/* SYND Properties
   Concept: an Essex lettings house, not a startup. Warm ivory paper, deep Essex-green ink,
   brass for the one action that matters. Newsreader for editorial headlines, Hanken Grotesk for
   everything you read and fill in. Real photography carries the mood; type does the talking. */
:root {
  --paper: #f6f2ea;
  --surface: #fffdf9;
  --sunk: #ede7db;
  --ink: #14211e;
  --muted: #5b6661;
  --line: #e0d8c8;
  --lea: #16443d;
  --lea-hover: #0e322c;
  --on-lea: #ffffff;
  --lea-tint: #e3ece6;
  --brass: #b98a3a;
  --brass-hi: #d4a752;
  --brass-tint: #f4ead6;
  --brass-ink: #5c4210;
  --night: #0f1e1b;
  --night-2: #152824;
  --on-night: #f4efe4;
  --on-night-muted: #b5bfb9;
  --ok: #1d7a4f;
  --bad: #b5361f;
  --ph: #8a5a00;
  --ph-bg: #fff6dc;

  --f-display: "Newsreader", "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  --f-body: "Hanken Grotesk", "Segoe UI", system-ui, -apple-system, sans-serif;
  --f-data: var(--f-body);

  --s-0: clamp(2.9rem, 1.7rem + 5.2vw, 6rem);
  --s-1: clamp(2.5rem, 1.7rem + 3.4vw, 4.4rem);
  --s-2: clamp(1.95rem, 1.45rem + 2vw, 3rem);
  --s-3: clamp(1.3rem, 1.15rem + .6vw, 1.6rem);
  --s-4: 1.15rem;
  --s-5: 1.0625rem;
  --s-6: .9375rem;
  --s-7: .8rem;

  --wrap: 76rem;
  --gutter: clamp(16px, 4vw, 48px);
  --r: 8px;
  --r-lg: 18px;
  --ease: cubic-bezier(.2, .7, .2, 1);
  --shadow: 0 1px 2px rgba(20, 33, 30, .05), 0 18px 40px -22px rgba(20, 33, 30, .35);
  --shadow-lg: 0 2px 4px rgba(20, 33, 30, .06), 0 40px 80px -30px rgba(20, 33, 30, .45);
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --paper: #0d1412; --surface: #141e1b; --sunk: #101816; --ink: #ece7dc; --muted: #a3aca6;
    --line: #26332f; --lea: #82c4b2; --lea-hover: #a0d6c7; --on-lea: #08201b; --lea-tint: #16302a;
    --brass: #d9ad5c; --brass-hi: #e6c17a; --brass-tint: #2b2312; --brass-ink: #f0d394;
    --night: #08100e; --night-2: #0f1b18;
    --ok: #5cc794; --bad: #ff8a7a; --ph: #f3c766; --ph-bg: #2c2412;
    --shadow: 0 1px 2px rgba(0,0,0,.4), 0 18px 40px -20px rgba(0,0,0,.8);
    --shadow-lg: 0 2px 4px rgba(0,0,0,.4), 0 40px 80px -30px rgba(0,0,0,.9);
    color-scheme: dark;
  }
}
:root[data-theme="dark"] {
  --paper: #0d1412; --surface: #141e1b; --sunk: #101816; --ink: #ece7dc; --muted: #a3aca6;
  --line: #26332f; --lea: #82c4b2; --lea-hover: #a0d6c7; --on-lea: #08201b; --lea-tint: #16302a;
  --brass: #d9ad5c; --brass-hi: #e6c17a; --brass-tint: #2b2312; --brass-ink: #f0d394;
  --night: #08100e; --night-2: #0f1b18;
  --ok: #5cc794; --bad: #ff8a7a; --ph: #f3c766; --ph-bg: #2c2412;
  --shadow: 0 1px 2px rgba(0,0,0,.4), 0 18px 40px -20px rgba(0,0,0,.8);
  --shadow-lg: 0 2px 4px rgba(0,0,0,.4), 0 40px 80px -30px rgba(0,0,0,.9);
  color-scheme: dark;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font-family: var(--f-body); font-size: var(--s-5); line-height: 1.65;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
  font-feature-settings: "ss01", "cv11";
}
img, svg { max-width: 100%; }
img { display: block; height: auto; }
a { color: var(--lea); text-underline-offset: .2em; text-decoration-thickness: 1px; }
a:hover { color: var(--lea-hover); }
:focus-visible { outline: 3px solid var(--brass); outline-offset: 3px; border-radius: 3px; }
h1, h2, h3 { font-family: var(--f-display); font-weight: 500; line-height: 1.04; letter-spacing: -.022em; margin: 0; text-wrap: balance; }
h1 { font-size: var(--s-1); }
h2 { font-size: var(--s-2); }
h3 { font-size: var(--s-3); line-height: 1.18; letter-spacing: -.012em; }
h1 em, h2 em { font-style: italic; font-weight: 400; color: var(--brass); }
p { margin: 0; }
::selection { background: var(--brass); color: #1d1405; }
.wrap { max-width: var(--wrap); margin-inline: auto; padding-inline: var(--gutter); }
.stack > * + * { margin-top: 1rem; }
.lede { font-size: var(--s-4); color: var(--muted); max-width: 40rem; line-height: 1.6; }
.eyebrow { font-family: var(--f-body); font-size: var(--s-7); font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--brass); display: inline-flex; align-items: center; gap: .6rem; }
.eyebrow::before { content: ""; width: 1.6rem; height: 1px; background: currentColor; }
.num { font-variant-numeric: tabular-nums lining-nums; }
.skip { position: absolute; left: -999px; top: 0; background: var(--surface); padding: .5rem 1rem; z-index: 99; }
.skip:focus { left: 1rem; }

