:root{
  --orange:#F07808; --orange-dark:#D96900; --orange-action:#A8460A; --gold:#FFDD55; --gold-soft:#FDE6A8;
  --charcoal:#404040; --charcoal-deep:#262220; --charcoal-soft:#6B655C; --navy:#262220;
  --cream:#FFF8EF; --white:#FFFFFF;
  --grad: linear-gradient(120deg, var(--orange), var(--gold));
  --grad-action: var(--orange-action); /* single flat action color */
}
*{box-sizing:border-box; margin:0; padding:0;}
[hidden]{display:none !important;}   /* the hidden attribute must always hide: author display rules (grid, flex, inline-block) otherwise override the browser default */
html{scroll-behavior:smooth;}
body{font-family:'Inter',sans-serif; color:var(--charcoal); background:var(--white); line-height:1.55; -webkit-font-smoothing:antialiased;}
h1,h2,h3,h4{font-family:'Poppins',sans-serif; color:var(--charcoal-deep); font-weight:700; line-height:1.1; letter-spacing:-0.01em;}
.eyebrow{font-family:'Poppins',sans-serif; font-size:12px; letter-spacing:0.14em; text-transform:uppercase; color:var(--charcoal-deep); font-weight:600;}
a{color:inherit; text-decoration:none;}
.wrap{max-width:1180px; margin:0 auto; padding:0 32px;}
img,svg{display:block; max-width:100%;}
button{font-family:inherit; cursor:pointer; border:none; background:none;}
a:focus-visible, button:focus-visible, summary:focus-visible, input:focus-visible, select:focus-visible, textarea:focus-visible{outline:2px solid var(--orange-action); outline-offset:2px; border-radius:6px;}
section, .lead-card, .service-detail{scroll-margin-top:90px;}
.skip-link{position:absolute; left:-9999px; top:0; background:var(--navy); color:#fff; padding:12px 22px; z-index:200; border-radius:0 0 10px 0; font-family:'Poppins'; font-weight:600; font-size:14px;}
.skip-link:focus{left:0;}
.visually-hidden{position:absolute; width:1px; height:1px; padding:0; margin:-1px; overflow:hidden; clip:rect(0,0,0,0); white-space:nowrap; border:0;}

/* HEADER / NAV */
header{position:sticky; top:0; z-index:50; background:rgba(255,255,255,0.94); backdrop-filter:blur(8px); border-bottom:1px solid rgba(64,64,64,0.08);}
header::before{content:''; position:absolute; top:0; left:0; right:0; height:3px; background:var(--seasonal-bar, transparent); pointer-events:none;}

/* ===== Seasonal theme layer =====
   Each theme sets exactly two custom properties. No other CSS in the site changes --
   the ray-burst gradient and this thin header bar are the only elements that read
   from these variables. Default (no theme class present) = normal Sun Stone branding. */
html.theme-new-year{
  --seasonal-ray-1:#D4AF37; --seasonal-ray-2:#FFF4D6;
  --seasonal-bar:linear-gradient(90deg,#D4AF37,#FFF4D6 50%,#D4AF37);
}
html.theme-eid{
  --seasonal-ray-1:#0F5C3E; --seasonal-ray-2:#D4AF37;
  --seasonal-bar:linear-gradient(90deg,#0F5C3E,#D4AF37 50%,#0F5C3E);
}
html.theme-independence-day{
  --seasonal-ray-1:#7B2D3B; --seasonal-ray-2:#2C4A6B;
  --seasonal-bar:linear-gradient(90deg,#7B2D3B,#F5F0E8 50%,#2C4A6B);
}
html.theme-halloween{
  --seasonal-ray-1:#B8601C; --seasonal-ray-2:#E8A64A;
  --seasonal-bar:linear-gradient(90deg,#B8601C,#E8A64A 50%,#B8601C);
}
html.theme-thanksgiving{
  --seasonal-ray-1:#8B4A2B; --seasonal-ray-2:#D4913C;
  --seasonal-bar:linear-gradient(90deg,#8B4A2B,#D4913C 50%,#8B4A2B);
}
html.theme-christmas{
  --seasonal-ray-1:#1B4332; --seasonal-ray-2:#C9A24B;
  --seasonal-bar:linear-gradient(90deg,#1B4332,#C9A24B 50%,#1B4332);
}
.header-inner{position:relative; display:flex; align-items:center; justify-content:space-between; padding:14px 32px; max-width:1440px; margin:0 auto; gap:20px;}
.logo img{height:42px; width:auto;}
nav.main-nav{display:flex; align-items:center; gap:4px;}
.nav-link{font-family:'Poppins'; font-size:14px; font-weight:600; color:var(--charcoal); opacity:0.72; padding:10px 12px; border-radius:8px; display:inline-flex; align-items:center; gap:5px; white-space:nowrap;}
.nav-link:hover{opacity:1; color:var(--orange-action);}
.nav-link.active{opacity:1; color:var(--orange-action);}
.nav-dropdown{position:relative;}
.nav-dropdown summary{list-style:none; cursor:pointer;}
.nav-dropdown summary::-webkit-details-marker{display:none;}
.nav-dropdown summary::marker{content:"";}
.nav-dropdown .chev{width:9px; height:9px; transition:transform .15s ease;}
.nav-dropdown[open] .chev{transform:rotate(180deg);}
.dropdown-menu{position:absolute; top:calc(100% + 10px); left:0; background:var(--white); border-radius:14px; box-shadow:0 20px 44px -18px rgba(64,64,64,0.3); border:1px solid rgba(64,64,64,0.08); padding:10px; min-width:230px; z-index:60;}
.dropdown-menu a{display:flex; align-items:center; justify-content:space-between; padding:10px 14px; border-radius:9px; font-size:14px; font-weight:600; color:var(--charcoal); font-family:'Poppins';}
.dropdown-menu a:hover{background:var(--cream); color:var(--orange-action);}
.dropdown-divider{height:1px; background:rgba(64,64,64,0.08); margin:6px 4px;}
.header-right{display:flex; align-items:center; gap:14px;}
.tenant-login{font-family:'Poppins'; font-size:13px; font-weight:600; color:var(--charcoal-soft);}
.tenant-login:hover{color:var(--orange-action);}
.phone-cta{font-family:'Poppins'; font-weight:600; font-size:14px; color:var(--orange-action); border:1.5px solid var(--orange-action); padding:9px 16px; border-radius:30px;}
.phone-cta:hover{background:var(--orange-action); color:var(--white);}
.btn-primary{background:var(--grad-action); color:var(--white); padding:11px 22px; border-radius:30px; font-family:'Poppins'; font-weight:600; font-size:14.5px; display:inline-block; white-space:nowrap; box-shadow:0 8px 20px -8px rgba(168,70,10,0.55); transition:transform .15s ease, box-shadow .15s ease;}
.btn-primary:hover{transform:translateY(-2px); box-shadow:0 12px 26px -8px rgba(168,70,10,0.65);}
/* Secondary button used on light-background recovery/actions (e.g. branded 404). */
.btn-secondary{border:1.5px solid var(--orange-action); color:var(--orange-action); background:var(--white); padding:10px 20px; border-radius:30px; font-family:'Poppins'; font-weight:600; font-size:14.5px; display:inline-flex; align-items:center; justify-content:center; text-align:center; transition:transform .15s ease, background .15s ease, color .15s ease;}
.btn-secondary:hover{transform:translateY(-2px); background:var(--orange-action); color:var(--white);}
.btn-secondary:focus-visible{outline:3px solid rgba(168,70,10,.28); outline-offset:3px;}

.mobile-toggle{display:none; font-size:22px; color:var(--charcoal-deep); padding:6px;}
.mobile-only-actions{display:none;}

