/* =========================================================
   Stage Building Inspections: site styles (all pages).
   Elite property look built only from the logo colors:
   logo navy #252262, logo blue #1675bb, logo gray #868688, white.
   The home page also loads cinema.css + theme.css for the film.
   ========================================================= */
@font-face{font-family:"Saira";src:url(../assets/fonts/saira.woff2) format("woff2");font-weight:100 900;font-stretch:50% 125%;font-display:swap}
@font-face{font-family:"Inter";src:url(../assets/fonts/inter.woff2) format("woff2");font-weight:100 900;font-display:swap}
@font-face{font-family:"JetBrains Mono";src:url(../assets/fonts/mono.woff2) format("woff2");font-weight:400;font-display:swap}
:root{
  --navy:#252262;--navy-deep:#14123d;--ink:#0d0c29;--blue:#1675bb;--blue-l:#5aa5e0;--blue-soft:#e9f2fa;
  --steel:#868688;--mist:#f4f5f8;--line:#e2e4eb;--text:#1d1c3f;--muted:#5f6178;--white:#fff;
  --font-display:"Saira","Arial Narrow",system-ui,sans-serif;--font-body:"Inter",system-ui,sans-serif;--font-mono:"JetBrains Mono",ui-monospace,Menlo,Consolas,monospace;
  --wrap:1240px;--r:6px;--ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body.page,body.home{margin:0;background:#fff;color:var(--text);font-family:var(--font-body);font-weight:400;font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:2px solid var(--blue);outline-offset:3px}
.skip{position:absolute;left:12px;top:-60px;z-index:200;background:var(--blue);color:#fff;padding:10px 16px;border-radius:4px;text-decoration:none;font-weight:600}
.skip:focus{top:12px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 28px}
.mono{font-family:var(--font-mono);font-size:12px;letter-spacing:.18em;text-transform:uppercase}
.kicker{font-family:var(--font-mono);font-size:11.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--blue);margin:0 0 18px;display:flex;gap:12px;align-items:center}
.kicker::before{content:"";width:28px;height:1px;background:currentColor}
.on-dark .kicker,.dark .kicker,.navy .kicker{color:var(--blue-l)}
h1,h2,h3{font-family:var(--font-display);font-weight:600;font-stretch:100%;line-height:1.04;letter-spacing:-.02em;margin:0;color:inherit}
h1{font-size:clamp(34px,4vw,56px)}
h2{font-size:clamp(32px,3.8vw,54px)}
h3{font-size:clamp(19px,1.6vw,22px);line-height:1.2;letter-spacing:-.01em}
p{margin:0 0 1em}
.lede{font-size:clamp(17px,1.35vw,19px);line-height:1.7;color:var(--muted);max-width:640px}
.dark .lede,.navy .lede,.on-dark .lede{color:#c4c6dc}
.hot{color:var(--blue)}
.dark .hot,.navy .hot,.on-dark .hot{color:var(--blue-l)}
section{position:relative}
.sec{padding:clamp(84px,10vw,150px) 0}
.sec.tight{padding:clamp(60px,7vw,100px) 0}
.dark{background:var(--navy-deep);color:#fff}
.navy{background:var(--navy);color:#fff}
.paper-2,.mist{background:var(--mist)}
.sec-head{display:grid;gap:0;margin-bottom:clamp(40px,5vw,64px);max-width:760px}
.sec-head h2{margin-top:2px}

