:root{
    --navy:#293662;
    --navy-deep:#1c2547;
    --navy-solid:#293662;
    --navy-solid-deep:#1c2547;
    --gold:#D8AD71;
    --gold-soft:#e9cda3;
    --gold-ink:#8A6A34;
    --bg:#FBFAF8;
    --surface:#FFFFFF;
    --surface-2:#F3F1EC;
    --text:#20253A;
    --text-soft:#454A61;
    --border:#E4E1D8;
    --focus:#8A6A34;
    --radius:2px;
    --serif:'Fraunces', Georgia, 'Times New Roman', serif;
    --sans:'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;
  }
  @media (prefers-color-scheme: dark){
    :root:not([data-theme="light"]){
      --navy:#7C8AC2;
      --navy-deep:#AEB8DE;
      --gold:#E3C08D;
      --gold-soft:#3a2f1e;
      --gold-ink:#E3C08D;
      --bg:#14172A;
      --surface:#1B1F37;
      --surface-2:#232847;
      --text:#EDEEF5;
      --text-soft:#B3B7D0;
      --border:#333A5C;
      --focus:#E3C08D;
    }
  }
  :root[data-theme="dark"]{
    --navy:#7C8AC2;
    --navy-deep:#AEB8DE;
    --gold:#E3C08D;
    --gold-soft:#3a2f1e;
    --gold-ink:#E3C08D;
    --bg:#14172A;
    --surface:#1B1F37;
    --surface-2:#232847;
    --text:#EDEEF5;
    --text-soft:#B3B7D0;
    --border:#333A5C;
    --focus:#E3C08D;
  }
  *{box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    margin:0;
    background:var(--bg);
    color:var(--text);
    font-family:var(--sans);
    font-size:16px;
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  img{max-width:100%;display:block;}
  a{color:inherit;}
  :focus-visible{outline:2px solid var(--focus);outline-offset:3px;}
  .wrap{max-width:1120px;margin:0 auto;padding:0 28px;}
  @media (prefers-reduced-motion: reduce){
    *{animation-duration:0.001ms !important;transition-duration:0.001ms !important;}
  }

  /* ---------- Header ---------- */
  header.site{
    position:sticky;top:0;z-index:50;
    background:var(--bg);
    border-bottom:1px solid var(--border);
  }
  .header-inner{
    display:flex;align-items:center;justify-content:space-between;
    padding:14px 0;gap:20px;
  }
  .brand{text-decoration:none;display:flex;align-items:center;gap:12px;cursor:pointer;background:none;border:none;padding:0;font:inherit;color:inherit;}
  .brand img{height:46px;width:46px;border-radius:50%;object-fit:cover;flex-shrink:0;background:var(--navy-solid);}
  .brand-text{display:flex;flex-direction:column;line-height:1.15;text-align:left;}
  .brand-text .name{font-family:var(--serif);font-weight:600;font-size:1.05rem;letter-spacing:0.01em;}
  .brand-text .tag{font-size:0.72rem;color:var(--text-soft);}
  nav.primary{display:flex;align-items:center;gap:2px;}
  nav.primary a{
    background:none;border:none;font:inherit;font-size:0.92rem;color:var(--text-soft);
    padding:10px 14px;cursor:pointer;border-radius:var(--radius);position:relative;
  }
  nav.primary a:hover{color:var(--text);}
  nav.primary a[aria-current="page"]{color:var(--navy);font-weight:600;}
  nav.primary a[aria-current="page"]::after{
    content:"";position:absolute;left:14px;right:14px;bottom:4px;height:2px;background:var(--gold);
  }
  .header-cta{display:flex;align-items:center;gap:14px;}
  .phone-link{display:none;font-size:0.9rem;font-weight:600;white-space:nowrap;}
  .btn{
    display:inline-flex;align-items:center;justify-content:center;gap:8px;
    padding:11px 22px;border-radius:var(--radius);font-weight:600;font-size:0.92rem;
    text-decoration:none;cursor:pointer;border:1px solid transparent;transition:background .15s ease, color .15s ease, border-color .15s ease;
    font-family:var(--sans);
  }
  .btn-primary{background:var(--navy-solid);color:#fff;}
  .btn-primary:hover{background:var(--navy-solid-deep);}
  .btn-gold{background:var(--gold);color:var(--navy-deep);}
  .btn-gold:hover{background:var(--gold-soft);}
  .btn-outline{background:transparent;border-color:var(--border);color:var(--text);}
  .btn-outline:hover{border-color:var(--navy);}
  .menu-toggle{display:none;background:none;border:1px solid var(--border);border-radius:var(--radius);padding:9px 11px;cursor:pointer;}
  .menu-toggle span, .menu-toggle span::before, .menu-toggle span::after{
    content:"";display:block;width:18px;height:2px;background:var(--text);position:relative;
  }
  .menu-toggle span::before{position:absolute;top:-6px;}
  .menu-toggle span::after{position:absolute;top:6px;}