/* placeholders Stephen still has to fill */
.ph { background: var(--ph-bg); color: var(--ph); border: 1px dashed currentColor; border-radius: 3px; padding: 0 .3em; font-weight: 600; font-family: var(--f-body); font-style: normal; -webkit-box-decoration-break: clone; box-decoration-break: clone; overflow-wrap: anywhere; }
.preview-note { background: var(--ph-bg); color: var(--ph); font-size: var(--s-7); text-align: center; padding: .45rem var(--gutter); border-bottom: 1px dashed var(--ph); position: relative; z-index: 31; }

/* header */
.site-head { position: sticky; top: env(safe-area-inset-top, 0px); z-index: 30; background: color-mix(in srgb, var(--paper) 88%, transparent); backdrop-filter: saturate(1.4) blur(14px); -webkit-backdrop-filter: saturate(1.4) blur(14px); border-bottom: 1px solid var(--line); transition: background .35s var(--ease), border-color .35s var(--ease), color .35s var(--ease); }
.head-row { display: flex; align-items: center; gap: 1.5rem; min-height: 4.75rem; }
.brand { display: inline-flex; align-items: baseline; gap: .6rem; text-decoration: none; color: var(--ink); }
.brand-mark { font-family: var(--f-display); font-weight: 600; font-size: 1.75rem; letter-spacing: .12em; line-height: 1; }
.brand-mark span { color: var(--brass); }
.brand-sub { font-size: .66rem; font-weight: 600; letter-spacing: .22em; text-transform: uppercase; color: var(--muted); }
.nav { display: flex; gap: .15rem; margin-left: auto; align-items: center; }
.nav a { color: var(--ink); text-decoration: none; font-size: var(--s-6); font-weight: 500; padding: .55rem .75rem; border-radius: 999px; position: relative; transition: color .2s, background .2s; }
.nav a:not(.btn)::after { content: ""; position: absolute; left: .75rem; right: .75rem; bottom: .3rem; height: 1px; background: currentColor; transform: scaleX(0); transform-origin: left; transition: transform .3s var(--ease); }
.nav a:not(.btn):hover::after, .nav a[aria-current="page"]::after { transform: scaleX(1); }
.nav a:hover { color: var(--ink); }
.nav a.btn-primary, .nav a.btn-primary:hover { color: var(--on-lea); }
.nav a[aria-current="page"] { color: var(--lea); }
.head-cta { margin-left: .75rem; }
.menu-btn { display: none; margin-left: auto; background: none; border: 1px solid currentColor; color: inherit; border-radius: 999px; padding: .55rem 1rem; font: inherit; font-size: var(--s-6); font-weight: 600; cursor: pointer; }
/* home: header floats over the photograph until you scroll */
.site-head.over { position: fixed; left: 0; right: 0; background: transparent; border-color: transparent; backdrop-filter: none; -webkit-backdrop-filter: none; color: #fff; }
.site-head.over .brand, .site-head.over .nav a:not(.btn), .site-head.over .brand-sub { color: #fff; }
.site-head.over.solid { background: color-mix(in srgb, var(--paper) 90%, transparent); backdrop-filter: saturate(1.4) blur(14px); -webkit-backdrop-filter: saturate(1.4) blur(14px); border-color: var(--line); color: var(--ink); }
.site-head.over.solid .brand, .site-head.over.solid .nav a:not(.btn) { color: var(--ink); }
.site-head.over.solid .brand-sub { color: var(--muted); }
@media (max-width: 1100px) {
  .menu-btn { display: inline-flex; }
  .nav { display: none; position: absolute; left: 0; right: 0; top: 100%; flex-direction: column; align-items: stretch; background: var(--surface); border-bottom: 1px solid var(--line); padding: .5rem var(--gutter) 1.25rem; box-shadow: var(--shadow-lg); }
  .nav.open { display: flex; }
  .nav a, .site-head.over .nav a:not(.btn) { padding: .9rem .25rem; border-bottom: 1px solid var(--line); border-radius: 0; font-size: var(--s-4); font-family: var(--f-display); color: var(--ink); }
  .nav a::after { display: none; }
  .head-cta { margin: 1rem 0 0; text-align: center; font-family: var(--f-body) !important; }
}

/* buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: .55rem; font: inherit; font-weight: 600; font-size: var(--s-6); line-height: 1; letter-spacing: .01em; padding: 1rem 1.4rem; border-radius: 999px; border: 1px solid transparent; cursor: pointer; text-decoration: none; transition: background .25s var(--ease), color .25s, border-color .25s, transform .25s var(--ease), box-shadow .25s; }
.btn:hover { transform: translateY(-1px); }
.btn:active { transform: none; }
.btn-lg { padding: 1.15rem 1.7rem; font-size: var(--s-5); }
.btn-primary { background: var(--lea); color: var(--on-lea); }
.btn-primary:hover { background: var(--lea-hover); color: var(--on-lea); box-shadow: 0 10px 24px -12px var(--lea); }
.btn-ghost { background: transparent; color: var(--ink); border-color: color-mix(in srgb, var(--ink) 25%, transparent); }
.btn-ghost:hover { border-color: var(--ink); color: var(--ink); }
.btn-brass { background: var(--brass); color: #1d1405; }
.btn-brass:hover { background: var(--brass-hi); color: #1d1405; box-shadow: 0 12px 28px -12px var(--brass); }
.btn-glass { background: rgba(255, 255, 255, .1); color: #fff; border-color: rgba(255, 255, 255, .45); backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px); }
.btn-glass:hover { background: rgba(255, 255, 255, .2); color: #fff; border-color: #fff; }
.btn-row { display: flex; flex-wrap: wrap; gap: .75rem; }
.link-arrow { font-weight: 600; text-decoration: none; display: inline-flex; gap: .5rem; align-items: center; }
.link-arrow::after { content: "\2192"; transition: transform .25s var(--ease); }
.link-arrow:hover::after { transform: translateX(4px); }

