@font-face {
  font-family: "Montserrat";
  src: url("/fonts/montserrat-latin.woff2") format("woff2");
  font-weight: 400 700;
  font-display: swap;
}
@font-face {
  font-family: "Poppins";
  src: url("/fonts/poppins-500-latin.woff2") format("woff2");
  font-weight: 500;
  font-display: swap;
}
@font-face {
  font-family: "Poppins";
  src: url("/fonts/poppins-600-latin.woff2") format("woff2");
  font-weight: 600;
  font-display: swap;
}
@font-face {
  font-family: "Poppins";
  src: url("/fonts/poppins-700-latin.woff2") format("woff2");
  font-weight: 700;
  font-display: swap;
}

:root {
  --teal: #0497b8;
  --teal-dark: #037a95;
  --mint: #5ccd9a;
  --ink: #1b1416;
  --text: #555d66;
  --muted: #7a828a;
  --line: #e2e4e6;
  --soft: #f3f4f5;
  --dark: #1f1b1c;
  --black: #000;
  --white: #fff;
  --head: "Poppins", system-ui, sans-serif;
  --body: "Montserrat", system-ui, sans-serif;
  --wrap: 1140px;
  --gutter: 20px;
}

*, *::before, *::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }

body {
  margin: 0;
  background: var(--white);
  color: var(--text);
  font: 400 1rem/1.75 var(--body);
  overflow-x: hidden;
}

img { max-width: 100%; height: auto; display: block; }
a { color: var(--teal); }
a:hover { color: var(--teal-dark); }
:focus-visible { outline: 3px solid var(--teal); outline-offset: 2px; }

h1, h2, h3, h4 {
  margin: 0 0 .5em;
  color: var(--ink);
  font-family: var(--head);
  font-weight: 600;
  line-height: 1.2;
}
h2 { font-size: clamp(1.75rem, 3.5vw, 2.4rem); }
p { margin: 0 0 1.1em; }

.wrap { width: min(var(--wrap), 100% - 2 * var(--gutter)); margin-inline: auto; }

.skip {
  position: absolute; left: -9999px; top: 0; z-index: 100;
  padding: .75rem 1rem; background: var(--white); color: var(--ink);
}
.skip:focus { left: 1rem; top: 1rem; }

.sr-only {
  position: absolute; width: 1px; height: 1px; overflow: hidden;
  clip: rect(0 0 0 0); white-space: nowrap;
}

/* ---------- Header ---------- */

.site-header {
  position: sticky; top: 0; z-index: 50;
  background: var(--black);
}
.site-header .wrap {
  display: flex; align-items: center; justify-content: space-between;
  min-height: 72px; gap: 1rem;
}
.brand img { width: 128px; }

.nav-toggle {
  display: none;
  padding: .5rem; border: 0; background: none; color: var(--white); cursor: pointer;
}
.nav-toggle svg { width: 28px; height: 28px; }

.nav ul { list-style: none; margin: 0; padding: 0; }
.nav > ul { display: flex; align-items: center; gap: .25rem; }
.nav a, .nav .sub-toggle {
  display: block; padding: .6rem .75rem;
  color: var(--white); text-decoration: none;
  font: 600 .875rem/1.2 var(--body);
}
.nav a:hover, .nav a[aria-current="page"], .nav .sub-toggle:hover,
.nav .has-sub.current > .sub-toggle { color: var(--teal); }

.has-sub { position: relative; }
.sub-toggle {
  display: flex; align-items: center; gap: .3rem;
  border: 0; background: none; cursor: pointer;
}
.sub-toggle svg { width: 12px; height: 12px; transition: transform .2s; }
.sub {
  position: absolute; top: 100%; left: 0; min-width: 280px;
  padding: .5rem 0; background: var(--black);
  border-top: 2px solid var(--teal);
  box-shadow: 0 12px 24px rgba(0, 0, 0, .25);
  opacity: 0; visibility: hidden; transform: translateY(6px);
  transition: opacity .15s, transform .15s, visibility .15s;
}
.sub a { padding: .65rem 1.25rem; font-weight: 500; }
.has-sub:hover .sub, .has-sub:focus-within .sub, .has-sub.open .sub {
  opacity: 1; visibility: visible; transform: none;
}
.has-sub.open .sub-toggle svg { transform: rotate(180deg); }