  @media (max-width: 880px){
    nav.primary{
      position:fixed;inset:64px 0 0 0;background:var(--bg);flex-direction:column;align-items:stretch;
      padding:10px 24px;display:none;overflow-y:auto;border-top:1px solid var(--border);
    }
    nav.primary.open{display:flex;}
    nav.primary a{text-align:left;padding:14px 4px;border-bottom:1px solid var(--border);border-radius:0;}
    .menu-toggle{display:block;}
    .header-cta .btn-gold{display:none;}
  }
  @media (min-width: 640px){ .phone-link{display:inline;} }

  /* ---------- Sections / general ---------- */
  main{display:block;}
  .page{display:none;}
  .page.active{display:block;}
  section{padding:76px 0;}
  section.tight{padding:52px 0;}
  h1,h2,h3,h4{font-family:var(--serif);font-weight:600;margin:0 0 0.5em 0;color:var(--text);}
  h1{font-size:clamp(2.2rem, 4.2vw, 3.4rem);line-height:1.08;font-weight:600;}
  h2{font-size:clamp(1.6rem, 2.8vw, 2.2rem);line-height:1.18;}
  h3{font-size:1.25rem;line-height:1.3;}
  p{margin:0 0 1em 0;color:var(--text-soft);max-width:62ch;}
  .lead{font-size:1.15rem;}
  .eyebrow{
    font-family:var(--sans);font-size:0.8rem;font-weight:600;color:var(--navy);
    display:inline-block;margin-bottom:14px;position:relative;padding-bottom:12px;
    letter-spacing:0.04em;text-transform:uppercase;
  }
  .eyebrow::after{
    content:"";position:absolute;left:0;bottom:0;width:36px;height:2px;background:var(--gold-ink);
  }
  .center{text-align:center;margin-left:auto;margin-right:auto;}

  /* ---------- Hero ---------- */
  .hero{
    background:linear-gradient(180deg, var(--surface-2) 0%, var(--bg) 100%);
    border-bottom:1px solid var(--border);
    position:relative;overflow:hidden;
  }
  .hero .wrap{
    display:grid;grid-template-columns:1.15fr 0.85fr;gap:56px;align-items:center;
    padding-top:64px;padding-bottom:64px;
  }
  .stat-row{display:flex;gap:28px;margin-top:34px;flex-wrap:wrap;}
  .stat{border-left:2px solid var(--gold);padding-left:14px;}
  .stat .num{font-family:var(--serif);font-size:1.5rem;font-weight:600;display:block;color:var(--navy);}
  .stat .label{font-size:0.82rem;color:var(--text-soft);}
  .hero-copy .stat .num{color:var(--navy);}
  .hero-copy .stat .label{color:var(--text-soft);}
  .band .stat .label{color:#dfe2f0;}
  .hero-actions{display:flex;gap:14px;margin-top:32px;flex-wrap:wrap;}
  .hero-visual{
    position:relative;
  }
  .roofline{
    position:absolute;inset:-30px -30px auto auto;width:220px;opacity:0.5;pointer-events:none;
  }
  .hero-photo-frame{
    background:var(--navy-solid);
    border-radius:2px;
    padding:14px;
    position:relative;
  }
  .hero-photo-frame img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:top center;background:var(--surface-2);}
  .hero-photo-frame::before{
    content:"";position:absolute;top:-12px;right:-12px;width:64px;height:64px;
    border-top:3px solid var(--gold);border-right:3px solid var(--gold);
  }
  @media (max-width: 880px){
    .hero .wrap{grid-template-columns:1fr;padding-top:40px;}
    .hero-visual{max-width:320px;margin:0 auto;order:-1;}
  }

