:root{
  --ink:#14171b; --ink-soft:#232931; --gold:#b8893f; --gold-d:#946a2c; --gold-l:#dcbd84;
  --cream:#f7f4ee; --paper:#fff; --line:#e8e2d6; --muted:#596068; --navy:#0c2c4d; --navy-l:#13406e;
  --ok:#2f7d52; --shadow:0 18px 48px rgba(20,23,27,.10); --shadow-sm:0 6px 20px rgba(20,23,27,.07);
  --max:1200px; --serif:'Playfair Display',Georgia,'Times New Roman',serif;
  --sans:'Inter',-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,sans-serif;
  --r:10px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--sans);color:var(--ink);line-height:1.68;background:var(--paper);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
h1,h2,h3,h4{font-family:var(--serif);line-height:1.16;font-weight:700;letter-spacing:-.01em}
p{color:var(--ink)}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.wrap-narrow{max-width:820px;margin:0 auto;padding:0 24px}
.gold{color:var(--gold)}
.center{text-align:center}
.eyebrow{font-family:var(--sans);text-transform:uppercase;letter-spacing:.18em;font-size:12.5px;font-weight:700;color:var(--gold-d);display:inline-block}
section{padding:92px 0}
@media(max-width:760px){section{padding:60px 0}}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:9px;font-family:var(--sans);font-weight:700;font-size:15px;letter-spacing:.2px;padding:15px 28px;border-radius:6px;transition:.22s;cursor:pointer;border:2px solid transparent;line-height:1}
.btn svg{width:17px;height:17px}
.btn-gold{background:var(--gold);color:#fff}.btn-gold:hover{background:var(--gold-d);transform:translateY(-2px)}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:var(--ink-soft);transform:translateY(-2px)}
.btn-out{background:transparent;border-color:rgba(255,255,255,.7);color:#fff}.btn-out:hover{background:#fff;color:var(--ink);border-color:#fff}
.btn-ghost{background:transparent;border-color:var(--line);color:var(--ink)}.btn-ghost:hover{border-color:var(--gold);color:var(--gold-d)}

/* section heads */
.shead{max-width:680px;margin:0 auto 54px}
.shead.left{margin-left:0;text-align:left}
.shead h2{font-size:clamp(29px,4.2vw,44px);margin:14px 0 16px}
.shead p{color:var(--muted);font-size:17.5px}

/* top bar */
.topbar{background:var(--ink);color:#c9cfd7;font-size:13.5px;font-weight:500}
.topbar .wrap{display:flex;justify-content:space-between;align-items:center;min-height:44px;gap:16px;flex-wrap:wrap}
.topbar a{color:#e9dcc1;font-weight:600;display:inline-flex;align-items:center;gap:7px}
.topbar svg{width:15px;height:15px;color:var(--gold-l)}
.topbar .tb-r{display:flex;gap:24px;align-items:center}
@media(max-width:720px){.topbar .tb-l{display:none}.topbar .wrap{justify-content:center}}

