/* Abel Simonyan — dark premium, Mercury-derived palette
   Blue-black base, warm brass accent drawn from the portrait. */

:root{
  --night:#FBF7F1;
  --night-2:#F4EEE5;
  --night-3:#FFFFFF;
  --line:#E3D9CB;
  --line-2:#D2C5B2;

  --bone:#2B2521;
  --bone-2:#423A33;
  --muted:#6A5F55;
  --muted-2:#6E6257;

  --brass:#8A6129;
  --brass-2:#7E5822;
  --brass-dim:#7E6739;

  --ok:#5f9e7a;

  --serif:"Fraunces",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,sans-serif;

  --wrap:1180px;
  --pad:40px;
}

*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}

body{
  background:var(--night);
  color:var(--bone);
  font-family:var(--sans);
  font-size:17px;
  line-height:1.65;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}

img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}

.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.narrow{max-width:760px}

/* ---------------- typography ---------------- */
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.02em;line-height:1.08}
h1{font-size:clamp(40px,6vw,78px)}
h2{font-size:clamp(28px,3.6vw,46px);line-height:1.12}
h3{font-size:clamp(20px,2.2vw,26px);line-height:1.2}

.eyebrow{
  font-family:var(--sans);
  font-size:11px;
  letter-spacing:.24em;
  text-transform:uppercase;
  color:var(--brass);
  font-weight:500;
}

.lede{font-size:clamp(17px,1.9vw,21px);color:var(--bone-2);line-height:1.6}
.dim{color:var(--muted)}

/* ---------------- header ---------------- */
.site-head{
  position:fixed;top:0;left:0;right:0;z-index:100;
  padding:20px 0;
  transition:background .3s, border-color .3s, padding .3s;
  border-bottom:1px solid transparent;
}
.site-head.stuck{
  background:rgba(251,247,241,.92);
  backdrop-filter:blur(14px);
  -webkit-backdrop-filter:blur(14px);
  border-bottom-color:var(--line);
  padding:14px 0;
}
.head-inner{display:flex;align-items:center;justify-content:space-between;gap:30px}

.brand{font-family:var(--serif);font-size:21px;letter-spacing:-.01em;white-space:nowrap}
.brand b{font-weight:500}
.brand i{
  display:block;font-style:normal;font-family:var(--sans);
  font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--muted-2);margin-top:2px;
}

.nav{display:flex;gap:30px;align-items:center}
.nav a{
  font-size:14px;color:var(--bone-2);
  transition:color .2s;position:relative;padding:4px 0;
}
.nav a:hover,.nav a.here{color:var(--bone)}
.nav a.btn{padding:11px 22px;white-space:nowrap}
.nav a.btn:hover{color:var(--night)}
.nav a.btn.here::after{display:none}
.nav a.here::after{
  content:"";position:absolute;left:0;right:0;bottom:-2px;
  height:1px;background:var(--brass);
}

.btn{
  display:inline-block;
  background:var(--brass);color:#FFFFFF;
  padding:12px 24px;border-radius:2px;
  font-size:14px;font-weight:600;letter-spacing:.01em;
  border:none;cursor:pointer;font-family:var(--sans);
  transition:background .2s,transform .2s;
  white-space:nowrap;
}
.btn:hover{background:var(--brass-2);transform:translateY(-1px)}
.btn-ghost{
  background:transparent;color:var(--bone);
  border:1px solid var(--line-2);
}
.btn-ghost:hover{background:var(--night-3);border-color:var(--brass);color:var(--brass)}
.btn-lg{padding:16px 34px;font-size:15px}
/* nav link colour was overriding button text: keep buttons legible */
.nav a.btn,.nav a.btn:hover{color:#FFFFFF}
.nav a.btn:hover{background:var(--brass-2)}

.burger{display:none;background:none;border:none;cursor:pointer;padding:8px}
.burger span{display:block;width:22px;height:1.5px;background:var(--bone);margin:5px 0;transition:.3s}

/* ---------------- hero ---------------- */
.hero{
  min-height:100svh;
  display:flex;align-items:center;
  position:relative;
  padding:140px 0 80px;
  overflow:hidden;
}
.hero-bg{
  position:absolute;inset:0;z-index:0;
  background:
    radial-gradient(120% 90% at 78% 15%, rgba(200,160,104,.13) 0%, rgba(200,160,104,0) 55%),
    radial-gradient(100% 80% at 10% 90%, rgba(200,190,175,.35) 0%, rgba(251,247,241,0) 60%),
    linear-gradient(180deg,#FFFDF9 0%,#FBF7F1 60%,#F4EEE5 100%);
}
.hero-bg::after{
  content:"";position:absolute;inset:0;
  background-image:
    linear-gradient(to right, rgba(255,255,255,.022) 1px, transparent 1px),
    linear-gradient(to bottom, rgba(255,255,255,.022) 1px, transparent 1px);
  background-size:88px 88px;
  mask-image:radial-gradient(80% 70% at 50% 40%, #000 0%, transparent 78%);
  -webkit-mask-image:radial-gradient(80% 70% at 50% 40%, #000 0%, transparent 78%);
}
.hero .wrap{position:relative;z-index:1}
.hero-badge{
  display:flex;align-items:center;gap:14px;flex-wrap:wrap;
  margin-bottom:26px;
  font-size:12px;letter-spacing:.13em;text-transform:uppercase;
  color:var(--brass);font-weight:500;
}
.hero-badge i{display:block;width:3px;height:3px;border-radius:50%;background:var(--brass-dim)}

.hero h1{max-width:16ch;margin-bottom:28px}
.hero h1 .soft{color:var(--muted);display:block}
.hero .sub{
  font-size:clamp(17px,2vw,22px);
  color:var(--bone-2);max-width:640px;line-height:1.55;margin-bottom:38px;
}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap;margin-bottom:54px}

.hero-stats{
  display:flex;gap:52px;flex-wrap:wrap;
  padding-top:32px;border-top:1px solid var(--line);
  max-width:760px;
}
.hero-stats div b{
  display:block;font-family:var(--serif);font-size:30px;
  color:var(--brass);font-weight:400;line-height:1;margin-bottom:6px;
}
.hero-stats div span{font-size:12.5px;color:var(--muted);letter-spacing:.04em}

.scroll-hint{
  position:absolute;bottom:34px;left:50%;transform:translateX(-50%);
  font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted-2);
  z-index:1;display:flex;flex-direction:column;align-items:center;gap:10px;
}
.scroll-hint i{display:block;width:1px;height:34px;background:linear-gradient(var(--brass),transparent)}

/* ---------------- sections ---------------- */
section{position:relative}
.band{padding:110px 0;border-top:1px solid var(--line)}
.band-tight{padding:78px 0}
.sec-head{max-width:680px;margin-bottom:54px}
.sec-head .eyebrow{display:block;margin-bottom:16px}
.sec-head h2{margin-bottom:18px}

/* ---------------- doors ---------------- */
.doors{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line)}
.door{
  background:var(--night);padding:40px 30px;
  transition:background .3s;position:relative;overflow:hidden;display:block;
}
.door::before{
  content:"";position:absolute;top:0;left:0;right:0;height:2px;
  background:var(--brass);transform:scaleX(0);transform-origin:left;transition:transform .4s;
}
.door:hover{background:var(--night-2)}
.door:hover::before{transform:scaleX(1)}
.door .n{font-family:var(--serif);font-size:12px;color:var(--brass-dim);display:block;margin-bottom:22px}
.door h3{margin-bottom:12px}
.door p{font-size:14.5px;color:var(--muted);line-height:1.6;margin-bottom:20px}
.door .go{font-size:13px;color:var(--brass);letter-spacing:.04em}

/* ---------------- feature split ---------------- */
.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
.split-text h2{margin-bottom:22px}
.split-text p{color:var(--bone-2);margin-bottom:18px}
.split-visual{position:relative}

.potential-card{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;overflow:hidden;
}
.potential-card .pc-img{
  height:230px;
  background:
    radial-gradient(80% 100% at 30% 20%, rgba(200,160,104,.16), transparent 60%),
    linear-gradient(160deg,#1b2430,#0e1319);
  position:relative;
}
.pc-plot{
  position:absolute;inset:26px;
  border:1px dashed var(--line-2);border-radius:2px;
}
.pc-house{
  position:absolute;left:14%;top:22%;width:38%;height:46%;
  background:#212c3a;border:1px solid var(--line-2);border-radius:2px;
}
.pc-adu{
  position:absolute;right:14%;bottom:20%;width:27%;height:31%;
  background:rgba(200,160,104,.14);
  border:1px solid var(--brass);border-radius:2px;
  display:flex;align-items:center;justify-content:center;
  font-size:9px;letter-spacing:.14em;color:var(--brass);text-transform:uppercase;
}
.potential-card .pc-img.pc-photo{
  height:420px;
  background-image:
    linear-gradient(180deg, rgba(13,18,25,0) 55%, rgba(13,18,25,.45) 100%),
    url("../assets/abel-why.jpg");
  background-size:cover;
  background-position:center 22%;
}
.potential-card .pc-body{padding:24px}
.pc-tag{
  display:inline-block;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brass);border:1px solid var(--brass-dim);
  padding:4px 10px;border-radius:2px;margin-bottom:14px;
}
.potential-card .pc-body p{font-size:14.5px;color:var(--bone-2);margin-bottom:14px;line-height:1.6}
.pc-meta{display:flex;gap:24px;font-size:12px;color:var(--muted);flex-wrap:wrap}
.pc-note{font-size:11.5px;color:var(--muted-2);border-top:1px solid var(--line);padding-top:14px;margin-top:16px;line-height:1.5}

/* ---------------- tools ---------------- */
.tools{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.tool{
  background:var(--night-2);border:1px solid var(--line);
  padding:34px 28px;border-radius:3px;
  transition:border-color .3s,transform .3s;display:block;
}
.tool:hover{border-color:var(--brass-dim);transform:translateY(-3px)}
.tool .ic{
  width:40px;height:40px;margin-bottom:22px;
  border:1px solid var(--brass-dim);border-radius:2px;
  display:flex;align-items:center;justify-content:center;
  color:var(--brass);font-family:var(--serif);font-size:17px;
}
.tool h3{margin-bottom:10px;font-size:21px}
.tool p{font-size:14.5px;color:var(--muted);line-height:1.6;margin-bottom:18px}
.tool .go{font-size:13px;color:var(--brass)}