@media(max-width:1279px){
  nav.main-nav{position:absolute; top:100%; left:0; right:0; background:var(--white); flex-direction:column; align-items:stretch; padding:10px 24px 22px 24px; border-bottom:1px solid rgba(64,64,64,0.08); box-shadow:0 20px 30px -20px rgba(64,64,64,0.2); display:none;}
  nav.main-nav.nav-open{display:flex;}
  .nav-dropdown{position:static;}
  .dropdown-menu{position:static; box-shadow:none; border:none; padding:0 0 6px 14px; margin-top:2px; min-width:0;}
  .mobile-toggle{display:block;}
  .header-right .tenant-login, .header-right .phone-cta, .header-right .btn-primary{display:none;}
  .mobile-only-actions{display:block; margin-top:14px; padding-top:14px; border-top:1px solid rgba(64,64,64,0.08);}
  .mobile-only-actions .phone-cta{text-align:center; display:block; margin-bottom:10px;}
  .mobile-only-actions .btn-primary{text-align:center; display:block;}
  .mobile-login-links{display:flex; flex-direction:column; gap:2px; margin-top:14px; padding-top:14px; border-top:1px solid rgba(64,64,64,0.08);}
  .mobile-login-links a{font-family:'Poppins'; font-size:13.5px; font-weight:600; color:var(--charcoal-soft); padding:8px 2px;}
  .header-right .nav-dropdown{display:none;}
}

/* Header fit: from 1280px to 1479px the full nav needs tighter spacing; below 1280px it collapses to the menu button; 1480px+ is unchanged. */
@media(min-width:1280px) and (max-width:1479px){
  nav.main-nav{gap:2px;}
  .nav-link{padding:10px 8px; font-size:13.5px;}
  .header-right{gap:10px;}
  .header-right .phone-cta{padding:9px 12px;}
  .header-right .btn-primary{padding:11px 18px;}
}
@media(min-width:1280px) and (max-width:1359px){
  .nav-link{padding:10px 6px;}
  .header-right .phone-cta{padding:9px 10px;}
  .header-right .btn-primary{padding:11px 16px;}
}

/* HERO (home only) */
.hero{position:relative; overflow:hidden; background:linear-gradient(180deg, var(--cream) 0%, var(--white) 100%); padding:72px 0 60px 0;}
.ray-burst-wrap{position:absolute; top:-160px; left:-220px; width:640px; height:640px; opacity:0.32; pointer-events:none; z-index:0; animation:spin 55s linear infinite;}
@keyframes spin{from{transform:rotate(0deg);} to{transform:rotate(360deg);}}
@media(prefers-reduced-motion:reduce){.ray-burst-wrap{animation:none;}}
.hero-inner{position:relative; z-index:1; max-width:1180px; margin:0 auto; padding:0 32px; display:grid; grid-template-columns:1.15fr 0.85fr; gap:56px; align-items:center;}
.hero h1{font-size:52px; margin:18px 0 22px 0;}
.hero h1 span.accent{color:var(--orange-action);}
.hero p.lede{font-size:18px; color:var(--charcoal-soft); max-width:480px; margin-bottom:28px;}
.hero-ctas{display:flex; gap:18px; align-items:center; margin-bottom:36px; flex-wrap:wrap;}
.hero-ctas .btn-primary{padding:14px 26px; font-size:15px;}
.link-secondary{font-family:'Poppins'; font-weight:600; font-size:15px; color:var(--charcoal-deep); border-bottom:2px solid var(--orange-action); padding-bottom:2px;}
.trust-row{display:flex; gap:26px; flex-wrap:wrap; align-items:center;}
.trust-item{display:flex; align-items:center; gap:8px; font-size:13.5px; font-weight:600; color:var(--charcoal-soft);}
.trust-item .dot{width:6px; height:6px; border-radius:50%; background:var(--orange-action);}

.lead-card{background:var(--white); border-radius:18px; padding:30px; box-shadow:0 30px 70px -24px rgba(240,120,8,0.28); border:1px solid rgba(64,64,64,0.06); position:relative;}
.lead-card::before{content:""; position:absolute; top:0; left:24px; right:24px; height:4px; border-radius:0 0 6px 6px; background:var(--grad);}
.lead-card .eyebrow{margin-bottom:8px; display:block;}
.lead-card h3{font-size:22px; margin-bottom:6px;}
.lead-card p{font-size:14px; color:var(--charcoal-soft); margin-bottom:20px;}
/* overflow:hidden keeps the rounded corners clean around the embedded listings frame. */
.appfolio-widget-wrap{border:1.5px solid rgba(64,64,64,0.12); border-radius:16px; overflow:hidden; background:var(--white); max-width:100%;}
.appfolio-widget-wrap iframe, .appfolio-widget-wrap embed{width:100% !important; max-width:100% !important; border:none;}
.appfolio-fallback-link{text-align:center; font-size:13px; color:var(--charcoal-soft); margin-top:16px;}
.notify-form{background:var(--cream); border-radius:16px; padding:32px; margin-top:24px;}
.field{margin-bottom:14px;}
.field label{font-family:'Poppins'; font-size:12.5px; font-weight:600; color:var(--charcoal-deep); display:block; margin-bottom:6px;}
.field input, .field select, textarea{width:100%; padding:12px 14px; border-radius:9px; border:1.5px solid #E7E1D6; font-family:'Inter'; font-size:14.5px; background:var(--cream); color:var(--charcoal);}
.field input:focus, .field select:focus, textarea:focus{outline:none; border-color:var(--orange-action); box-shadow:0 0 0 3px rgba(168,70,10,0.14);}
textarea{resize:vertical; min-height:110px;}
.lead-submit{width:100%; background:var(--grad-action); color:var(--white); padding:14px; border-radius:9px; font-family:'Poppins'; font-weight:700; font-size:15px; margin-top:4px; box-shadow:0 10px 24px -10px rgba(168,70,10,0.6);}
.lead-submit:hover{filter:brightness(1.1);}
.lead-fine{font-size:11.5px; color:var(--charcoal-soft); margin-top:10px; text-align:center;}
.form-success{padding:22px 4px; text-align:center;}
.form-success strong{display:block; font-family:'Poppins'; font-size:17px; color:var(--charcoal-deep); margin-bottom:8px;}
.form-success p{font-size:14px; color:var(--charcoal-soft); margin:0;}
.form-success p a{color:var(--orange-action); font-weight:600;}

/* STAT STRIP */
.stat-strip{background:var(--navy); padding:76px 0 80px 0;}
.stat-strip-eyebrow{display:block; text-align:center; color:var(--gold); margin-bottom:44px; font-size:12.5px;}
.stat-grid{display:grid; grid-template-columns:repeat(4,1fr); column-gap:16px; row-gap:48px; max-width:900px; margin:0 auto;}
.stat{color:var(--white); text-align:center; display:flex; flex-direction:column; align-items:center;}
.stat .num{font-family:'Poppins'; font-size:clamp(40px,5.6vw,76px); line-height:1; font-weight:700; color:var(--gold); white-space:nowrap;}
.stat .num-suffix{font-size:0.42em; font-weight:700; margin-left:1px;}
.stat .label{font-size:12.5px; color:#D2CBC0; text-transform:uppercase; letter-spacing:0.07em; margin-top:14px; min-height:2.9em; display:flex; align-items:flex-start; justify-content:center; line-height:1.45; max-width:15ch;}
@media(max-width:899px){
  .stat-grid{grid-template-columns:repeat(2,1fr); row-gap:40px; max-width:460px;}
  .stat .num{font-size:clamp(36px,11vw,52px);}
}

/* GENERIC SECTION */
section{padding:88px 0;}
.section-head{max-width:620px; margin-bottom:52px;}
.section-head .eyebrow{margin-bottom:12px; display:block;}
.section-head h2{font-size:34px;}
.section-head p{color:var(--charcoal-soft); margin-top:14px; font-size:16px;}

/* SERVICES teaser (home) + icon */
.service-icon{width:40px; height:40px; border-radius:12px; background:var(--grad); display:flex; align-items:center; justify-content:center; color:var(--white); font-size:16px; font-weight:700; font-family:'Poppins'; flex-shrink:0;}
.services-teaser-row{display:flex; gap:14px; flex-wrap:wrap;}
.service-chip{display:flex; align-items:center; gap:12px; background:var(--white); border:1px solid rgba(64,64,64,0.09); border-radius:14px; padding:16px 20px; flex:1; min-width:190px; transition:transform .15s ease, box-shadow .15s ease, border-color .15s ease;}
.service-chip:hover{transform:translateY(-3px); box-shadow:0 16px 30px -20px rgba(240,120,8,0.35); border-color:rgba(240,120,8,0.3);}
.service-chip span.name{font-family:'Poppins'; font-weight:600; font-size:14.5px; color:var(--charcoal-deep);}