/* ---------- buttons: architectural, small radius ---------- */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 28px;border-radius:var(--r);border:1px solid currentColor;background:transparent;color:inherit;font:600 13px/1 var(--font-body);letter-spacing:.12em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease)}
.btn:hover{transform:translateY(-1px)}
.btn-heat,.btn-primary{background:var(--blue);border-color:var(--blue);color:#fff}
.btn-heat:hover,.btn-primary:hover{background:var(--navy);border-color:var(--navy)}
.btn-navy{background:var(--navy);border-color:var(--navy);color:#fff}
.btn-navy:hover{background:var(--blue);border-color:var(--blue)}
.btn-ghost,.btn-glass{border-color:rgba(255,255,255,.55);color:#fff;background:rgba(255,255,255,.04)}
.btn-ghost:hover,.btn-glass:hover{background:#fff;color:var(--navy);border-color:#fff}
.btn-line{border-color:var(--navy);color:var(--navy)}
.btn-line:hover{background:var(--navy);color:#fff}
.btn svg{width:18px;height:18px}
.link-arrow{display:inline-flex;align-items:center;gap:10px;font-weight:600;font-size:13px;letter-spacing:.12em;text-transform:uppercase;text-decoration:none;color:var(--blue)}
.link-arrow::after{content:"";width:22px;height:1px;background:currentColor;transition:width .3s var(--ease)}
.link-arrow:hover::after{width:36px}

/* ---------- site header ---------- */
.site-nav{position:fixed;top:0;left:0;right:0;z-index:95;transition:background .4s var(--ease),box-shadow .4s var(--ease)}
.site-nav .bar{display:flex;align-items:center;justify-content:space-between;gap:18px;height:78px;max-width:1400px;margin:0 auto;padding:0 28px}
.page .site-nav,.site-nav.solid{background:rgba(13,12,41,.94);-webkit-backdrop-filter:blur(14px);backdrop-filter:blur(14px);box-shadow:0 1px 0 rgba(255,255,255,.06)}
.home .site-nav{background:linear-gradient(180deg,rgba(13,12,41,.6),rgba(13,12,41,0))}
.home .site-nav.solid{background:rgba(13,12,41,.94)}
.site-nav .brand img{height:46px;width:auto}
.site-nav nav ul{list-style:none;margin:0;padding:0;display:flex;gap:2px}
.site-nav nav a{display:block;padding:10px 13px;color:#e6e7f2;text-decoration:none;font-size:14px;font-weight:500;letter-spacing:.01em;position:relative}
.site-nav nav a::after{content:"";position:absolute;left:13px;right:13px;bottom:4px;height:1px;background:var(--blue-l);transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.site-nav nav a:hover::after,.site-nav nav a[aria-current="page"]::after{transform:scaleX(1)}
.site-nav nav a:hover,.site-nav nav a[aria-current="page"]{color:#fff}
.site-nav .actions{display:flex;align-items:center;gap:14px}
.site-nav .tel{color:#fff;text-decoration:none;font-family:var(--font-mono);font-size:13px;letter-spacing:.08em;white-space:nowrap}
.site-nav .btn{min-height:44px;padding:0 20px;font-size:12px}
.menu-btn{display:none;width:46px;height:46px;border:1px solid rgba(255,255,255,.3);border-radius:var(--r);background:transparent;color:#fff;cursor:pointer;align-items:center;justify-content:center}
.menu-btn span{display:block;width:20px;height:1.5px;background:currentColor;position:relative}
.menu-btn span::before,.menu-btn span::after{content:"";position:absolute;left:0;width:20px;height:1.5px;background:currentColor;transition:transform .25s}
.menu-btn span::before{top:-6px}.menu-btn span::after{top:6px}
.nav-open .menu-btn span{background:transparent}
.nav-open .menu-btn span::before{transform:translateY(6px) rotate(45deg)}
.nav-open .menu-btn span::after{transform:translateY(-6px) rotate(-45deg)}
@media (max-width:1100px){.site-nav .tel{display:none}}
@media (max-width:980px){
  .menu-btn{display:inline-flex}
  .site-nav nav{position:fixed;inset:70px 0 auto 0;background:rgba(13,12,41,.98);padding:12px 22px 26px;display:none;border-top:1px solid rgba(255,255,255,.08);max-height:calc(100vh - 70px);overflow:auto}
  .nav-open .site-nav nav{display:block}
  .site-nav nav ul{flex-direction:column}
  .site-nav nav a{padding:15px 4px;font-size:18px;border-bottom:1px solid rgba(255,255,255,.07)}
  .site-nav nav a::after{display:none}
  .site-nav .actions .btn{display:none}
  .site-nav .bar{height:70px}
  .site-nav .brand img{height:40px}
}
.call-bar{display:none}
@media (max-width:760px){
  .call-bar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:94;background:var(--ink);border-top:1px solid rgba(255,255,255,.08);padding:10px 12px calc(10px + env(safe-area-inset-bottom));gap:10px}
  .call-bar a{min-height:46px;font-size:12px;padding:0 10px}
  body.page,body.home{padding-bottom:70px}
}