/* header */
header.site{position:sticky;top:0;z-index:70;background:rgba(255,255,255,.97);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:82px;gap:18px}
.brand{display:flex;align-items:center;gap:13px;flex-shrink:0}
.brand img{height:56px;width:auto}
.brand b{font-family:var(--serif);font-size:21px;font-weight:800;line-height:1.05;display:block;color:var(--ink)}
.brand small{font-family:var(--sans);font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold-d);font-weight:700}
.nav-links{display:flex;gap:30px;align-items:center}
.nav-links>a,.nav-item>a{font-weight:600;font-size:15px;color:#2b313a;white-space:nowrap;transition:.16s;display:inline-flex;align-items:center;gap:5px}
.nav-links>a:hover,.nav-item>a:hover{color:var(--gold-d)}
.nav-item{position:relative}
.nav-item>a svg{width:13px;height:13px;opacity:.7}
.dropdown{position:absolute;top:calc(100% + 14px);left:50%;transform:translateX(-50%) translateY(8px);background:#fff;border:1px solid var(--line);border-radius:10px;box-shadow:var(--shadow);padding:10px;min-width:270px;opacity:0;visibility:hidden;transition:.2s}
.nav-item:hover .dropdown{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.dropdown a{display:block;padding:10px 14px;border-radius:7px;font-size:14.5px;font-weight:600;color:#2b313a}
.dropdown a:hover{background:var(--cream);color:var(--gold-d)}
.nav-cta{display:flex;align-items:center;gap:16px;margin-left:6px;flex-shrink:0}
.menu-btn{display:none;background:none;border:0;cursor:pointer;color:var(--ink)}
.menu-btn svg{width:30px;height:30px}
@media(max-width:1080px){
  .nav-links{display:none;position:absolute;top:82px;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:#fff;border-bottom:1px solid var(--line);padding:10px 16px 18px;box-shadow:var(--shadow);max-height:80vh;overflow:auto}
  .nav-links.open{display:flex}
  .nav-links>a,.nav-item>a{padding:13px 8px;border-bottom:1px solid var(--line);font-size:16px}
  .nav-item,.dropdown{position:static}
  .dropdown{opacity:1;visibility:visible;transform:none;border:0;box-shadow:none;padding:0 0 6px 14px;min-width:0}
  .dropdown a{padding:9px 8px}
  .nav-cta .btn{display:none}
  .menu-btn{display:block}
}

/* hero */
.hero{position:relative;color:#fff;display:flex;align-items:center;min-height:84vh;background-size:cover;background-position:center}
.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,15,19,.58),rgba(12,15,19,.8))}
.hero .wrap{position:relative;padding:110px 24px}
.hero-in{max-width:760px}
.hero h1{font-size:clamp(38px,6.4vw,70px);font-weight:800;margin:18px 0 20px}
.hero p{font-size:clamp(17px,2.2vw,21px);color:#e8eaee;max-width:620px;margin-bottom:32px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap}
.hero .eyebrow{color:var(--gold-l)}
/* page hero (compact, for inner pages) */
.phero{position:relative;color:#fff;background-size:cover;background-position:center;padding:0}
.phero::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(12,15,19,.62),rgba(12,15,19,.82))}
.phero .wrap{position:relative;padding:84px 24px 72px}
.phero h1{font-size:clamp(31px,4.6vw,52px);margin:12px 0 14px;max-width:840px}
.phero p{color:#e3e6ea;font-size:18px;max-width:640px}
.phero .eyebrow{color:var(--gold-l)}

/* breadcrumbs */
.crumbs{font-size:13px;color:var(--muted);padding:16px 0}
.crumbs .wrap{display:flex;gap:8px;flex-wrap:wrap;align-items:center}
.crumbs a:hover{color:var(--gold-d)}
.crumbs span{opacity:.5}

/* trust strip */
.trust{background:var(--cream);border-bottom:1px solid var(--line);padding:30px 0}
.trust .wrap{display:flex;align-items:center;justify-content:center;gap:44px;flex-wrap:wrap}
.trust img{height:72px;width:auto}
.trust .tline{font-family:var(--serif);font-size:18px;font-weight:700;max-width:220px}
.trust .tline span{color:var(--gold-d)}
@media(max-width:760px){.trust img{height:50px}.trust .wrap{gap:22px}}

/* stats */
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;text-align:center}
.stats .n{font-family:var(--serif);font-size:46px;font-weight:800;color:var(--gold)}
.stats .l{font-size:14px;color:var(--muted);text-transform:uppercase;letter-spacing:.08em;font-weight:600}
@media(max-width:680px){.stats{grid-template-columns:1fr 1fr;gap:30px 16px}}

/* split */
.split{display:grid;grid-template-columns:1fr 1fr;gap:58px;align-items:center}
.split.wide-l{grid-template-columns:1.1fr .9fr}
.split img{border-radius:var(--r)}
.split h2{font-size:clamp(27px,3.8vw,40px);margin:12px 0 18px}
.split p{color:var(--muted);margin-bottom:15px;font-size:16.5px}
@media(max-width:860px){.split{grid-template-columns:1fr;gap:36px}}

