99; }
.hero h1 span { color: #b7d9c0; }
.hero-intro { max-width: 510px; margin: 26px 0 0; color: rgba(255,255,255,.78); font-size: clamp(15px, 1.13vw, 17px); line-height: 1.75; }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 28px; margin-top: 34px; }
.text-link { width: fit-content; display: inline-flex; align-items: center; gap: 11px; color: var(--navy); font-size: 13px; font-weight: 700; text-decoration: none; }
.text-link span, .row-link span { transition: transform 180ms var(--ease); }
.text-link:hover span, .row-link:hover span { transform: translate(3px, -2px); }
.text-link-light { color: var(--white); }
.hero-footnote { display: flex; align-items: flex-start; gap: 14px; margin-top: 66px; color: rgba(255,255,255,.9); font-size: 12px; line-height: 1.5; }
.hero-footnote p { margin: 0; }
.hero-footnote p span { color: rgba(255,255,255,.56); font-size: 11px; }
.hero-footnote-rule { width: 31px; height: 1px; margin-top: 8px; background: #81be94; }
.hero-visual { position: relative; min-width: 0; padding: 0 42px 32px 0; animation: enter-up .85s .12s var(--ease) both; }
.hero-photo { position: relative; width: 100%; max-height: 564px; margin: 0; overflow: hidden; background: #dce5e7; }
.hero-photo::after { position: absolute; inset: auto 0 0; height: 34%; content: ""; background: linear-gradient(0deg, rgba(7, 29, 46, .65), transparent); }
.hero-photo img { width: 100%; height: 564px; object-fit: cover; object-position: 54% 38%; transition: transform 700ms var(--ease); }
.hero-visual:hover .hero-photo img { transform: scale(1.025); }
.photo-caption { position: absolute; z-index: 1; top: 20px; right: 24px; left: 24px; display: flex; justify-content: space-between; gap: 12px; color: var(--white); font-size: 10px; letter-spacing: .1em; text-transform: uppercase; }
.photo-caption span { padding: 4px 7px; background: rgba(7, 29, 46, .88); }
.hero-note {
  position: absolute; right: 0; bottom: 0; width: min(320px, 75%); min-height: 98px;
  display: flex; align-items: center; gap: 16px; padding: 19px 22px; color: var(--ink);
  background: var(--white); box-shadow: 0 15px 40px rgba(4, 25, 41, .15);
}
.note-icon { width: 38px; height: 38px; display: grid; flex: 0 0 auto; place-items: center; color: var(--green); border: 1px solid #d5e5d9; }
.note-icon svg { width: 22px; height: 22px; }
.hero-note strong, .hero-note small { display: block; }
.hero-note strong { font-size: 13px; }
.hero-note small { margin-top: 2px; color: var(--muted); font-size: 11px; }
.hero-vertical-label { position: absolute; top: 20px; right: 0; color: rgba(255,255,255,.82); font-size: 9px; letter-spacing: .15em; writing-mode: vertical-rl; }
.hero-bottom-line { position: relative; z-index: 1; display: flex; justify-content: space-between; gap: 20px; padding-block: 15px 19px; border-top: 1px solid rgba(255,255,255,.17); color: rgba(255,255,255,.58); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }

.trust-strip { border-bottom: 1px solid var(--line); background: #fbfcfc; }
.trust-inner { min-height: 138px; display: grid; grid-template-columns: 1.25fr repeat(4, 1fr); align-items: center; gap: 24px; }
.trust-heading { margin: 0; color: var(--navy); font-size: 16px; font-weight: 650; line-height: 1.3; letter-spacing: -.02em; }
.trust-item { display: flex; align-items: flex-start; gap: 14px; min-height: 42px; padding-left: 20px; border-left: 1px solid var(--line); color: #435b6c; font-size: 12px; font-weight: 600; line-height: 1.5; }
.trust-number { color: var(--green); font-size: 10px; font-weight: 700; letter-spacing: .08em; }

.about-grid { display: grid; grid-template-columns: minmax(0, 1.02fr) minmax(0, .98fr); align-items: center; gap: clamp(56px, 10vw, 150px); }