/* ---------------- gallery ---------------- */
.gal{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.gal-item{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;overflow:hidden;transition:border-color .3s,transform .3s;
}
.gal-item:hover{border-color:var(--brass-dim);transform:translateY(-3px)}
.gal-img{
  height:190px;position:relative;
  background:linear-gradient(150deg,#1a2330,#0f141b);
  display:flex;align-items:center;justify-content:center;
}
.gal-img span{
  font-family:var(--serif);font-size:34px;color:var(--brass-dim);
}
.gal-body{padding:22px}
.gal-body h3{font-size:18px;margin-bottom:6px}
.gal-loc{font-size:12px;color:var(--muted);letter-spacing:.04em;margin-bottom:14px}
.gal-specs{display:flex;flex-wrap:wrap;gap:8px}
.gal-specs i{
  font-style:normal;font-size:11px;color:var(--bone-2);
  border:1px solid var(--line-2);padding:3px 9px;border-radius:2px;
}

/* ---------------- credibility ---------------- */
.cred{display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:center}
.cred-list{display:grid;gap:1px;background:var(--line);border:1px solid var(--line)}
.cred-list div{background:var(--night);padding:18px 24px;display:flex;justify-content:space-between;gap:20px;align-items:baseline}
.cred-list b{font-family:var(--serif);font-weight:400;font-size:22px;color:var(--brass)}
.cred-list span{font-size:13.5px;color:var(--muted);text-align:right}

.podcast{
  display:block;background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;overflow:hidden;transition:border-color .3s,transform .3s;
}
.podcast:hover{border-color:var(--brass-dim);transform:translateY(-2px)}
.podcast .pod-img{position:relative}
.podcast .pod-img img{width:100%;aspect-ratio:16/9;object-fit:cover;opacity:.82;transition:opacity .3s}
.podcast:hover .pod-img img{opacity:1}
.play{
  position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
}
.play i{
  width:58px;height:58px;border-radius:50%;
  background:rgba(251,247,241,.72);border:1px solid var(--brass);
  display:flex;align-items:center;justify-content:center;
  backdrop-filter:blur(4px);
}
.play i::after{
  content:"";border-left:13px solid var(--brass);
  border-top:8px solid transparent;border-bottom:8px solid transparent;
  margin-left:4px;
}
.podcast .pod-body{padding:22px}
.podcast .pod-body .eyebrow{display:block;margin-bottom:9px}
.podcast .pod-body p{font-size:15px;color:var(--bone-2);line-height:1.55}

/* ---------------- areas ---------------- */
.areas{display:flex;flex-wrap:wrap;gap:10px}
.areas a,.areas span{
  font-size:13.5px;color:var(--bone-2);
  border:1px solid var(--line);padding:9px 16px;border-radius:2px;
  transition:all .2s;
}
.areas a:hover{border-color:var(--brass);color:var(--brass)}
.areas-note{
  margin-top:26px;font-size:14px;color:var(--muted);
  line-height:1.7;max-width:70ch;
}

/* ---------------- cta band ---------------- */
.cta-band{
  padding:100px 0;text-align:center;
  background:
    radial-gradient(100% 100% at 50% 0%, rgba(200,160,104,.09), transparent 65%),
    var(--night-2);
  border-top:1px solid var(--line);
}
.cta-band h2{margin-bottom:18px}
.cta-band p{color:var(--bone-2);max-width:520px;margin:0 auto 32px}

/* ---------------- footer ---------------- */
.site-foot{background:#F1EADE;border-top:1px solid var(--line);padding:70px 0 40px;font-size:14px}
.foot-grid{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:44px;margin-bottom:52px}
.foot-grid h4{
  font-family:var(--sans);font-size:11px;letter-spacing:.18em;text-transform:uppercase;
  color:var(--muted-2);margin-bottom:18px;font-weight:500;
}
.foot-grid ul{list-style:none;display:grid;gap:10px}
.foot-grid a{color:var(--bone-2);font-size:14px;transition:color .2s}
.foot-grid a:hover{color:var(--brass)}
.foot-about p{color:var(--muted);font-size:14px;line-height:1.65;margin-top:16px;max-width:34ch}

.partners{display:flex;gap:26px;flex-wrap:wrap;align-items:center;margin-top:24px}
.partner{
  border:1px solid var(--line);border-radius:2px;padding:12px 18px;
  font-size:12px;color:var(--muted);line-height:1.4;
}
.partner b{display:block;color:var(--bone-2);font-weight:500;font-size:13px;margin-bottom:2px}

.legal{
  border-top:1px solid var(--line);padding-top:26px;
  display:flex;justify-content:space-between;gap:26px;flex-wrap:wrap;
  font-size:12px;color:var(--muted-2);line-height:1.7;
}

/* ---------------- page header (inner pages) ---------------- */
.page-head{
  padding:170px 0 70px;
  background:
    radial-gradient(90% 100% at 80% 0%, rgba(200,160,104,.1), transparent 60%),
    linear-gradient(180deg,#FFFDF9,#FBF7F1);
  border-bottom:1px solid var(--line);
}
.page-head .eyebrow{display:block;margin-bottom:18px}
.page-head h1{font-size:clamp(34px,5vw,60px);margin-bottom:20px;max-width:18ch}
.page-head .lede{max-width:620px}
.page-head .lede + .lede{margin-top:16px}

/* ---------------- prose ---------------- */
.prose p{margin-bottom:20px;color:var(--bone-2)}
.prose h2{margin:48px 0 18px}
.prose h3{margin:34px 0 12px}
.prose ul{margin:0 0 22px 20px;color:var(--bone-2)}
.prose li{margin-bottom:9px}
.prose strong{color:var(--bone);font-weight:600}

/* ---------------- forms ---------------- */
.form-card{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;padding:38px;
}
.field{margin-bottom:20px}
.field label{display:block;font-size:13px;color:var(--bone-2);margin-bottom:8px;letter-spacing:.02em}
.field input,.field select,.field textarea{
  width:100%;background:var(--night);border:1px solid var(--line-2);
  border-radius:2px;padding:13px 15px;color:var(--bone);
  font-family:var(--sans);font-size:15px;
}
.field input:focus,.field select:focus,.field textarea:focus{
  outline:none;border-color:var(--brass);
}
.field .hint{font-size:12px;color:var(--muted-2);margin-top:7px;line-height:1.5}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}

.seg{display:flex;flex-wrap:wrap;gap:8px}
.seg button{
  background:var(--night);border:1px solid var(--line-2);color:var(--bone-2);
  padding:10px 16px;border-radius:2px;cursor:pointer;font-family:var(--sans);font-size:14px;
  transition:all .2s;
}
.seg button:hover{border-color:var(--muted)}
.seg button.on{border-color:var(--brass);background:rgba(200,160,104,.1);color:var(--brass)}

.disclaimer{
  font-size:12px;color:var(--muted-2);line-height:1.6;
  border-left:2px solid var(--brass-dim);padding-left:14px;margin-top:22px;
}

/* ---------------- result panel ---------------- */
.result{
  background:var(--night-3);border:1px solid var(--line-2);
  border-radius:3px;padding:32px;margin-top:26px;
}
.result.hide{display:none}
.result h3{margin-bottom:20px}
.res-compare{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--line);margin-bottom:24px}
.res-col{background:var(--night-2);padding:22px}
.res-col h4{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-bottom:16px;font-weight:500;font-family:var(--sans)}
.res-row{display:flex;justify-content:space-between;gap:14px;font-size:14px;padding:7px 0;color:var(--bone-2)}
.res-row.tot{border-top:1px solid var(--line);margin-top:9px;padding-top:12px;color:var(--bone);font-weight:600}
.res-big{
  text-align:center;padding:26px;background:var(--night);border:1px solid var(--brass-dim);border-radius:2px;
}
.res-big b{display:block;font-family:var(--serif);font-size:clamp(32px,5vw,46px);color:var(--brass);font-weight:400;line-height:1}
.res-big span{display:block;font-size:12.5px;color:var(--muted);margin-top:9px;letter-spacing:.06em}
.res-notes{margin-top:24px;display:grid;grid-template-columns:1fr 1fr;gap:26px}
.res-notes h5{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:11px;font-family:var(--sans);font-weight:500}
.res-notes ul{list-style:none;display:grid;gap:8px}
.res-notes li{font-size:13.5px;color:var(--bone-2);line-height:1.5;padding-left:16px;position:relative}
.res-notes li::before{content:"";position:absolute;left:0;top:8px;width:5px;height:5px;border-radius:50%;background:var(--brass-dim)}

/* ---------------- search ---------------- */
.search-box{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;padding:8px;display:flex;gap:8px;align-items:center;
  max-width:660px;
}
.search-box input{
  flex:1;background:none;border:none;color:var(--bone);
  padding:14px 16px;font-family:var(--sans);font-size:16px;
}
.search-box input:focus{outline:none}
.search-box input::placeholder{color:var(--muted-2)}

.search-modes{display:flex;gap:6px;margin-bottom:16px}
.search-modes button{
  background:none;border:none;color:var(--muted);cursor:pointer;
  font-family:var(--sans);font-size:13px;padding:7px 14px;border-radius:2px;
  transition:all .2s;
}
.search-modes button.on{background:var(--night-3);color:var(--brass)}

.examples{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px}
.examples button{
  background:none;border:1px solid var(--line);color:var(--muted);
  padding:8px 14px;border-radius:2px;font-size:13px;cursor:pointer;
  font-family:var(--sans);transition:all .2s;text-align:left;
}
.examples button:hover{border-color:var(--brass-dim);color:var(--bone-2)}