/* GUARANTEES full (about) + teaser (home) */
.guarantees{background:var(--navy);}
.guarantees .section-head h2{color:var(--white);}
.guarantees .section-head p{color:#D2CBC0;}
.g-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
.g-card{background:rgba(255,255,255,0.04); border:1px solid rgba(255,255,255,0.1); border-radius:16px; padding:26px; color:var(--white); transition:background .15s ease, border-color .15s ease;}
.g-card:hover{background:rgba(255,255,255,0.07); border-color:rgba(248,192,40,0.4);}
.g-card .g-icon{color:var(--gold); font-size:20px; margin-bottom:14px;}
.g-card h4{color:var(--white); font-size:16px; margin-bottom:8px; font-family:'Poppins'; font-weight:600;}
.g-card p{font-size:13.5px; color:#D2CBC0;}
.guarantee-teaser{background:var(--navy); padding:56px 0; text-align:center;}
.guarantee-teaser h2{color:var(--white); font-size:27px; margin-top:12px;}
.badge-row{display:flex; gap:14px; justify-content:center; flex-wrap:wrap; margin:28px 0 14px 0;}
.g-badge{background:rgba(255,255,255,0.06); border:1px solid rgba(255,255,255,0.16); color:var(--white); font-family:'Poppins'; font-weight:600; font-size:13.5px; padding:12px 18px; border-radius:12px; display:flex; align-items:center; gap:8px;}
.g-badge::before{content:"✓"; color:var(--gold); font-weight:700;}
.see-all{color:var(--gold); font-family:'Poppins'; font-weight:600; font-size:14px; border-bottom:1.5px solid var(--gold); padding-bottom:2px;}