/* sections */
.section { padding-block: clamp(4.5rem, 9vw, 8rem); }
.section-alt { background: var(--surface); }
.section-dark { background: var(--night); color: var(--on-night); }
.section-dark .lede, .section-dark p { color: var(--on-night-muted); }
.section-dark h2, .section-dark h3 { color: var(--on-night); }
.section-dark a:not(.btn) { color: var(--on-night); }
.sec-head { display: grid; gap: 1rem; margin-bottom: clamp(2.5rem, 5vw, 4rem); max-width: 46rem; }
.sec-head.center { margin-inline: auto; text-align: center; justify-items: center; }
.grid { display: grid; gap: 1.25rem; }
.g2 { grid-template-columns: repeat(auto-fit, minmax(min(100%, 22rem), 1fr)); }
.g3 { grid-template-columns: repeat(auto-fit, minmax(min(100%, 17rem), 1fr)); }
.g4 { grid-template-columns: repeat(auto-fit, minmax(min(100%, 13rem), 1fr)); }
.grid > * { min-width: 0; }

/* scroll reveal (added by script, so content is always visible without it) */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .9s var(--ease), transform .9s var(--ease); transition-delay: var(--d, 0s); }
.reveal.in { opacity: 1; transform: none; }

/* home hero: full-bleed photograph */
.hx { position: relative; min-height: min(100svh, 62rem); display: grid; align-items: end; color: #fff; overflow: hidden; isolation: isolate; background: var(--night); }
.hx-img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transform: scale(1.06); animation: hx-drift 22s var(--ease) forwards; }
@keyframes hx-drift { to { transform: scale(1); } }
.hx-shade { position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(8, 18, 15, .82) 0%, rgba(8, 18, 15, .55) 45%, rgba(8, 18, 15, .15) 100%), linear-gradient(0deg, rgba(8, 18, 15, .7) 0%, rgba(8, 18, 15, 0) 45%); }
.hx-grid { display: grid; grid-template-columns: 1.25fr .85fr; gap: clamp(2rem, 5vw, 5rem); align-items: end; padding-block: 9rem clamp(3rem, 6vw, 5rem); width: 100%; }
.hx-grid > * { min-width: 0; }
.hx-kicker { display: inline-flex; align-items: center; gap: .6rem; font-size: var(--s-7); font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: rgba(255, 255, 255, .85); }
.hx-kicker .dot { width: .5rem; height: .5rem; border-radius: 50%; background: var(--brass-hi); box-shadow: 0 0 0 0 rgba(212, 167, 82, .6); animation: pulse 2.4s infinite; }
@keyframes pulse { 70% { box-shadow: 0 0 0 .7rem rgba(212, 167, 82, 0); } 100% { box-shadow: 0 0 0 0 rgba(212, 167, 82, 0); } }
.hx h1 { font-size: var(--s-0); line-height: .98; letter-spacing: -.03em; margin-top: 1.25rem; color: #fff; }
.hx h1 em { color: var(--brass-hi); }
.hx-lede { font-size: clamp(1.05rem, 1rem + .35vw, 1.3rem); line-height: 1.55; color: rgba(255, 255, 255, .86); max-width: 36rem; margin-top: 1.5rem; }
.hx .btn-row { margin-top: 2.25rem; }
.hx-proof { list-style: none; margin: 2.75rem 0 0; padding: 1.5rem 0 0; display: flex; flex-wrap: wrap; gap: 1rem 2.5rem; border-top: 1px solid rgba(255, 255, 255, .2); }
.hx-proof li { display: grid; font-size: var(--s-7); letter-spacing: .06em; text-transform: uppercase; color: rgba(255, 255, 255, .72); }
.hx-proof b { font-family: var(--f-display); font-weight: 500; font-size: 2rem; letter-spacing: -.02em; text-transform: none; color: #fff; line-height: 1.1; }
.hx .board { color: var(--ink); }
.hx-line { animation: rise 1.1s var(--ease) both; animation-delay: var(--d, 0s); }
@keyframes rise { from { opacity: 0; transform: translateY(28px); } to { opacity: 1; transform: none; } }
@media (max-width: 980px) {
  .hx { min-height: 0; }
  .hx-grid { grid-template-columns: 1fr; padding-top: 8rem; }
  .hx-shade { background: linear-gradient(180deg, rgba(8, 18, 15, .55) 0%, rgba(8, 18, 15, .78) 55%, rgba(8, 18, 15, .92) 100%); }
}

/* inner hero */
.hero { padding-block: clamp(2.5rem, 6vw, 5rem) clamp(3rem, 6vw, 5rem); }
.hero-grid { display: grid; grid-template-columns: 1.1fr .9fr; gap: clamp(2rem, 5vw, 4.5rem); align-items: center; }
.hero-grid > * { min-width: 0; }
@media (max-width: 880px) { .hero-grid { grid-template-columns: 1fr; } }
.postcodes { display: flex; flex-wrap: wrap; gap: .4rem; margin-top: 2rem; }
.postcodes span { font-size: var(--s-7); border: 1px solid var(--line); border-radius: 999px; padding: .2rem .6rem; color: var(--muted); }

/* marquee of the places we let */
.marquee { overflow: hidden; background: var(--night); color: var(--on-night); border-top: 1px solid rgba(255, 255, 255, .08); padding-block: 1.4rem; }
.marquee-track { display: flex; gap: 2.5rem; width: max-content; animation: marquee 48s linear infinite; }
.marquee:hover .marquee-track { animation-play-state: paused; }
.marquee span { font-family: var(--f-display); font-size: clamp(1.6rem, 1.2rem + 1.6vw, 2.6rem); font-style: italic; font-weight: 400; white-space: nowrap; letter-spacing: -.01em; }
.marquee i { font-style: normal; color: var(--brass); align-self: center; font-size: 1.2rem; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* the To Let board: estimate card */
.board { background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); box-shadow: var(--shadow-lg); overflow: hidden; }
.board-top { background: var(--brass); color: #1d1405; padding: .9rem 1.35rem; display: flex; justify-content: space-between; align-items: center; gap: 1rem; }
.board-top strong { font-family: var(--f-display); font-weight: 600; font-size: 1.3rem; letter-spacing: .18em; text-transform: uppercase; }
.board-top span { font-size: var(--s-7); font-weight: 600; letter-spacing: .04em; }
.board-body { padding: 1.35rem; display: grid; gap: 1rem; }