/* checks */
.checks{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:11px 24px;margin:22px 0 28px}
.checks li{display:flex;gap:11px;align-items:flex-start;font-weight:600;font-size:15px}
.checks li svg{width:20px;height:20px;color:var(--gold);flex-shrink:0;margin-top:2px}
.checks.one{grid-template-columns:1fr}
@media(max-width:520px){.checks{grid-template-columns:1fr}}

/* service / feature cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.cards.two{grid-template-columns:1fr 1fr}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:32px 28px;transition:.22s;display:flex;flex-direction:column}
.card:hover{transform:translateY(-5px);box-shadow:var(--shadow);border-color:var(--gold-l)}
.card .ico{width:54px;height:54px;border-radius:12px;background:linear-gradient(140deg,var(--gold),var(--gold-d));display:grid;place-items:center;margin-bottom:18px}
.card .ico svg{width:27px;height:27px;color:#fff}
.card h3{font-size:21px;margin-bottom:9px}
.card p{color:var(--muted);font-size:14.5px;flex:1}
.card .more{margin-top:16px;font-weight:700;font-size:14px;color:var(--gold-d);display:inline-flex;align-items:center;gap:6px}
.card .more svg{width:15px;height:15px;transition:.2s}
.card:hover .more svg{transform:translateX(4px)}
/* image card */
.icard{border-radius:var(--r);overflow:hidden;border:1px solid var(--line);background:#fff;transition:.22s;display:block}
.icard:hover{transform:translateY(-5px);box-shadow:var(--shadow)}
.icard .ph{aspect-ratio:3/2;overflow:hidden}
.icard .ph img{width:100%;height:100%;object-fit:cover;transition:.45s}
.icard:hover .ph img{transform:scale(1.06)}
.icard .bd{padding:22px 24px}
.icard h3{font-size:20px;margin-bottom:7px}
.icard p{color:var(--muted);font-size:14.5px}
@media(max-width:900px){.cards,.cards.two{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.cards,.cards.two{grid-template-columns:1fr}}

/* gallery */
.filters{display:flex;justify-content:center;gap:10px;flex-wrap:wrap;margin-bottom:36px}
.filters button{background:#fff;border:1.5px solid var(--line);color:#3a3f48;padding:9px 20px;border-radius:30px;font-family:var(--sans);font-weight:600;font-size:14px;cursor:pointer;transition:.18s}
.filters button:hover{border-color:var(--gold)}
.filters button.active{background:var(--gold);border-color:var(--gold);color:#fff}
.gal{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.gal figure{margin:0;border-radius:8px;overflow:hidden;aspect-ratio:4/3;position:relative;background:var(--cream)}
.gal img{width:100%;height:100%;object-fit:cover;transition:.45s}
.gal figure:hover img{transform:scale(1.07)}
@media(max-width:900px){.gal{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.gal{grid-template-columns:1fr 1fr}}

/* bands */
.band{background:linear-gradient(135deg,var(--gold-d),var(--gold));color:#fff;text-align:center}
.band h2{color:#fff;font-size:clamp(27px,3.8vw,40px);margin-bottom:12px}
.band p{font-size:18px;opacity:.96;margin-bottom:26px;max-width:600px;margin-left:auto;margin-right:auto}
.band .btn-gold{background:#fff;color:var(--gold-d)}.band .btn-gold:hover{background:var(--ink);color:#fff}
.band-dark{background:var(--ink);color:#fff}
.band-dark h2{color:#fff}.band-dark p{color:#c4cad2}