/* AREAS (home) */
.areas-wrap{display:flex; gap:60px;}
.areas-copy{flex:0 0 320px;}
.areas-copy p{color:var(--charcoal-soft); margin-top:14px; font-size:15px;}
.pill-grid{display:flex; flex-wrap:wrap; gap:10px; align-content:flex-start;}
.local-facts-strip{display:grid; grid-template-columns:repeat(auto-fit,minmax(150px,1fr)); gap:18px; background:var(--navy); border-radius:16px; padding:28px 24px; margin:32px 0;}
.local-fact{text-align:center;}
.local-fact-num{font-family:'Poppins'; font-weight:700; font-size:22px; color:var(--gold); line-height:1.2;}
.local-fact-label{font-size:11.5px; color:#D2CBC0; text-transform:uppercase; letter-spacing:0.06em; margin-top:4px;}
.city-2col{display:grid; grid-template-columns:1.3fr 1fr; gap:48px; align-items:start;}
@media(max-width:860px){ .city-2col{grid-template-columns:1fr; gap:28px;} }
.neighborhood-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(240px,1fr)); gap:16px; margin-top:20px;}
.neighborhood-card{background:var(--cream); border-radius:14px; padding:20px 22px;}
.neighborhood-card h4{font-family:'Poppins'; font-weight:700; font-size:15.5px; color:var(--charcoal-deep); margin-bottom:6px;}
.neighborhood-card p{font-size:13.5px; color:var(--charcoal-soft); line-height:1.6;}
.concerns-panel{background:var(--white); border:1.5px solid rgba(168,70,10,0.25); border-radius:16px; padding:28px 30px;}
.concerns-panel h3{font-family:'Poppins'; font-weight:700; font-size:17px; color:var(--charcoal-deep); margin-bottom:16px;}
.concerns-panel ul{padding-left:0; list-style:none;}
.concerns-panel li{padding:9px 0 9px 26px; position:relative; font-size:14px; color:var(--charcoal); border-top:1px solid rgba(64,64,64,0.08);}
.concerns-panel li:first-child{border-top:none;}
.concerns-panel li::before{content:'\25C6'; position:absolute; left:0; color:var(--orange-action); font-size:12px; top:11px;}
.demand-drivers{display:grid; grid-template-columns:repeat(auto-fit,minmax(200px,1fr)); gap:16px; margin-top:20px;}
.demand-driver h4{font-family:'Poppins'; font-weight:700; font-size:14.5px; color:var(--orange-action); margin-bottom:4px;}
.demand-driver p{font-size:13px; color:var(--charcoal-soft); line-height:1.55;}
.case-study-slot{background:var(--cream); border:1.5px dashed rgba(64,64,64,0.2); border-radius:16px; padding:40px 32px; text-align:center;}
.case-study-slot h3{font-family:'Poppins'; font-weight:700; font-size:16px; color:var(--charcoal-soft); letter-spacing:0.02em;}
.city-sources{font-size:13.5px; color:var(--charcoal-soft); margin-top:20px; line-height:1.8;}
.city-sources a{color:var(--orange-action); font-weight:600; text-decoration:underline; text-underline-offset:2px;}
.city-internal-links{display:flex; flex-wrap:wrap; gap:10px; margin-top:16px;}
/* ===== Rental analysis funnel (address-first, two steps) ===== */
.lead-card .ra-topline{display:flex; flex-wrap:wrap; justify-content:space-between; align-items:center; gap:6px 12px; margin-bottom:10px;}
.lead-card .ra-topline .eyebrow{margin:0;}
.lead-card .ra-progress{display:flex; align-items:center; gap:10px;}
.lead-card .ra-progress-text{font-family:'Poppins'; font-weight:600; font-size:12px; color:var(--charcoal-soft); white-space:nowrap;}
.lead-card .ra-bars{display:flex; gap:4px;}
.lead-card .ra-bar{width:22px; height:4px; border-radius:3px; background:#E7E1D6; display:block;}
.lead-card .ra-bar-on{background:var(--orange-action);}
.lead-card .ra-head{margin-bottom:18px;}
.lead-card .ra-title{font-family:'Poppins'; font-weight:700; font-size:22px; line-height:1.25; color:var(--charcoal-deep); margin:0 0 6px 0;}
.lead-card .ra-lede{font-size:14px; color:var(--charcoal-soft); margin:0;}
.lead-card .ra-step:not([hidden]){animation:raIn .22s ease;}
@keyframes raIn{from{opacity:0; transform:translateY(6px);} to{opacity:1; transform:none;}}
.lead-card .ra-field{margin-bottom:14px;}
.lead-card .ra-req{font-weight:500; color:var(--charcoal-soft);}
.lead-card .ra-field input, .lead-card .ra-field select{font-size:16px; min-height:48px;}
.lead-card .ra-field ::placeholder{color:#6B655C; opacity:1;}
.lead-card .ra-hint{font-size:12.5px; color:var(--charcoal-soft); margin:6px 0 0 0;}
.lead-card .ra-error, .lead-card .ra-form-error{font-size:13px; font-weight:600; color:#B3261E; margin:6px 0 0 0; line-height:1.45;}
.lead-card .ra-error::before, .lead-card .ra-form-error::before{content:"\26A0\00a0";}
.lead-card .ra-form-error{margin:12px 0 0 0;}
.lead-card .ra-field-invalid input, .lead-card .ra-field-invalid select{border-color:#B3261E; box-shadow:0 0 0 3px rgba(179,38,30,0.12);}
.lead-card .ra-summary{display:flex; justify-content:space-between; align-items:flex-start; gap:12px; background:var(--cream); border-radius:10px; padding:10px 8px 10px 14px; margin-bottom:16px;}
.lead-card .ra-summary-label{display:block; font-family:'Poppins'; font-weight:600; font-size:11.5px; letter-spacing:.06em; text-transform:uppercase; color:var(--charcoal-soft);}
.lead-card .ra-summary-address{display:block; font-size:14px; color:var(--charcoal-deep); word-break:break-word;}
.lead-card .ra-link-btn{background:none; border:none; padding:10px 8px; min-height:44px; font-family:'Poppins'; font-weight:600; font-size:13px; color:var(--orange-action); text-decoration:underline; text-underline-offset:2px; cursor:pointer; white-space:nowrap;}
.lead-card .ra-row{display:grid; grid-template-columns:1fr 1fr; gap:12px;}
.lead-card .ra-fine{font-size:12px; color:var(--charcoal-soft); margin:10px 0 0 0; text-align:center; line-height:1.55;}
.lead-card .ra-fine a{color:var(--orange-action); text-decoration:underline;}
.lead-card .lead-submit[disabled]{opacity:.7; cursor:default;}
.lead-card .ra-success{padding-top:4px;}
.lead-card .ra-success-icon{width:40px; height:40px; border-radius:50%; background:var(--cream); color:var(--orange-action); display:flex; align-items:center; justify-content:center; font-size:20px; font-weight:700; margin-bottom:12px;}
.lead-card .ra-success-text{font-size:14px; color:var(--charcoal-soft); margin:0 0 14px 0; line-height:1.6;}
.lead-card .ra-reset{margin-top:6px; padding-left:0;}
.ra-while{background:var(--cream); border-top:1px solid rgba(64,64,64,0.08); border-bottom:1px solid rgba(64,64,64,0.08); padding:64px 0; scroll-margin-top:80px;}
.ra-while-head{text-align:center; max-width:640px; margin:0 auto 36px auto;}
.ra-while-head h2{font-size:30px; margin:8px 0 10px 0;}
.ra-while-head p{color:var(--charcoal-soft); font-size:15.5px; margin:0;}
.ra-while-grid{display:grid; grid-template-columns:repeat(auto-fit,minmax(230px,1fr)); gap:18px;}
@media(min-width:1180px){.ra-while-grid{grid-template-columns:repeat(5,minmax(0,1fr));}}
.ra-while-card{background:var(--white); border:1px solid rgba(64,64,64,0.08); border-radius:16px; padding:24px 22px; display:flex; flex-direction:column; gap:8px;}
.ra-while-kicker{font-family:'Poppins'; font-weight:700; font-size:11.5px; letter-spacing:.08em; text-transform:uppercase; color:var(--charcoal-soft);}
.ra-while-big{font-family:'Poppins'; font-weight:700; font-size:38px; line-height:1.1; color:var(--orange-action);}
.ra-while-card p{font-size:14px; color:var(--charcoal); margin:0; line-height:1.55;}
.ra-while-list{list-style:none; padding:0; margin:0;}
.ra-while-list li{font-size:13.5px; padding:4px 0 4px 20px; position:relative; color:var(--charcoal);}
.ra-while-list li::before{content:"\2713"; position:absolute; left:0; color:var(--orange-action); font-weight:700;}
.ra-while-card .ra-while-note{font-size:12px; color:var(--charcoal-soft);}
.ra-while-card .link-secondary{margin-top:auto; padding-top:6px; font-size:13.5px;}
@media(prefers-reduced-motion:reduce){ .lead-card .ra-step:not([hidden]){animation:none;} }
@media(max-width:600px){
  .ra-while{padding:48px 0;}
  .ra-while-head h2{font-size:25px;}
}
/* ===== Unit-range pills + portfolio pathway ===== */
.lead-card .ra-units{border:0; padding:0; margin:0 0 14px 0; min-width:0;}
.lead-card .ra-units legend{font-family:'Poppins'; font-size:12.5px; font-weight:600; color:var(--charcoal-deep); margin:0 0 8px 0; padding:0;}
.lead-card .ra-pills{display:grid; grid-template-columns:repeat(3,1fr); gap:8px;}
.lead-card .ra-pill{position:relative; display:block; margin:0;}
.lead-card .ra-pill input{position:absolute; top:0; left:0; width:100%; height:100%; margin:0; opacity:0; cursor:pointer;}
.lead-card .ra-pill span{display:flex; align-items:center; justify-content:center; min-height:46px; border:1.5px solid #8F887B; border-radius:10px; background:var(--white); font-family:'Poppins'; font-weight:600; font-size:15px; color:var(--charcoal-deep); transition:background .15s ease, border-color .15s ease, color .15s ease;}
.lead-card .ra-pill input:hover + span{border-color:var(--orange-action);}
.lead-card .ra-pill input:checked + span{background:var(--orange-action); border-color:var(--orange-action); color:var(--white);}
.lead-card .ra-pill input:focus-visible + span{outline:2px solid var(--orange-action); outline-offset:2px;}
.lead-card .ra-field-invalid .ra-pill span{border-color:#B3261E;}
.lead-card .ra-units-note{font-size:13px; color:var(--charcoal-soft); background:var(--cream); border-radius:10px; padding:10px 12px; margin:10px 0 0 0; line-height:1.5;}
.lead-card .ra-units-note:empty{display:none;}
.lead-card .ra-portfolio{border-top:1px dashed #CFC7B9; margin-top:4px; padding-top:14px;}
.lead-card .ra-pf-note{font-size:13px; color:var(--charcoal-soft); background:var(--cream); border-radius:10px; padding:10px 12px; margin:0 0 14px 0; line-height:1.5;}
.lead-card .field textarea{font-size:16px; min-height:84px; resize:vertical;}
.ra-while-grid.ra-grid-3{grid-template-columns:repeat(3,1fr);}
.ra-while-card.ra-wide{grid-column:1 / -1;}
.ra-while-steps{list-style:none; padding:0; margin:6px 0 0 0; counter-reset:rastep; display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
.ra-while-steps li{position:relative; padding:0 0 0 38px; font-size:14px; color:var(--charcoal); line-height:1.6; counter-increment:rastep;}
.ra-while-steps li::before{content:counter(rastep); position:absolute; left:0; top:0; width:26px; height:26px; border-radius:50%; background:var(--orange-action); color:var(--white); font-family:'Poppins'; font-weight:700; font-size:13px; display:flex; align-items:center; justify-content:center;}
.ra-while-steps strong{font-family:'Poppins'; color:var(--charcoal-deep);}
/* ===== Switch to Sun Stone ===== */
.switch-hero-cta{display:flex; flex-wrap:wrap; align-items:center; gap:14px 22px; margin-top:26px;}
.switch-hero-proof{font-family:'Poppins'; font-weight:600; font-size:13.5px; color:var(--charcoal-soft);}
.switch-steps-section{padding:72px 0 8px 0;}
.switch-steps{display:grid; grid-template-columns:repeat(3,1fr); gap:18px;}
.switch-step{background:var(--white); border:1px solid rgba(64,64,64,0.08); border-radius:16px; padding:26px 24px;}
.switch-step .flow-num{margin-bottom:14px;}
.switch-step h3{font-size:19px; margin:0 0 8px 0;}
.switch-step p{font-size:14.5px; color:var(--charcoal-soft); margin:0; line-height:1.65;}
.switch-form-section{background:var(--cream); padding:72px 0; margin-top:56px; border-top:1px solid rgba(64,64,64,0.08);}
.switch-form-grid{display:grid; grid-template-columns:0.9fr 1.1fr; gap:48px; align-items:start;}
.switch-aside h2{font-size:30px; margin:8px 0 12px 0;}
.switch-aside > p{color:var(--charcoal-soft); font-size:15.5px; margin:0 0 18px 0;}
.switch-points{list-style:none; padding:0; margin:0 0 20px 0;}
.switch-points li{position:relative; padding:7px 0 7px 26px; font-size:14.5px; color:var(--charcoal); line-height:1.55;}
.switch-points li::before{content:"\2713"; position:absolute; left:0; color:var(--orange-action); font-weight:700;}
.switch-aside .switch-legal{font-size:12.5px; color:var(--charcoal-soft); line-height:1.6; border-top:1px solid rgba(64,64,64,0.14); padding-top:14px; margin:0 0 14px 0;}
.switch-proof{font-family:'Poppins'; font-weight:600; font-size:13.5px; color:var(--charcoal-deep);}
#management-review{scroll-margin-top:90px;}
.switch-band{background:var(--cream); border-bottom:1px solid rgba(64,64,64,0.08); padding:44px 0;}
.switch-band-inner{display:flex; justify-content:space-between; align-items:center; gap:24px 40px; flex-wrap:wrap;}
.switch-band h2{font-size:26px; margin:6px 0 8px 0;}
.switch-band p{color:var(--charcoal-soft); font-size:15px; margin:0; max-width:560px;}
@media(max-width:960px){
  .switch-steps{grid-template-columns:1fr;}
  .switch-form-grid{grid-template-columns:1fr; gap:32px;}
  .ra-while-grid.ra-grid-3{grid-template-columns:1fr;}
  .ra-while-steps{grid-template-columns:1fr; gap:14px;}
}
@media(max-width:600px){
  .switch-steps-section{padding-top:52px;}
  .switch-form-section{padding:52px 0; margin-top:40px;}
  .switch-aside h2{font-size:25px;}
  .switch-band{padding:36px 0;}
  .switch-band .btn-primary{width:100%; text-align:center; white-space:normal;}
}
/* ===== Scheduling shell: Book a 15-Minute Owner Strategy Call ===== */
.sched{display:grid; grid-template-columns:1fr auto; gap:18px 28px; align-items:center; background:var(--navy); border-radius:16px; padding:26px 28px; margin-top:22px;}
.sched-eyebrow{display:block; font-family:'Poppins'; font-weight:600; font-size:11.5px; letter-spacing:0.14em; text-transform:uppercase; color:var(--gold); margin-bottom:6px;}
.sched-title{font-family:'Poppins'; font-weight:700; font-size:20px; color:var(--white); margin:0 0 6px 0;}
.sched-text{color:#D2CBC0; font-size:14.5px; line-height:1.6; margin:0;}