/* forms */
.field { display: grid; gap: .4rem; min-width: 0; }
.field label, .legend { font-size: var(--s-7); font-weight: 600; letter-spacing: .04em; text-transform: uppercase; color: var(--muted); }
.field .hint { font-size: var(--s-7); color: var(--muted); }
input, select, textarea { font: inherit; font-size: var(--s-5); color: var(--ink); background: var(--paper); border: 1px solid var(--line); border-radius: var(--r); padding: .8rem .9rem; width: 100%; min-width: 0; transition: border-color .2s, box-shadow .2s; }
input:hover, select:hover, textarea:hover { border-color: color-mix(in srgb, var(--ink) 30%, var(--line)); }
input:focus, select:focus, textarea:focus { outline: none; border-color: var(--lea); box-shadow: 0 0 0 3px color-mix(in srgb, var(--lea) 22%, transparent); }
input[type="range"] { padding: 0; accent-color: var(--lea); background: transparent; border: 0; box-shadow: none; }
textarea { min-height: 7rem; resize: vertical; }
.row2 { display: grid; grid-template-columns: 1fr 1fr; gap: .75rem; }
@media (max-width: 460px) { .row2 { grid-template-columns: 1fr; } }
.seg { display: flex; flex-wrap: wrap; gap: .4rem; }
.seg input { position: absolute; opacity: 0; width: 1px; height: 1px; }
.seg label { border: 1px solid var(--line); border-radius: 999px; padding: .55rem 1rem; font-size: var(--s-6); font-weight: 600; cursor: pointer; background: var(--paper); transition: background .2s, color .2s, border-color .2s; text-transform: none; letter-spacing: 0; color: var(--ink); }
.seg label:hover { border-color: var(--lea); }
.seg input:checked + label { background: var(--lea); color: var(--on-lea); border-color: var(--lea); }
.seg input:focus-visible + label { outline: 3px solid var(--brass); outline-offset: 2px; }
.checks { display: grid; gap: .45rem; }
.checks label { display: flex; gap: .55rem; align-items: center; font-weight: 400; font-size: var(--s-6); text-transform: none; letter-spacing: 0; color: var(--ink); }
.checks input { width: auto; accent-color: var(--lea); }
.form-card { background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(1.4rem, 3vw, 2.25rem); display: grid; gap: 1.1rem; box-shadow: var(--shadow); }
.form-done { border: 1px solid var(--ok); color: var(--ok); background: color-mix(in srgb, var(--ok) 10%, var(--surface)); border-radius: var(--r); padding: .9rem 1rem; font-size: var(--s-6); }
.small { font-size: var(--s-7); color: var(--muted); }

/* estimate result */
.result { border-top: 1px solid var(--line); padding-top: 1.1rem; display: grid; gap: .6rem; }
.result-figure { font-family: var(--f-display); font-size: clamp(2.2rem, 1.6rem + 2vw, 3.1rem); font-weight: 500; letter-spacing: -.02em; line-height: 1; font-variant-numeric: tabular-nums lining-nums; }
.result-figure small { font-family: var(--f-body); font-size: var(--s-6); color: var(--muted); font-weight: 400; letter-spacing: 0; }
.result .eyebrow::before { display: none; }
.kv { display: grid; grid-template-columns: 1fr auto; gap: .45rem 1rem; font-size: var(--s-6); margin: 0; }
.kv dt { color: var(--muted); }
.kv dd { margin: 0; font-variant-numeric: tabular-nums lining-nums; text-align: right; font-weight: 500; }
.kv .total { font-weight: 700; color: var(--ink); }

/* trust strip */
.trust { background: var(--surface); border-bottom: 1px solid var(--line); }
.trust ul { list-style: none; margin: 0; padding: 1.25rem 0; display: flex; flex-wrap: wrap; gap: .75rem 2.25rem; justify-content: space-between; }
.trust li { display: flex; align-items: center; gap: .6rem; font-size: var(--s-6); font-weight: 500; }
.trust svg { flex: none; color: var(--brass); }

/* feature items */
.feature { display: grid; gap: .7rem; align-content: start; }
.feature .ico { width: 3rem; height: 3rem; border-radius: 50%; border: 1px solid var(--line); color: var(--brass); display: grid; place-items: center; }
.feature p { color: var(--muted); }
.card { background: var(--surface); border: 1px solid var(--line); border-radius: var(--r-lg); padding: clamp(1.5rem, 3vw, 2.25rem); transition: transform .4s var(--ease), box-shadow .4s var(--ease), border-color .3s; }

/* split: photograph beside text */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2.5rem, 6vw, 6rem); align-items: center; }
.split > * { min-width: 0; }
.split.flip .split-media { order: 2; }
@media (max-width: 900px) { .split { grid-template-columns: 1fr; } .split.flip .split-media { order: 0; } }
.split-media { position: relative; margin: 0; }
.split-media .frame { border-radius: var(--r-lg); overflow: hidden; aspect-ratio: 4 / 5; box-shadow: var(--shadow-lg); }
.split-media .frame img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.6s var(--ease); }
.split-media:hover .frame img { transform: scale(1.04); }
.media-tag { position: absolute; right: clamp(-1rem, -2vw, -2rem); bottom: 2rem; background: var(--surface); border: 1px solid var(--line); border-radius: var(--r); padding: 1rem 1.25rem; box-shadow: var(--shadow-lg); max-width: 15rem; font-size: var(--s-6); color: var(--muted); }
.media-tag b { display: block; font-family: var(--f-display); font-weight: 500; font-size: 1.5rem; color: var(--ink); line-height: 1.1; margin-bottom: .2rem; }
@media (max-width: 900px) { .media-tag { right: 1rem; bottom: 1rem; } .split-media .frame { aspect-ratio: 4 / 3; } }
.numbered { list-style: none; margin: 2.5rem 0; padding: 0; display: grid; gap: 1.75rem; }
.numbered li { display: grid; grid-template-columns: 3.25rem 1fr; gap: 1rem; padding-top: 1.75rem; border-top: 1px solid var(--line); }
.numbered .n { font-family: var(--f-display); font-style: italic; font-size: 1.6rem; color: var(--brass); line-height: 1; }
.numbered h3 { margin-bottom: .4rem; }
.numbered p { color: var(--muted); }