.listings{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:36px}
.listing{
  background:var(--night-2);border:1px solid var(--line);border-radius:3px;
  overflow:hidden;transition:border-color .3s,transform .3s;
}
.listing:hover{border-color:var(--brass-dim);transform:translateY(-3px)}
.listing-img{
  height:170px;background:linear-gradient(150deg,#1a2330,#0f141b);
  position:relative;display:flex;align-items:flex-end;padding:14px;
}
.badge{
  font-size:10px;letter-spacing:.12em;text-transform:uppercase;
  padding:5px 10px;border-radius:2px;font-weight:600;
}
.badge.strong{background:rgba(95,158,122,.16);color:var(--ok);border:1px solid rgba(95,158,122,.4)}
.badge.possible{background:rgba(200,160,104,.14);color:var(--brass);border:1px solid var(--brass-dim)}
.listing-body{padding:20px}
.listing-price{font-family:var(--serif);font-size:23px;margin-bottom:5px}
.listing-addr{font-size:13px;color:var(--muted);margin-bottom:14px}
.listing-specs{display:flex;gap:14px;font-size:12.5px;color:var(--bone-2);padding-bottom:14px;border-bottom:1px solid var(--line)}
.listing-why{font-size:13px;color:var(--bone-2);line-height:1.55;padding-top:14px}
.listing-why b{color:var(--brass);font-weight:500}

/* ---------------- misc ---------------- */
.notice{
  background:var(--night-2);border:1px solid var(--line);border-left:2px solid var(--brass);
  padding:20px 24px;border-radius:2px;font-size:14px;color:var(--bone-2);line-height:1.6;
}
.notice b{color:var(--bone)}

.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}

/* ---------------- responsive ---------------- */
@media(max-width:1000px){
  .doors{grid-template-columns:repeat(2,1fr)}
  .tools,.gal,.listings{grid-template-columns:repeat(2,1fr)}
  .split,.cred{grid-template-columns:1fr;gap:44px}
  .foot-grid{grid-template-columns:1fr 1fr;gap:34px}
}
@media(max-width:760px){
  :root{--pad:22px}
  body{font-size:16px}
  .nav{
    position:fixed;inset:64px 0 auto 0;background:rgba(251,247,241,.98);
    backdrop-filter:blur(16px);flex-direction:column;gap:0;
    padding:16px 22px 26px;border-bottom:1px solid var(--line);
    display:none;
  }
  .nav.open{display:flex}
  .nav a{width:100%;padding:14px 0;border-bottom:1px solid var(--line);font-size:16px}
  .nav .btn{margin-top:16px;text-align:center;width:100%}
  .burger{display:block}
  .hero{padding:120px 0 70px;min-height:auto}
  .hero-stats{gap:30px}
  .band{padding:70px 0}
  .doors,.tools,.gal,.listings{grid-template-columns:1fr}
  .res-compare,.res-notes,.field-row{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .page-head{padding:130px 0 54px}
}

@media(max-width:620px){
  .hero-badge{font-size:10px;letter-spacing:.1em;gap:9px}
}

/* ---------------- angled duo banner ---------------- */
.duo{
  display:grid;
  grid-template-columns:1fr 1fr;
  height:clamp(280px,38vw,440px);
  position:relative;
  background:var(--night);
  border-top:1px solid var(--line);
  border-bottom:1px solid var(--line);
  overflow:hidden;
}
.duo-half{
  position:relative;
  display:block;
  overflow:hidden;
}
/* shallow 4deg angle — enough to feel intentional, not enough to date it */
.duo-left{
  clip-path:polygon(0 0, 100% 0, calc(100% - 3.5vw) 100%, 0 100%);
  z-index:2;
  margin-right:-1.75vw;
}
.duo-right{
  clip-path:polygon(3.5vw 0, 100% 0, 100% 100%, 0 100%);
  margin-left:-1.75vw;
}
.duo-img{
  position:absolute;inset:0;
  background-size:cover;background-position:center;
  transition:transform 1.1s cubic-bezier(.2,.6,.2,1);
}
.duo-half:hover .duo-img{transform:scale(1.045)}

/* placeholders until real photography arrives */
.duo-img-re{
  background-image:url("../assets/real-estate-street.jpg");
  background-size:cover;
  background-position:center 32%;
}
.duo-img-re::after{
  content:"";position:absolute;inset:0;
  background-image:linear-gradient(160deg, rgba(13,18,25,.34) 0%, rgba(13,18,25,.12) 45%, rgba(13,18,25,.52) 100%);
}
.duo-img-adu{
  background-image:url("../assets/adu-panel.jpg");
  background-size:cover;
  background-position:center;
}
.duo-img-adu::after{
  content:"";position:absolute;inset:0;
  background-image:linear-gradient(200deg, rgba(13,18,25,.34) 0%, rgba(13,18,25,.12) 45%, rgba(13,18,25,.52) 100%);
}

.duo-shade{
  position:absolute;inset:0;
  background:linear-gradient(180deg, rgba(10,12,16,.10) 0%, rgba(10,12,16,.62) 74%, rgba(10,12,16,.86) 100%);
}
.duo-label{
  position:absolute;left:0;right:0;bottom:0;
  padding:0 clamp(24px,4vw,56px) clamp(26px,3.4vw,44px);
  z-index:3;
}
.duo-right .duo-label{padding-left:clamp(44px,6vw,86px)}
.duo-label b{
  display:block;
  font-family:var(--serif);font-weight:400;
  font-size:clamp(21px,2.7vw,34px);
  letter-spacing:-.01em;line-height:1.1;margin-bottom:7px;
}
.duo-label em{
  display:block;font-style:normal;
  font-size:clamp(12px,1.1vw,14px);
  color:var(--bone-2);letter-spacing:.03em;
}
.duo-half::after{
  content:"";position:absolute;left:0;right:0;bottom:0;height:2px;
  background:var(--brass);transform:scaleX(0);transform-origin:left;
  transition:transform .5s;z-index:4;
}
.duo-half:hover::after{transform:scaleX(1)}

@media(max-width:760px){
  .duo{grid-template-columns:1fr;height:auto}
  .duo-left,.duo-right{
    clip-path:none;margin:0;height:220px;
  }
  .duo-left{border-bottom:1px solid var(--line)}
  .duo-right .duo-label{padding-left:clamp(24px,4vw,56px)}
}

/* ---------------- audience blocks ---------------- */
.aud{
  border:1px solid var(--line);
  border-radius:3px;
  background:var(--night-2);
  padding:30px 28px;
  margin-bottom:18px;
}
.aud:last-child{margin-bottom:0}
.aud h3{
  font-size:20px;margin-bottom:18px;
  padding-bottom:14px;border-bottom:1px solid var(--line);
  color:var(--brass);
}
.ticks{list-style:none;display:grid;gap:15px;margin-bottom:24px}
.ticks li{
  position:relative;padding-left:26px;
  font-size:14.5px;color:var(--muted);line-height:1.55;
}
.ticks li::before{
  content:"";position:absolute;left:2px;top:6px;
  width:9px;height:5px;
  border-left:1.5px solid var(--brass);
  border-bottom:1.5px solid var(--brass);
  transform:rotate(-45deg);
}
.ticks li b{
  display:block;color:var(--bone);font-weight:500;
  font-size:15.5px;margin-bottom:3px;letter-spacing:-.005em;
}

/* ---------------- audience pair + wide podcast ---------------- */
.aud-pair{
  display:grid;grid-template-columns:1fr 1fr;gap:20px;
  align-items:start;
}
.aud-pair .aud{margin-bottom:0;height:100%;display:flex;flex-direction:column}
.aud-pair .aud .ticks{flex:1}

.pod-wide{
  display:grid;grid-template-columns:1fr 1fr;gap:20px;
  align-items:stretch;margin-top:20px;
}
.pod-wide .podcast{margin-bottom:0}
.pod-wide .notice{display:flex;align-items:center;margin:0}

@media(max-width:900px){
  .aud-pair,.pod-wide{grid-template-columns:1fr}
  .aud-pair .aud{margin-bottom:0}
}

/* ---------------- podcast pitch ---------------- */
.pod-pitch{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;padding:32px 30px;
  display:flex;flex-direction:column;justify-content:center;
}
.pod-pitch h3{
  font-size:clamp(21px,2.2vw,27px);margin-bottom:16px;color:var(--brass);
}
.pod-pitch p{font-size:15px;color:var(--bone-2);line-height:1.6;margin-bottom:14px}
.pod-pitch .pitch-close{
  color:var(--muted);font-size:14.5px;
  padding-top:14px;border-top:1px solid var(--line);margin-bottom:22px;
}
.pod-pitch .btn{align-self:flex-start}
.pod-wide .podcast .pod-body{padding:16px 22px}

/* ---------------- construction section ---------------- */
.sub-h{
  font-size:13px;letter-spacing:.16em;text-transform:uppercase;
  color:var(--muted);font-family:var(--sans);font-weight:500;
  padding-bottom:14px;border-bottom:1px solid var(--line);margin-bottom:26px;
}

.types{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.type{
  background:var(--night-2);border:1px solid var(--line);
  border-radius:3px;padding:26px 24px;
  transition:border-color .3s,transform .3s;
}
.type:hover{border-color:var(--brass-dim);transform:translateY(-2px)}
.t-ic{display:block;width:60px;height:42px;margin-bottom:18px}
.t-ic svg{width:100%;height:100%;overflow:visible}
.t-ic svg .a{fill:#212c3a;stroke:var(--line-2);stroke-width:1.2}
.t-ic svg .b{fill:rgba(200,160,104,.16);stroke:var(--brass);stroke-width:1.2}
.t-ic svg .c{fill:#1a2331;stroke:var(--line-2);stroke-width:1.2}
.t-ic svg .l{stroke:var(--brass-dim);stroke-width:1}
.type b{
  display:block;font-family:var(--serif);font-weight:400;
  font-size:19px;margin-bottom:9px;
}
.type p{font-size:14px;color:var(--muted);line-height:1.6}

.uses{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}
.use{background:var(--night);padding:22px 20px;transition:background .3s}
.use:hover{background:var(--night-2)}
.use b{
  display:block;font-size:15.5px;color:var(--brass);
  font-weight:500;margin-bottom:8px;
}
.use span{display:block;font-size:13.5px;color:var(--muted);line-height:1.55}