.about-visual { position: relative; padding: 0 54px 43px 0; }
.about-photo { width: 100%; height: 570px; object-fit: cover; object-position: center 38%; }
.about-visual::before { position: absolute; z-index: -1; right: 0; bottom: 0; width: 72%; height: 72%; content: ""; background: var(--paper); }
.about-photo-caption { position: absolute; right: 0; bottom: 0; left: 44px; display: flex; justify-content: space-between; gap: 18px; padding: 17px 18px; color: var(--white); background: var(--navy); font-size: 10px; letter-spacing: .08em; text-transform: uppercase; }
.about-index { position: absolute; top: 16px; right: 67px; color: var(--white); font-size: 10px; letter-spacing: .1em; writing-mode: vertical-rl; }
.about-index { padding: 6px 5px; background: var(--navy); }
.about-copy { max-width: 540px; }
.about-copy h2, .section-heading h2, .why h2, .testimonial-heading h2, .faq-intro h2, .contact h2 {
  margin: 0; color: var(--navy); font-size: clamp(39px, 4.3vw, 61px); line-height: 1.04;
}
.about-copy h2 em, .section-heading h2 em, .why h2 em, .testimonial-heading h2 em, .faq-intro h2 em, .contact h2 em, .property-content h2 em, .service-feature-copy h3 em, .commercial-service-copy h3 em { font-weight: 450; }
.about-copy .lead { margin: 28px 0 17px; color: #304b5d; font-size: 17px; line-height: 1.7; }
.about-copy > p:not(.eyebrow):not(.lead) { max-width: 480px; margin-bottom: 27px; color: var(--muted); font-size: 14px; }
.about-signoff { display: flex; align-items: center; gap: 13px; margin-top: 46px; color: #526875; font-size: 11px; line-height: 1.55; }
.signoff-rule { width: 34px; height: 1px; background: var(--green); }

.services { background: var(--paper); }
.section-heading { display: flex; align-items: flex-end; justify-content: space-between; gap: 40px; margin-bottom: 56px; }
.section-heading h2 { max-width: 670px; }
.section-heading > p { max-width: 365px; margin: 0 0 6px; color: var(--muted); font-size: 14px; }
.eyebrow:not(.eyebrow-light) { color: var(--green-dark); }
.service-feature { display: grid; grid-template-columns: 1.13fr .87fr; min-height: 500px; background: var(--white); }
.service-feature-image { position: relative; min-height: 500px; overflow: hidden; background: #d4dfdf; }
.service-feature-image img { width: 100%; height: 100%; position: absolute; inset: 0; object-fit: cover; object-position: center 45%; transition: transform 650ms var(--ease); }
.service-feature:hover .service-feature-image img { transform: scale(1.025); }
.image-index { position: absolute; top: 20px; left: 22px; padding: 8px 10px; color: var(--white); background: var(--navy); font-size: 9px; font-weight: 700; letter-spacing: .13em; }
.service-feature-copy { position: relative; display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: clamp(38px, 5.2vw, 76px); }
.service-feature-copy .eyebrow { margin-bottom: 22px; }
.service-feature-copy h3, .commercial-service-copy h3 { margin: 0; color: var(--navy); font-size: clamp(40px, 4.5vw, 62px); line-height: .99; letter-spacing: -.05em; }
.service-feature-copy > p:not(.eyebrow) { max-width: 370px; margin: 23px 0 26px; color: var(--muted); font-size: 14px; }
.service-feature-number { position: absolute; right: 29px; bottom: 20px; color: #788b95; font-size: 68px; font-weight: 700; letter-spacing: -.08em; line-height: 1; }
.service-list { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); margin-top: 30px; border-top: 1px solid #d4dee2; }
.service-row { min-height: 160px; display: grid; grid-template-columns: 28px 36px minmax(0, 1fr); align-items: start; column-gap: 16px; padding: 25px 20px 24px 0; border-bottom: 1px solid #d4dee2; }
.service-row:nth-child(odd) { padding-right: 28px; }