/* ---------- compact page header (inner pages) ---------- */
.page-head{background:var(--navy-deep);color:#fff;padding:122px 0 46px;position:relative;overflow:hidden}
.page-head::after{content:"";position:absolute;inset:0;background-image:linear-gradient(rgba(90,165,224,.06) 1px,transparent 1px),linear-gradient(90deg,rgba(90,165,224,.06) 1px,transparent 1px);background-size:56px 56px;-webkit-mask-image:linear-gradient(90deg,transparent 30%,#000);mask-image:linear-gradient(90deg,transparent 30%,#000);pointer-events:none}
.page-head .wrap{position:relative;z-index:1}
.ph-row{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;flex-wrap:wrap}
.ph-main{max-width:760px}
.page-head h1{font-size:clamp(30px,3.2vw,46px);line-height:1.08}
.ph-lede{margin:14px 0 0;color:#b9bcd6;font-size:16.5px;line-height:1.65;max-width:680px}
.ph-lede a{color:#fff}
.ph-cta{display:flex;gap:12px;flex-wrap:wrap}
.crumbs{font-family:var(--font-mono);font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:#8f93b6;margin-bottom:18px}
.crumbs ol{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:8px}
.crumbs li+li::before{content:"/";margin-right:8px;opacity:.5}
.crumbs a{text-decoration:none;color:var(--blue-l)}
@media (max-width:760px){.page-head{padding:104px 0 36px}.ph-cta{width:100%}.ph-cta .btn{flex:1}}

/* ---------- content blocks ---------- */
.grid-2{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(28px,4vw,64px)}
.grid-3{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media (max-width:960px){.grid-3{grid-template-columns:repeat(2,1fr)}}
@media (max-width:760px){.grid-2,.grid-3{grid-template-columns:1fr}}
.split-wide{grid-template-columns:1.35fr .65fr;align-items:start}
.split-faq{grid-template-columns:.8fr 1.2fr;align-items:start}
@media (max-width:860px){.split-wide,.split-faq{grid-template-columns:1fr}}
.prose{max-width:760px}
.prose h2{font-size:clamp(26px,2.8vw,38px);margin:1.6em 0 .5em}
.prose ul{padding-left:1.1em;margin:0 0 1.2em}
.prose li{margin:.4em 0}
.prose li::marker{color:var(--blue)}
.card{border:1px solid var(--line);border-radius:var(--r);padding:32px;background:#fff}
.card h3{margin-bottom:10px}
.card p:last-child{margin-bottom:0}
.card-navy{background:var(--navy);border-color:var(--navy);color:#fff}
.card-navy .kicker{color:var(--blue-l)}
.card-navy .checks li::before{border-color:var(--blue-l)}
.dark .card,.navy .card{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.1)}
.checks{list-style:none;padding:0;margin:0;display:grid;gap:14px}
.checks li{display:grid;grid-template-columns:22px 1fr;gap:12px;align-items:start;line-height:1.55}
.checks li::before{content:"";width:10px;height:10px;margin-top:7px;margin-left:2px;border:1.5px solid var(--blue);transform:rotate(45deg)}
.note{border-left:2px solid var(--blue);padding:14px 20px;background:var(--blue-soft);font-size:15px;color:var(--muted)}

