:root{--navy:#071c35;--navy-2:#0b2b50;--gold:#c88a35;--gold-2:#e0ad61;--ink:#132033;--muted:#6b7280;--paper:#fff;--soft:#f5f3ee;--line:#e6e8ec;--max:1200px}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--paper);font-family:"DM Sans",system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;line-height:1.6}img{max-width:100%;display:block}a{text-decoration:none;color:inherit}button,input,select,textarea{font:inherit}.container{width:min(var(--max),calc(100% - 40px));margin-inline:auto}.skip-link{position:absolute;left:-9999px;top:0}.skip-link:focus{left:16px;top:16px;z-index:999;background:#fff;padding:10px 14px;border-radius:6px;box-shadow:0 10px 30px rgba(0,0,0,.15)}
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.96);backdrop-filter:blur(14px);border-bottom:1px solid rgba(7,28,53,.08)}.nav-wrap{min-height:92px;display:flex;align-items:center;justify-content:space-between;gap:30px}.brand img{width:210px;max-height:70px;object-fit:contain}.primary-nav{display:flex;align-items:center;gap:28px;font-size:14px;font-weight:700;color:var(--navy)}.primary-nav>a:not(.nav-cta){position:relative;padding:12px 0}.primary-nav>a:not(.nav-cta)::after{content:"";position:absolute;left:0;bottom:7px;width:0;height:2px;background:var(--gold);transition:.25s ease}.primary-nav>a:hover::after{width:100%}.nav-cta{color:#fff;background:var(--gold);padding:12px 18px;border-radius:2px}.menu-toggle{display:none;width:46px;height:42px;border:0;background:transparent;cursor:pointer}.menu-toggle span{display:block;width:26px;height:2px;background:var(--navy);margin:6px auto;transition:.2s ease}
.hero{position:relative;min-height:690px;display:flex;align-items:center;overflow:hidden;background:linear-gradient(90deg,rgba(4,21,41,.92) 0%,rgba(4,21,41,.70) 48%,rgba(4,21,41,.24) 100%),url("https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=2200&q=88") center/cover no-repeat}.hero-inner{position:relative;z-index:2;padding:95px 0;max-width:780px}.eyebrow,.kicker{color:var(--gold-2);text-transform:uppercase;letter-spacing:.16em;font-size:12px;font-weight:700}.hero h1{margin:15px 0 22px;color:#fff;font-family:"Playfair Display",Georgia,serif;font-weight:600;font-size:clamp(48px,7vw,86px);line-height:1.02;max-width:850px}.hero-copy{max-width:670px;color:rgba(255,255,255,.86);font-size:20px}.hero-actions{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px}.btn{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:13px 22px;border:1px solid transparent;border-radius:2px;font-weight:700;font-size:13px;letter-spacing:.04em;text-transform:uppercase;cursor:pointer;transition:.2s ease}.btn:hover{transform:translateY(-1px)}.btn-gold{background:linear-gradient(135deg,var(--gold),#b87525);color:#fff;box-shadow:0 10px 22px rgba(200,138,53,.22)}.btn-gold:hover{filter:brightness(1.05)}.btn-ghost{color:#fff;border-color:rgba(255,255,255,.5);background:rgba(255,255,255,.06)}.btn-ghost:hover{background:rgba(255,255,255,.12)}
.trust-strip{border-bottom:1px solid var(--line);background:#fff}.trust-grid{display:grid;grid-template-columns:repeat(4,1fr)}.trust-grid>div{padding:28px 22px;display:flex;align-items:center;gap:14px;border-right:1px solid var(--line)}.trust-grid>div:last-child{border-right:0}.trust-grid strong{color:var(--gold);font-family:"Playfair Display",serif;font-size:22px}.trust-grid span{color:var(--navy);font-size:13px;font-weight:700;text-transform:uppercase;letter-spacing:.04em}.section{padding:100px 0}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}h2,h3{margin-top:0}h2{font-family:"Playfair Display",Georgia,serif;font-size:clamp(38px,5vw,58px);line-height:1.12;color:var(--navy);font-weight:600}.body-copy{font-size:18px;color:#4b5563}.body-copy p:first-child{margin-top:5px}.body-copy p+p{margin-top:22px}
.strategy{background:var(--soft)}.section-heading{max-width:760px;margin-bottom:50px}.section-heading p:not(.kicker){color:var(--muted);font-size:18px}.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.strategy-card{background:#fff;border:1px solid rgba(7,28,53,.08);box-shadow:0 16px 40px rgba(7,28,53,.07);overflow:hidden}.card-image{height:250px;background-size:cover;background-position:center;filter:saturate(.82)}.card-image.singlefamily{
  background-image:url("https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=1200&q=82");
}
.card-image.multifamily{
  background-image:url("https://images.unsplash.com/photo-1545324418-cc1a3fa10c00?auto=format&fit=crop&w=1200&q=82");
}.card-content{padding:25px 22px 28px}.card-content>span{color:var(--gold);font-size:12px;font-weight:700}.card-content h3{color:var(--navy);font-family:"Playfair Display",serif;font-size:28px;margin:8px 0 10px}.card-content p{color:#6b7280;font-size:15px;margin:0}