.sched-actions{display:flex; flex-direction:column; align-items:flex-end; gap:8px;}
.sched-alt{display:none; color:#D2CBC0; font-size:13.5px; text-decoration:underline; text-underline-offset:2px;}
.sched-mount{grid-column:1 / -1; background:var(--white); border-radius:12px; min-height:120px; overflow:hidden;}
.sched-loading{margin:0; padding:36px 20px; text-align:center; color:var(--charcoal-soft); font-size:14px;}
.sched-msg{grid-column:1 / -1; margin:0; color:var(--white); font-size:14px; line-height:1.5; background:rgba(255,255,255,0.08); border-radius:10px; padding:12px 14px;}
.sched[data-sched-state="ready"] .sched-call, .sched[data-sched-state="booked"] .sched-call{display:none;}
.sched[data-sched-state="ready"] .sched-alt, .sched[data-sched-state="booked"] .sched-alt{display:inline;}
@media(max-width:700px){
  .sched{grid-template-columns:1fr; padding:22px 20px;}
  .sched-actions{align-items:stretch;}
  .sched-actions .btn-white{width:100%; text-align:center;}
  .sched-alt{text-align:center;}
}
/* ===== Sun Stone Concierge (guided help menu) ===== */
.ssc-launcher{position:fixed; right:16px; bottom:calc(16px + env(safe-area-inset-bottom,0px)); z-index:900; display:inline-flex; align-items:center; gap:8px; min-height:48px; padding:0 18px 0 14px; background:var(--navy); color:var(--white); border:1px solid rgba(255,255,255,0.14); border-radius:999px; font-family:'Poppins'; font-weight:600; font-size:14px; cursor:pointer; box-shadow:0 12px 30px -10px rgba(38,34,32,0.55); transition:transform .15s ease;}
.ssc-launcher:hover{transform:translateY(-2px);}
.ssc-launcher:focus-visible{outline:2px solid var(--gold); outline-offset:3px;}
.ssc-launcher .ssc-sun{color:var(--gold); flex-shrink:0;}
.ssc.is-open .ssc-launcher{display:none;}
.ssc-panel{position:fixed; top:0; right:0; bottom:0; left:0; z-index:901; display:flex; flex-direction:column; background:var(--white);}
.ssc-panel[hidden]{display:none;}
.ssc-panel:not([hidden]){animation:sscIn .18s ease;}
@keyframes sscIn{from{opacity:0;} to{opacity:1;}}
.ssc-head{display:flex; align-items:center; justify-content:space-between; padding:calc(8px + env(safe-area-inset-top,0px)) 8px 8px 20px; background:var(--cream); border-bottom:1px solid rgba(64,64,64,0.1);}
.ssc-brand{display:flex; align-items:center; gap:8px; margin:0; white-space:nowrap; font-family:'Poppins'; font-weight:600; font-size:14px; color:var(--charcoal-deep);}
.ssc-brand .ssc-sun{color:var(--orange-action);}
.ssc-close{width:44px; height:44px; border:0; background:none; font-size:28px; line-height:1; color:var(--charcoal-deep); cursor:pointer; border-radius:50%;}
.ssc-body{flex:1; overflow-y:auto; padding:22px 20px 12px 20px; -webkit-overflow-scrolling:touch;}
.ssc-view h2{font-family:'Poppins'; font-weight:700; font-size:21px; line-height:1.25; color:var(--charcoal-deep); margin:0 0 14px 0;}
.ssc-view h2:focus{outline:none;}
.ssc-choices{list-style:none; margin:0; padding:0; display:grid; gap:8px;}
.ssc-choice{display:flex; align-items:center; justify-content:space-between; gap:10px; width:100%; min-height:52px; padding:12px 16px; background:var(--white); border:1px solid #8F887B; border-radius:12px; font-family:'Poppins'; font-weight:500; font-size:15px; color:var(--charcoal-deep); text-align:left; cursor:pointer; transition:border-color .15s ease, background .15s ease;}
.ssc-choice::after{content:"\203A"; font-size:22px; line-height:1; color:var(--charcoal-soft); flex-shrink:0;}
.ssc-choice:hover{border-color:var(--orange-action); background:var(--cream);}
.ssc-choice-urgent{border:1.5px solid var(--orange-action); font-weight:600;}
.ssc-text{font-size:14.5px; color:var(--charcoal-soft); line-height:1.6; margin:0 0 16px 0;}
.ssc-primary{display:block; text-align:center; background:var(--grad-action); color:var(--white); padding:14px 18px; border-radius:12px; font-family:'Poppins'; font-weight:600; font-size:15px; line-height:1.35; margin:0 0 14px 0;}
.ssc-primary:hover{filter:brightness(1.1);}
.ssc-links{list-style:none; margin:0 0 12px 0; padding:0;}
.ssc-links a{display:flex; justify-content:space-between; gap:12px; padding:13px 2px; border-top:1px solid rgba(64,64,64,0.12); font-family:'Poppins'; font-weight:600; font-size:14px; color:var(--charcoal-deep);}
.ssc-links a::after{content:"\2192"; color:var(--orange-action); flex-shrink:0;}
.ssc-links a:hover{color:var(--orange-action);}
.ssc-linkbtn, .ssc-back{display:block; background:none; border:0; padding:10px 0; min-height:44px; font-family:'Poppins'; font-weight:600; font-size:14px; color:var(--orange-action); text-decoration:underline; text-underline-offset:2px; cursor:pointer; text-align:left;}
.ssc-alert{background:var(--cream); border-left:4px solid var(--orange-action); border-radius:10px; padding:16px; margin:0 0 16px 0;}
.ssc-alert p{margin:0 0 12px 0; font-size:15.5px; color:var(--charcoal-deep); line-height:1.5;}
.ssc-call{display:block; text-align:center; border-radius:12px; padding:16px; font-family:'Poppins'; font-weight:700; font-size:18px; color:var(--white); margin:0 0 12px 0;}
.ssc-alert .ssc-call{margin-bottom:0;}
.ssc-call-911{background:var(--navy);}
.ssc-call-sun{background:var(--grad-action);}
.ssc-small{font-size:13px; color:var(--charcoal-soft); line-height:1.55; margin:0 0 10px 0;}
.ssc-small a{color:var(--orange-action); text-decoration:underline;}
.ssc-foot{margin:0; padding:12px 20px calc(14px + env(safe-area-inset-bottom,0px)); border-top:1px solid rgba(64,64,64,0.1); font-size:13px; color:var(--charcoal-soft); text-align:center;}
.ssc-foot a{color:var(--orange-action); font-weight:600; text-decoration:underline; text-underline-offset:2px;}
html.ssc-lock{overflow:hidden;}
@media(min-width:601px){
  .ssc-launcher{right:20px; bottom:20px;}
  .ssc-panel{top:auto; left:auto; right:20px; bottom:20px; width:380px; max-height:min(680px, calc(100vh - 40px)); border-radius:18px; overflow:hidden; box-shadow:0 30px 70px -20px rgba(38,34,32,0.45), 0 0 0 1px rgba(64,64,64,0.1);}
  .ssc-head{padding-top:8px;}
}
@media(max-width:600px){ footer{padding-bottom:calc(76px + env(safe-area-inset-bottom,0px));} }
@media(prefers-reduced-motion:reduce){ .ssc-panel:not([hidden]){animation:none;} .ssc-launcher{transition:none;} .ssc-launcher:hover{transform:none;} }
@media print{ .ssc{display:none;} }
/* ===== Owner Reporting & Transparency ===== */
.rr-section{background:var(--navy); padding:92px 0 96px 0;}
.rr-head{max-width:660px; margin:0 auto 40px auto; text-align:center;}
.rr-eyebrow{display:block; color:var(--gold);}
.rr-section h2{color:var(--white); font-size:34px; margin:10px 0 12px 0;}
.rr-sub{font-family:'Poppins'; font-weight:600; font-size:17px; color:var(--gold); margin-bottom:0;}
.rr-intro{font-size:15.5px; color:#D2CBC0; max-width:560px; margin:14px auto 0 auto; line-height:1.7;}
.rr-sees{max-width:860px; margin:0 auto 44px auto;}
.rr-sees-title{font-family:'Poppins'; font-weight:600; font-size:12px; letter-spacing:0.14em; text-transform:uppercase; color:var(--gold); text-align:center; margin:0 0 16px 0;}
.rr-sees-list{list-style:none; padding:0; margin:0; display:grid; grid-template-columns:repeat(3,1fr); gap:10px 14px;}
.rr-sees-list li{position:relative; padding:12px 14px 12px 40px; border:1px solid rgba(255,255,255,0.18); border-radius:12px; color:var(--white); font-family:'Inter'; font-weight:500; font-size:14.5px; line-height:1.4;}
.rr-sees-list li::before{content:"\2713"; position:absolute; left:15px; top:12px; color:var(--gold); font-weight:700;}
@media(max-width:960px){ .rr-sees-list{grid-template-columns:repeat(2,1fr);} }
@media(max-width:600px){ .rr-sees-list{grid-template-columns:1fr;} .rr-sees{margin-bottom:34px;} }
.rr-tabs{display:none; justify-content:center; flex-wrap:wrap; gap:10px; margin-bottom:26px;}
.rr-js .rr-tabs{display:flex;}
.rr-tab{font-family:'Poppins'; font-weight:600; font-size:13.5px; min-height:44px; padding:10px 20px; border-radius:30px; border:1.5px solid rgba(255,255,255,0.38); background:transparent; color:var(--white); cursor:pointer; transition:background .15s ease, color .15s ease, border-color .15s ease;}
.rr-tab:hover{border-color:var(--gold);}
.rr-tab-active{background:var(--gold); border-color:var(--gold); color:var(--navy);}
.rr-stage{max-width:980px; margin:0 auto;}
.rr-panel{margin:0 0 36px 0;}
.rr-js .rr-panel{margin-bottom:0;}
.rr-frame{background:#FFFFFF; border-radius:14px; overflow:hidden; box-shadow:0 30px 60px -28px rgba(0,0,0,0.65), 0 0 0 1px rgba(255,255,255,0.08);}
.rr-frame-bar{display:flex; align-items:center; gap:8px; padding:11px 16px; background:#EFE9DF; border-bottom:1px solid rgba(64,64,64,0.12);}
.rr-dot{width:10px; height:10px; border-radius:50%; background:#C9C1B3; display:inline-block;}
.rr-frame-title{margin-left:10px; font-family:'Inter'; font-weight:500; font-size:12px; color:#5F5950;}
.rr-frame-body{background:#FFFFFF;}
.rr-frame-body img{display:block; width:100%; height:auto;}
.rr-zoom{display:block;}
.rr-empty{display:flex; flex-direction:column; align-items:center; justify-content:center; text-align:center; padding:72px 28px; min-height:340px; background:var(--cream);}
.rr-empty-icon{font-size:30px; color:var(--charcoal-soft); opacity:0.6; margin-bottom:12px;}
.rr-empty-title{font-family:'Poppins'; font-weight:700; font-size:16px; color:var(--charcoal-deep); margin-bottom:6px;}
.rr-empty-sub{font-size:13.5px; color:var(--charcoal-soft); max-width:420px; line-height:1.6; margin:0;}
.rr-caption{color:#D2CBC0; font-size:14.5px; line-height:1.65; text-align:center; max-width:720px; margin:20px auto 0 auto;}
.rr-caption strong{color:var(--white);}
.rr-note{text-align:center; font-size:12.5px; color:#B9B2A6; margin:14px 0 0 0;}
.rr-cta{display:flex; flex-wrap:wrap; gap:14px; justify-content:center; margin-top:44px;}
.rr-section :focus-visible{outline:2px solid var(--gold); outline-offset:3px;}
.final-cta :focus-visible, .stat-strip :focus-visible, .guarantee-teaser :focus-visible, footer :focus-visible, .sched :focus-visible{outline-color:var(--gold);}
@media(max-width:600px){
  .rr-section{padding:64px 0 68px 0;}
  .rr-section h2{font-size:27px;}
  .rr-empty{padding:48px 20px; min-height:260px;}
  .rr-tab{padding:10px 16px; font-size:13px;}
}
.msystem{background:var(--cream); padding:88px 0;}
.msystem-head{text-align:center; max-width:580px; margin:0 auto 64px auto;}
.msystem-timeline{max-width:640px; margin:0 auto; position:relative; padding-left:76px;}
.msystem-timeline::before{content:''; position:absolute; left:27px; top:8px; bottom:8px; width:3px; background:linear-gradient(180deg, var(--orange) 0%, var(--gold) 100%); border-radius:2px;}
.msystem-node{position:relative; padding-bottom:44px;}
.msystem-node:last-child{padding-bottom:0;}
.msystem-num{position:absolute; left:-76px; top:0; width:56px; height:56px; border-radius:50%; background:var(--grad-action); color:var(--white); display:flex; align-items:center; justify-content:center; font-family:'Poppins'; font-weight:700; font-size:17px; box-shadow:0 8px 18px -8px rgba(168,70,10,0.45); z-index:1;}
.msystem-title{font-family:'Poppins'; font-weight:700; font-size:19px; color:var(--charcoal-deep); margin-bottom:6px; padding-top:14px;}
.msystem-desc{font-size:14.5px; color:var(--charcoal-soft); line-height:1.6; max-width:460px;}
@media(max-width:600px){
  .msystem{padding:64px 0;}
  .msystem-timeline{padding-left:60px;}
  .msystem-timeline::before{left:19px;}
  .msystem-num{left:-60px; width:40px; height:40px; font-size:14px;}
  .msystem-title{padding-top:6px; font-size:17px;}
}
.process-flow{display:flex; align-items:flex-start; flex-wrap:wrap; gap:4px 0; justify-content:center; margin:24px 0;}
.flow-step{display:flex; flex-direction:column; align-items:center; text-align:center; width:150px; padding:0 6px;}
.flow-num{width:40px; height:40px; border-radius:50%; background:var(--grad-action); color:var(--white); display:flex; align-items:center; justify-content:center; font-family:'Poppins'; font-weight:700; font-size:16px; margin-bottom:10px; flex-shrink:0;}
.flow-label{font-family:'Poppins'; font-weight:700; font-size:14px; color:var(--charcoal-deep); margin-bottom:4px;}
.flow-desc{font-size:12.5px; color:var(--charcoal-soft); line-height:1.4;}
.flow-arrow{color:var(--charcoal-soft); font-size:18px; align-self:center; margin:0 2px 54px 2px; flex-shrink:0;}
@media(max-width:860px){ .flow-arrow{display:none;} .flow-step{width:100%; max-width:320px; flex-direction:row; text-align:left; gap:14px; margin-bottom:8px;} .flow-num{margin-bottom:0;} }
.pill{background:var(--white); border:1.5px solid rgba(168,70,10,0.3); border-radius:30px; padding:9px 16px; font-size:13.5px; font-weight:600; color:var(--charcoal-deep); transition:background .15s ease, color .15s ease, border-color .15s ease;}
.pill:hover{background:var(--grad-action); color:var(--white); border-color:transparent;}
.pill.more{background:var(--cream); border-style:dashed; color:var(--orange-action);}
.areas-primary-label, .areas-secondary-label{text-align:center; font-family:'Poppins'; font-weight:700; font-size:12px; text-transform:uppercase; letter-spacing:0.07em; color:var(--charcoal-soft); margin:36px 0 14px 0;}
.areas-primary{justify-content:center; margin-bottom:8px;}
.pill-primary{font-weight:700; border-width:2px;}
.areas-secondary{justify-content:center;}
.areas-secondary .pill{font-size:13px; padding:7px 14px; font-weight:500; opacity:0.88;}
.areas-view-all{text-align:center; margin-top:28px;}