/* service page intro */
.svc-split{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,5vw,80px);align-items:center}
.svc-photo{margin:0 0 30px;position:relative}
.svc-photo img{width:100%;height:auto;aspect-ratio:7/5;object-fit:cover;border-radius:var(--r);box-shadow:0 40px 80px -40px rgba(20,18,61,.5)}
.svc-photo figcaption{position:absolute;left:22px;bottom:-30px;background:#fff;border-left:2px solid var(--blue);padding:16px 20px;font-size:14.5px;line-height:1.5;color:var(--muted);box-shadow:0 20px 40px -24px rgba(20,18,61,.35);max-width:420px}
@media (max-width:860px){.svc-split{grid-template-columns:1fr}.svc-photo figcaption{position:relative;left:auto;bottom:auto;margin:-30px 16px 0}}
.detail-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line)}
@media (max-width:960px){.detail-grid{grid-template-columns:1fr}}
.detail{padding:34px 30px 30px 0;border-right:1px solid var(--line);margin-right:30px}
.detail:last-child{border-right:0;margin-right:0}
@media (max-width:960px){.detail{border-right:0;margin-right:0;padding-right:0;border-bottom:1px solid var(--line)}}
.detail .n{font-family:var(--font-mono);font-size:12px;letter-spacing:.2em;color:var(--blue);display:block;margin-bottom:16px}
.detail h2{font-size:clamp(21px,1.8vw,26px);margin:0 0 12px}
.detail p{color:var(--muted);margin:0;font-size:16px}

/* service tiles */
.svc-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(270px,1fr));gap:34px 26px}
.svc-tile{display:flex;flex-direction:column;text-decoration:none;color:inherit}
.svc-tile .art{aspect-ratio:7/5;overflow:hidden;border-radius:var(--r);background:var(--navy-deep)}
.svc-tile .art img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.svc-tile:hover .art img,.svc-tile:focus-visible .art img{transform:scale(1.05)}
.svc-tile .body{padding:20px 2px 0;display:grid;gap:8px}
.svc-tile h3{font-size:22px}
.svc-tile p{margin:0;color:var(--muted);font-size:15.5px;line-height:1.6}
.dark .svc-tile p{color:#b9bcd6}
.svc-tile .more{font-family:var(--font-mono);font-size:11.5px;letter-spacing:.18em;color:var(--blue);text-transform:uppercase;margin-top:6px}
.dark .svc-tile .more{color:var(--blue-l)}

/* proof / steps (inner pages) */
.proof{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.14)}
.proof div{padding:28px 26px 6px 0}
.proof b{display:block;font-family:var(--font-display);font-weight:600;font-size:clamp(24px,2.4vw,34px);color:#fff;margin-bottom:6px;letter-spacing:-.01em}
.proof span{color:#b9bcd6;font-size:14.5px;line-height:1.5;display:block}
@media (max-width:900px){.proof{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.proof{grid-template-columns:1fr}}
.steps{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);padding:0;margin:0}
.steps li{list-style:none;padding:28px 24px 10px 0}
.steps .n{font-family:var(--font-mono);color:var(--blue);font-size:12px;letter-spacing:.2em}
.steps h3{margin:14px 0 10px}
.steps p{color:var(--muted);font-size:15.5px}
.steps.steps-2{grid-template-columns:1fr 1fr}
@media (max-width:900px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.steps,.steps.steps-2{grid-template-columns:1fr}}

/* reviews (inner pages): editorial quote grid */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:0 40px;border-top:1px solid var(--line)}
@media (max-width:960px){.reviews{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.reviews{grid-template-columns:1fr}}
.review{margin:0;padding:34px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column;gap:16px}
.review .stars{color:var(--blue);letter-spacing:4px;font-size:13px}
.review blockquote{margin:0;font-size:17.5px;line-height:1.65;color:var(--text)}
.review figcaption{margin-top:auto;font-family:var(--font-mono);font-size:11.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--steel)}