  /* ---------- Trust strip ---------- */
  .trust-strip{border-bottom:1px solid var(--border);background:var(--surface);}
  .trust-strip .wrap{
    display:flex;flex-wrap:wrap;gap:28px 40px;justify-content:space-between;padding:26px 28px;
  }
  .trust-item{display:flex;align-items:center;gap:12px;font-size:0.9rem;color:var(--text-soft);flex:1 1 220px;}
  .trust-item .mark{
    width:34px;height:34px;border-radius:50%;border:1.5px solid var(--gold);
    display:flex;align-items:center;justify-content:center;flex-shrink:0;color:var(--navy);font-family:var(--serif);font-weight:600;
  }

  /* ---------- Cards / grids ---------- */
  .grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
  .grid-2{display:grid;grid-template-columns:1fr 1fr;gap:40px;}
  @media (max-width: 880px){ .grid-3{grid-template-columns:1fr;} .grid-2{grid-template-columns:1fr;} }
  .card{
    background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);
    padding:28px;
  }
  .card h3{margin-bottom:10px;}
  .card p{margin-bottom:0;}
  .icon-badge{
    width:40px;height:40px;border-radius:50%;background:var(--surface-2);
    display:flex;align-items:center;justify-content:center;margin-bottom:16px;color:var(--navy);
  }

  /* ---------- Steps ---------- */
  .steps{counter-reset:step;border-top:1px solid var(--border);}
  .step{
    display:grid;grid-template-columns:64px 1fr;gap:22px;
    padding:30px 0;border-bottom:1px solid var(--border);
  }
  .step .step-num{
    font-family:var(--serif);font-size:1.5rem;color:var(--gold-ink);font-weight:600;
  }
  .step h3{margin-bottom:6px;}

  /* ---------- Section variants ---------- */
  .band{background:var(--navy-solid);color:#fff;}
  .band h2, .band h3{color:#fff;}
  .band p{color:#cfd4ea;}
  .band .stat .num{color:var(--gold);}

  /* ---------- Quote ---------- */
  .quote-block{
    border-left:3px solid var(--gold);padding-left:26px;margin:0;
  }
  .quote-block p{font-family:var(--serif);font-size:1.3rem;font-style:normal;color:var(--text);line-height:1.4;}
  .quote-block cite{font-style:normal;font-size:0.86rem;color:var(--text-soft);}

  /* ---------- Testimonials ---------- */
  .testimonial-card{
    background:var(--surface);border:1px solid var(--border);border-radius:var(--radius);
    padding:32px 28px;display:flex;flex-direction:column;gap:16px;
  }
  .testimonial-stars{color:var(--gold-ink);font-size:0.9rem;letter-spacing:2px;}
  .testimonial-card p{color:var(--text);font-size:0.96rem;line-height:1.65;margin:0;}
  .testimonial-foot{display:flex;align-items:center;gap:12px;}
  .testimonial-avatar{
    width:38px;height:38px;border-radius:50%;background:var(--navy-solid);color:#fff;
    display:flex;align-items:center;justify-content:center;font-family:var(--serif);
    font-weight:600;font-size:0.85rem;flex-shrink:0;
  }
  .testimonial-card cite{font-style:normal;font-weight:600;font-size:0.86rem;color:var(--navy);}

  /* ---------- Photo placeholders (swap for real photos) ---------- */
  .photo-placeholder{
    aspect-ratio:4/3;border-radius:2px;position:relative;overflow:hidden;
    background:
      repeating-linear-gradient(135deg, transparent, transparent 18px, rgba(255,255,255,0.05) 18px, rgba(255,255,255,0.05) 36px),
      linear-gradient(160deg, var(--navy-solid) 0%, var(--navy-solid-deep) 100%);
    display:flex;align-items:center;justify-content:center;flex-direction:column;gap:10px;
    color:rgba(255,255,255,0.75);text-align:center;padding:20px;
  }
  .photo-placeholder svg{opacity:0.85;}
  .photo-placeholder span{font-size:0.78rem;letter-spacing:0.04em;text-transform:uppercase;font-weight:600;}
  .photo-frame{aspect-ratio:4/3;border-radius:2px;overflow:hidden;background:var(--surface-2);}
  .photo-frame img{width:100%;height:100%;object-fit:cover;display:block;}
  .photo-frame.wide{aspect-ratio:16/10;}