@media(max-width:1000px){
  .types{grid-template-columns:repeat(2,1fr)}
  .uses{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:620px){
  .types{grid-template-columns:1fr}
  .uses{grid-template-columns:1fr}
}

.duo-go{
  display:inline-block;margin-top:12px;
  font-size:12px;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brass);border-bottom:1px solid var(--brass-dim);
  padding-bottom:3px;opacity:0;transform:translateY(6px);
  transition:opacity .35s, transform .35s;
}
.duo-half:hover .duo-go{opacity:1;transform:none}
@media(max-width:760px){
  .duo-go{opacity:1;transform:none;margin-top:9px}
}

.anchor-pad{scroll-margin-top:86px}

/* ---------------- three-way angled banner ---------------- */
.duo.trio{grid-template-columns:1fr 1fr 1fr}
.duo.trio .duo-left{
  clip-path:polygon(0 0, 100% 0, calc(100% - 3.5vw) 100%, 0 100%);
  z-index:3;margin-right:-1.75vw;
}
.duo.trio .duo-mid{
  clip-path:polygon(3.5vw 0, 100% 0, calc(100% - 3.5vw) 100%, 0 100%);
  z-index:2;margin-left:-1.75vw;margin-right:-1.75vw;
}
.duo.trio .duo-right{
  clip-path:polygon(3.5vw 0, 100% 0, 100% 100%, 0 100%);
  z-index:1;margin-left:-1.75vw;
}
.duo.trio .duo-mid .duo-label,
.duo.trio .duo-right .duo-label{padding-left:clamp(44px,5vw,72px)}

.duo-img-inv{
  background-image:url("../assets/investment-lot.jpg");
  background-size:cover;
  background-position:center;
}
.duo-img-inv::after{
  content:"";position:absolute;inset:0;
  background-image:linear-gradient(165deg, rgba(13,18,25,.34) 0%, rgba(13,18,25,.12) 45%, rgba(13,18,25,.52) 100%);
}

@media(max-width:760px){
  .duo.trio{grid-template-columns:1fr}
  .duo.trio .duo-left,
  .duo.trio .duo-mid,
  .duo.trio .duo-right{clip-path:none;margin:0;height:200px}
  .duo.trio .duo-left,.duo.trio .duo-mid{border-bottom:1px solid var(--line)}
  .duo.trio .duo-mid .duo-label,
  .duo.trio .duo-right .duo-label{padding-left:clamp(24px,4vw,56px)}
}

.res-row.hi{
  background:rgba(200,160,104,.07);
  margin:4px -10px;padding:9px 10px;border-radius:2px;
}
.res-row.hi b{color:var(--brass)}
.res-row.hi.good b{color:var(--ok)}

/* ---------------- big point ---------------- */
.big-point{
  margin-top:20px;
  background:
    radial-gradient(100% 100% at 0% 0%, rgba(200,160,104,.10), transparent 60%),
    var(--night-2);
  border:1px solid var(--brass-dim);
  border-radius:3px;
  padding:clamp(30px,4vw,46px);
}
.big-point h3{
  font-size:clamp(22px,2.6vw,30px);
  color:var(--brass);margin-bottom:16px;
}
.big-point p{
  font-size:clamp(15px,1.5vw,17px);
  color:var(--bone-2);line-height:1.65;margin-bottom:14px;max-width:62ch;
}
.big-point p:last-child{margin-bottom:0}

/* hero-scale big point (investment page opener) */
.big-point.lead{
  max-width:880px;margin-left:auto;margin-right:auto;
  padding:clamp(40px,5.5vw,68px) clamp(30px,5vw,64px);
  text-align:center;
  border-color:var(--brass);
}
.big-point.lead h3{
  font-size:clamp(28px,4.4vw,50px);
  line-height:1.08;margin-bottom:26px;
  color:var(--brass);
}
.big-point.lead p{
  font-size:clamp(16px,1.7vw,19.5px);
  line-height:1.6;max-width:56ch;
  margin-left:auto;margin-right:auto;
  color:var(--bone-2);
}
.big-point.lead p + p{
  margin-top:18px;padding-top:18px;
  border-top:1px solid var(--line);
  color:var(--bone);
}

.hero-creds{
  margin-top:20px;
  font-size:13px;
  letter-spacing:.06em;
  color:var(--muted);
  max-width:760px;
}
@media(max-width:620px){
  .hero-creds{font-size:12px;line-height:1.8}
}

/* ---------------- process flow ---------------- */
.proc-lead{
  max-width:780px;margin-bottom:34px;
}
.proc-lead h2{
  font-size:clamp(26px,3.4vw,42px);
  margin-bottom:18px;
}
.proc-lead p{
  font-size:clamp(15.5px,1.6vw,18px);
  color:var(--bone-2);line-height:1.65;
}

.steps-flow{
  display:grid;grid-template-columns:repeat(5,1fr);
  gap:1px;background:var(--line);border:1px solid var(--line);
}
.stepf{
  background:var(--night);padding:28px 22px;
  position:relative;transition:background .3s;
  display:flex;flex-direction:column;
}
.stepf:hover{background:var(--night-2)}
.stepf::before{
  content:"";position:absolute;top:0;left:0;right:0;height:2px;
  background:var(--brass);transform:scaleX(0);transform-origin:left;
  transition:transform .45s;
}
.stepf:hover::before{transform:scaleX(1)}
.sn{
  display:block;font-family:var(--serif);font-size:12px;
  color:var(--brass-dim);letter-spacing:.14em;margin-bottom:18px;
}
.stepf b{
  display:block;font-family:var(--serif);font-weight:400;
  font-size:21px;margin-bottom:11px;color:var(--bone);
}
.stepf p{font-size:13.5px;color:var(--muted);line-height:1.6;margin-bottom:16px;flex:1}
.stepf em{
  font-style:normal;font-size:11px;letter-spacing:.1em;
  text-transform:uppercase;color:var(--brass);
  padding-top:14px;border-top:1px solid var(--line);display:block;
}

@media(max-width:1000px){
  .steps-flow{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:620px){
  .steps-flow{grid-template-columns:1fr}
}

/* ---------------- model grid ---------------- */
.mgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}
.mcard{
  background:var(--night-2);border:1px solid var(--line);border-radius:3px;
  overflow:hidden;cursor:pointer;font:inherit;color:inherit;text-align:left;
  padding:0;display:flex;flex-direction:column;
  transition:border-color .3s,transform .3s;
}
.mcard:hover{border-color:var(--brass-dim);transform:translateY(-3px)}
.mimg{display:block;position:relative;background:#141b24;overflow:hidden}
.mimg img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block;transition:transform .7s}
.mcard:hover .mimg img{transform:scale(1.04)}
.mbody{display:block;padding:18px 18px 14px;flex:1}
.mbody b{
  display:block;font-family:var(--serif);font-weight:400;
  font-size:18px;margin-bottom:5px;letter-spacing:-.01em;
}
.mbody em{display:block;font-style:normal;font-size:13.5px;color:var(--muted);margin-bottom:9px}
.mcode{
  display:inline-block;font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brass);border:1px solid var(--brass-dim);padding:3px 9px;border-radius:2px;
}
.mview{
  display:block;padding:11px 18px;border-top:1px solid var(--line);
  font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted-2);
  transition:color .3s,background .3s;
}
.mcard:hover .mview{color:var(--brass);background:var(--night-3)}

/* ---------------- lightbox ---------------- */
.lb{
  position:fixed;inset:0;z-index:500;
  background:rgba(6,9,13,.94);backdrop-filter:blur(8px);
  display:flex;align-items:center;justify-content:center;padding:28px;
}
.lb[hidden]{display:none}
.lb-inner{max-width:1100px;width:100%}
.lb-stage{position:relative;display:flex;align-items:center;justify-content:center}
.lb-stage img{
  max-width:100%;max-height:74vh;object-fit:contain;
  border:1px solid var(--line);border-radius:3px;background:#0d1219;
}
.lb-nav{
  position:absolute;top:50%;transform:translateY(-50%);
  width:46px;height:46px;border-radius:50%;
  background:rgba(251,247,241,.8);border:1px solid var(--line-2);
  color:var(--bone);font-size:26px;line-height:1;cursor:pointer;
  display:flex;align-items:center;justify-content:center;
  transition:all .2s;
}
.lb-nav:hover{border-color:var(--brass);color:var(--brass)}
.lb-prev{left:-10px}
.lb-next{right:-10px}
.lb-close{
  position:absolute;top:22px;right:26px;
  width:44px;height:44px;border-radius:50%;
  background:rgba(251,247,241,.8);border:1px solid var(--line-2);
  color:var(--bone);font-size:26px;cursor:pointer;transition:all .2s;
}
.lb-close:hover{border-color:var(--brass);color:var(--brass)}
.lb-bar{
  display:flex;justify-content:space-between;align-items:center;gap:20px;
  margin-top:18px;flex-wrap:wrap;
}
.lb-meta b{display:block;font-family:var(--serif);font-weight:400;font-size:22px;margin-bottom:3px}
.lb-meta span{font-size:13.5px;color:var(--muted)}
.lb-actions{display:flex;align-items:center;gap:18px}
.lb-actions span{font-size:12.5px;color:var(--muted-2);letter-spacing:.08em}

@media(max-width:1000px){.mgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){
  .mgrid{grid-template-columns:1fr}
  .lb{padding:14px}
  .lb-prev{left:2px}.lb-next{right:2px}
  .lb-stage img{max-height:60vh}
}

.stepf.stepf-note{
  grid-column:span 2;
  background:
    radial-gradient(90% 130% at 100% 0%, rgba(200,160,104,.18), transparent 60%),
    var(--night-3);
  border:1px solid var(--brass-dim);
  padding:32px 30px;
  justify-content:center;
}
.stepf.stepf-note::before{display:none}
.stepf.stepf-note .sn{
  color:var(--brass);font-family:var(--sans);
  font-size:10.5px;letter-spacing:.18em;text-transform:uppercase;
  margin-bottom:14px;
}
.stepf.stepf-note b{
  color:var(--brass);
  font-size:clamp(20px,2.1vw,27px);
  line-height:1.15;margin-bottom:14px;
}
.stepf.stepf-note p{
  color:var(--bone-2);font-size:14.5px;flex:none;max-width:62ch;
}
.stepf.stepf-note em{
  color:var(--muted-2);border-top-color:var(--brass-dim);margin-top:18px;
}
@media(max-width:1000px){.stepf.stepf-note{grid-column:span 2}}
@media(max-width:620px){.stepf.stepf-note{grid-column:span 1}}