/* sample report mock */
.report{background:#fff;color:#1d1f33;border-radius:var(--r);box-shadow:0 50px 100px -40px rgba(20,18,61,.55);overflow:hidden;font-size:14px;border:1px solid var(--line)}
.report .rh{display:flex;justify-content:space-between;align-items:center;padding:16px 20px;background:var(--navy);color:#fff}
.report .rh img{height:32px;width:auto}
.report .rh .mono{font-size:10.5px;color:#c4c6dc}
.report .rb{padding:18px 20px;display:grid;gap:12px}
.report .tag{display:inline-block;font-family:var(--font-mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;padding:5px 9px;border-radius:3px}
.tag.ok{background:#e8f3ec;color:#246b3d}.tag.mon{background:var(--blue-soft);color:var(--blue)}.tag.fix{background:#eceaf6;color:var(--navy)}
.report .row{display:grid;grid-template-columns:86px 1fr auto;gap:14px;align-items:center;padding:12px;border:1px solid #eceef3;border-radius:4px}
.report .ph{width:86px;height:64px;border-radius:3px;overflow:hidden;background:var(--navy)}
.report .ph img{width:100%;height:100%;object-fit:cover}
.report .row b{display:block;font-size:14.5px;margin-bottom:2px}
.report .row span{color:#5b5e78;font-size:13px}
.report .stamp{font-family:var(--font-mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:#8b8ea6;text-align:center;padding:10px;border-top:1px dashed #e2e0ea}
@media (max-width:520px){.report .row{grid-template-columns:64px 1fr}.report .ph{width:64px;height:52px}.report .row .tag{grid-column:2;justify-self:start}}

/* areas */
.areas{display:flex;flex-wrap:wrap;gap:10px;list-style:none;padding:0;margin:0}
.areas li{border:1px solid var(--line);border-radius:var(--r);padding:9px 16px;font-size:15px;color:var(--text);background:#fff}
.dark .areas li,.navy .areas li{border-color:rgba(255,255,255,.18);color:#e3e5f2;background:transparent}

/* FAQ */
.faq{border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:24px 44px 24px 0;position:relative;font-family:var(--font-display);font-weight:600;font-size:clamp(18px,1.5vw,21px);line-height:1.3}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";position:absolute;right:8px;top:50%;width:12px;height:12px;margin-top:-8px;border-right:1.5px solid var(--blue);border-bottom:1.5px solid var(--blue);transform:rotate(45deg);transition:transform .3s}
.faq details[open] summary::after{transform:rotate(-135deg);margin-top:-2px}
.faq .a{padding:0 0 24px;max-width:780px;color:var(--muted)}

/* ---------- forms ---------- */
.form{display:grid;gap:18px}
.form .row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:640px){.form .row2{grid-template-columns:1fr}}
.field{display:grid;gap:7px}
.field > span,.field legend{font-size:13px;font-weight:600;letter-spacing:.02em;color:var(--text)}
.field small{color:var(--muted);font-size:13px}
.req{color:var(--blue)}
input,select,textarea{font:inherit;font-size:16px;color:var(--text);background:#fff;border:1px solid #cfd2dc;border-radius:4px;padding:13px 14px;width:100%;min-height:52px;transition:border-color .2s,box-shadow .2s}
textarea{min-height:120px;resize:vertical}
input:focus,select:focus,textarea:focus{border-color:var(--blue);outline:none;box-shadow:0 0 0 3px rgba(22,117,187,.15)}
input[aria-invalid="true"],select[aria-invalid="true"]{border-color:#b3261e}
fieldset{border:0;padding:0;margin:0}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:4px}
.chip{position:relative}
.chip input{position:absolute;opacity:0;width:1px;height:1px;min-height:0}
.chip span{display:inline-flex;align-items:center;min-height:44px;padding:0 16px;border:1px solid #cfd2dc;border-radius:4px;background:#fff;font-size:15px;cursor:pointer;user-select:none;transition:all .2s}
.chip input:checked + span{border-color:var(--navy);background:var(--navy);color:#fff}
.chip input:focus-visible + span{outline:2px solid var(--blue);outline-offset:2px}
.check{display:grid;grid-template-columns:24px 1fr;gap:10px;align-items:start;font-size:15px}
.check input{width:20px;height:20px;min-height:0;margin-top:3px;accent-color:var(--navy)}
.form-card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:clamp(24px,3.5vw,44px);box-shadow:0 40px 80px -50px rgba(20,18,61,.45)}
.form-status{border-radius:4px;padding:16px 18px;font-size:15.5px}
.form-status.ok{background:#e8f3ec;color:#1d5531}
.form-status.err{background:#fbeceb;color:#8f2214}
.progress{display:flex;gap:6px;margin-bottom:22px}
.progress i{flex:1;height:3px;background:#e2e4eb}
.progress i.on{background:var(--blue)}
.step-title{font-family:var(--font-mono);font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.form-nav{display:flex;justify-content:space-between;gap:12px;margin-top:8px;flex-wrap:wrap}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.summary{background:var(--mist);border-radius:4px;padding:16px 18px;font-size:15px}
.summary dt{font-weight:600}.summary dd{margin:0 0 8px;color:var(--muted)}