.service-row:nth-child(even) { padding-left: 28px; border-left: 1px solid #d4dee2; }
.service-number { padding-top: 3px; color: var(--green-dark); font-size: 10px; font-weight: 700; letter-spacing: .08em; }
.service-symbol { width: 34px; height: 34px; display: grid; place-items: center; color: var(--navy); }
.service-symbol svg { width: 30px; height: 30px; }
.service-row h3 { margin: 0 0 6px; color: var(--navy); font-size: 17px; letter-spacing: -.025em; }
.service-row p { max-width: 440px; margin: 0; color: var(--muted); font-size: 12px; line-height: 1.65; }
.row-link { grid-column: 3; width: fit-content; display: inline-flex; align-items: center; gap: 9px; margin-top: 13px; color: var(--green-dark); font-size: 11px; font-weight: 700; text-decoration: none; }
.commercial-service { position: relative; min-height: 360px; display: grid; grid-template-columns: .8fr 1.2fr; margin-top: 50px; color: var(--white); background: var(--navy); }
.commercial-service-photo { min-height: 360px; overflow: hidden; }
.commercial-service-photo img { width: 100%; height: 100%; object-fit: cover; object-position: center 40%; transition: transform 650ms var(--ease); }
.commercial-service:hover .commercial-service-photo img { transform: scale(1.025); }
.commercial-service-copy { display: flex; flex-direction: column; align-items: flex-start; justify-content: center; padding: clamp(34px, 5vw, 70px); }
.commercial-service-copy .eyebrow { margin-bottom: 17px; }
.commercial-service-copy h3 { color: var(--white); font-size: clamp(36px, 4vw, 55px); }
.commercial-service-copy > p:not(.eyebrow) { max-width: 470px; margin: 18px 0 20px; color: rgba(255,255,255,.72); font-size: 13px; }
.commercial-service-copy .text-link { position: relative; z-index: 1; }
.commercial-service-number { position: absolute; top: 18px; right: 21px; color: rgba(255,255,255,.76); font-size: 10px; font-weight: 700; letter-spacing: .1em; }

.why { color: var(--white); background: var(--navy); }
.why-grid { display: grid; grid-template-columns: minmax(0, .95fr) minmax(250px, .7fr) minmax(270px, .9fr); align-items: center; gap: clamp(34px, 5vw, 70px); }
.why-copy { align-self: start; }
.why h2 { color: var(--white); font-size: clamp(40px, 4vw, 57px); }
.why-intro { max-width: 430px; margin: 24px 0 29px; color: rgba(255,255,255,.66); font-size: 14px; }
.why-visual { position: relative; min-width: 0; margin-top: 26px; }
.why-visual img { width: 100%; height: 500px; object-fit: cover; object-position: center 33%; }
.why-photo-label { position: absolute; right: -18px; bottom: 24px; padding: 15px 18px; color: var(--navy); background: var(--white); font-size: 10px; font-weight: 600; line-height: 1.5; }
.why-list { margin: 0; padding: 0; list-style: none; }
.why-list li { display: grid; grid-template-columns: 28px 1fr; gap: 14px; padding: 17px 0; border-bottom: 1px solid var(--line-light); }
.why-list li:first-child { border-top: 1px solid var(--line-light); }
.why-list li > span { padding-top: 2px; color: #95cba5; font-size: 10px; font-weight: 700; }
.why-list h3 { margin: 0 0 3px; color: var(--white); font-size: 14px; font-weight: 600; }
.why-list p { margin: 0; color: rgba(255,255,255,.6); font-size: 11px; line-height: 1.5; }

.process-heading { margin-bottom: 65px; }
.process-heading > p { max-width: 350px; }
.process-list { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 24px; margin: 0; padding: 0; list-style: none; }
.process-step { position: relative; padding-top: 54px; }
.process-number { position: absolute; top: 0; left: 0; color: var(--green); font-size: 23px; font-weight: 500; letter-spacing: -.05em; }
.process-line { position: absolute; top: 18px; right: 0; left: 57px; height: 1px; background: var(--line); }