/* TESTIMONIALS (home) */
.testimonials{background:var(--cream);}
.t-grid{display:grid; grid-template-columns:1fr 1fr; gap:22px;}
.t-card{background:var(--white); border-radius:16px; padding:30px; border:1px solid rgba(64,64,64,0.06);}
.stars{color:#E8A628; -webkit-text-stroke:0.6px #B07A00; font-size:15px; margin-bottom:14px; letter-spacing:2px;}
.t-card p.quote{font-size:16px; color:var(--charcoal-deep); margin-bottom:20px; font-family:'Poppins'; font-weight:500; line-height:1.4;}
.t-person{display:flex; align-items:center; gap:12px;}
.t-avatar{width:38px; height:38px; border-radius:50%; background:var(--grad-action); color:var(--white); display:flex; align-items:center; justify-content:center; font-weight:700; font-size:13px; font-family:'Poppins';}
.t-name{font-weight:700; font-size:13.5px; font-family:'Poppins';}
.t-loc{font-size:12px; color:#8A8276;}

/* FINAL CTA (reused) - deep-to-regular orange only, never trends into low-contrast gold, so white text stays readable */
.final-cta{background:var(--grad-action); padding:70px 0; text-align:center; color:var(--white);}
.final-cta h2{color:var(--white); font-size:34px; margin-bottom:14px;}
.final-cta p{color:#FBE4D3; max-width:520px; margin:0 auto 28px auto; font-size:16px;}
.final-cta .btn-row{display:flex; gap:16px; justify-content:center; flex-wrap:wrap;}
.btn-white{background:var(--white); color:var(--orange-action); padding:14px 28px; border-radius:30px; font-family:'Poppins'; font-weight:700; transition:transform .15s ease; display:inline-block;}
.btn-white:hover{transform:translateY(-2px);}
.btn-outline{border:2px solid var(--white); color:var(--white); padding:12px 26px; border-radius:30px; font-family:'Poppins'; font-weight:700; display:inline-block;}