/* ---------- CTA band + footer ---------- */
.cta-band{padding:clamp(80px,9vw,130px) 0;text-align:center;background:var(--navy);color:#fff;position:relative;overflow:hidden}
.cta-band::before{content:"";position:absolute;inset:0;background:url(../assets/photos/hero-home-1280.webp) center 60%/cover;opacity:.14;filter:grayscale(1)}
.cta-band .wrap{position:relative}
.cta-band .kicker{justify-content:center;color:var(--blue-l)}
.cta-band h2{font-size:clamp(36px,4.6vw,66px)}
.cta-band .lede{margin:18px auto 32px;color:#c4c6dc}
.cta-band .ctas{display:flex;flex-wrap:wrap;gap:12px;justify-content:center}
.site-footer{background:var(--ink);color:#b9bcd6;padding:80px 0 40px;font-size:15px}
.site-footer .cols{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:36px}
.site-footer h3{font-size:11.5px;font-family:var(--font-mono);font-weight:400;letter-spacing:.22em;text-transform:uppercase;color:#fff;margin-bottom:18px}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px}
.site-footer a{color:#b9bcd6;text-decoration:none}
.site-footer a:hover{color:#fff}
.site-footer .logo{height:62px;width:auto;margin-bottom:20px}
.site-footer .base{margin-top:56px;padding-top:24px;border-top:1px solid rgba(255,255,255,.08);display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:13px;color:#7f83a3}
.social{display:flex;gap:10px;margin-top:18px}
.social a{width:42px;height:42px;border:1px solid rgba(255,255,255,.18);border-radius:var(--r);display:grid;place-items:center;transition:border-color .3s}
.social a:hover{border-color:var(--blue-l)}
.social svg{width:18px;height:18px;fill:currentColor}
@media (max-width:900px){.site-footer .cols{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.site-footer .cols{grid-template-columns:1fr}}

/* reveal */
[data-reveal]{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease);transition-delay:calc(var(--d,0) * 110ms)}
[data-reveal].in{opacity:1;transform:none}
.no-js [data-reveal]{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){[data-reveal]{opacity:1;transform:none;transition:none}.btn,.svc-tile .art img{transition:none}}

/* =========================================================
   HOME: sections after the film
   ========================================================= */
/* a white sheet that slides over the navy film (rounded top corners) */
.sheet{background:#fff;border-radius:28px 28px 0 0;margin-top:-28px;position:relative;z-index:2}

/* why: editorial statement + credentials */
.why{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,6vw,110px);align-items:start}
.why h2{font-size:clamp(34px,4.2vw,60px)}
.why h2 em{font-style:normal;color:var(--blue)}
.why-list{list-style:none;margin:0;padding:0;border-top:1px solid var(--line)}
.why-list li{display:grid;grid-template-columns:56px 1fr;gap:10px;padding:24px 0;border-bottom:1px solid var(--line)}
.why-list .n{font-family:var(--font-mono);font-size:12px;letter-spacing:.2em;color:var(--blue);padding-top:5px}
.why-list b{display:block;font-family:var(--font-display);font-weight:600;font-size:21px;letter-spacing:-.01em;margin-bottom:4px}
.why-list span{color:var(--muted);font-size:15.5px}
@media (max-width:900px){.why{grid-template-columns:1fr}}