@media (max-width: 960px) {
  .nav-toggle { display: block; }
  .nav {
    position: absolute; top: 100%; left: 0; right: 0;
    background: var(--black); border-top: 1px solid #222;
    display: none;
  }
  .nav.open { display: block; }
  .nav > ul { flex-direction: column; align-items: stretch; padding: .5rem 0 1rem; }
  .nav a, .nav .sub-toggle { padding: .8rem var(--gutter); font-size: 1rem; width: 100%; text-align: left; }
  .sub {
    position: static; min-width: 0; padding: 0 0 0 1rem; border: 0; box-shadow: none;
    opacity: 1; visibility: visible; transform: none; display: none;
  }
  .has-sub.open .sub { display: block; }
  .has-sub:hover .sub { display: none; }
  .has-sub.open:hover .sub { display: block; }
}

/* ---------- Buttons, accents ---------- */

.btn {
  display: inline-block; padding: .85rem 1.75rem;
  background: var(--white); color: var(--ink);
  border: 2px solid var(--white); border-radius: 3px;
  font: 600 .95rem/1 var(--body); text-decoration: none;
  transition: background .2s, color .2s;
}
.btn:hover { background: transparent; color: var(--white); }
.btn-teal { background: var(--teal); border-color: var(--teal); color: var(--white); }
.btn-teal:hover { background: var(--teal-dark); border-color: var(--teal-dark); color: var(--white); }

.more {
  display: inline-flex; align-items: center; gap: .5rem;
  font-weight: 600; text-decoration: none;
}
.more svg { width: 18px; height: 18px; transition: transform .2s; }
.more:hover svg { transform: translateX(3px); }

.rule { width: 60px; height: 2px; margin: 1rem 0 1.5rem; border: 0; background: var(--mint); }
.rule-center { margin-inline: auto; }

/* ---------- Home hero ---------- */

.hero { position: relative; min-height: min(78vh, 640px); background: var(--black); overflow: hidden; }
.slide {
  position: absolute; inset: 0;
  display: grid; place-items: center;
  background-size: cover; background-position: center;
  opacity: 0; transition: opacity 1s ease;
}
.slide::before {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(0, 0, 0, .55), rgba(0, 0, 0, .7));
}
.slide.active { opacity: 1; }
.slide.hero-1 { background-image: url("/images/hero-1.jpg"); }
.slide.hero-2 { background-image: url("/images/hero-2.jpg"); }
.slide.hero-3 { background-image: url("/images/hero-3.jpg"); }
.slide.hero-4 { background-image: url("/images/hero-4.jpg"); }
.slide .wrap { position: relative; max-width: 820px; text-align: center; color: var(--white); padding-block: 4rem; }
.slide h1, .slide h2 {
  color: var(--white); font-size: clamp(2rem, 5vw, 3.4rem); font-weight: 600; margin-bottom: 1rem;
}
.slide p { font-size: clamp(1rem, 1.6vw, 1.15rem); font-weight: 500; margin-bottom: 2rem; }
.dots {
  position: absolute; bottom: 1.5rem; left: 0; right: 0;
  display: flex; justify-content: center; gap: .6rem;
}
.dots button {
  width: 12px; height: 12px; padding: 0; border: 0; border-radius: 50%;
  background: rgba(255, 255, 255, .5); cursor: pointer;
}
.dots button[aria-current="true"] { background: var(--teal); }

/* ---------- Sections ---------- */

.section { padding-block: clamp(3rem, 7vw, 5.5rem); }
.section-soft { background: var(--soft); }
.section.flush-top { padding-top: 0; }
.eyebrow {
  margin: 0 0 .5rem; color: var(--teal);
  font: 600 .875rem/1.3 var(--head); letter-spacing: .02em;
}
.center { text-align: center; }

.intro { display: grid; grid-template-columns: 1fr 1fr; gap: 3rem; align-items: center; }
.intro p { font-size: 1.05rem; }
.intro .lead { color: var(--ink); font: 600 1.35rem/1.4 var(--head); }
.video { position: relative; aspect-ratio: 16 / 9; background: var(--black); }
.video iframe { position: absolute; inset: 0; width: 100%; height: 100%; border: 0; }