.process-step:last-child .process-line { right: 25%; }
.process-step h3 { max-width: 230px; margin: 0 0 10px; color: var(--navy); font-size: 18px; line-height: 1.25; }
.process-step p { max-width: 235px; margin: 0; color: var(--muted); font-size: 12px; }

.property-types { display: grid; grid-template-columns: 1fr 1fr; }
.property-panel { position: relative; min-height: 590px; display: flex; align-items: flex-end; overflow: hidden; color: var(--white); background: var(--navy); }
.property-panel > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; object-position: center 35%; transition: transform 700ms var(--ease); }
.property-panel:hover > img { transform: scale(1.035); }
.property-overlay { position: absolute; inset: 0; background: linear-gradient(0deg, rgba(7, 30, 48, .89) 0%, rgba(7, 30, 48, .5) 45%, rgba(7, 30, 48, .05) 100%); }
.property-business .property-overlay { background: linear-gradient(0deg, rgba(7, 30, 48, .91) 0%, rgba(7, 30, 48, .52) 48%, rgba(7, 30, 48, .09) 100%); }
.property-content { position: relative; z-index: 1; max-width: 620px; padding: clamp(30px, 6vw, 80px); }
.property-content .eyebrow { margin-bottom: 18px; }
.property-content h2 { margin: 0; color: var(--white); font-size: clamp(46px, 5.1vw, 72px); line-height: .97; }
.property-content > p:not(.eyebrow) { max-width: 410px; margin: 20px 0 24px; color: rgba(255,255,255,.78); font-size: 14px; }

.testimonials { background: #eef3f3; }
.testimonial-grid { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: clamp(45px, 9vw, 125px); }
.testimonial-heading h2 { font-size: clamp(39px, 4.2vw, 58px); }
.testimonial-heading > p:not(.eyebrow) { max-width: 400px; margin: 22px 0 0; color: var(--muted); font-size: 13px; }
.testimonial-placeholder { padding: clamp(28px, 4vw, 50px); border: 1px solid #d5e0e2; background: rgba(255,255,255,.65); }
.placeholder-label { display: inline-flex; align-items: center; gap: 9px; color: #4e626e; font-size: 10px; font-weight: 700; letter-spacing: .09em; text-transform: uppercase; }
.placeholder-dot { width: 7px; height: 7px; border-radius: 50%; background: var(--green); }
.testimonial-placeholder > p { max-width: 450px; margin: 36px 0 55px; color: var(--navy); font-size: clamp(20px, 2.2vw, 28px); font-weight: 500; line-height: 1.35; letter-spacing: -.035em; }
.placeholder-attribution { display: flex; justify-content: space-between; gap: 16px; padding-top: 15px; border-top: 1px solid #d7e1e3; color: #6b7c85; font-size: 10px; }

.faq { background: var(--white); }
.faq-grid { display: grid; grid-template-columns: minmax(250px, .75fr) minmax(0, 1.25fr); gap: clamp(50px, 10vw, 140px); }
.faq-intro { position: sticky; top: 120px; align-self: start; }
.faq-intro h2 { font-size: clamp(40px, 4.1vw, 56px); }
.faq-intro > p:not(.eyebrow) { max-width: 350px; margin: 22px 0 22px; color: var(--muted); font-size: 13px; }
.faq-list { border-top: 1px solid var(--line); }
.faq-item { border-bottom: 1px solid var(--line); }
.faq-item summary { min-height: 73px; display: flex; align-items: center; justify-content: space-between; gap: 24px; color: var(--navy); font-size: 15px; font-weight: 600; list-style: none; cursor: pointer; }
.faq-item summary::-webkit-details-marker { display: none; }
.faq-toggle { position: relative; width: 20px; height: 20px; flex: 0 0 auto; }
.faq-toggle::before, .faq-toggle::after { position: absolute; top: 9px; left: 3px; width: 14px; height: 1px; content: ""; background: var(--green); transition: transform 180ms var(--ease); }
.faq-toggle::after { transform: rotate(90deg); }
.faq-item[open] .faq-toggle::after { transform: rotate(0deg); }