/* ===== Jurisdiction pre-approved plan pages ===== */
.jfacts{display:grid;grid-template-columns:repeat(2,1fr);gap:18px;margin:34px 0 10px}
@media(max-width:760px){.jfacts{grid-template-columns:1fr}}
.jfact{background:var(--night-2);border:1px solid var(--line);padding:24px 24px 22px}
.jfact-k{display:block;color:var(--brass);font-size:10.5px;letter-spacing:.18em;
  text-transform:uppercase;margin-bottom:12px}
.jfact b{display:block;color:var(--bone);font-family:var(--serif);
  font-size:clamp(19px,2vw,23px);line-height:1.2;margin-bottom:10px;font-weight:400}
.jfact p{color:var(--muted);font-size:13.5px;line-height:1.6;margin:0}

.jpoints{list-style:none;padding:0;margin:26px 0 0;max-width:80ch}
.jpoints li{position:relative;padding:0 0 16px 26px;color:var(--bone-2);
  font-size:14.5px;line-height:1.65}
.jpoints li::before{content:"";position:absolute;left:0;top:9px;width:7px;height:7px;
  background:var(--brass);transform:rotate(45deg)}

.jplans{display:grid;grid-template-columns:repeat(2,1fr);gap:16px;margin-top:26px}
@media(max-width:820px){.jplans{grid-template-columns:1fr}}
.jplan{display:block;width:100%;text-align:left;cursor:pointer;
  background:var(--night-2);border:1px solid var(--line);
  padding:24px 24px 20px;transition:border-color .25s,transform .25s,background .25s;
  font-family:inherit}
.jplan:hover{border-color:var(--brass-dim);transform:translateY(-2px);background:var(--night-3)}
.jplan-head{display:flex;align-items:baseline;gap:12px;margin-bottom:18px;flex-wrap:wrap}
.jplan-code{color:var(--brass);font-size:10.5px;letter-spacing:.16em;
  text-transform:uppercase;border:1px solid var(--brass-dim);padding:4px 9px;white-space:nowrap}
.jplan-head b{color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(18px,1.8vw,21px);line-height:1.2}
.jplan-specs{display:flex;gap:26px;flex-wrap:wrap;padding-bottom:16px;
  border-bottom:1px solid var(--line)}
.jplan-specs span{display:block;color:var(--bone-2);font-size:14px}
.jplan-specs em{display:block;color:var(--muted-2);font-style:normal;
  font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:5px}
.jplan-tags{display:flex;gap:8px;flex-wrap:wrap;margin:14px 0 0}
.jtag{display:inline-block;color:var(--muted);font-size:12px;
  border:1px solid var(--line);padding:4px 10px}
.jtag-warn{color:var(--brass);border-color:var(--brass-dim)}
.jplan-more{display:block;margin-top:16px;color:var(--brass);font-size:12px;
  letter-spacing:.14em;text-transform:uppercase}

.jpanel{position:fixed;inset:0;z-index:200;background:rgba(8,9,11,.93);
  display:flex;align-items:center;justify-content:center;padding:24px;overflow-y:auto}
.jpanel[hidden]{display:none}
.jpanel-inner{background:var(--night-2);border:1px solid var(--brass-dim);
  max-width:620px;width:100%;padding:36px 34px 32px;position:relative;margin:auto}
.jpanel-close{position:absolute;top:14px;right:18px;background:none;border:none;
  color:var(--muted);font-size:30px;line-height:1;cursor:pointer;padding:4px}
.jpanel-close:hover{color:var(--brass)}
#jPanelTitle{color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(22px,2.4vw,28px);margin:0 30px 22px 0;line-height:1.2}
#jPanelTitle span{display:inline-block;color:var(--brass);font-family:var(--sans);
  font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;
  border:1px solid var(--brass-dim);padding:4px 9px;vertical-align:middle;margin-left:8px}
.jrows{border-top:1px solid var(--line)}
.jrow{display:flex;justify-content:space-between;gap:20px;padding:13px 0;
  border-bottom:1px solid var(--line)}
.jrow span{color:var(--muted-2);font-size:12px;letter-spacing:.12em;
  text-transform:uppercase;flex:none;padding-top:2px}
.jrow b{color:var(--bone-2);font-size:14.5px;font-weight:400;text-align:right;line-height:1.5}
.jnotes{color:var(--muted);font-size:14px;line-height:1.7;margin:20px 0 0}
.jpanel-where{margin-top:22px;padding:18px 20px;background:var(--night-3);
  border-left:2px solid var(--brass)}
.jpanel-where b{display:block;color:var(--brass);font-size:10.5px;letter-spacing:.16em;
  text-transform:uppercase;margin-bottom:9px}
.jpanel-where p{color:var(--muted);font-size:13.5px;line-height:1.65;margin:0}
.jpdf{margin-top:22px;display:inline-block}
.jpanel-cta{margin-top:26px;padding-top:22px;border-top:1px solid var(--line);
  display:flex;gap:10px;flex-wrap:wrap}
.jpanel-cta p{color:var(--muted);font-size:13.5px;line-height:1.65;margin:0 0 6px;width:100%}

.jgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:30px}
@media(max-width:900px){.jgrid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:620px){.jgrid{grid-template-columns:1fr}}
.jcard{display:block;background:var(--night-2);border:1px solid var(--line);
  padding:26px 24px 22px;text-decoration:none;
  transition:border-color .25s,transform .25s,background .25s}
.jcard:hover{border-color:var(--brass-dim);transform:translateY(-2px);background:var(--night-3)}
.jcard b{display:block;color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(19px,1.9vw,22px);line-height:1.2;margin-bottom:10px}
.jcard p{color:var(--muted);font-size:13.5px;line-height:1.6;margin:0 0 16px}
.jcard-meta{display:flex;gap:8px;flex-wrap:wrap;align-items:center}
.jcard-cost{color:var(--brass);font-size:11px;letter-spacing:.14em;text-transform:uppercase;
  border:1px solid var(--brass-dim);padding:4px 9px}
.jcard-count{color:var(--muted-2);font-size:12px}

/* ===== ADU build cost calculator ===== */
.calc{display:grid;grid-template-columns:1fr 1fr;gap:26px;margin-top:34px;align-items:start}
@media(max-width:900px){.calc{grid-template-columns:1fr}}
.calc-in{background:var(--night-2);border:1px solid var(--line);padding:30px 28px}
.calc-out{background:
  radial-gradient(90% 130% at 100% 0%, rgba(200,160,104,.14), transparent 60%),
  var(--night-3);border:1px solid var(--brass-dim);padding:30px 28px;position:sticky;top:96px}
@media(max-width:900px){.calc-out{position:static}}
.cfield{margin-bottom:26px}
.cfield:last-child{margin-bottom:0}
.clabel{display:block;color:#6F4E1F;font-size:10.5px;letter-spacing:.18em;
  text-transform:uppercase;margin-bottom:12px}
.cseg{display:flex;gap:8px;flex-wrap:wrap}
.cseg button{flex:1 1 auto;min-width:96px;background:var(--night-3);border:1px solid var(--line);
  color:var(--muted);font-family:inherit;font-size:13.5px;padding:11px 12px;cursor:pointer;
  transition:border-color .2s,color .2s,background .2s}
.cseg button:hover{color:var(--bone-2);border-color:var(--brass-dim)}
.cseg button.on{background:var(--brass);border-color:var(--brass);color:#FFFFFF;font-weight:500}
.crange{width:100%;-webkit-appearance:none;appearance:none;height:3px;background:var(--line);
  outline:none;margin:6px 0 10px}
.crange::-webkit-slider-thumb{-webkit-appearance:none;width:20px;height:20px;border-radius:50%;
  background:var(--brass);cursor:pointer;border:3px solid var(--night-2)}
.crange::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:var(--brass);
  cursor:pointer;border:3px solid var(--night-2)}
.csize-out{color:var(--bone);font-family:var(--serif);font-size:23px}
.ctext{width:100%;background:var(--night-3);border:1px solid var(--line);color:var(--bone);
  font-family:inherit;font-size:15px;padding:12px 14px}
.ctext:focus{outline:none;border-color:var(--brass-dim)}
.chint{color:var(--muted-2);font-size:12.5px;line-height:1.6;margin:10px 0 0}

.cbig{color:var(--brass);font-family:var(--serif);font-weight:400;
  font-size:clamp(28px,4vw,42px);line-height:1.1;margin:0 0 8px}
.cpsf{color:var(--muted);font-size:13.5px;margin:0 0 4px}
.ctypenote{color:var(--bone-2);font-size:13.5px;line-height:1.65;
  margin:16px 0 0;padding-top:16px;border-top:1px solid var(--line)}
.cflag{margin-top:14px;padding:14px 16px;background:rgba(120,100,70,.07);border-left:2px solid var(--line)}
.cflag b{display:block;font-size:13px;margin-bottom:5px;color:var(--bone)}
.cflag p{color:var(--muted);font-size:12.5px;line-height:1.6;margin:0}
.cflag-good{border-left-color:#6b8f5e}
.cflag-good b{color:#8fbf7f}
.cflag-warn{border-left-color:var(--brass)}
.cflag-warn b{color:var(--brass)}
.cflag-info{border-left-color:var(--muted-2)}

.cbucket{margin-bottom:20px}
.cbucket-top{display:flex;justify-content:space-between;gap:16px;align-items:baseline;margin-bottom:8px}
.cbucket-top b{color:var(--bone);font-size:14.5px;font-weight:500}
.cbucket-top span{color:var(--brass);font-size:13.5px;white-space:nowrap}
.cbar{height:4px;background:var(--night-3);border:1px solid var(--line);overflow:hidden}
.cbar i{display:block;height:100%;background:var(--brass);opacity:.65}
.cbucket p{color:var(--muted);font-size:12.5px;line-height:1.6;margin:8px 0 0}