/* What we do */
.what { display: grid; grid-template-columns: 220px 1fr; gap: 2rem; }
.what-title { color: var(--teal); font-size: clamp(2.5rem, 5vw, 3.5rem); line-height: 1.15; font-weight: 600; }
.what-title .rule { margin-top: 1.5rem; }
.space {
  display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.3fr); gap: 2rem;
  padding-block: 2.5rem; border-top: 1px solid var(--line);
}
.space:last-child { border-bottom: 1px solid var(--line); }
.space h3 { font-size: clamp(1.6rem, 3vw, 2.1rem); margin-bottom: .4rem; }
.space .tag { margin: 0; color: var(--muted); font-size: .9rem; }
.space p { font-size: .95rem; }

/* Testimonials */
.quotes { position: relative; max-width: 900px; margin: 2.5rem auto 0; }
.quote-track {
  display: flex; overflow-x: auto; scroll-snap-type: x mandatory; scroll-behavior: smooth;
  scrollbar-width: none;
}
.quote-track::-webkit-scrollbar { display: none; }
.quote {
  flex: 0 0 100%; scroll-snap-align: center; margin: 0;
  padding: 2.5rem clamp(1.25rem, 5vw, 3.5rem);
  background: var(--white); border-radius: 4px; text-align: center;
  box-shadow: 0 4px 24px rgba(0, 0, 0, .05);
}
.quote blockquote { margin: 0 0 1.5rem; font-size: 1rem; line-height: 1.8; }
.quote figcaption strong { display: block; color: var(--ink); font: 600 1.05rem/1.4 var(--head); }
.quote figcaption span { color: var(--teal); font-size: .9rem; }
.quote-nav {
  position: absolute; top: 50%; transform: translateY(-50%);
  width: 44px; height: 44px; border: 0; border-radius: 50%;
  background: var(--white); color: var(--ink); cursor: pointer;
  box-shadow: 0 2px 10px rgba(0, 0, 0, .12);
  display: grid; place-items: center;
}
.quote-nav svg { width: 20px; height: 20px; }
.quote-nav.prev { left: -22px; }
.quote-nav.next { right: -22px; }
.quote-nav:hover { color: var(--teal); }

/* Our services */
.services { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2.5rem; margin-top: 2rem; }
.services h3 { font-size: 1.2rem; margin-bottom: .75rem; }
.services h3 a { color: var(--teal); text-decoration: none; }
.services h3 a:hover { color: var(--teal-dark); }
.services p { font-size: .95rem; }

/* ---------- Inner pages ---------- */

.banner {
  position: relative; padding-block: clamp(4rem, 9vw, 6.5rem);
  background: url("/images/banner.jpg") center / cover;
  color: var(--white);
}
.banner::before { content: ""; position: absolute; inset: 0; background: rgba(24, 12, 48, .72); }
.banner .wrap { position: relative; }
.banner .eyebrow { color: var(--white); font: 500 clamp(1.1rem, 2vw, 1.4rem)/1.3 var(--body); margin-bottom: .75rem; }
.banner h1 { color: var(--white); font-size: clamp(2.2rem, 5vw, 3.25rem); font-weight: 700; margin: 0; }

.split { display: grid; grid-template-columns: minmax(0, 1.5fr) minmax(0, 1fr); gap: 3.5rem; align-items: start; }
.split > img { justify-self: center; border-radius: 3px; }

.ghost {
  display: block; margin-bottom: -.3em;
  color: #f2f3f4; font: 700 clamp(3rem, 7vw, 4.5rem)/1 var(--head);
  letter-spacing: .02em; user-select: none;
}
/* Readable line length when a page has no side image */
.prose, .terms, .callout { max-width: 50rem; }
.split .prose { max-width: none; }
.prose h2 { position: relative; font-size: clamp(1.7rem, 3vw, 2.2rem); }
.prose p, .prose li, .prose dd { font-size: .975rem; }
.prose strong { color: var(--ink); }
.prose ul { padding-left: 1.2rem; margin: 0 0 1.1em; }
.prose li { margin-bottom: .35rem; }
.prose li::marker { color: var(--teal); }

.terms { margin: 0; }
.terms div { padding-block: 1.1rem; border-top: 1px solid var(--line); }
.terms div:last-child { border-bottom: 1px solid var(--line); }
.terms dt { color: var(--ink); font: 600 1.05rem/1.4 var(--head); margin-bottom: .35rem; }
.terms dd { margin: 0; }

.callout {
  margin-top: 2.5rem; padding: 1.75rem 2rem;
  border-left: 4px solid var(--teal); background: var(--soft);
}
.callout p:last-child { margin-bottom: 0; }