.process{background:linear-gradient(135deg,var(--navy) 0%,#0a315d 100%);color:#fff}.section-heading.light h2{color:#fff}.process-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.16)}.process-grid article{padding:34px 28px 10px;border-right:1px solid rgba(255,255,255,.14)}.process-grid article:last-child{border-right:0}.process-num{color:var(--gold-2);font-family:"Playfair Display",serif;font-size:30px;margin-bottom:30px}.process-grid h3{font-size:20px;text-transform:uppercase;letter-spacing:.08em}.process-grid p{color:rgba(255,255,255,.72);font-size:15px}
.opportunity{background:#fff}.opportunity-box{background:linear-gradient(135deg,#f7f3ea,#fff);border:1px solid #eadfcf;padding:58px 62px;display:flex;align-items:center;justify-content:space-between;gap:40px}.opportunity-box h2{max-width:760px;font-size:clamp(34px,4vw,52px);margin-bottom:10px}.opportunity-box p{color:var(--muted);margin-bottom:0}
.contact{background:#f7f8fa}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:70px;align-items:start}.contact-copy{position:sticky;top:130px}.contact-copy>p:not(.kicker){color:var(--muted);font-size:18px}.contact-details{margin-top:40px;display:grid;gap:24px}.contact-details span{display:block;color:var(--gold);text-transform:uppercase;letter-spacing:.12em;font-size:11px;font-weight:700}.contact-details a{color:var(--navy);font-weight:700}.contact-details p{margin:4px 0 0}.contact-form{background:#fff;padding:35px;border:1px solid var(--line);box-shadow:0 18px 46px rgba(7,28,53,.07)}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.contact-form label{display:block;margin-bottom:18px}.contact-form label>span{display:block;font-size:13px;font-weight:700;color:var(--navy);margin-bottom:7px}.contact-form input,.contact-form select,.contact-form textarea{width:100%;border:1px solid #d8dde4;background:#fff;padding:13px 14px;outline:none;border-radius:2px;color:var(--ink)}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--gold);box-shadow:0 0 0 3px rgba(200,138,53,.12)}.form-note{color:#7b8490;font-size:12px;margin:14px 0 0}.hidden{position:absolute!important;height:1px;width:1px;overflow:hidden;clip:rect(1px,1px,1px,1px);white-space:nowrap}.disclaimer{background:#f1f2f4;border-top:1px solid var(--line);padding:22px 0;color:#6b7280;font-size:12px}.disclaimer p{margin:0}
.site-footer{background:#06182d;color:#fff;padding:60px 0 24px}.footer-grid{display:grid;grid-template-columns:1.5fr .7fr 1fr;gap:60px}.logo-panel{display:inline-block;background:#fff;padding:8px 10px;margin-bottom:18px}.logo-panel img{width:190px}.footer-brand p{max-width:410px;color:rgba(255,255,255,.65)}.site-footer h3{color:var(--gold-2);font-size:12px;letter-spacing:.14em;text-transform:uppercase}.site-footer a{display:block;color:rgba(255,255,255,.74);margin:8px 0}.site-footer a:hover{color:#fff}.footer-bottom{margin-top:46px;padding-top:18px;border-top:1px solid rgba(255,255,255,.12);display:flex;justify-content:space-between;gap:20px;color:rgba(255,255,255,.5);font-size:12px}
@media (max-width:1050px){.primary-nav{gap:18px}.cards{grid-template-columns:repeat(2,1fr)}.process-grid{grid-template-columns:repeat(2,1fr)}.process-grid article:nth-child(2){border-right:0}.process-grid article:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.14)}.trust-grid{grid-template-columns:repeat(2,1fr)}.trust-grid>div:nth-child(2){border-right:0}.trust-grid>div:nth-child(-n+2){border-bottom:1px solid var(--line)}}
@media (max-width:820px){.nav-wrap{min-height:78px}.brand img{width:175px}.menu-toggle{display:block}.primary-nav{display:none;position:absolute;top:78px;left:0;right:0;padding:20px;flex-direction:column;align-items:stretch;gap:0;background:#fff;border-bottom:1px solid var(--line);box-shadow:0 18px 30px rgba(0,0,0,.08)}.primary-nav.open{display:flex}.primary-nav a{padding:13px 5px!important}.nav-cta{text-align:center;margin-top:8px}.hero{min-height:620px}.two-col,.contact-grid{grid-template-columns:1fr;gap:35px}.contact-copy{position:static}.opportunity-box{flex-direction:column;align-items:flex-start;padding:42px 30px}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}}
@media (max-width:600px){.container{width:min(var(--max),calc(100% - 28px))}.section{padding:72px 0}.hero-inner{padding:78px 0}.hero-copy{font-size:17px}.hero-actions .btn{width:100%}.trust-grid{grid-template-columns:1fr}.trust-grid>div{border-right:0;border-bottom:1px solid var(--line);padding:20px 4px}.trust-grid>div:last-child{border-bottom:0}.cards{grid-template-columns:1fr}.process-grid{grid-template-columns:1fr}.process-grid article{border-right:0;border-bottom:1px solid rgba(255,255,255,.14)!important;padding-left:0;padding-right:0}.process-grid article:last-child{border-bottom:0!important}.field-row{grid-template-columns:1fr;gap:0}.contact-form{padding:24px 18px}.footer-grid{grid-template-columns:1fr}.footer-brand{grid-column:auto}.footer-bottom{flex-direction:column;align-items:flex-start}}

.residential-only{
  max-width:1000px;
}
.residential-only .card-image{
  height:320px;
}
@media (max-width:700px){
  .residential-only{grid-template-columns:1fr}
  .residential-only .card-image{height:250px}
}