/* big figures band */
.figures { background: var(--night); color: var(--on-night); padding-block: clamp(3.5rem, 7vw, 5.5rem); }
.figures-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 2rem; }
.figures-grid > * { min-width: 0; }
@media (max-width: 860px) { .figures-grid { grid-template-columns: 1fr 1fr; } }
.fig { display: grid; gap: .5rem; border-left: 1px solid rgba(255, 255, 255, .14); padding-left: 1.25rem; }
.fig b { font-family: var(--f-display); font-weight: 400; font-size: clamp(2.6rem, 1.8rem + 3vw, 4.4rem); line-height: 1; letter-spacing: -.035em; font-variant-numeric: tabular-nums lining-nums; color: var(--on-night); }
.fig span { font-size: var(--s-7); color: var(--on-night-muted); max-width: 14rem; }
.figures .src { margin-top: 2.5rem; font-size: var(--s-7); color: var(--on-night-muted); }
.figures .src a { color: var(--on-night); }

/* service tiers */
.tier { display: grid; gap: 1.1rem; align-content: start; position: relative; }
.tier:hover { transform: translateY(-6px); box-shadow: var(--shadow-lg); }
.tier.featured { background: var(--night); color: var(--on-night); border-color: var(--night); }
.tier.featured .small, .tier.featured .price small { color: var(--on-night-muted); }
.tier.featured .ticks li::before { border-color: var(--brass-hi); }
.tier .flag { justify-self: start; background: var(--brass); color: #1d1405; font-size: var(--s-7); font-weight: 700; letter-spacing: .08em; text-transform: uppercase; padding: .3rem .7rem; border-radius: 999px; }
.price { font-family: var(--f-display); font-size: 3.4rem; font-weight: 400; line-height: 1; letter-spacing: -.03em; }
.price small { font-family: var(--f-body); font-size: var(--s-6); color: var(--muted); font-weight: 400; letter-spacing: 0; }
.ticks { list-style: none; margin: 0; padding: 0; display: grid; gap: .6rem; font-size: var(--s-6); }
.ticks li { display: grid; grid-template-columns: 1.2rem 1fr; gap: .55rem; }
.ticks li::before { content: ""; width: .6rem; height: .32rem; margin-top: .45rem; border-left: 2px solid var(--brass); border-bottom: 2px solid var(--brass); transform: rotate(-45deg); }

/* comparison table */
.table-scroll { overflow-x: auto; border: 1px solid var(--line); border-radius: var(--r-lg); background: var(--surface); }
table { border-collapse: collapse; width: 100%; min-width: 38rem; font-size: var(--s-6); }
th, td { padding: .95rem 1.1rem; text-align: left; border-bottom: 1px solid var(--line); vertical-align: top; }
thead th { font-size: var(--s-7); letter-spacing: .1em; text-transform: uppercase; color: var(--muted); font-weight: 600; background: var(--sunk); }
tbody tr { transition: background .2s; }
tbody tr:hover { background: color-mix(in srgb, var(--sunk) 60%, transparent); }
tbody tr:last-child td, tbody tr:last-child th { border-bottom: 0; }
td.y, td.n { text-align: center; font-weight: 700; }
td.y { color: var(--lea); }
td.n { color: var(--muted); font-weight: 400; }
th[scope="row"] { font-weight: 500; }
.col-hl { background: var(--lea-tint); }

/* process */
.steps { list-style: none; margin: 0; padding: 0; display: grid; gap: 1.5rem; grid-template-columns: repeat(auto-fit, minmax(min(100%, 14rem), 1fr)); counter-reset: s; }
.steps li { counter-increment: s; border-top: 1px solid var(--line); padding-top: 1.25rem; display: grid; gap: .5rem; align-content: start; }
.steps li::before { content: "0" counter(s); font-family: var(--f-display); font-style: italic; font-size: 2.2rem; line-height: 1; color: var(--brass); }
.steps p { color: var(--muted); font-size: var(--s-6); }
.split-copy .steps { grid-template-columns: 1fr 1fr; }
@media (max-width: 520px) { .split-copy .steps { grid-template-columns: 1fr; } }

/* stats */
.stats { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 10rem), 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; }
.stat { background: var(--surface); padding: 1.5rem; display: grid; gap: .35rem; }
.stat b { font-family: var(--f-display); font-size: 2.4rem; font-weight: 400; line-height: 1.05; letter-spacing: -.03em; font-variant-numeric: tabular-nums lining-nums; }
.stat span { font-size: var(--s-7); color: var(--muted); }

/* bar rows: rent by bedrooms */
.bars { display: grid; gap: .85rem; }
.bar { display: grid; grid-template-columns: 6.5rem 1fr 4.5rem; gap: .75rem; align-items: center; font-size: var(--s-6); }
.bar b { font-weight: 600; text-align: right; font-variant-numeric: tabular-nums lining-nums; }
svg.bar-track { display: block; width: 100%; height: .6rem; background: var(--sunk); border-radius: 999px; }
.bar-fill { fill: var(--lea); }