/* dark feature (Mr Cool) */
.feat-navy{background:linear-gradient(135deg,var(--navy),var(--navy-l));color:#fff}
.feat-navy h2{color:#fff}.feat-navy p{color:#d4dce6}.feat-navy .eyebrow{color:var(--gold-l)}
.pill{display:inline-flex;align-items:center;gap:8px;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.28);padding:8px 16px;border-radius:40px;font-size:13.5px;font-weight:600;margin-bottom:18px}
.pill svg{width:15px;height:15px;color:var(--gold-l)}
.feat-dark{background:var(--ink);color:#fff}
.feat-dark h2{color:#fff}.feat-dark p{color:#c4cad2}.feat-dark .eyebrow{color:var(--gold-l)}
.tags{display:flex;flex-wrap:wrap;gap:9px;margin-top:6px}
.tags span{background:rgba(255,255,255,.08);border:1px solid rgba(255,255,255,.16);padding:6px 14px;border-radius:30px;font-size:13px;color:#dfe4ea}
.mini-gal{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.mini-gal img{border-radius:8px;aspect-ratio:4/3;object-fit:cover}

/* reviews */
.qgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.quote{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:32px 30px}
.quote .stars{display:flex;gap:3px;margin-bottom:14px}
.quote .stars svg{width:18px;height:18px;color:var(--gold)}
.quote p{font-size:17px;color:#2c313a;font-style:italic;margin-bottom:15px}
.quote .who{font-weight:700}
@media(max-width:860px){.qgrid{grid-template-columns:1fr}}

/* FAQ */
.faq{max-width:820px;margin:0 auto}
.faq details{border:1px solid var(--line);border-radius:10px;margin-bottom:12px;background:#fff;overflow:hidden}
.faq summary{padding:20px 24px;font-weight:700;font-size:16.5px;cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary .pl{width:22px;height:22px;flex-shrink:0;color:var(--gold);transition:.2s}
.faq details[open] summary .pl{transform:rotate(45deg)}
.faq .ans{padding:0 24px 22px;color:var(--muted);font-size:15.5px}

/* contact */
.crow{display:flex;gap:15px;align-items:flex-start;margin-bottom:20px}
.crow .ci{width:46px;height:46px;flex:0 0 46px;border-radius:50%;background:var(--cream);display:grid;place-items:center;border:1px solid var(--line)}
.crow .ci svg{width:20px;height:20px;color:var(--gold-d)}
.crow b{display:block;font-size:15px}.crow span,.crow a{color:var(--muted);font-size:15px}
.cform{background:var(--cream);border:1px solid var(--line);border-radius:var(--r);padding:34px}
.cform label{display:block;font-size:13px;font-weight:600;margin:14px 0 6px}
.cform input,.cform select,.cform textarea{width:100%;padding:12px 14px;border:1px solid var(--line);border-radius:6px;font-family:var(--sans);font-size:15px;background:#fff}
.cform .row2{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.cform button{width:100%;margin-top:20px}
.map{border-radius:var(--r);overflow:hidden;border:1px solid var(--line);margin-top:30px}
.map iframe{width:100%;height:300px;border:0;display:block}
@media(max-width:520px){.cform .row2{grid-template-columns:1fr}}

/* prose (blog/legal) */
.prose{max-width:760px;margin:0 auto;font-size:17px;line-height:1.8}
.prose h2{font-size:28px;margin:38px 0 14px}
.prose h3{font-size:22px;margin:28px 0 10px}
.prose p{margin-bottom:18px;color:#2b3038}
.prose ul,.prose ol{margin:0 0 18px 22px}.prose li{margin-bottom:8px;color:#2b3038}
.prose img{border-radius:var(--r);margin:24px 0}
.prose a{color:var(--gold-d);font-weight:600;text-decoration:underline}
.postmeta{color:var(--muted);font-size:14px;margin-bottom:8px}

/* footer */
footer.site{background:var(--ink);color:#9aa1ab;padding:64px 0 28px;font-size:14.5px}
.fcols{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.2fr;gap:36px;margin-bottom:42px}
footer.site h4{color:#fff;font-family:var(--serif);font-size:18px;margin-bottom:16px}
footer.site a:hover{color:var(--gold-l)}
footer.site ul{list-style:none}footer.site li{margin-bottom:9px}
.fbrand{display:flex;align-items:center;gap:12px;margin-bottom:14px}
.fbrand img{height:54px}.fbrand b{color:#fff;font-family:var(--serif);font-size:19px;font-weight:800}
.fbot{border-top:1px solid rgba(255,255,255,.1);padding-top:22px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px;font-size:13px;color:#737a85}
@media(max-width:860px){.fcols{grid-template-columns:1fr 1fr}}
@media(max-width:480px){.fcols{grid-template-columns:1fr}}