/* Benefits */
.benefits-head { max-width: 680px; margin: 0 auto 3rem; text-align: center; }
.benefits-head h2 { text-transform: uppercase; font-size: clamp(1.5rem, 3vw, 2rem); font-weight: 500; }
.benefits { display: grid; grid-template-columns: repeat(2, 1fr); gap: 2.5rem 3.5rem; }
.benefit { display: grid; grid-template-columns: 64px 1fr; gap: 1.25rem; align-items: start; }
.benefit .icon {
  display: grid; place-items: center; width: 64px; height: 64px;
  border: 2px solid var(--teal); border-radius: 50%; color: var(--teal);
}
.benefit .icon svg { width: 26px; height: 26px; }
.benefit h3 { font-size: 1.05rem; text-transform: uppercase; letter-spacing: .02em; margin-bottom: .5rem; }
.benefit p { font-size: .95rem; margin: 0; }

/* Team */
.team-wrap { display: grid; grid-template-columns: 220px 1fr; gap: 2rem; }
.team { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1.25rem; }
.member { margin: 0; background: var(--white); box-shadow: 0 2px 14px rgba(0, 0, 0, .08); border-radius: 3px; overflow: hidden; }
.member img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: center top; border-bottom: 3px solid var(--mint); }
.member figcaption { padding: .9rem 1rem 1.1rem; }
.member strong { display: block; color: var(--ink); font: 600 1.05rem/1.3 var(--head); }
.member span { color: var(--muted); font-size: .85rem; }

/* Contact */
.contact { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.4fr); gap: 3rem; align-items: stretch; }
.contact-list { list-style: none; margin: 0 0 2rem; padding: 0; }
.contact-list li { display: grid; grid-template-columns: 44px 1fr; gap: 1rem; padding-block: 1.1rem; border-top: 1px solid var(--line); }
.contact-list li:last-child { border-bottom: 1px solid var(--line); }
.contact-list .icon {
  display: grid; place-items: center; width: 44px; height: 44px;
  border-radius: 50%; background: var(--soft); color: var(--teal);
}
.contact-list .icon svg { width: 20px; height: 20px; }
.contact-list strong { display: block; color: var(--ink); font: 600 1rem/1.4 var(--head); }
.contact-list a { text-decoration: none; }
.map { min-height: 380px; border: 0; width: 100%; height: 100%; border-radius: 3px; background: var(--soft); }

/* Search-property form */
.search { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1.15fr); gap: 3.5rem; align-items: start; }
.search-card {
  padding: 2rem; background: var(--white); border: 1px solid var(--line); border-top: 4px solid var(--teal);
  border-radius: 3px; box-shadow: 0 2px 14px rgba(0, 0, 0, .06);
}
.search-card h2 { font-size: 1.5rem; margin-bottom: .35rem; }
.search-card .lede { font-size: .925rem; margin-bottom: 1.5rem; }
.search-form { display: flex; flex-direction: column; gap: 1.1rem; }
.search-form fieldset { margin: 0; padding: 0; border: 0; min-width: 0; }
.search-form legend, .search-form label:not(.choice) {
  display: block; margin-bottom: .4rem; padding: 0;
  color: var(--ink); font: 600 .875rem/1.3 var(--head);
}
.search-form .opt { color: var(--muted); font-weight: 500; }
.choices { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .5rem; }
.choices-3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.choice {
  display: flex; align-items: center; gap: .5rem; min-height: 44px; padding: .5rem .75rem;
  border: 1px solid #cfd4d8; border-radius: 3px; background: var(--white);
  color: var(--ink); font-size: .875rem; font-weight: 500; line-height: 1.2; cursor: pointer;
  transition: border-color .15s, background .15s;
}
.choice:hover { border-color: var(--teal); }
.choice:has(input:checked) { border-color: var(--teal); background: #eaf6f9; }
.choice:has(input:focus-visible) { outline: 3px solid var(--teal); outline-offset: 2px; }
.choice input { flex: none; width: 16px; height: 16px; margin: 0; accent-color: var(--teal); }
.search-form .row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
.search-form input:not([type=checkbox]):not([type=radio]), .search-form select, .search-form textarea {
  display: block; width: 100%; min-height: 44px; padding: .6rem .75rem;
  border: 1px solid #cfd4d8; border-radius: 3px; background: var(--white);
  color: var(--ink); font: 400 1rem/1.4 var(--body);
  transition: border-color .15s, box-shadow .15s;
}
.search-form select { cursor: pointer; }
.search-form textarea { resize: vertical; min-height: 6.5rem; }
.search-form ::placeholder { color: #9aa1a8; }
.search-form input:focus, .search-form select:focus, .search-form textarea:focus {
  outline: none; border-color: var(--teal); box-shadow: 0 0 0 3px rgba(4, 151, 184, .2);
}
.search-form [aria-invalid="true"] { border-color: #c0392b; }
fieldset:has([aria-invalid="true"]) .choice { border-color: #c0392b; }
.search-form .btn { width: 100%; padding-block: 1rem; cursor: pointer; }
.search-form .btn[disabled] { opacity: .65; cursor: progress; }
/* Turnstile stays zero-height unless it needs a click; cancel the flex gap it would otherwise add. */
.search-form .cf-turnstile { margin-top: -1.1rem; }
.search-form .cf-turnstile.shown { margin-top: 0; }
.status { margin: 0; font-size: .9rem; font-weight: 600; }
.status:empty { display: none; }
.status.error { color: #c0392b; }
.fine { margin: 0; color: var(--muted); font-size: .8rem; line-height: 1.5; }
.hp { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.search-card .call { margin: 1.25rem 0 0; padding-top: 1.25rem; border-top: 1px solid var(--line); font-size: .925rem; }
.search-card .call a { color: var(--ink); font-weight: 700; text-decoration: none; }
.search-card .call a:hover { color: var(--teal); }
.thanks { padding: 1.5rem; background: #eaf6f9; border-left: 4px solid var(--teal); border-radius: 3px; }
.thanks strong { display: block; color: var(--ink); font: 600 1.15rem/1.4 var(--head); margin-bottom: .35rem; }
.thanks p { margin: 0; }