.faq-answer { max-width: 610px; padding: 0 44px 32px 0; color: var(--muted); font-size: 13px; }
.faq-answer p { margin: 0; }

.contact { color: var(--white); background: var(--navy); }
.contact-grid { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); align-items: start; gap: clamp(50px, 9vw, 126px); }
.contact h2 { color: var(--white); font-size: clamp(45px, 5.1vw, 70px); }
.contact-intro { max-width: 450px; margin: 24px 0 30px; color: rgba(255,255,255,.7); font-size: 14px; }
.contact-actions { display: flex; flex-wrap: wrap; gap: 12px; }
.contact-action { min-width: 190px; display: flex; align-items: center; gap: 13px; padding: 14px 16px; border: 1px solid rgba(255,255,255,.23); color: var(--white); text-decoration: none; transition: background 180ms var(--ease), border-color 180ms var(--ease); }
.contact-action:hover { border-color: rgba(255,255,255,.55); background: rgba(255,255,255,.07); }
.contact-action-icon { width: 27px; height: 27px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.38); color: #a5d3b2; font-size: 14px; }
.contact-action small, .contact-action strong { display: block; }
.contact-action small { color: rgba(255,255,255,.55); font-size: 9px; letter-spacing: .12em; text-transform: uppercase; }
.contact-action strong { margin-top: 3px; font-size: 13px; }
.contact-meta { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 30px; max-width: 470px; margin-top: 43px; padding-top: 25px; border-top: 1px solid var(--line-light); }
.contact-meta-label { color: #9cc9a9; font-size: 9px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.contact-meta p { margin: 5px 0 0; color: rgba(255,255,255,.74); font-size: 11px; }
.form-panel { padding: clamp(26px, 4vw, 48px); color: var(--ink); background: var(--white); }
.form-heading { display: flex; align-items: center; justify-content: space-between; gap: 20px; margin-bottom: 27px; padding-bottom: 17px; border-bottom: 1px solid var(--line); }
.form-kicker { color: var(--navy); font-size: 17px; font-weight: 700; letter-spacing: -.02em; }
.form-step { color: var(--muted); font-size: 9px; letter-spacing: .1em; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form-field { min-width: 0; margin-bottom: 17px; }
.form-field label { display: block; margin-bottom: 7px; color: #304a5b; font-size: 11px; font-weight: 700; }
.form-field label span, .form-submit-row > p span { color: var(--green); }
.form-field input, .form-field select, .form-field textarea {
  width: 100%; min-height: 48px; display: block; padding: 11px 12px; border: 1px solid #ccd8dc;
  border-radius: 2px; color: var(--ink); background: var(--white); font-size: 13px; line-height: 1.45;
  transition: border-color 160ms var(--ease), box-shadow 160ms var(--ease);
}
.form-field textarea { min-height: 112px; resize: vertical; }
.form-field input:focus, .form-field select:focus, .form-field textarea:focus { border-color: var(--green); outline: 0; box-shadow: 0 0 0 3px rgba(33,132,67,.14); }
.form-field .is-invalid { border-color: #b42318; }
.field-error { min-height: 0; display: block; margin-top: 4px; color: #a3211a; font-size: 10px; }
.field-error:empty { display: none; }
.form-submit-row { display: flex; align-items: center; flex-wrap: wrap; gap: 17px; margin-top: 6px; }
.form-submit-row > p { margin: 0; color: #586d79; font-size: 10px; }
.form-status { min-height: 0; margin: 14px 0 0; color: var(--green-dark); font-size: 12px; font-weight: 600; }
.form-status:empty { display: none; }
.form-status.status-error { color: #a3211a; }
.form-disclaimer { margin: 18px 0 0; padding-top: 13px; border-top: 1px solid #e6ecee; color: #536671; font-size: 10px; line-height: 1.6; }

.site-footer { color: var(--white); background: var(--navy-deep); }
