:root{
--ink:#0d1a30;--ink2:#142642;--ink3:#1c3358;
--cream:#f5efe1;--paper:#faf6ec;--card:#fffdf6;
--gold:#d9a846;--gold2:#eec36a;--gold3:#a87c1f;
--line:#ddd2ba;--muted:#5d6880;--white:#fff;
--shadow-lg:0 24px 60px -18px rgba(13,26,48,.35);
--shadow-md:0 14px 34px -14px rgba(13,26,48,.22);
--radius:14px}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.65 Arial,Helvetica,sans-serif;-webkit-font-smoothing:antialiased}
a{color:inherit}
h1,h2,h3,p{margin-top:0}
h1,h2,.serif{font-family:Georgia,'Times New Roman',serif;font-weight:400}
h1{font-size:clamp(46px,7.2vw,88px);line-height:.98;letter-spacing:-.03em;margin-bottom:26px}
h2{font-size:clamp(34px,4.6vw,58px);line-height:1.02;letter-spacing:-.025em;margin-bottom:20px}
h2 em{font-style:italic;color:var(--gold3)}
.dark h2 em,.page-head h2 em{color:var(--gold2)}
h3{font-size:22px;line-height:1.25;margin-bottom:10px}
.wrap{width:min(1200px,calc(100% - 40px));margin:auto}
.kick{display:inline-block;color:var(--gold3);font-size:12px;font-weight:700;letter-spacing:.26em;text-transform:uppercase;margin-bottom:16px;padding:7px 14px;border:1px solid rgba(168,124,31,.45);border-radius:999px;background:rgba(217,168,70,.08)}
.dark .kick,.page-head .kick{color:var(--gold2);border-color:rgba(238,195,106,.4);background:rgba(238,195,106,.07)}
.sub{font-size:18px;color:var(--muted);max-width:640px}
.sub.small{font-size:15px}
.dark{background:var(--ink);color:var(--white)}
.dark .sub{color:#c2cddd}
.dark .sub.small{color:#a9b6c9;margin-top:16px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:54px;padding:15px 30px;background:var(--gold);color:#221806;text-decoration:none;font-weight:700;font-size:15px;letter-spacing:.04em;border:0;border-radius:10px;box-shadow:0 10px 24px -10px rgba(168,124,31,.55);transition:transform .18s ease,box-shadow .18s ease}
.btn:hover{transform:translateY(-2px);box-shadow:0 15px 30px -10px rgba(168,124,31,.6)}
.btn.ghost{background:transparent;color:var(--white);border:1.5px solid rgba(238,195,106,.55);box-shadow:none}
.btn.ghost:hover{border-color:var(--gold2);background:rgba(238,195,106,.07)}
.dark .btn{margin-top:8px}

/* header */
.header{position:sticky;top:0;z-index:20;background:rgba(13,26,48,.97);color:var(--white);border-bottom:1px solid rgba(217,168,70,.4);box-shadow:0 8px 30px -12px rgba(13,26,48,.5)}
.nav{min-height:78px;display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{display:flex;align-items:center;gap:13px;text-decoration:none}
.mark{width:42px;height:42px;display:block;flex:none}
.brand b{display:block;font:700 16px Georgia,serif;letter-spacing:.15em}
.brand small{display:block;color:var(--gold2);font-size:9px;letter-spacing:.3em;margin-top:3px}
.links{display:flex;align-items:center;gap:24px;font-size:14px}
.links a{position:relative;text-decoration:none;color:#ccd5e4;padding:6px 0}
.links a:after{content:'';position:absolute;left:0;right:100%;bottom:0;height:2px;background:var(--gold);border-radius:2px;transition:right .25s ease}
.links a:hover:after,.links a[aria-current=page]:after{right:0}
.links a[aria-current=page]{color:var(--gold2)}