/* permit authority box */
.permit-box{display:flex;gap:14px;align-items:flex-start;background:var(--cream);border:1px solid var(--line);border-left:3px solid var(--gold);border-radius:10px;padding:18px 20px;margin-top:22px}
.permit-box .ci{width:42px;height:42px;flex:0 0 42px;border-radius:8px;background:#fff;display:grid;place-items:center;border:1px solid var(--line)}
.permit-box .ci svg{width:20px;height:20px;color:var(--gold-d)}
.permit-box b{display:block;font-size:15px}
.permit-box span{display:block;color:var(--muted);font-size:14px;margin:2px 0}
.permit-box a{color:var(--gold-d);font-weight:600;font-size:14px}

/* google reviews band */
.grev{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:24px 28px;box-shadow:var(--shadow)}
.grev-l{display:flex;align-items:center;gap:16px}
.grev-l>svg{width:40px;height:40px;flex:0 0 40px;color:#4285F4}
.grev-l b{display:block;font-size:18px}
.grev-l span{color:var(--muted);font-size:13px;display:block}
.gstars{display:inline-flex;margin:3px 0}
.gstars svg{width:18px;height:18px;color:#fbbc04}
.grev-r{display:flex;gap:12px;flex-wrap:wrap}
@media(max-width:640px){.grev{flex-direction:column;align-items:flex-start}.grev-r{width:100%}.grev-r .btn{flex:1;justify-content:center}}

/* financing payment estimator */
.calc{display:grid;grid-template-columns:1.1fr .9fr;gap:30px;max-width:980px;margin:0 auto;align-items:stretch}
.calc-controls{background:var(--cream);border:1px solid var(--line);border-radius:var(--r);padding:28px}
.calc-controls label{display:flex;justify-content:space-between;align-items:center;font-weight:600;font-size:14px;margin:20px 0 8px}
.calc-controls label:first-child{margin-top:0}
.calc-controls label b{color:var(--gold-d);font-size:16px}
.calc-controls input[type=range]{width:100%;accent-color:var(--gold-d);height:6px}
.calc-out{background:var(--ink);color:#fff;border-radius:var(--r);padding:32px;text-align:center;display:flex;flex-direction:column;justify-content:center}
.calc-out-label{color:#9aa1ab;font-size:13px;text-transform:uppercase;letter-spacing:1px}
.calc-out-num{font-family:var(--serif);font-size:clamp(42px,7vw,56px);font-weight:800;color:var(--gold-l);margin:6px 0 2px;line-height:1}
.calc-out-sub{color:#cfd4da;font-size:14px;margin-bottom:22px}
.calc-out .btn{width:100%}
.calc-disc{color:#7a818b;font-size:11.5px;margin-top:16px;line-height:1.5}
@media(max-width:760px){.calc{grid-template-columns:1fr}}

/* sticky mobile call/text/quote bar — conversion lever on phones */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:120;display:none;grid-template-columns:1fr 1fr 1fr;background:var(--ink);box-shadow:0 -6px 24px rgba(0,0,0,.28);border-top:2px solid var(--gold)}
.mbar a{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;padding:9px 4px 11px;color:#fff;font-size:12px;font-weight:700;letter-spacing:.2px}
.mbar a svg{width:21px;height:21px;color:var(--gold-l)}
.mbar a.mb-call{background:var(--gold);color:var(--ink)}
.mbar a.mb-call svg{color:var(--ink)}
.mbar a+a{border-left:1px solid rgba(255,255,255,.12)}
@media(max-width:760px){.mbar{display:grid}body{padding-bottom:62px}}