.footer-main { display: grid; grid-template-columns: 1.35fr .75fr .9fr 1.15fr; gap: clamp(28px, 5vw, 70px); padding-block: 65px 56px; }
.footer-brand img { width: 82px; height: 82px; object-fit: cover; }
.footer-brand > p { max-width: 285px; margin: 17px 0 14px; color: rgba(255,255,255,.76); font-size: 11px; }
.footer-tagline { color: #9ac9a7; font-size: 9px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.footer-column { display: flex; flex-direction: column; align-items: flex-start; gap: 10px; }
.footer-column h2 { margin: 7px 0 8px; color: #a1c9ad; font-size: 10px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.footer-column > a { color: rgba(255,255,255,.8); font-size: 11px; text-decoration: none; transition: color 160ms var(--ease); }
.footer-column > a:hover { color: var(--white); text-decoration: underline; text-underline-offset: 4px; }
.footer-column p { margin: 3px 0 0; color: rgba(255,255,255,.76); font-size: 10px; line-height: 1.7; }
.social-placeholders { display: flex; flex-direction: column; gap: 6px; margin-top: 5px; color: rgba(255,255,255,.72); font-size: 9px; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.13); }
.footer-bottom-inner { min-height: 58px; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.footer-bottom p, .footer-bottom a { margin: 0; color: rgba(255,255,255,.5); font-size: 10px; text-decoration: none; }
.footer-bottom a:hover { color: var(--white); }

.has-js .reveal { opacity: 0; transform: translateY(12px); transition: opacity 600ms var(--ease), transform 600ms var(--ease); }
.has-js .reveal.is-visible { opacity: 1; transform: translateY(0); }
@keyframes enter-up { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: translateY(0); } }

@media (min-width: 1500px) {
  .hero-grid { min-height: 720px; }
  .hero-photo img { height: 610px; }
}
@media (max-width: 1100px) {
  :root { --section: 90px; }
  .header-inner { min-height: 76px; }
  .primary-nav { gap: 18px; }
  .primary-nav > a:not(.button) { font-size: 12px; }
  .hero-grid { min-height: 590px; grid-template-columns: minmax(0, .96fr) minmax(340px, 1.04fr); gap: 38px; }
  .hero h1 { font-size: clamp(48px, 5.5vw, 66px); }
  .hero-photo img { height: 500px; }
  .about-grid { gap: 60px; }
  .about-photo { height: 500px; }
  .why-grid { grid-template-columns: minmax(0, .9fr) minmax(220px, .7fr) minmax(250px, .9fr); gap: 28px; }
  .why-visual img { height: 450px; }
  .footer-main { gap: 34px; }
}
@media (max-width: 800px) {
  :root { --gutter: 30px; --section: 78px; }
  .header-inner { min-height: 72px; }
  .brand-logo { width: 60px; height: 60px; }
  .menu-toggle {
    width: 46px; height: 44px; display: flex; flex-direction: column; align-items: center; justify-content: center;
    gap: 6px; border: 1px solid var(--line); border-radius: 2px; color: var(--navy); background: var(--white); cursor: pointer;
  }
  .menu-toggle span { width: 18px; height: 1px; display: block; background: currentColor; transition: transform 180ms var(--ease); }
  .menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(3.5px) rotate(45deg); }
  .menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-3.5px) rotate(-45deg); }
  .primary-nav {
    position: absolute; top: calc(100% + 1px); right: 0; left: 0; display: none; align-items: stretch; gap: 0;
    padding: 8px var(--gutter) 22px; border-bottom: 1px solid var(--line); background: var(--white); box-shadow: 0 18px 24px rgba(16,61,99,.09);
  }
  .primary-nav.is-open { display: flex; flex-direction: column; }
  .primary-nav > a:not(.button) { padding: 13px 0; border-bottom: 1px solid #edf1f2; font-size: 14px; }
  .primary-nav > a:not(.button)::after { display: none; }
  .primary-nav .nav-cta { align-self: flex-start; margin-top: 18px; }