/* ---------- Footer ---------- */

.site-footer { background: var(--dark); color: #d6d3d4; font-size: .925rem; }
.site-footer .cols {
  display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 3rem;
  padding-block: 4rem 3rem;
}
.site-footer h2 { color: var(--white); font-size: 1.2rem; margin-bottom: 1.25rem; }
.site-footer .logo { width: 220px; margin-bottom: 1.5rem; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: .55rem; }
.site-footer a { color: #d6d3d4; text-decoration: none; }
.site-footer a:hover { color: var(--white); }
.site-footer .links a::before { content: "›"; margin-right: .5rem; color: var(--teal); }
.site-footer address { font-style: normal; margin-top: 1rem; }
.site-footer address a { color: var(--white); font-weight: 600; }
.legal { border-top: 1px solid #332e2f; padding-block: 1.25rem; font-size: .8rem; color: #a29d9e; }

/* ---------- 404 ---------- */

.notfound { min-height: 50vh; display: grid; place-items: center; text-align: center; }

/* ---------- Responsive ---------- */

@media (max-width: 960px) {
  .intro, .split, .search, .contact { grid-template-columns: 1fr; gap: 2.5rem; }
  .search-card { max-width: 640px; }
  /* On one column the form leads; the sales copy follows. */
  .search .search-card { order: -1; }
  .what, .team-wrap { grid-template-columns: 1fr; gap: 1rem; }
  .team { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .services { grid-template-columns: 1fr; gap: 1.5rem; }
  .site-footer .cols { grid-template-columns: 1fr 1fr; }
  .site-footer .about { grid-column: 1 / -1; }
  .quote-nav.prev { left: 4px; }
  .quote-nav.next { right: 4px; }
  .split > img { max-width: 320px; }
}

@media (max-width: 640px) {
  .space { grid-template-columns: 1fr; gap: .75rem; padding-block: 2rem; }
  .benefits { grid-template-columns: 1fr; gap: 2rem; }
  .site-footer .cols { grid-template-columns: 1fr; gap: 2rem; padding-block: 3rem 2rem; }
  .quote { padding: 2rem 1.25rem 4.5rem; }
  .quote-nav { top: auto; bottom: 1rem; transform: none; }
  .quote-nav.prev { left: calc(50% - 52px); }
  .quote-nav.next { right: calc(50% - 52px); }
  .callout { padding: 1.25rem 1.25rem; }
  .search-card { padding: 1.5rem 1.25rem; }
  .search-form .row { grid-template-columns: 1fr; }
}

@media (prefers-reduced-motion: reduce) {
  .slide { transition: none; }
  .quote-track { scroll-behavior: auto; }
}