/* FOOTER */
footer{background:var(--navy); color:#D2CBC0; padding:56px 0 0px 0;}
.footer-logo img{height:46px; width:auto; margin-bottom:16px;}
.social-row{display:flex; gap:10px; margin-top:18px;}
.social-icon{width:36px; height:36px; border-radius:50%; background:rgba(255,255,255,0.08); display:flex; align-items:center; justify-content:center; color:#D2CBC0; transition:background .15s ease, color .15s ease, transform .15s ease;}
.social-icon svg{width:17px; height:17px;}
.social-icon:hover{background:var(--grad-action); color:var(--white); transform:translateY(-2px);}
.footer-grid{display:grid; grid-template-columns:1.4fr 1fr 1fr 1fr; gap:32px; margin-bottom:40px;}
.footer-heading{color:var(--white); font-family:'Poppins'; font-size:15px; margin-bottom:16px; font-weight:600; line-height:1.55; letter-spacing:normal;}
.footer-links{margin:0; padding:0;}
footer p, footer li{font-size:13.5px; color:#A79F93; margin-bottom:8px; list-style:none;}
footer a:hover{color:var(--gold);}
.footer-bottom{border-top:1px solid rgba(255,255,255,0.1); padding-top:22px; padding-bottom:22px; display:flex; justify-content:space-between; font-size:12.5px; color:#8A8276; flex-wrap:wrap; gap:10px;}

/* COMPLIANCE BAR - fair housing statement + accessibility + privacy + license, on every page */
.compliance-bar{background:#1D1A17; padding:22px 0;}
.compliance-inner{display:flex; flex-direction:column; gap:16px;}
.compliance-item{display:flex; gap:12px; align-items:flex-start; max-width:640px;}
.eho-icon{color:#9A9187; flex-shrink:0; margin-top:2px;}
.compliance-item p{font-size:12px; line-height:1.6; color:#8A8276; margin:0;}
.compliance-item p a{color:#A79F93; text-decoration:underline; text-underline-offset:2px;}
.compliance-item p a:hover{color:var(--gold);}
.compliance-links{display:flex; gap:18px; flex-wrap:wrap; align-items:center; font-size:12.5px;}
.compliance-links a{color:#A79F93; text-decoration:underline; text-underline-offset:2px; white-space:nowrap;}
.compliance-links a:hover{color:var(--gold);}
.compliance-links span{color:#6B655C; white-space:normal; overflow-wrap:anywhere;}

/* PAGE HEADER (subpages) */
.page-header{background:linear-gradient(180deg, var(--cream) 0%, var(--white) 100%); padding:52px 0 46px 0; border-bottom:1px solid rgba(64,64,64,0.06);}
.breadcrumb{font-family:'Poppins'; font-size:13px; font-weight:600; color:var(--charcoal-soft); margin-bottom:16px;}
.breadcrumb a{color:var(--orange-action);}
.page-header h1{font-size:38px; margin-bottom:14px;}
.page-header p{font-size:16.5px; color:var(--charcoal-soft); max-width:600px;}

/* PRICING */
.pricing-note{display:inline-block; background:var(--cream); border:1px dashed rgba(168,70,10,0.45); color:var(--orange-action); font-family:'Poppins'; font-size:12.5px; font-weight:600; padding:8px 14px; border-radius:10px; margin-bottom:36px;}
.pricing-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:20px; margin-bottom:56px;}
.price-card{background:var(--white); border:1px solid rgba(64,64,64,0.1); border-radius:18px; padding:32px 26px; position:relative;}
.price-card.featured{border:2px solid transparent; background:linear-gradient(var(--white),var(--white)) padding-box, var(--grad) border-box; box-shadow:0 24px 50px -24px rgba(240,120,8,0.4);}
.price-card .badge{position:absolute; top:-13px; left:26px; background:var(--grad-action); color:var(--white); font-family:'Poppins'; font-size:11px; font-weight:700; padding:5px 12px; border-radius:20px; letter-spacing:.04em;}
.price-card h3{font-size:19px; margin-bottom:6px;}
.price-card .price{font-family:'Poppins'; font-size:32px; font-weight:700; color:var(--charcoal-deep); margin:12px 0 4px 0;}
.price-card .price span{font-size:13.5px; font-weight:600; color:var(--charcoal-soft);}
.price-card .price-desc{font-size:13px; color:var(--charcoal-soft); margin-bottom:20px;}
.price-card ul{list-style:none; margin-bottom:24px;}
.price-card li{font-size:14px; color:var(--charcoal); padding:9px 0; border-top:1px solid rgba(64,64,64,0.07); display:flex; gap:10px;}
.price-card li:first-child{border-top:none;}
.price-card li::before{content:"✓"; color:var(--orange-action); font-weight:700;}
.calc-card{background:var(--cream); border:1px solid rgba(64,64,64,0.08); border-radius:20px; padding:34px; margin-bottom:56px;}
.calc-results{margin-top:20px; background:var(--white); border-radius:14px; padding:4px 20px; border:1px solid rgba(64,64,64,0.06);}
.calc-row{display:flex; justify-content:space-between; align-items:center; gap:14px; padding:14px 0; border-top:1px solid rgba(64,64,64,0.08); font-size:14.5px; color:var(--charcoal);}
.calc-row:first-child{border-top:none;}
.calc-row strong{font-family:'Poppins'; color:var(--orange-action); font-size:16px; white-space:nowrap;}