/* hero */
.hero{position:relative;overflow:hidden;background:linear-gradient(160deg,#101f3a 0%,#0d1a30 60%,#0b1729 100%);color:var(--white);padding:100px 0 92px}
.hero:before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(238,195,106,.045) 1px,transparent 1px),linear-gradient(90deg,rgba(238,195,106,.045) 1px,transparent 1px);background-size:44px 44px}
.hero .wrap{position:relative;z-index:1;display:grid;grid-template-columns:1.15fr .85fr;gap:60px;align-items:center}
.place{font:italic 400 18px Georgia,serif;color:var(--gold2);margin-bottom:20px}
.place:before{content:'';display:inline-block;width:34px;height:1.5px;background:var(--gold);vertical-align:middle;margin-right:12px}
.hero h1 em{font-style:italic;color:var(--gold2)}
.lead{font-size:clamp(18px,2vw,22px);line-height:1.5;max-width:560px;color:#dde4ef}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}
.hero-photo{position:relative}
.hero-photo img{display:block;width:100%;height:460px;object-fit:cover;border-radius:var(--radius);border:1px solid rgba(238,195,106,.5);box-shadow:var(--shadow-lg)}
.hero-photo:before{content:'';position:absolute;inset:-16px auto auto -16px;width:90px;height:90px;border-top:2px solid var(--gold);border-left:2px solid var(--gold);border-radius:var(--radius) 0 0 0}
.hero-photo:after{content:'';position:absolute;inset:auto -16px -16px auto;width:90px;height:90px;border-bottom:2px solid var(--gold);border-right:2px solid var(--gold);border-radius:0 0 var(--radius) 0}
.hero-photo .tag{position:absolute;left:18px;bottom:18px;background:rgba(13,26,48,.88);border:1px solid rgba(238,195,106,.45);color:var(--gold2);font-size:12px;letter-spacing:.14em;text-transform:uppercase;padding:8px 14px;border-radius:8px}

/* page masthead (subpages) */
.page-head{position:relative;overflow:hidden;background:linear-gradient(160deg,#101f3a,#0b1729);color:var(--white);padding:76px 0}
.page-head:before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(238,195,106,.04) 1px,transparent 1px),linear-gradient(90deg,rgba(238,195,106,.04) 1px,transparent 1px);background-size:44px 44px}
.page-head .wrap{position:relative;z-index:1}
.page-head .sub{color:#c2cddd;margin-bottom:0}

/* sections */
.section{padding:88px 0}
.section+.section{border-top:1px solid var(--line)}
.dark+.section,.page-head+.section{border-top:0}
.section+.dark{border-top:0}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:44px}
.card{position:relative;background:var(--card);padding:36px 30px;border:1px solid var(--line);border-radius:var(--radius);box-shadow:var(--shadow-md);overflow:hidden}
.card:before{content:'';position:absolute;top:0;left:0;right:0;height:4px;background:var(--gold)}
.card i{display:block;font:400 58px/1 Georgia,serif;font-style:normal;color:var(--gold);margin-bottom:24px}
.card p{color:var(--muted);margin-bottom:0}

/* photo showcase */
.photos{background:linear-gradient(160deg,#101f3a,#0a1526);padding:56px 0}
.photorow{display:grid;grid-template-columns:repeat(6,1fr);gap:14px;width:min(1200px,calc(100% - 40px));margin:auto}
.photorow a{display:block;position:relative;overflow:hidden;border-radius:12px;border:1px solid rgba(238,195,106,.45);box-shadow:var(--shadow-md)}
.photorow img{display:block;width:100%;height:190px;object-fit:cover;transition:transform .4s ease}
.photorow a:hover img{transform:scale(1.07)}
.photorow a:after{content:'View our work';position:absolute;inset:auto 0 0 0;padding:22px 10px 9px;background:linear-gradient(transparent,rgba(10,21,38,.92));color:var(--gold2);font-size:11px;letter-spacing:.12em;text-transform:uppercase;text-align:center;opacity:0;transition:opacity .3s}
.photorow a:hover:after{opacity:1}

/* landlord band with photo */
.band-split{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.band-photo img{height:420px}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;margin-top:52px;counter-reset:s}
.step{position:relative;border-top:2px solid rgba(217,168,70,.6);padding-top:26px}
.step i{display:block;font:400 66px/1 Georgia,serif;font-style:normal;color:var(--gold);margin-bottom:6px}
.step p{color:#c2cddd;margin-bottom:0}
.section:not(.dark) .step{border-top-color:var(--gold)}
.section:not(.dark) .step p{color:#3d4962}

/* chips */
.chips{list-style:none;display:flex;flex-wrap:wrap;gap:11px;margin:32px 0 10px;padding:0}
.chips li{border:1px solid rgba(238,195,106,.5);color:var(--gold2);padding:10px 16px;font-size:13.5px;letter-spacing:.05em;border-radius:999px;background:rgba(238,195,106,.06)}