  .hero-grid { min-height: auto; grid-template-columns: 1fr 1fr; gap: 28px; padding-block: 62px 65px; }
  .hero h1 { font-size: clamp(44px, 6vw, 58px); }
  .hero-intro { font-size: 14px; }
  .hero-footnote { margin-top: 45px; }
  .hero-visual { padding-right: 24px; }
  .hero-photo img { height: 440px; }
  .hero-vertical-label { right: -1px; }
  .trust-inner { grid-template-columns: repeat(4, 1fr); gap: 18px; padding-block: 25px; }
  .trust-heading { grid-column: 1 / -1; }
  .trust-item { padding-left: 12px; gap: 9px; font-size: 11px; }
  .about-grid { grid-template-columns: .9fr 1.1fr; gap: 36px; }
  .about-visual { padding-right: 25px; padding-bottom: 32px; }
  .about-photo { height: 430px; }
  .about-photo-caption { left: 20px; flex-direction: column; gap: 3px; padding: 11px; font-size: 9px; }
  .about-index { right: 34px; }
  .about-copy h2, .section-heading h2, .why h2, .testimonial-heading h2, .faq-intro h2 { font-size: clamp(36px, 5vw, 48px); }
  .section-heading { margin-bottom: 40px; }
  .service-feature { min-height: 390px; }
  .service-feature-image { min-height: 390px; }
  .service-feature-copy { padding: 35px; }
  .service-feature-copy h3 { font-size: 45px; }
  .service-row { grid-template-columns: 22px 27px minmax(0, 1fr); column-gap: 10px; }
  .service-symbol, .service-symbol svg { width: 27px; height: 27px; }
  .service-row:nth-child(odd) { padding-right: 16px; }
  .service-row:nth-child(even) { padding-left: 16px; }
  .why-grid { grid-template-columns: 1fr 1fr; }
  .why-copy { grid-column: 1 / -1; }
  .why-visual img { height: 450px; }
  .why-list { align-self: center; }
  .process-list { gap: 18px; }
  .process-step h3 { font-size: 15px; }
  .process-step p { font-size: 11px; }
  .property-panel { min-height: 500px; }
  .testimonial-grid { gap: 45px; }
  .faq-grid { grid-template-columns: .8fr 1.2fr; gap: 45px; }
  .contact-grid { grid-template-columns: .9fr 1.1fr; gap: 34px; }
  .form-row { gap: 12px; }
  .footer-main { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 600px) {
  :root { --gutter: 22px; --section: 68px; }
  html { scroll-padding-top: 72px; }
  .header-inner { min-height: 68px; }
  .brand-logo { width: 58px; height: 58px; }
  .hero-grid { grid-template-columns: 1fr; gap: 42px; padding-block: 52px 44px; }
  .hero-copy { padding: 0; }
  .eyebrow { margin-bottom: 20px; font-size: 10px; }
  .hero h1 { max-width: 540px; font-size: clamp(45px, 12vw, 60px); }
  .hero-intro { max-width: 480px; margin-top: 20px; font-size: 14px; }
  .hero-actions { gap: 19px; margin-top: 26px; }
  .hero-actions .button { min-height: 50px; }
  .hero-footnote { margin-top: 32px; }
  .hero-visual { padding: 0 19px 23px 0; }
  .hero-photo img { height: min(114vw, 465px); object-position: 52% 38%; }
  .hero-note { width: min(290px, 84%); min-height: 82px; padding: 14px 15px; }
  .hero-vertical-label { top: 10px; font-size: 8px; }
  .hero-bottom-line { padding-block: 13px; font-size: 8px; letter-spacing: .08em; }
  .trust-inner { grid-template-columns: 1fr 1fr; gap: 19px 12px; padding-block: 25px; }
  .trust-heading { grid-column: 1 / -1; font-size: 15px; }
  .trust-item { min-height: 36px; padding-left: 10px; font-size: 10px; }
  .trust-item:nth-child(odd) { border-left: 0; }
  .about-grid { grid-template-columns: 1fr; gap: 38px; }
  .about-visual { max-width: 520px; padding-right: 24px; padding-bottom: 31px; }
  .about-photo { height: min(112vw, 490px); }
  .about-copy { max-width: 100%; }
  .about-copy h2, .section-heading h2, .why h2, .testimonial-heading h2, .faq-intro h2 { font-size: clamp(37px, 10vw, 49px); }
  .about-copy .lead { margin-top: 20px; font-size: 15px; }