/* FAQ */
.faq-controls{margin-bottom:28px;}
.faq-search-input{width:100%; max-width:420px; padding:12px 16px; border-radius:10px; border:1.5px solid #E7E1D6; font-family:'Inter'; font-size:15px; background:var(--white); color:var(--charcoal); margin-bottom:16px; display:block;}
.faq-tabs{display:flex; flex-wrap:wrap; gap:8px;}
.faq-tab{font-family:'Poppins'; font-weight:600; font-size:13.5px; padding:10px 18px; border-radius:30px; border:1.5px solid #E7E1D6; background:var(--white); color:var(--charcoal-soft); cursor:pointer; transition:background .15s ease, color .15s ease, border-color .15s ease;}
.faq-tab:hover{border-color:var(--orange-action);}
.faq-tab-active{background:var(--orange-action); border-color:var(--orange-action); color:var(--white);}
.faq-group{margin-bottom:8px;}
.faq-group-head{font-family:'Poppins'; font-weight:700; font-size:13px; text-transform:uppercase; letter-spacing:0.06em; color:var(--orange-action); margin:28px 0 4px 0;}
.faq-group:first-child .faq-group-head{margin-top:8px;}
.faq-disclaimer{margin-top:40px; padding:20px 22px; background:var(--cream); border-radius:12px; font-size:12.5px; color:var(--charcoal-soft); line-height:1.7;}
.faq-disclaimer p{margin-bottom:10px;}
.faq-disclaimer p:last-child{margin-bottom:0;}
.faq-item{border-top:1px solid rgba(64,64,64,0.1); padding:4px 0;}
.faq-item:last-child{border-bottom:1px solid rgba(64,64,64,0.1);}
.faq-item summary{list-style:none; cursor:pointer; padding:16px 4px; font-family:'Poppins'; font-weight:600; font-size:15px; color:var(--charcoal-deep); display:flex; justify-content:space-between; align-items:center;}
.faq-item summary::-webkit-details-marker{display:none;}
.faq-item summary::marker{content:"";}
.faq-item .chev{width:12px;height:12px;flex:0 0 12px;transition:transform .15s ease;}
.faq-item[open] .chev{transform:rotate(180deg);}
.faq-item p{padding:0 4px 18px 4px; color:var(--charcoal-soft); font-size:14.5px;}

/* ABOUT */
.story-grid{display:grid; grid-template-columns:1fr 1fr; gap:50px; align-items:center;}
.story-visual{background:var(--cream); border-radius:20px; height:320px; display:flex; align-items:center; justify-content:center; border:1px solid rgba(64,64,64,0.06); text-align:center; padding:20px;}
.badge-strip{display:flex; gap:12px; flex-wrap:wrap; align-items:stretch; padding-top:22px; border-top:1px solid rgba(64,64,64,0.08); margin-top:20px;}
.cert-badge{display:flex; align-items:center; gap:10px; padding:10px 14px; border:1px solid rgba(64,64,64,0.14); border-radius:12px; background:var(--white); transition:border-color .15s ease, background .15s ease;}
.cert-badge svg{color:var(--orange-action); flex-shrink:0;}
.cert-badge span{font-family:'Poppins'; font-weight:700; font-size:11.5px; color:var(--charcoal-deep); line-height:1.3;}
.cert-badge:hover{border-color:var(--orange-action); background:var(--cream);}
.team-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:22px;}
.team-card{text-align:center;}
.team-avatar{width:96px; height:96px; border-radius:50%; margin:0 auto 16px auto; background:var(--grad-action); display:flex; align-items:center; justify-content:center; color:var(--white); font-family:'Poppins'; font-weight:700; font-size:22px; overflow:hidden;}
.team-avatar-photo{padding:0;}
.team-avatar-photo img{width:100%; height:100%; object-fit:cover; object-position:center top;}
.team-card h4{font-size:16px; margin-bottom:2px;}
.team-card .role{font-family:'Poppins'; font-size:12.5px; font-weight:600; color:var(--orange-action); margin-bottom:10px;}
.team-card .license-line{font-family:'SFMono-Regular', 'Menlo', 'Consolas', monospace; font-size:11px; color:#9A9187; margin-bottom:10px; margin-top:-6px;}
.team-card p{font-size:13.5px; color:var(--charcoal-soft);}

/* CONTACT */
.contact-grid{display:grid; grid-template-columns:0.85fr 1.15fr; gap:50px; align-items:start;}
.contact-info-card{background:var(--navy); color:var(--white); border-radius:18px; padding:32px;}
.contact-info-card h3{color:var(--white); font-size:19px; margin-bottom:18px;}
.contact-row{display:flex; gap:12px; margin-bottom:18px; font-size:14px; color:#D2CBC0; line-height:1.5;}
.contact-row strong{display:block; color:var(--white); font-family:'Poppins'; font-size:13px; margin-bottom:3px;}
.map-box{margin-top:6px; border-radius:14px; width:100%; height:220px; border:1px solid rgba(255,255,255,0.08); display:block;}
.contact-form-card{background:var(--white); border:1px solid rgba(64,64,64,0.08); border-radius:18px; padding:34px;}
.form-row{display:grid; grid-template-columns:1fr 1fr; gap:14px;}

/* SERVICES detail page */
.service-detail{padding:46px 0; border-bottom:1px solid rgba(64,64,64,0.08); display:grid; grid-template-columns:80px 1fr; gap:28px;}
.service-detail:last-child{border-bottom:none;}
.service-icon-lg{width:56px; height:56px; border-radius:16px; background:var(--grad); color:var(--white); display:flex; align-items:center; justify-content:center; font-family:'Poppins'; font-weight:700; font-size:19px;}
.service-detail h2{font-size:24px; margin-bottom:10px;}
.service-detail p{color:var(--charcoal-soft); font-size:15.5px; max-width:640px; margin-bottom:14px;}
.mini-cta{font-family:'Poppins'; font-weight:600; font-size:13.5px; color:var(--orange-action); border-bottom:2px solid var(--gold); padding-bottom:1px;}

/* LEGAL / UTILITY PAGES (accessibility, privacy) */
.legal-body{max-width:760px;}
.legal-body h2{font-size:21px; margin:38px 0 12px 0;}
.legal-body h2:first-child{margin-top:0;}
.legal-body p{color:var(--charcoal); font-size:15px; margin-bottom:14px; line-height:1.7;}
.legal-body ul{margin:0 0 14px 22px; color:var(--charcoal); font-size:15px; line-height:1.7;}
.draft-note{background:var(--cream); border:1.5px dashed rgba(168,70,10,0.4); border-radius:14px; padding:20px 24px; margin-bottom:36px;}
.draft-note p{margin:0; font-size:14px; color:var(--orange-action); font-weight:600;}
.review-banner{background:var(--navy); border-radius:14px; padding:18px 24px; margin-bottom:36px; font-size:13.5px; color:#D2CBC0; line-height:1.7;}
.review-banner strong{color:var(--gold); font-family:'Poppins';}

@media(max-width:960px){
  .hero-inner{grid-template-columns:1fr;}
  .hero h1{font-size:38px;}
  .g-grid{grid-template-columns:1fr 1fr;}
  .t-grid{grid-template-columns:1fr;}
  .areas-wrap{flex-direction:column; gap:24px;}
  .footer-grid{grid-template-columns:1fr 1fr;}
  .story-grid{grid-template-columns:1fr;}
  .story-visual{height:220px;}
  .compliance-inner{gap:14px;}
}
@media(max-width:900px){
  .pricing-grid{grid-template-columns:1fr;}
  .team-grid{grid-template-columns:1fr;}
  .contact-grid{grid-template-columns:1fr;}
  .form-row{grid-template-columns:1fr;}
  .service-detail{grid-template-columns:1fr;}
}
@media(max-width:560px){
  .footer-grid{grid-template-columns:1fr;}
  .hero h1{font-size:29px;}
  .page-header h1{font-size:29px;}
  .ray-burst-wrap{width:420px; height:420px; top:-100px; left:-160px;}
}




/* Small-screen adjustments */
.portfolio-scale-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;}
@media(max-width:900px){.portfolio-scale-grid{grid-template-columns:1fr 1fr;}}
@media(max-width:620px){.portfolio-scale-grid{grid-template-columns:1fr;} .ssc-launcher{width:46px;height:46px;min-height:46px;padding:0;right:10px;bottom:calc(10px + env(safe-area-inset-bottom,0px));justify-content:center;} .ssc-launcher span{display:none;} .ssc-launcher .ssc-sun{width:21px;height:21px;} body:has(> .ssc) .compliance-bar{padding-bottom:calc(76px + env(safe-area-inset-bottom,0px));}}

/* Narrow-phone (under 360px) and tablet-width layout fixes */
@media(max-width:359px){
  .g-grid{grid-template-columns:1fr;}
  .wrap[style*="grid-template-columns:1fr 1fr"]{grid-template-columns:1fr !important;}
  .calc-card .btn-primary{display:block !important; white-space:normal; text-align:center;}
}
@media(min-width:621px) and (max-width:1100px){
  body:has(> .ssc) .compliance-bar{padding-bottom:calc(84px + env(safe-area-inset-bottom,0px));}
}