.crent{margin-top:18px;padding-top:18px;border-top:1px solid var(--line)}
.crow{display:flex;justify-content:space-between;gap:16px;padding:9px 0;border-bottom:1px solid var(--line)}
.crow span{color:var(--muted-2);font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.crow b{color:var(--bone);font-size:15px;font-weight:400}
.cnote{color:var(--muted-2);font-size:12px;line-height:1.6;margin:14px 0 0}

/* ===== ADU uses page ===== */
.use-filter{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:30px}
.use-filter button{background:var(--night-2);border:1px solid var(--line);color:var(--muted);
  font-family:inherit;font-size:12.5px;letter-spacing:.06em;padding:9px 18px;cursor:pointer;
  transition:border-color .2s,color .2s,background .2s}
.use-filter button:hover{color:var(--bone-2);border-color:var(--brass-dim)}
.use-filter button.on{background:var(--brass);border-color:var(--brass);color:#FFFFFF;font-weight:500}
.use-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media(max-width:1000px){.use-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.use-grid{grid-template-columns:1fr}}
.use-card{background:var(--night-2);border:1px solid var(--line);padding:26px 24px 24px;
  transition:border-color .25s,transform .25s,background .25s}
.use-card:hover{border-color:var(--brass-dim);transform:translateY(-2px);background:var(--night-3)}
.use-cat{display:inline-block;color:var(--brass);font-size:10px;letter-spacing:.18em;
  text-transform:uppercase;border:1px solid var(--brass-dim);padding:3px 9px;margin-bottom:14px}
.use-card b{display:block;color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(18px,1.9vw,21px);line-height:1.25;margin-bottom:11px}
.use-card p{color:var(--muted);font-size:13.5px;line-height:1.7;margin:0}

/* calculator upgrades */
.cadds{display:flex;flex-direction:column;gap:9px}
.cadd{display:flex;gap:12px;align-items:flex-start;cursor:pointer;
  background:var(--night-3);border:1px solid var(--line);padding:14px 15px;
  transition:border-color .2s,background .2s}
.cadd:hover{border-color:var(--brass-dim)}
.cadd.on{border-color:var(--brass);background:rgba(200,160,104,.07)}
.cadd input{margin:2px 0 0;accent-color:var(--brass);width:16px;height:16px;flex:none;cursor:pointer}
.cadd span{color:var(--muted);font-size:12.5px;line-height:1.6}
.cadd b{display:block;color:var(--bone);font-size:14px;font-weight:500;margin-bottom:5px}
.cadd.on b{color:var(--brass)}
.caddons{margin-top:18px;padding-top:16px;border-top:1px solid var(--line)}
.caddon-h{display:block;color:var(--brass);font-size:10.5px;letter-spacing:.18em;
  text-transform:uppercase;margin-bottom:10px}
.crow-tot{border-bottom:none;padding-top:12px;margin-top:4px;border-top:1px solid var(--line)}
.crow-tot span,.crow-tot b{color:var(--muted-2)}

/* finish tier contents + per-bathroom picker */
.cfin{margin-top:16px;padding-top:16px;border-top:1px solid var(--line)}
.cfin-note{color:var(--bone-2);font-size:13.5px;line-height:1.6;margin:0 0 12px}
.cfin-list{list-style:none;padding:0;margin:0}
.cfin-list li{position:relative;padding:0 0 8px 20px;color:var(--muted);font-size:13px;line-height:1.55}
.cfin-list li::before{content:"";position:absolute;left:0;top:7px;width:5px;height:5px;
  background:var(--brass);transform:rotate(45deg)}
.cadd-wrap{display:flex;flex-direction:column}
.cbath{display:flex;align-items:center;gap:8px;flex-wrap:wrap;padding:10px 15px 12px;
  background:rgba(200,160,104,.05);border:1px solid var(--brass-dim);border-top:none;
  color:var(--muted-2);font-size:12px;letter-spacing:.08em;text-transform:uppercase}
.cbath[hidden]{display:none}
.cbath button{background:var(--night-3);border:1px solid var(--line);color:var(--muted);
  font-family:inherit;font-size:12px;letter-spacing:.04em;text-transform:none;
  padding:6px 12px;cursor:pointer;transition:border-color .2s,color .2s,background .2s}
.cbath button:hover{color:var(--bone-2);border-color:var(--brass-dim)}
.cbath button.on{background:var(--brass);border-color:var(--brass);color:#FFFFFF;font-weight:500}
.crow span em{font-style:normal;color:var(--brass);text-transform:none;letter-spacing:0}

/* ===== calculator v2: single balanced panel ===== */
.calc2{margin-top:34px;border:1px solid var(--line);background:var(--night-2)}
.calc2-top{display:grid;grid-template-columns:1.15fr .85fr;align-items:stretch}
@media(max-width:860px){.calc2-top{grid-template-columns:1fr}}
.calc2-controls{padding:32px 30px}
.calc2-result{
  padding:32px 30px;
  display:flex;flex-direction:column;justify-content:center;
  background:
    radial-gradient(90% 130% at 100% 0%, rgba(200,160,104,.16), transparent 62%),
    var(--night-3);
  border-left:1px solid var(--line);
}
@media(max-width:860px){.calc2-result{border-left:none;border-top:1px solid var(--line)}}
.calc2-result .cbig{margin:10px 0 6px}
.calc2-result .cpsf{margin:0}
.csize-row{display:flex;align-items:center;gap:18px}
.csize-row .crange{flex:1;margin:0}
.csize-row .csize-out{white-space:nowrap;min-width:104px;text-align:right}
.bvb-inputs{padding:32px 30px;display:grid;grid-template-columns:1fr 1fr;gap:26px 34px;align-items:start}
.bvb-inputs .cfield:first-child{grid-column:1 / -1}
@media(max-width:820px){.bvb-inputs{grid-template-columns:1fr;padding:26px 22px}
  .bvb-inputs .cfield:first-child{grid-column:auto}}
.calc2 .cfield{margin-bottom:24px}
.calc2 .chint{margin-top:12px}
.calc2-flags{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1px;
  background:var(--line);border-top:1px solid var(--line)}
.calc2-flags:empty{display:none}
.calc2-flags .cflag{margin:0;border-left:none;border-top:2px solid var(--line);
  background:var(--night-2);padding:20px 24px}
.calc2-flags .cflag-good{border-top-color:#6b8f5e}
.calc2-flags .cflag-warn{border-top-color:var(--brass)}
.calc2-flags .cflag-info{border-top-color:var(--muted-2)}

/* range note + inline CTA on the calculator */
.range-note{
  margin-top:26px;
  display:grid;grid-template-columns:1fr auto;gap:36px;align-items:center;
  padding:34px 34px;
  border:1px solid var(--brass-dim);
  background:
    radial-gradient(75% 140% at 0% 0%, rgba(200,160,104,.13), transparent 62%),
    var(--night-2);
}
@media(max-width:820px){
  .range-note{grid-template-columns:1fr;gap:26px;padding:30px 26px}
}
.range-note-body .eyebrow{display:block;margin-bottom:14px}
.range-note-body h3{
  color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(20px,2.3vw,27px);line-height:1.25;margin:0 0 16px;max-width:30ch;
}
.range-note-body p{
  color:var(--bone-2);font-size:14.5px;line-height:1.75;margin:0 0 12px;max-width:68ch;
}
.range-note-body p:last-child{margin-bottom:0;color:var(--muted)}
.range-note-cta{display:flex;flex-direction:column;align-items:flex-start;gap:10px;white-space:nowrap}
.range-note-cta span{color:var(--muted-2);font-size:12px;letter-spacing:.1em;text-transform:uppercase}

/* standing statement under a section head: open, not boxed */
.standard-note{margin-top:4px;padding-left:22px;border-left:2px solid var(--brass);max-width:76ch}
.standard-note p{
  color:var(--bone-2);
  font-size:clamp(15.5px,1.6vw,17.5px);
  line-height:1.8;margin:0;
}
@media(max-width:620px){.standard-note{padding-left:18px}}

/* ===== valuation page ===== */
.val-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:40px;align-items:start}
@media(max-width:940px){.val-grid{grid-template-columns:1fr;gap:34px}}
.val-why h2{color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:clamp(22px,2.6vw,30px);line-height:1.25;margin:0 0 22px}
.val-why .jpoints{margin-top:0}
.val-sig{color:var(--brass);font-size:14px;line-height:1.7;margin:20px 0 0;
  padding-top:18px;border-top:1px solid var(--line)}

.val-form-wrap{background:var(--night-2);border:1px solid var(--brass-dim);padding:32px 30px}
.val-form .clabel{margin-bottom:22px}
.vfield{margin-bottom:18px}
.vfield label{display:block;color:var(--muted);font-size:12.5px;letter-spacing:.06em;margin-bottom:8px}
.vfield label em{color:var(--muted-2);font-style:normal;font-size:11.5px}
.vrow{display:grid;grid-template-columns:1fr 1fr;gap:14px}
@media(max-width:520px){.vrow{grid-template-columns:1fr;gap:0}}
.val-form .ctext{width:100%}
.val-form textarea.ctext{resize:vertical;min-height:76px;font-family:inherit;line-height:1.6}
.val-form select.ctext{appearance:none;-webkit-appearance:none;cursor:pointer;
  background-image:linear-gradient(45deg,transparent 50%,var(--muted) 50%),
                   linear-gradient(135deg,var(--muted) 50%,transparent 50%);
  background-position:calc(100% - 18px) 51%,calc(100% - 13px) 51%;
  background-size:5px 5px,5px 5px;background-repeat:no-repeat;padding-right:40px}
.ctext.bad{border-color:#a2564e}
.vseg button{min-width:0}
.vsubmit{width:100%;margin-top:6px;text-align:center;justify-content:center}
.vnote{color:var(--muted-2);font-size:12.5px;line-height:1.6;margin:14px 0 0;text-align:center}