/* city strip */
.city-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);overflow:hidden;padding:22px 0;background:#fff}
.city-strip .track{display:flex;align-items:center;gap:38px;width:max-content;animation:marq 60s linear infinite}
.city-strip span{font-family:var(--font-display);font-weight:500;font-size:clamp(22px,2.4vw,34px);color:var(--navy);white-space:nowrap;letter-spacing:-.01em}
.city-strip i{width:7px;height:7px;background:var(--blue);transform:rotate(45deg);flex:none}
@keyframes marq{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.city-strip .track{animation:none;flex-wrap:wrap;width:auto;justify-content:center;padding:0 16px}}

/* how it works: sticky title, scroll-lit timeline */
.how{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(40px,6vw,110px)}
.how-head{position:sticky;top:130px;align-self:start}
.how-head .lede{margin-top:20px}
.timeline{list-style:none;margin:0;padding:0;position:relative}
.timeline::before{content:"";position:absolute;left:21px;top:10px;bottom:10px;width:1px;background:var(--line)}
.timeline-wrap{position:relative}
.timeline-wrap .fill{position:absolute;left:21px;top:10px;width:1px;height:0;background:var(--blue);transition:height .6s var(--ease);z-index:1}
.timeline .dot{z-index:2}
.timeline li{position:relative;padding:0 0 64px 84px}
.timeline li:last-child{padding-bottom:0}
.timeline .dot{position:absolute;left:0;top:0;width:43px;height:43px;border:1px solid var(--line);border-radius:50%;background:#fff;display:grid;place-items:center;font-family:var(--font-mono);font-size:12px;color:var(--steel);transition:all .5s var(--ease)}
.timeline li.on .dot{border-color:var(--blue);background:var(--blue);color:#fff;box-shadow:0 0 0 8px var(--blue-soft)}
.timeline h3{font-size:clamp(24px,2.4vw,32px);margin:4px 0 12px;color:#9a9cad;transition:color .5s var(--ease)}
.timeline li.on h3{color:var(--navy)}
.timeline p{color:var(--muted);max-width:520px;margin:0}
.timeline .meta{display:inline-block;margin-top:14px;font-family:var(--font-mono);font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--blue)}
@media (max-width:900px){.how{grid-template-columns:1fr}.how-head{position:relative;top:auto}}
.no-js .timeline li .dot,.is-reduced .timeline li .dot{border-color:var(--blue);color:var(--blue)}
.no-js .timeline h3,.is-reduced .timeline h3{color:var(--navy)}

/* report band */
.report-band{background:var(--mist)}
.report-stage{position:relative;padding:40px 0}
.report-stage::before{content:"";position:absolute;inset:0 -6% 0 14%;background:var(--navy);border-radius:var(--r)}
.report-stage .report{position:relative;margin-right:10%}
.badge-float{position:absolute;z-index:2;padding:12px 16px;background:#fff;border-left:2px solid var(--blue);font-family:var(--font-mono);font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--navy);box-shadow:0 20px 40px -20px rgba(20,18,61,.45)}
.badge-float.b1{top:6px;right:0}.badge-float.b2{bottom:6px;right:4%}
@media (max-width:900px){.report-stage::before{inset:0 -4% 0 10%}.report-stage .report{margin-right:6%}}