  /* ---------- FAQ accordion ---------- */
  .faq-item{border-bottom:1px solid var(--border);}
  .faq-q{
    width:100%;text-align:left;background:none;border:none;padding:22px 0;
    display:flex;justify-content:space-between;align-items:center;gap:18px;
    font-family:var(--serif);font-size:1.08rem;font-weight:500;color:var(--text);cursor:pointer;
  }
  .faq-q .plus{font-family:var(--sans);font-size:1.4rem;color:var(--gold-ink);flex-shrink:0;line-height:1;transition:transform .18s ease;}
  .faq-item[data-open="true"] .plus{transform:rotate(45deg);}
  .faq-a{max-height:0;overflow:hidden;transition:max-height .22s ease;}
  .faq-a p{padding-bottom:22px;margin:0;}

  /* ---------- Blog ---------- */
  .post-card{border:1px solid var(--border);border-radius:var(--radius);overflow:hidden;background:var(--surface);}
  .post-thumb{height:200px;background:linear-gradient(135deg, var(--navy-solid) 0%, var(--navy-solid-deep) 100%);position:relative;overflow:hidden;}
  .post-thumb img{width:100%;height:100%;object-fit:cover;display:block;}
  .post-thumb::after{
    content:"";position:absolute;bottom:0;left:0;right:0;height:60%;
    background:linear-gradient(0deg, rgba(216,173,113,0.35), transparent);
  }
  .post-body{padding:22px;}
  .post-cat{font-size:0.74rem;font-weight:600;color:var(--navy);text-transform:none;}
  .post-deck{font-style:normal;color:var(--text-soft);font-size:0.95rem;margin:6px 0 14px 0;}
  .post-full{display:none;border-top:1px solid var(--border);margin-top:16px;padding-top:16px;}
  .post-full.open{display:block;}
  .post-full p{color:var(--text);max-width:none;}
  .post-full h4{font-family:var(--serif);font-size:1.02rem;margin:1.1em 0 0.3em 0;color:var(--navy);}
  .post-toggle{background:none;border:none;padding:0;color:var(--navy);font-weight:600;font-size:0.9rem;cursor:pointer;text-decoration:underline;font-family:var(--sans);}
  .post-toggle:hover{color:var(--navy-deep);}
  .post-body h3{margin-top:8px;}

  /* ---------- Forms ---------- */
  .contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start;}
  @media (max-width: 880px){ .contact-grid{grid-template-columns:1fr;} }
  form.contact-form{display:flex;flex-direction:column;gap:16px;}
  .field{display:flex;flex-direction:column;gap:6px;}
  .field label{font-size:0.86rem;font-weight:600;}
  .field input, .field textarea, .field select{
    font-family:var(--sans);font-size:1rem;padding:12px 14px;border:1px solid var(--border);
    border-radius:var(--radius);background:var(--surface);color:var(--text);
  }
  .field textarea{resize:vertical;min-height:110px;}
  .contact-info-list{display:flex;flex-direction:column;gap:20px;margin-top:22px;}
  .contact-info-item{display:flex;gap:14px;align-items:flex-start;}
  .contact-info-item .mark{
    width:38px;height:38px;border-radius:50%;background:var(--surface-2);border:1px solid var(--border);
    display:flex;align-items:center;justify-content:center;flex-shrink:0;color:var(--navy);
  }
  .contact-info-item a{font-weight:600;text-decoration:none;}
  .contact-info-item a:hover{text-decoration:underline;}
  .form-note{font-size:0.82rem;color:var(--text-soft);margin-top:4px;}
  .form-fallback{display:none;border:1px solid var(--border);border-radius:var(--radius);padding:18px;background:var(--surface-2);margin-top:6px;}
  .form-fallback.show{display:block;}
  .form-fallback p{margin:0 0 10px 0;font-size:0.88rem;}
  .form-fallback textarea{width:100%;min-height:130px;font-family:var(--sans);font-size:0.85rem;padding:10px;border:1px solid var(--border);border-radius:var(--radius);background:var(--surface);color:var(--text);}
  .form-fallback .btn-row-inline{display:flex;gap:10px;margin-top:10px;flex-wrap:wrap;}
  .consent-field{flex-direction:row;}
  .consent-label{display:flex;gap:10px;align-items:flex-start;cursor:pointer;}
  .consent-label input{margin-top:4px;flex-shrink:0;width:16px;height:16px;accent-color:var(--navy);}
  .consent-label span{font-size:0.82rem;color:var(--text-soft);line-height:1.55;}
  .link-inline{
    background:none;border:none;padding:0;margin:0;font:inherit;font-size:inherit;
    color:var(--navy);text-decoration:underline;cursor:pointer;display:inline;
  }
  .link-inline:hover{color:var(--navy-deep);}
  .form-status{font-size:0.9rem;margin-top:6px;min-height:1.2em;}