.val-done{padding:8px 0 4px}
.val-done b{display:block;color:var(--brass);font-family:var(--serif);font-weight:400;
  font-size:clamp(20px,2.2vw,25px);margin-bottom:12px}
.val-done p{color:var(--bone-2);font-size:14.5px;line-height:1.75;margin:0}

.val-skip{margin-top:24px;padding-top:20px;border-top:1px solid var(--line);
  display:flex;flex-direction:column;gap:6px}
.val-skip span{color:var(--muted-2);font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.val-skip-link{color:var(--brass);font-size:14.5px;text-decoration:none;
  border-bottom:1px solid var(--brass-dim);align-self:flex-start;padding-bottom:2px;
  transition:border-color .2s}
.val-skip-link:hover{border-bottom-color:var(--brass)}

/* four-up tools row */
.tools.tools-4{grid-template-columns:repeat(4,1fr);gap:16px}
@media(max-width:1180px){.tools.tools-4{grid-template-columns:repeat(2,1fr);gap:18px}}
@media(max-width:620px){.tools.tools-4{grid-template-columns:1fr}}
.tools-4 .tool{position:relative;padding-top:34px}
.tools-4 .tool h3{font-size:19px;line-height:1.25}
.tools-4 .tool p{font-size:13.5px}
.t-tag{
  position:absolute;top:16px;left:26px;
  color:var(--brass);font-size:9.5px;letter-spacing:.2em;text-transform:uppercase;
}

/* ===== dropdown navigation ===== */
.nav .has-sub{position:relative}
.nav .has-sub > a::after{
  content:"";display:inline-block;width:5px;height:5px;margin-left:7px;
  border-right:1px solid currentColor;border-bottom:1px solid currentColor;
  transform:translateY(-2px) rotate(45deg);opacity:.55;
}
/* a dropdown parent marked current: keep the chevron, draw the underline on the wrapper */
.nav .has-sub > a.here::after{
  border-color:currentColor;background:none;
  position:static;width:5px;height:5px;
}
.nav .has-sub:has(> a.here)::before{
  content:"";position:absolute;left:0;right:0;bottom:-2px;
  height:1px;background:var(--brass);z-index:1;
}
.subnav{
  position:absolute;top:100%;left:50%;transform:translateX(-50%) translateY(6px);
  min-width:256px;padding:8px;margin-top:10px;
  background:var(--night-2);border:1px solid var(--brass-dim);
  box-shadow:0 18px 40px rgba(90,70,45,.16);
  opacity:0;visibility:hidden;pointer-events:none;
  transition:opacity .18s ease,transform .18s ease,visibility .18s;
  z-index:120;
}
.nav .has-sub:hover .subnav,
.nav .has-sub:focus-within .subnav{
  opacity:1;visibility:visible;pointer-events:auto;transform:translateX(-50%) translateY(0);
}
/* hover bridge so the menu doesn't close in the gap */
.nav .has-sub::after{content:"";position:absolute;left:0;right:0;top:100%;height:14px}
.subnav a{
  display:block;padding:11px 14px;color:var(--bone-2);font-size:13.5px;line-height:1.35;
  text-decoration:none;transition:background .16s,color .16s;
}
.subnav a:hover{background:var(--night-3);color:var(--brass)}
.subnav a b{display:block;font-weight:500;margin-bottom:3px}
.subnav a span{display:block;color:var(--muted-2);font-size:11.5px;line-height:1.5}
.subnav a:hover span{color:var(--muted)}

/* mobile: dropdowns become inline groups */
@media(max-width:1000px){
  .nav .has-sub{width:100%}
  .nav .has-sub > a::after{display:none}
  .subnav{
    position:static;transform:none;opacity:1;visibility:visible;pointer-events:auto;
    min-width:0;margin:0 0 4px;padding:0 0 0 14px;
    background:none;border:none;border-left:1px solid var(--line);box-shadow:none;
  }
  .subnav a{padding:9px 0;font-size:13px}
  .subnav a span{display:none}
  .nav .has-sub::after{display:none}
}

/* licence strip under the About page heading */
.lic-strip{
  display:flex;flex-wrap:wrap;gap:14px;margin-top:26px;
}
.lic-strip div{
  border:1px solid var(--brass-dim);
  background:rgba(200,160,104,.05);
  padding:13px 18px;
}
.lic-strip b{
  display:block;color:var(--brass);
  font-size:10px;letter-spacing:.18em;text-transform:uppercase;
  font-weight:500;margin-bottom:6px;
}
.lic-strip span{display:block;color:var(--bone-2);font-size:14px;line-height:1.4}
@media(max-width:560px){
  .lic-strip{flex-direction:column;gap:10px}
  .lic-strip div{width:100%}
}

/* temporary marker for copy Abel still needs to supply */
.placeholder-note{
  border:1px dashed var(--brass-dim);
  background:rgba(200,160,104,.06);
  padding:16px 18px;color:var(--muted);font-size:14px;line-height:1.7;
}
.placeholder-note strong{color:var(--brass)}

/* podcast card (YouTube embedding is disabled on the source channel) */
.pod-card{display:block;text-decoration:none;border:1px solid var(--line);
  background:var(--night-2);overflow:hidden;transition:border-color .25s,transform .25s}
.pod-card:hover{border-color:var(--brass-dim);transform:translateY(-2px)}
.pod-thumb{display:block;position:relative;padding-bottom:56.25%;height:0;overflow:hidden;background:#000}
.pod-thumb img{position:absolute;top:0;left:0;width:100%;height:100%;object-fit:cover;
  opacity:.82;transition:opacity .25s,transform .4s}
.pod-card:hover .pod-thumb img{opacity:1;transform:scale(1.02)}
.pod-play{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);
  width:74px;height:74px;border-radius:50%;background:rgba(10,11,13,.68);
  border:1px solid var(--brass);display:block;transition:background .25s}
.pod-play::after{content:"";position:absolute;top:50%;left:54%;transform:translate(-50%,-50%);
  border-left:20px solid var(--brass);border-top:13px solid transparent;border-bottom:13px solid transparent}
.pod-card:hover .pod-play{background:rgba(200,160,104,.22)}
.pod-meta{display:flex;justify-content:space-between;align-items:baseline;gap:16px;
  padding:18px 22px;flex-wrap:wrap}
.pod-meta b{color:var(--bone);font-family:var(--serif);font-weight:400;font-size:18px}
.pod-meta span{color:var(--muted-2);font-size:12.5px;letter-spacing:.06em}

/* ===== reviews ===== */
.reviews-head h1{max-width:15ch}
.reviews-intro{max-width:720px;display:grid;gap:16px;color:var(--bone-2);font-size:clamp(16px,1.6vw,18px);line-height:1.72}
.reviews-featured-band{background:linear-gradient(180deg,var(--night) 0%,var(--night-2) 100%)}
.reviews-section-head{max-width:790px;margin-bottom:46px}
.reviews-section-head .eyebrow{display:block;margin-bottom:16px}
.reviews-section-head h2{max-width:19ch;margin-bottom:18px}
.reviews-section-head p{color:var(--bone-2);font-size:16px;line-height:1.72;max-width:70ch}
.featured-reviews{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}
.featured-review{position:relative;background:var(--night-3);border:1px solid var(--line-2);border-top:3px solid var(--brass);padding:clamp(30px,4vw,48px);min-width:0}
.featured-review::before{content:"“";position:absolute;right:28px;top:14px;color:rgba(138,97,41,.14);font-family:var(--serif);font-size:88px;line-height:1}
.review-context{display:flex;align-items:center;gap:9px;flex-wrap:wrap;color:var(--brass);font-size:10px;letter-spacing:.16em;text-transform:uppercase;font-weight:600;margin-bottom:20px}
.review-context i{width:3px;height:3px;border-radius:50%;background:var(--brass-dim);display:inline-block}
.featured-review h3{font-size:clamp(25px,2.6vw,34px);max-width:17ch;margin-bottom:20px;position:relative}
.review-stars{color:var(--brass);font-size:16px;letter-spacing:.16em;margin-bottom:18px}
.reviewer{font-family:var(--serif);font-size:20px;line-height:1.25;color:var(--bone);margin-bottom:5px}
.transaction{font-size:12.5px;line-height:1.55;color:var(--muted);margin-bottom:26px}
.featured-review blockquote,.support-review blockquote{margin:0;color:var(--bone-2);font-family:var(--serif);font-style:normal;line-height:1.65}
.featured-review blockquote{font-size:clamp(18px,1.75vw,22px)}
.review-full{margin-top:22px;border-top:1px solid var(--line);padding-top:16px}
.review-full summary{display:inline-flex;align-items:center;gap:8px;cursor:pointer;color:var(--brass);font-size:11px;font-weight:600;letter-spacing:.15em;text-transform:uppercase;list-style:none}
.review-full summary::-webkit-details-marker{display:none}
.review-full summary::after{content:"+";font-size:18px;font-weight:300;line-height:1;transition:transform .2s ease}
.review-full[open] summary::after{transform:rotate(45deg)}
.review-full p{margin:18px 0 0;color:var(--muted);font-size:14px;line-height:1.78}
.reviews-support-band{background:var(--night)}
.reviews-support-head{margin-bottom:38px}
.supporting-reviews{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:16px}
.support-review{background:var(--night-2);border:1px solid var(--line);padding:28px 24px;min-width:0;display:flex;flex-direction:column}
.support-review h3{font-size:21px;line-height:1.2;margin-bottom:16px}
.support-review .review-context{font-size:9.5px;letter-spacing:.13em;margin-bottom:16px}
.support-review .review-stars{font-size:13px;margin-bottom:15px}
.support-review .reviewer{font-size:18px}
.support-review .transaction{font-size:11.5px;min-height:54px;margin-bottom:20px}
.support-review blockquote{font-size:17px}
.support-review .review-full{margin-top:auto}
.reviews-cta{padding:100px 0;text-align:center;background:radial-gradient(95% 130% at 50% 0%,rgba(138,97,41,.13),transparent 65%),var(--night-2);border-top:1px solid var(--line)}
.reviews-cta .eyebrow{display:block;margin-bottom:17px}
.reviews-cta h2{max-width:16ch;margin:0 auto 18px}
.reviews-cta p{max-width:630px;margin:0 auto 32px;color:var(--bone-2);font-size:17px;line-height:1.7}
.reviews-links{display:flex;justify-content:center;gap:9px 18px;flex-wrap:wrap;margin:30px auto 0;max-width:840px}
.reviews-links a{font-size:13px;color:var(--muted);border-bottom:1px solid var(--line-2);padding-bottom:3px;transition:color .2s,border-color .2s}
.reviews-links a:hover{color:var(--brass);border-color:var(--brass)}
@media(max-width:1000px){
  .supporting-reviews{grid-template-columns:repeat(2,minmax(0,1fr))}
  .support-review .transaction{min-height:0}
}
@media(max-width:760px){
  .featured-reviews,.supporting-reviews{grid-template-columns:1fr}
  .featured-review{padding:30px 26px}
  .reviews-section-head{margin-bottom:32px}
  .reviews-cta{padding:74px 0}
}