/* areas */
.area-card { display: grid; gap: .75rem; text-decoration: none; color: var(--ink); }
.area-card .more { color: var(--lea); font-weight: 600; font-size: var(--s-6); }
.area-tiles { display: grid; grid-template-columns: 1fr 1fr; gap: 1.25rem; }
@media (max-width: 760px) { .area-tiles { grid-template-columns: 1fr; } }
.area-tile { position: relative; display: grid; align-items: end; min-height: clamp(24rem, 40vw, 34rem); border-radius: var(--r-lg); overflow: hidden; color: #fff; text-decoration: none; isolation: isolate; }
.area-tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; transition: transform 1.4s var(--ease); }
.area-tile::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(0deg, rgba(8, 18, 15, .88) 0%, rgba(8, 18, 15, .25) 55%, rgba(8, 18, 15, .05) 100%); }
.area-tile:hover img { transform: scale(1.05); }
.area-tile:hover { color: #fff; }
.area-tile-body { padding: clamp(1.5rem, 3vw, 2.25rem); display: grid; gap: .6rem; }
.area-tile .eyebrow { color: var(--brass-hi); }
.area-tile h3 { font-size: clamp(2.2rem, 1.6rem + 2vw, 3.2rem); color: #fff; }
.area-tile p { color: rgba(255, 255, 255, .82); font-size: var(--s-6); }
.area-tile .area-stats { display: flex; gap: 2rem; margin-top: .5rem; }
.area-tile .area-stats b { display: block; font-family: var(--f-display); font-weight: 400; font-size: 2rem; color: #fff; line-height: 1; }
.area-tile .area-stats span { font-size: var(--s-7); color: rgba(255, 255, 255, .7); }
.area-tile .link-arrow { color: #fff; margin-top: .5rem; }
.hoods { display: grid; gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; grid-template-columns: repeat(auto-fit, minmax(min(100%, 16rem), 1fr)); }
.hood { background: var(--surface); padding: 1.5rem; display: grid; gap: .4rem; align-content: start; transition: background .25s; }
.hood:hover { background: var(--paper); }
.hood .pc { font-size: var(--s-7); font-weight: 600; letter-spacing: .12em; color: var(--brass); }
.hood p { font-size: var(--s-6); color: var(--muted); }

/* quotes */
.quote { display: grid; gap: 1rem; align-content: space-between; }
.quote blockquote { margin: 0; font-family: var(--f-display); font-size: 1.3rem; line-height: 1.4; }
.quote figcaption { font-size: var(--s-6); color: var(--muted); }

/* offer banner */
.offer { position: relative; overflow: hidden; display: grid; grid-template-columns: auto 1fr auto; gap: clamp(1.5rem, 4vw, 3rem); align-items: center; background: var(--brass-tint); border: 1px solid color-mix(in srgb, var(--brass) 45%, transparent); border-radius: var(--r-lg); padding: clamp(1.75rem, 4vw, 3rem); }
.offer .big { font-family: var(--f-display); font-size: clamp(4.5rem, 3rem + 6vw, 8rem); font-weight: 400; font-style: italic; letter-spacing: -.05em; line-height: .85; color: var(--brass-ink); }
.offer h3 { color: var(--brass-ink); font-size: var(--s-2); }
.offer p { color: var(--brass-ink); max-width: 34rem; }
@media (max-width: 760px) { .offer { grid-template-columns: 1fr; } }

/* dark band with a photograph behind it */
.photo-band { position: relative; isolation: isolate; overflow: hidden; color: #fff; padding-block: clamp(5rem, 11vw, 9rem); background: var(--night); }
.photo-band > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.photo-band::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(8, 18, 15, .9) 0%, rgba(8, 18, 15, .65) 55%, rgba(8, 18, 15, .35) 100%); }
.photo-band h2 { color: #fff; }
.photo-band h2 em { color: var(--brass-hi); }
.photo-band p { color: rgba(255, 255, 255, .82); }
.photo-band .eyebrow { color: var(--brass-hi); }

/* guide / prose */
.prose { max-width: 42rem; }
.prose > * + * { margin-top: 1.15rem; }
.prose h2 { margin-top: 3rem; font-size: var(--s-3); }
.prose ul, .prose ol { padding-left: 1.2rem; display: grid; gap: .5rem; }
.callout { border-left: 3px solid var(--brass); background: var(--surface); padding: 1.1rem 1.35rem; border-radius: 0 var(--r) var(--r) 0; }
.toc { position: sticky; top: calc(env(safe-area-inset-top, 0px) + 6rem); align-self: start; display: grid; gap: .45rem; font-size: var(--s-6); }
.toc a { color: var(--muted); text-decoration: none; }
.toc a:hover { color: var(--lea); }
.with-toc { display: grid; grid-template-columns: 14rem 1fr; gap: clamp(2rem, 5vw, 4rem); }
.with-toc > * { min-width: 0; }
@media (max-width: 860px) { .with-toc { grid-template-columns: 1fr; } .toc { position: static; } }

/* page head */
.page-head { position: relative; isolation: isolate; overflow: hidden; padding-block: clamp(3.5rem, 8vw, 6.5rem) clamp(2.75rem, 5vw, 4rem); border-bottom: 1px solid var(--line); }
.page-head h1 { margin-top: .9rem; max-width: 22ch; }
.page-head .lede { margin-top: 1.25rem; }
.page-head.has-img { color: #fff; border-bottom: 0; padding-block: clamp(5rem, 12vw, 9rem) clamp(3rem, 6vw, 4.5rem); background: var(--night); }
.page-head.has-img > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: -2; }
.page-head.has-img::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(8, 18, 15, .9) 0%, rgba(8, 18, 15, .68) 50%, rgba(8, 18, 15, .35) 100%); }
.page-head.has-img h1 { color: #fff; }
.page-head.has-img .lede { color: rgba(255, 255, 255, .84); }
.page-head.has-img .eyebrow { color: var(--brass-hi); }
.page-head.has-img .crumbs, .page-head.has-img .crumbs a { color: rgba(255, 255, 255, .7); }
.crumbs { font-size: var(--s-7); color: var(--muted); margin-bottom: 1.25rem; letter-spacing: .04em; }
.crumbs a { color: var(--muted); }

/* empty state */
.empty { border: 1px dashed var(--line); border-radius: var(--r-lg); padding: clamp(2rem, 5vw, 3.5rem); display: grid; gap: 1rem; justify-items: start; background: var(--surface); }