  /* ---------- CTA band ---------- */
  .cta-band{background:var(--surface-2);border-top:1px solid var(--border);border-bottom:1px solid var(--border);}
  .cta-band .wrap{text-align:center;padding:60px 28px;}
  .cta-band .btn-row{display:flex;gap:14px;justify-content:center;margin-top:24px;flex-wrap:wrap;}

  /* ---------- Footer ---------- */
  footer.site{background:var(--navy-solid-deep);color:#dfe2ef;padding:56px 0 0 0;}
  footer.site a{color:#fff;text-decoration:none;}
  footer.site a:hover{text-decoration:underline;}
  .footer-top{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:40px;padding-bottom:40px;border-bottom:1px solid rgba(255,255,255,0.14);}
  @media (max-width: 780px){ .footer-top{grid-template-columns:1fr;gap:30px;} }
  .footer-brand{display:flex;align-items:center;gap:12px;margin-bottom:14px;}
  .footer-brand img{height:40px;width:40px;border-radius:50%;object-fit:cover;}
  .footer-brand span{font-family:var(--serif);font-weight:600;font-size:1.05rem;color:#fff;}
  footer.site h4{color:#fff;font-family:var(--sans);font-size:0.82rem;font-weight:700;margin:0 0 14px 0;}
  footer.site ul{list-style:none;margin:0;padding:0;display:flex;flex-direction:column;gap:10px;font-size:0.9rem;color:#c6cae0;}
  footer.site ul a{background:none;border:none;font:inherit;color:inherit;cursor:pointer;padding:0;text-align:left;}
  footer.site ul a:hover{color:#fff;text-decoration:underline;}
  .footer-compliance{padding:26px 0;font-size:0.82rem;color:#c3c8e4;display:flex;flex-direction:column;gap:10px;}
  .footer-compliance a{text-decoration:underline;}
  .footer-compliance .dre-line{font-weight:700;color:#fff;letter-spacing:0.01em;}
  .footer-fair{display:flex;align-items:center;gap:10px;}
  .equal-house{
    width:22px;height:22px;border:1.5px solid #aeb3d1;border-radius:50%;
    display:flex;align-items:center;justify-content:center;flex-shrink:0;font-size:12px;
  }
  .footer-bottom{border-top:1px solid rgba(255,255,255,0.14);padding:18px 0 26px 0;font-size:0.78rem;color:#b3b8da;}
  .footer-bottom a{color:#b3b8da;}

  /* ---------- Multi-page additions ---------- */
  nav.primary a{text-decoration:none;display:inline-block;white-space:nowrap;}
  .header-cta .btn, .phone-link{white-space:nowrap;}
  header.site .header-inner{padding-left:20px;padding-right:20px;}
  .crumbs{font-size:0.84rem;color:var(--text-soft);margin-bottom:16px;}
  .crumbs a{color:var(--text-soft);}
  .crumbs a:hover{color:var(--navy);}
  .article-body{max-width:720px;margin:0 auto;}
  .article-body h2{font-size:1.4rem;margin:1.6em 0 0.4em 0;color:var(--navy);}
  .article-body p{margin:0 0 1.1em 0;}
  .byline{font-size:0.88rem;color:var(--text-soft);margin-top:6px;}
  .post-card h2{font-size:1.35rem;margin:6px 0 8px 0;}
  .post-card h2 a{text-decoration:none;}
  .post-card h2 a:hover{text-decoration:underline;}
  .read-more{font-weight:600;color:var(--navy);}
  .area-links{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px;}