  .about-signoff { margin-top: 30px; }
  .section-heading { display: block; margin-bottom: 34px; }
  .section-heading > p { max-width: 430px; margin-top: 19px; font-size: 13px; }
  .service-feature { grid-template-columns: 1fr; }
  .service-feature-image { min-height: 0; height: min(105vw, 390px); }
  .service-feature-copy { min-height: 310px; padding: 31px 25px 42px; }
  .service-feature-copy h3 { font-size: 48px; }
  .service-feature-copy > p:not(.eyebrow) { max-width: 100%; }
  .service-feature-number { right: 18px; bottom: 13px; font-size: 50px; }
  .service-list { grid-template-columns: 1fr; margin-top: 19px; }
  .service-row, .service-row:nth-child(odd), .service-row:nth-child(even) {
    min-height: unset; grid-template-columns: 22px 30px minmax(0, 1fr); column-gap: 10px; padding: 20px 0; border-left: 0;
  }
  .service-row h3 { font-size: 16px; }
  .service-row p { font-size: 12px; }
  .commercial-service { grid-template-columns: 1fr; margin-top: 32px; }
  .commercial-service-photo { min-height: 0; height: min(78vw, 295px); }
  .commercial-service-copy { min-height: 300px; padding: 28px 25px 35px; }
  .commercial-service-copy h3 { font-size: 43px; }
  .why-grid { grid-template-columns: 1fr; gap: 30px; }
  .why-copy { grid-column: auto; }
  .why-visual { margin: 0 13px 0 0; }
  .why-visual img { height: min(112vw, 450px); }
  .why-photo-label { right: -13px; bottom: 16px; }
  .why-list { margin-top: 1px; }
  .why-list li { padding-block: 15px; }
  .process-heading { margin-bottom: 36px; }
  .process-list { grid-template-columns: 1fr 1fr; gap: 29px 20px; }
  .process-step { padding-top: 43px; }
  .process-line { top: 14px; left: 49px; }
  .process-step:nth-child(2) .process-line { right: 0; }
  .process-step:last-child .process-line { right: 0; }
  .process-number { font-size: 20px; }
  .process-step h3 { font-size: 15px; }
  .property-types { grid-template-columns: 1fr; }
  .property-panel { min-height: 520px; }
  .property-content { padding: 36px 27px; }
  .property-content h2 { font-size: 59px; }
  .testimonial-grid { grid-template-columns: 1fr; gap: 32px; }
  .testimonial-placeholder { padding: 27px 23px; }
  .testimonial-placeholder > p { margin: 27px 0 39px; font-size: 23px; }
  .faq-grid { grid-template-columns: 1fr; gap: 31px; }
  .faq-intro { position: static; }
  .faq-intro > p:not(.eyebrow) { margin-top: 17px; }
  .faq-item summary { min-height: 68px; gap: 13px; font-size: 14px; }
  .faq-answer { padding-right: 24px; font-size: 12px; }
  .contact-grid { grid-template-columns: 1fr; gap: 40px; }
  .contact h2 { font-size: clamp(46px, 11vw, 61px); }
  .contact-meta { max-width: none; margin-top: 32px; }
  .form-panel { padding: 25px 20px; }
  .form-row { grid-template-columns: 1fr; gap: 0; }
  .form-field { margin-bottom: 14px; }
  .form-submit-row { align-items: flex-start; flex-direction: column; gap: 12px; }
  .footer-main { grid-template-columns: 1fr 1fr; gap: 36px 24px; padding-block: 48px 40px; }
  .footer-brand { grid-column: 1 / -1; }
  .footer-brand > p { max-width: 360px; }
  .footer-contact { grid-column: 1 / -1; }
}
@media (max-width: 380px) {
  :root { --gutter: 18px; }
  .hero h1 { font-size: 43px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 18px; }
  .hero-actions .button { width: 100%; }
  .hero-bottom-line { gap: 7px; font-size: 7px; }
  .trust-item { gap: 7px; }
  .property-panel { min-height: 475px; }
  .contact-action { min-width: 0; flex: 1 1 100%; }
  .footer-main { column-gap: 15px; }
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    scroll-behavior: auto !important;
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: .01ms !important;
  }
  .has-js .reveal { opacity: 1; transform: none; }
}