/* faq */
details { border-bottom: 1px solid var(--line); padding-block: 1.25rem; }
details summary { cursor: pointer; font-family: var(--f-display); font-size: 1.25rem; font-weight: 500; list-style: none; display: flex; justify-content: space-between; gap: 1rem; align-items: center; }
details summary::after { content: "+"; font-family: var(--f-body); font-weight: 300; font-size: 1.6rem; line-height: 1; color: var(--brass); transition: transform .3s var(--ease); }
details[open] summary::after { transform: rotate(45deg); }
details summary::-webkit-details-marker { display: none; }
details p { margin-top: .75rem; color: var(--muted); max-width: 44rem; }

/* photo placeholder */
.photo-ph { aspect-ratio: 4 / 5; max-width: 100%; border: 1px dashed var(--ph); background: var(--ph-bg); color: var(--ph); border-radius: var(--r-lg); display: grid; place-items: center; text-align: center; padding: 1rem; font-size: var(--s-6); font-weight: 600; }

/* footer */
.site-foot { background: var(--night); color: var(--on-night-muted); padding-block: 4.5rem 6rem; font-size: var(--s-6); }
.site-foot .brand, .site-foot .brand-mark { color: var(--on-night); }
.site-foot .brand-sub { color: var(--on-night-muted); }
.foot-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 2rem; }
.foot-grid > * { min-width: 0; }
@media (max-width: 820px) { .foot-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 480px) { .foot-grid { grid-template-columns: 1fr; } }
.site-foot .foot-h { font-family: var(--f-body); font-size: var(--s-7); font-weight: 600; text-transform: uppercase; letter-spacing: .16em; color: var(--brass-hi); margin: 0 0 1rem; }
.site-foot ul { list-style: none; margin: 0; padding: 0; display: grid; gap: .5rem; }
.site-foot a { color: var(--on-night-muted); text-decoration: none; transition: color .2s; }
.site-foot a:hover { color: var(--on-night); }
.legal { border-top: 1px solid rgba(255, 255, 255, .1); margin-top: 3rem; padding-top: 1.75rem; display: grid; gap: .5rem; font-size: var(--s-7); }
.site-foot .ph { background: rgba(243, 199, 102, .12); color: #f3c766; }

/* mobile action bar */
.action-bar { display: none; }
@media (max-width: 720px) {
  .action-bar { display: grid; grid-template-columns: 1fr 1fr 1.3fr; gap: .5rem; position: fixed; left: 0; right: 0; bottom: 0; z-index: 30; padding: .6rem .75rem calc(.6rem + env(safe-area-inset-bottom, 0px)); background: color-mix(in srgb, var(--surface) 94%, transparent); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); border-top: 1px solid var(--line); }
  .action-bar .btn { padding: .8rem .5rem; }
}

/* free tools */
.tool-grid { display: grid; grid-template-columns: repeat(auto-fit, minmax(min(100%, 14rem), 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); border-radius: var(--r-lg); overflow: hidden; }
.tool-card { background: var(--surface); padding: 1.5rem; display: grid; gap: .4rem; align-content: start; text-decoration: none; color: var(--ink); transition: background .3s var(--ease); }
.tool-card:hover { background: var(--paper); color: var(--ink); }
.tool-name { font-family: var(--f-display); font-size: 1.25rem; font-weight: 500; display: flex; justify-content: space-between; gap: .5rem; }
.tool-name::after { content: "\2192"; font-family: var(--f-body); color: var(--brass); transition: transform .3s var(--ease); }
.tool-card:hover .tool-name::after { transform: translateX(4px); }
.tool-card .small { font-size: var(--s-6); }
.section-dark .tool-grid { background: rgba(255, 255, 255, .1); border-color: rgba(255, 255, 255, .1); }
.section-dark .tool-card { background: var(--night); color: var(--on-night); }
.section-dark .tool-card:hover { background: var(--night-2); }
.section-dark .tool-card .small { color: var(--on-night-muted); }
.capture { display: grid; gap: .45rem; border-top: 1px solid var(--line); padding-top: 1.1rem; }
.capture-row { display: flex; gap: .5rem; }
.capture-row input { flex: 1; }
.capture-row .btn { flex: none; }
@media (max-width: 400px) { .capture-row { flex-direction: column; } }
.comp-out { list-style: none; margin: 0; padding: 0; display: grid; gap: .45rem; }
.comp-out li { display: grid; grid-template-columns: auto 1fr; gap: .6rem; align-items: baseline; font-size: var(--s-6); padding: .6rem .75rem; border-radius: var(--r); background: var(--paper); }
.comp-out .pill { font-size: .68rem; letter-spacing: .08em; text-transform: uppercase; padding: .15rem .5rem; border-radius: 999px; font-weight: 700; }
.pill.ok { background: color-mix(in srgb, var(--ok) 16%, transparent); color: var(--ok); }
.pill.due { background: var(--brass-tint); color: var(--brass-ink); }
.pill.late { background: color-mix(in srgb, var(--bad) 16%, transparent); color: var(--bad); }
.clist { list-style: none; margin: 0; padding: 0; display: grid; gap: .55rem; font-size: var(--s-6); }
.clist label { display: grid; grid-template-columns: auto 1fr; gap: .55rem; align-items: start; cursor: pointer; }
.clist input { width: auto; margin-top: .3rem; accent-color: var(--lea); }
.clist label:has(input:checked) { color: var(--muted); text-decoration: line-through; }
.news { display: grid; grid-template-columns: 1.1fr 1fr; gap: 2rem 4rem; align-items: end; padding-bottom: 3.5rem; margin-bottom: 3.5rem; border-bottom: 1px solid rgba(255, 255, 255, .1); color: var(--on-night); }
.news h2 { font-size: var(--s-2); color: var(--on-night); }
.news p { color: var(--on-night-muted); }
.news input { background: rgba(255, 255, 255, .06); border-color: rgba(255, 255, 255, .2); color: var(--on-night); }
.news input::placeholder { color: rgba(255, 255, 255, .45); }
.news .small, .news .consent { color: var(--on-night-muted); }
.news .consent a { color: var(--on-night); }
@media (max-width: 720px) { .news { grid-template-columns: 1fr; } }