/* faq */
.faq{margin-top:40px}
.faq details{background:var(--card);border:1px solid var(--line);border-radius:12px;margin-bottom:12px;box-shadow:0 6px 18px -10px rgba(13,26,48,.18);overflow:hidden}
.faq summary{cursor:pointer;list-style:none;padding:22px 60px 22px 26px;position:relative;font:400 21px/1.3 Georgia,serif}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:'+';position:absolute;right:16px;top:50%;transform:translateY(-50%);width:32px;height:32px;text-align:center;font:400 26px/30px Georgia,serif;color:var(--gold3);border:1.5px solid rgba(168,124,31,.5);border-radius:50%}
.faq details[open] summary:after{content:'\2013';background:var(--gold);color:#221806;border-color:transparent}
.faq details p{color:var(--muted);max-width:820px;padding:0 26px 24px;margin:0}
.faq details a{color:var(--ink);text-decoration:underline;text-underline-offset:3px}

/* cta band */
.cta-band{background:var(--gold);color:#221806}
.cta-band .sub{color:#4a3a12}
.cta-band .btn{background:var(--ink);color:var(--gold2);margin-top:12px;box-shadow:0 12px 28px -10px rgba(13,26,48,.5)}
.cta-band .btn:hover{background:var(--ink3)}

/* services */
.split{display:grid;grid-template-columns:1fr 1.55fr;gap:64px;align-items:start}
.num{font:400 62px/1 Georgia,serif;color:var(--gold)}
.service-list{list-style:none;margin:0;padding:0}
.service-list li{padding:16px 0 16px 26px;border-bottom:1px solid var(--line);font-size:18px;position:relative}
.service-list li:before{content:'';position:absolute;left:0;top:24px;width:12px;height:12px;background:var(--gold);border-radius:3px;transform:rotate(45deg)}
.service-list .desc{display:block;font-size:14px;color:var(--muted);margin-top:3px;line-height:1.5}
.fine{font-size:14px;color:var(--muted);margin-top:18px}
.draft{display:inline-block;margin-top:20px;padding:10px 14px;border:1px dashed var(--gold3);color:var(--gold3);font-size:14px;border-radius:8px}

/* areas */
.towns{list-style:none;display:flex;flex-wrap:wrap;gap:14px 0;margin:0;padding:32px 0 0;border-top:2px solid var(--ink)}
.towns li{font:400 clamp(19px,2.6vw,26px)/1.15 Georgia,serif;padding-right:20px;margin-right:20px;border-right:1px solid var(--line)}
.towns li:last-child{border-right:0}

/* work gallery */
.photo-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:46px}
.photo-grid.flush{margin-top:0}
.photo-slot{min-height:420px;margin:0;background:var(--ink);color:var(--cream);border:1px solid rgba(168,124,31,.55);border-radius:var(--radius);position:relative;overflow:hidden;box-shadow:var(--shadow-md)}
.photo-slot img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;display:block;transition:transform .45s ease}
.photo-slot:hover img{transform:scale(1.05)}
.photo-slot:before{content:'';position:absolute;inset:14px;border:1px solid rgba(238,195,106,.3);border-radius:8px;z-index:1;pointer-events:none}
.photo-slot figcaption{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:56px 24px 22px;background:linear-gradient(rgba(9,17,32,0),rgba(9,17,32,.94));display:flex;flex-direction:column;gap:3px}
.photo-slot b{position:relative;font:400 23px Georgia,serif}
.photo-slot span{position:relative;color:#c2cddd;font-size:13.5px}

/* contact */
.quote-panel{display:grid;grid-template-columns:.85fr 1.5fr;gap:70px;align-items:start}
.contact-email{overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:4px;color:var(--gold2)}
.pending{display:inline-block;padding:13px 18px;border:1px dashed var(--gold);color:var(--gold2);margin-top:20px;border-radius:10px;font-size:14px}
.help-block{margin-top:36px}
.help-block h3{font-size:15px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold2);margin-bottom:12px}
.help-block ul{list-style:none;margin:0;padding:0}
.help-block li{padding:10px 0 10px 24px;border-bottom:1px solid rgba(255,255,255,.13);position:relative;color:#c2cddd;font-size:15px}
.help-block li:before{content:'';position:absolute;left:2px;top:17px;width:9px;height:9px;background:var(--gold);border-radius:2px;transform:rotate(45deg)}
form{background:rgba(255,255,255,.035);border:1px solid rgba(238,195,106,.35);border-radius:var(--radius);padding:36px;box-shadow:var(--shadow-lg)}
form label{display:block;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:#b3bfd2;margin-bottom:18px}
input,select,textarea{display:block;width:100%;margin-top:8px;padding:14px 16px;background:var(--ink2);color:var(--white);border:1px solid rgba(255,255,255,.22);border-radius:8px;font:16px Arial,sans-serif;transition:border-color .2s,box-shadow .2s}
input:focus,select:focus,textarea:focus{outline:0;border-color:var(--gold);box-shadow:0 0 0 3px rgba(217,168,70,.25)}
textarea{resize:vertical}
.two{display:grid;grid-template-columns:1fr 1fr;gap:18px}
button{border:0;width:100%;min-height:56px;background:var(--gold);color:#221806;font-weight:700;font-size:16px;letter-spacing:.04em;border-radius:10px;cursor:pointer;box-shadow:0 10px 24px -8px rgba(168,124,31,.55)}
button:disabled{opacity:.65;cursor:wait}
.note{font-size:13.5px;color:#a9b6c9;margin:16px 0 0}