/* ===== project gallery ===== */
.credit-line{color:var(--muted);font-size:14px;line-height:1.7;margin:0 0 26px;
  padding-left:18px;border-left:2px solid var(--brass-dim)}
.credit-line b{color:var(--bone-2);font-weight:500}
.pj-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
@media(max-width:1000px){.pj-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:640px){.pj-grid{grid-template-columns:1fr}}
.pj{display:block;width:100%;text-align:left;cursor:pointer;padding:0;font-family:inherit;
  background:var(--night-2);border:1px solid var(--line);overflow:hidden;
  transition:border-color .25s,transform .25s}
.pj:hover{border-color:var(--brass-dim);transform:translateY(-3px)}
.pj-img{display:block;position:relative;padding-bottom:66%;height:0;overflow:hidden;background:#000}
.pj-img img{position:absolute;top:0;left:0;width:100%;height:100%;object-fit:cover;
  transition:transform .5s,opacity .3s;opacity:.92}
.pj:hover .pj-img img{transform:scale(1.04);opacity:1}
.pj-body{display:block;padding:20px 22px 22px}
.pj-body b{display:block;color:var(--bone);font-family:var(--serif);font-weight:400;
  font-size:19px;line-height:1.25;margin-bottom:7px}
.pj-loc{display:block;color:var(--brass);font-size:10.5px;letter-spacing:.18em;margin-bottom:14px}
.pj-specs{display:flex;gap:7px;flex-wrap:wrap;margin-bottom:12px}
.pj-specs i{font-style:normal;color:var(--muted);font-size:11.5px;
  border:1px solid var(--line);padding:4px 9px}
.pj-count{display:block;color:var(--muted-2);font-size:12px;letter-spacing:.1em;text-transform:uppercase}
.lb-credit{text-align:center;color:#CFC6BA;font-size:12px;letter-spacing:.08em;
  margin:14px 0 0;padding-top:12px;border-top:1px solid var(--line)}

/* small helper line under a field on the search page */
.vhint{
  display:block;
  margin-top:8px;
  font-size:13px;
  font-style:normal;
  color:var(--bone-2);
  opacity:.75;
}
.vhint[hidden],
.vfield[hidden]{display:none}

/* credential row carrying an official badge image: keeps the standard
   left/right row, with the badge sitting beside the label */
.cred-list .cred-badge b{
  display:flex;align-items:center;gap:14px;
}
.cred-list .cred-badge img{
  width:54px;height:54px;object-fit:contain;flex:none;
}
@media(max-width:620px){
  /* stack every credential row so the description gets full width */
  .cred-list div{
    flex-direction:column;align-items:flex-start;gap:8px;
    padding:18px 20px;
  }
  .cred-list span{text-align:left}
  .cred-list .cred-badge img{width:42px;height:42px}
  .cred-list .cred-badge b{gap:11px}
}

/* ---------------- footer credential badge ---------------- */
.foot-badge{
  border-top:1px solid var(--line);
  padding-top:26px;margin-top:6px;
}
.foot-badge a{
  display:inline-flex;align-items:center;gap:14px;
  text-decoration:none;color:inherit;
  transition:opacity .25s ease;
}
.foot-badge a:hover{opacity:.72}
.foot-badge img{
  width:50px;height:50px;object-fit:contain;flex:none;
}
.foot-badge span{
  display:flex;flex-direction:column;
  font-size:12px;color:var(--muted-2);line-height:1.5;
}
.foot-badge b{
  font-family:var(--serif);font-weight:400;
  font-size:15px;color:var(--brass);letter-spacing:.01em;
}
/* the legal block already draws its own rule, so drop the double line */
.foot-badge + .legal{border-top:none;padding-top:20px}
@media(max-width:620px){
  .foot-badge img{width:42px;height:42px}
  .foot-badge b{font-size:14px}
}

/* ---- plan card: drawings link sits below the card button ---- */
.jplan-wrap{display:flex;flex-direction:column}
.jplan-wrap .jplan{flex:1}
.jplan-pdf{
  display:block;text-align:center;
  padding:13px 16px;
  background:var(--night-2);
  border:1px solid var(--line);border-top:none;
  color:var(--brass);font-size:13.5px;font-weight:500;
  text-decoration:none;letter-spacing:.01em;
  transition:background .2s ease,color .2s ease;
}
.jplan-pdf:hover{background:var(--brass);color:#fff;border-color:var(--brass)}

/* ---- panel: drawings are the primary action ---- */
.jpanel .jpdf{
  display:block;width:100%;text-align:center;
  margin:24px 0 4px;line-height:1.35;
}
.jpanel .jpdf em{
  display:block;font-style:normal;font-weight:400;
  font-size:12.5px;opacity:.82;margin-top:5px;
}

/* Official program names can be long. Keep those reference links inside a phone viewport. */
#jOfficial .btn{max-width:100%;white-space:normal;text-align:center;line-height:1.35}

/* ---- feature card: a single prominent link to a key page ---- */
.jcard-feature{
  display:block;
  padding:30px 32px;
  background:var(--night-2);
  border:1px solid var(--line-2);
  border-left:3px solid var(--brass);
}
.jcard-feature b{
  display:block;
  font-family:var(--serif);
  font-size:clamp(20px,2.2vw,26px);
  font-weight:400;line-height:1.3;
  color:var(--bone);margin-bottom:12px;
}
.jcard-feature p{max-width:76ch}
.jcard-feature:hover{border-color:var(--brass);background:var(--night-3)}

/* A four-step flow: fill the row instead of leaving an empty fifth cell.
   Declared after the responsive rules above so it only applies on wide screens. */
@media(min-width:1001px){
  .steps-flow-4{grid-template-columns:repeat(4,1fr)}
}

/* ---- ADU property sales ---- */
.case-study{padding:68px 0;border-top:1px solid var(--line)}
.case-study:first-of-type{margin-top:34px}
.case-study-head{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(300px,.85fr);gap:42px;align-items:end}
.case-study-head .eyebrow{display:block;margin-bottom:14px}
.case-study-head h2{font-size:clamp(27px,3.4vw,43px);max-width:18ch;margin-bottom:16px}
.case-study-head p{max-width:62ch;color:var(--bone-2);font-size:15.5px;line-height:1.7;margin:0}
.case-facts{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line);background:var(--night-2)}
.case-facts div{padding:17px 15px;border-right:1px solid var(--line)}
.case-facts div:last-child{border-right:none}
.case-facts span{display:block;color:var(--muted-2);font-size:10px;letter-spacing:.13em;text-transform:uppercase;margin-bottom:7px}
.case-facts b{display:block;color:var(--brass);font-family:var(--serif);font-size:clamp(16px,1.7vw,22px);font-weight:400;line-height:1.15}
.case-gallery{display:grid;grid-template-columns:repeat(6,minmax(0,1fr));gap:10px;margin-top:28px}
.case-gallery figure{grid-column:span 2;margin:0;aspect-ratio:1.35;overflow:hidden;background:var(--night-2)}
.case-gallery img{display:block;width:100%;height:100%;object-fit:cover;transition:transform .4s ease}
.case-gallery figure:hover img{transform:scale(1.025)}
.case-gallery--five figure:nth-child(4){grid-column:2 / span 2}
.page-head .head-sub{font-family:var(--serif);font-weight:400;color:var(--brass);
  font-size:clamp(20px,2.5vw,30px);line-height:1.28;max-width:24ch;margin:0 0 22px}
.page-head .head-claim{font-family:var(--serif);color:var(--bone);
  font-size:clamp(17px,1.9vw,23px);line-height:1.4;margin:26px 0 0;
  padding-top:20px;border-top:1px solid var(--line);max-width:620px}
.case-note{margin-top:54px;padding:26px 28px;background:var(--night-2);
  border:1px solid var(--line);border-left:3px solid var(--brass-dim)}
.case-note p{color:var(--muted);font-size:13.5px;line-height:1.75;margin:0;max-width:88ch}
.case-note b{color:var(--bone-2);font-weight:500}
.case-close h2{font-size:clamp(25px,3vw,38px);max-width:24ch;margin-bottom:20px}
.case-close p{color:var(--bone-2);font-size:15.5px;line-height:1.72;max-width:70ch;margin:0 0 16px}
.case-cta{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
.case-links{color:var(--muted-2);font-size:13px;line-height:1.9;margin-top:34px;
  padding-top:20px;border-top:1px solid var(--line);max-width:none}
.case-links a{color:var(--muted)}
.case-links a:hover{color:var(--brass)}
@media(max-width:900px){.case-study-head{grid-template-columns:1fr;gap:24px}.case-facts{max-width:560px}.case-gallery{grid-template-columns:repeat(2,minmax(0,1fr))}.case-gallery figure,.case-gallery--five figure:nth-child(4){grid-column:auto}}
@media(max-width:540px){.case-study{padding:52px 0}.case-facts{grid-template-columns:1fr 1fr}.case-facts div:nth-child(2){border-right:none}.case-facts div:last-child{grid-column:span 2;border-top:1px solid var(--line)}.case-gallery{gap:7px}.case-gallery figure{aspect-ratio:1.05}}