/* utilities (no inline styles anywhere, so a strict Content Security Policy can apply) */
.align-start { align-items: start; }
.mt0 { margin-top: 0; }
.mt1 { margin-top: 1rem; }
.mt2 { margin-top: 2rem; }
.after-grid { margin-top: 1.5rem; }
.narrow { max-width: 30rem; }
.on-dark { color: #fff; border-color: rgba(255, 255, 255, .5); }
.on-dark:hover { color: #fff; border-color: #fff; background: rgba(255, 255, 255, .08); }
.bio { display: grid; grid-template-columns: 9rem 1fr; gap: 1.25rem; align-items: start; }
@media (max-width: 460px) { .bio { grid-template-columns: 1fr; } .bio .photo-ph { max-width: 12rem; } }
.form-inner { display: grid; gap: 1rem; }
.board-sign { fill: var(--brass); }
.hp { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.consent { font-size: var(--s-7); color: var(--muted); }
.about-photo { aspect-ratio: 4 / 5; }
.h3 { font-size: var(--s-3); line-height: 1.2; }

/* rotating feature banner */
.feature-band { background: var(--night-2); color: var(--on-night); }
.fb-grid { display: grid; grid-template-columns: 1fr auto; gap: .75rem 2.5rem; align-items: center; padding-block: 2rem 1.6rem; position: relative; }
.fb-grid > * { min-width: 0; }
.fb-slides { min-height: 8rem; display: grid; }
.fb-slide { grid-area: 1 / 1; display: grid; grid-template-columns: 1fr auto; grid-template-areas: "eb cta" "title cta" "text cta"; gap: .25rem 2.5rem; align-items: center; }
.fb-slide[hidden] { display: none; }
.fb-slide.is-active { animation: fb-in .7s var(--ease) both; }
@keyframes fb-in { from { opacity: 0; transform: translateY(10px); } to { opacity: 1; transform: none; } }
.fb-eyebrow { grid-area: eb; font-size: var(--s-7); font-weight: 600; letter-spacing: .16em; text-transform: uppercase; color: var(--brass-hi); }
.fb-title { grid-area: title; font-family: var(--f-display); font-size: clamp(1.6rem, 1.2rem + 1.5vw, 2.4rem); font-weight: 400; line-height: 1.1; letter-spacing: -.02em; text-wrap: balance; }
.fb-text { grid-area: text; font-size: var(--s-6); color: var(--on-night-muted); max-width: 46rem; }
.fb-slide .btn { grid-area: cta; }
.fb-controls { display: flex; align-items: center; gap: .4rem; }
.fb-btn { background: transparent; color: inherit; border: 1px solid rgba(255, 255, 255, .28); border-radius: 999px; font: inherit; font-size: var(--s-7); font-weight: 600; padding: .4rem .75rem; cursor: pointer; min-width: 2.5rem; min-height: 2.5rem; transition: background .2s, border-color .2s; }
.fb-btn:hover { background: rgba(255, 255, 255, .1); border-color: #fff; }
.fb-dots { display: flex; gap: .15rem; }
.fb-dot { width: 1.6rem; height: 2.5rem; background: none; border: 0; cursor: pointer; display: grid; place-items: center; padding: 0; }
.fb-dot::before { content: ""; width: .45rem; height: .45rem; border-radius: 50%; background: rgba(255, 255, 255, .35); transition: width .3s var(--ease), background .3s; }
.fb-dot[aria-current="true"]::before { background: var(--brass-hi); width: 1.2rem; border-radius: 999px; }
.fb-progress { position: absolute; left: var(--gutter); right: var(--gutter); bottom: 0; height: 2px; background: rgba(255, 255, 255, .1); }
.fb-progress span { display: block; height: 100%; width: 100%; background: var(--brass-hi); transform-origin: left; transform: scaleX(0); }
.feature-band.is-playing .fb-progress span { animation: fb-prog 7s linear both; }
.feature-band.is-paused .fb-progress span { animation-play-state: paused; }
@keyframes fb-prog { to { transform: scaleX(1); } }
@media (max-width: 760px) {
  .fb-grid { grid-template-columns: 1fr; }
  .fb-slide { grid-template-columns: 1fr; grid-template-areas: "eb" "title" "text" "cta"; gap: .4rem; }
  .fb-slide .btn { justify-self: start; margin-top: .5rem; }
  .fb-slides { min-height: 14rem; }
}

/* Tally embeds (live site) */
iframe.tally { display: block; width: 100%; border: 0; background: transparent; }
.tally-card { display: grid; gap: .75rem; }
.tally-capture .tally-open { justify-self: start; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { transition: none !important; animation: none !important; }
  .hx-img { transform: none; }
  .reveal { opacity: 1; transform: none; }
  .marquee-track { width: auto; flex-wrap: wrap; justify-content: center; }
  .marquee-track [aria-hidden="true"] { display: none; }
  .fb-progress { display: none; }
}
.hx-copy > .hx-line:nth-child(2) { --d: .12s; }
.hx-copy > .hx-line:nth-child(3) { --d: .24s; }
.hx-copy > .hx-line:nth-child(4) { --d: .36s; }
.hx-copy > .hx-line:nth-child(5) { --d: .48s; }
.hx-grid > .hx-line { --d: .4s; }
.preview-note ~ .site-head.over { position: absolute; top: auto; }

/* AI receptionist launcher */
.ai-chat { position: fixed; right: 1.25rem; bottom: 1.25rem; z-index: 40; display: inline-flex; align-items: center; gap: .5rem; box-shadow: 0 12px 28px -12px rgba(0,0,0,.45); }
.ai-chat .ai-tag { font-size: .7em; letter-spacing: .08em; padding: .1rem .4rem; border-radius: 999px; background: var(--brass, #c9a35a); color: #10221e; }
@media (max-width: 760px) { .ai-chat { bottom: calc(4.6rem + env(safe-area-inset-bottom, 0px)); right: .75rem; } }
@media print { .ai-chat { display: none; } }