/* footer */
.footer{position:relative;overflow:hidden;background:#081120;color:var(--white);padding:56px 0;border-top:1px solid rgba(217,168,70,.35)}
.footer .wrap{position:relative;z-index:1}
.footer b{font:700 16px Georgia,serif;letter-spacing:.18em}
.footer p{color:#93a1b8;margin:10px 0 0;font-size:14.5px}
.footer:after{content:'';position:absolute;right:-40px;bottom:-70px;width:280px;height:280px;background:radial-gradient(circle,rgba(217,168,70,.12),transparent 65%)}

/* sticky mobile cta */
.sticky{display:none}

@media(max-width:900px){
.hero .wrap{grid-template-columns:1fr;gap:44px}
.hero-photo img{height:340px}
.band-split{grid-template-columns:1fr;gap:44px}
.band-photo img{height:300px}
.photorow{grid-template-columns:repeat(3,1fr)}
.photo-grid{grid-template-columns:repeat(2,1fr)}
.split{grid-template-columns:1fr;gap:40px}
.quote-panel{grid-template-columns:1fr;gap:44px}}

@media(max-width:760px){
body{font-size:15px}
.nav{align-items:flex-start;flex-direction:column;padding:14px 0;gap:10px}
.links{width:100%;gap:14px;overflow-x:auto;padding-bottom:4px}
.links a{white-space:nowrap}
h1{font-size:clamp(38px,10.5vw,48px);margin-bottom:18px}
.hero{padding:52px 0 56px}
.place{font-size:16px;margin-bottom:14px}
.lead{font-size:16.5px}
.hero-actions{margin-top:24px;gap:10px}
.hero-actions .btn{flex:1 1 auto;min-height:50px;padding:13px 16px;font-size:13.5px}
.hero .wrap{gap:32px}
.hero-photo img{height:240px}
.hero-photo:before{width:60px;height:60px;inset:-10px auto auto -10px}
.hero-photo:after{width:60px;height:60px;inset:auto -10px -10px auto}
.page-head{padding:56px 0}
.section{padding:60px 0}
.grid3,.steps,.two{grid-template-columns:1fr}
.card{padding:28px 24px}
.steps{gap:28px}
.step i{font-size:52px}
.photo-grid{grid-template-columns:1fr 1fr;gap:12px;margin-top:36px}
.photo-slot{min-height:250px}
.photo-slot figcaption{padding:34px 15px 14px}
.photo-slot b{font-size:16.5px}
.photo-slot span{font-size:12px}
.photorow{grid-template-columns:repeat(3,1fr);gap:9px}
.photorow img{height:120px}
.towns{padding-top:26px}
.towns li{padding-right:13px;margin-right:13px}
form{padding:24px 20px}
.faq summary{font-size:18px;padding:18px 52px 18px 20px}
.footer{padding:46px 0 110px}
.sticky{display:block;position:fixed;left:0;right:0;bottom:0;z-index:30;background:rgba(13,26,48,.98);padding:11px 14px;border-top:1px solid rgba(217,168,70,.55);transform:translateY(102%);transition:transform .25s ease}
.sticky.shown{transform:none}
.sticky a{display:block;text-align:center;background:var(--gold);color:#221806;padding:14px;text-decoration:none;font-weight:700;border-radius:10px;box-shadow:0 8px 20px -6px rgba(168,124,31,.5)}}

@media(max-width:360px){.links{gap:10px;font-size:12px}}