/* reviews: featured carousel on navy */
.reviews-band{background:var(--navy-deep);color:#fff;overflow:hidden}
.rv{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(40px,6vw,110px);align-items:start}
.rv-meta .score{display:flex;align-items:baseline;gap:14px;margin:28px 0 10px}
.rv-meta .score b{font-family:var(--font-display);font-weight:600;font-size:72px;line-height:1;letter-spacing:-.03em}
.rv-meta .score span{color:var(--blue-l);letter-spacing:5px;font-size:18px}
.rv-meta p{color:#b9bcd6;font-size:15px;max-width:360px}
.rv-stage{position:relative;min-height:330px}
.rv-slide{position:absolute;inset:0 0 auto 0;margin:0;opacity:0;transform:translateY(24px);transition:opacity .8s var(--ease),transform .8s var(--ease);pointer-events:none}
.rv-slide.on{opacity:1;transform:none;pointer-events:auto}
.rv-slide blockquote{margin:0;font-family:var(--font-display);font-weight:400;font-size:clamp(24px,2.5vw,36px);line-height:1.32;letter-spacing:-.01em}
.rv-slide blockquote::before{content:"\201C";display:block;font-size:90px;line-height:.6;color:var(--blue-l);margin-bottom:18px;font-family:Georgia,serif}
.rv-slide figcaption{margin-top:28px;font-family:var(--font-mono);font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:#9a9ec0}
.rv-ctrl{display:flex;align-items:center;gap:18px;margin-top:36px}
.rv-ctrl button{width:50px;height:50px;border:1px solid rgba(255,255,255,.25);border-radius:var(--r);background:transparent;color:#fff;cursor:pointer;display:grid;place-items:center;transition:all .3s}
.rv-ctrl button:hover{background:#fff;color:var(--navy)}
.rv-ctrl svg{width:18px;height:18px}
.rv-bar{flex:1;display:flex;gap:6px}
.rv-bar i{flex:1;height:2px;background:rgba(255,255,255,.18);position:relative;overflow:hidden}
.rv-bar i.done{background:rgba(90,165,224,.55)}
.rv-bar i.on::after{content:"";position:absolute;inset:0;background:var(--blue-l);animation:rvfill 7s linear forwards}
.rv-paused .rv-bar i.on::after{animation-play-state:paused}
@keyframes rvfill{from{transform:translateX(-100%)}to{transform:none}}
.rv-count{font-family:var(--font-mono);font-size:12px;letter-spacing:.16em;color:#9a9ec0;min-width:56px}
@media (max-width:900px){.rv{grid-template-columns:1fr}.rv-stage{min-height:360px}}
@media (prefers-reduced-motion:reduce){.rv-slide{transition:none}.rv-bar i.on::after{animation:none;transform:none}}

/* realtor band: photo with navy veil */
.realtor-band{position:relative;color:#fff;overflow:hidden;background:var(--navy)}
.realtor-band .bg{position:absolute;inset:-6% 0;background:url(../assets/photos/about-home.webp) center/cover;will-change:transform}
.realtor-band::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,18,61,.96) 0%,rgba(20,18,61,.86) 45%,rgba(20,18,61,.3) 100%)}
.realtor-band .wrap{position:relative;z-index:1}
.realtor-band h2{max-width:560px}
.realtor-band .lede{color:#d2d4e8}
.realtor-points{list-style:none;margin:30px 0 0;padding:0;display:grid;max-width:540px;border-top:1px solid rgba(255,255,255,.18)}
.realtor-points li{display:grid;grid-template-columns:50px 1fr;padding:16px 0;border-bottom:1px solid rgba(255,255,255,.18);font-size:16.5px}
.realtor-points b{font-family:var(--font-mono);font-weight:400;font-size:12px;letter-spacing:.2em;color:var(--blue-l);padding-top:4px}

/* quote band */
.contact-list{list-style:none;padding:0;margin:34px 0 0;display:grid;border-top:1px solid var(--line)}
.contact-list li{display:grid;grid-template-columns:150px 1fr;gap:16px;padding:18px 0;border-bottom:1px solid var(--line);align-items:baseline}
.contact-list .mono{color:var(--steel);font-size:11.5px}
.contact-list a,.contact-list li > span:last-child{color:var(--navy);font-size:19px;font-family:var(--font-display);font-weight:600;text-decoration:none}
.contact-list a:hover{color:var(--blue)}
@media (max-width:520px){.contact-list li{grid-template-columns:1fr;gap:4px}}