@charset "UTF-8";
/* Theme — 共通の色・余白・書体 */
:root{--ink:#222b28;--forest:#263a35;--paper:#fff;--mist:#f3f4f0;--line:#d7dcd5;--muted:#626b64;--accent:#a58f60;--serif:"Yu Mincho","Hiragino Mincho ProN",serif;--sans:"Yu Gothic","Hiragino Kaku Gothic ProN","Meiryo",sans-serif;--ease:cubic-bezier(.22,1,.36,1);font-size:16px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:115px}body{margin:0;font-family:var(--sans);font-weight:400;color:var(--ink);background:var(--paper);line-height:1.9}img{display:block;max-width:100%;height:auto}figure,p,h1,h2,h3{margin:0}h1,h2,h3{font-weight:500}h1,h2{font-family:var(--serif)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a{touch-action:manipulation;-webkit-tap-highlight-color:transparent}button{cursor:pointer}input,select,textarea{max-width:100%}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--hover-focus);outline-offset:5px}[hidden]{display:none!important}.wrap{width:min(1320px,calc(100% - 128px));margin-inline:auto}.section{padding-block:110px}.eyebrow{font:500 .8125rem/1.65 Arial,sans-serif;letter-spacing:.16em;color:var(--muted);margin-bottom:25px}.small,figcaption,.data-note{font-size:.8125rem;line-height:1.85;color:var(--muted)}.small a{text-decoration:underline;text-underline-offset:4px}.data-note{margin-top:27px}.lead{font-size:1.25rem;line-height:2}.skip{position:fixed;z-index:100;top:-100px;left:10px;background:white;padding:12px}.skip:focus{top:10px}.reading-progress{position:fixed;inset:0 0 auto;height:2px;background:var(--accent);transform:scaleX(0);transform-origin:left;z-index:55;pointer-events:none}
/* Global navigation */
.site-header{height:98px;padding:0 4%;display:flex;align-items:center;justify-content:space-between;gap:30px;position:sticky;top:0;z-index:40;background:#fffffff7;backdrop-filter:blur(14px);border-bottom:1px solid #e2e5df;transition:box-shadow .35s}.site-header.scrolled{box-shadow:0 4px 20px #263a3508}.brand{display:block;width:235px;flex-shrink:0}.brand img{width:100%;height:auto}.desktop-nav{display:flex;align-items:center;gap:25px;margin-left:auto;font-size:.875rem;white-space:nowrap}.desktop-nav>a{position:relative;padding-block:10px}.desktop-nav>a:not(.header-contact):after{content:'';position:absolute;inset:auto 0 0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .4s var(--ease)}.desktop-nav>a:hover:after,.desktop-nav>a[aria-current]:after{transform:scaleX(1);transform-origin:left}.header-contact{padding:13px 20px!important;background:var(--forest);color:white;transition:background .3s}.header-contact:hover{background:#49614e}.menu-button{border:0;background:none;display:flex;flex-direction:column;align-items:center;gap:10px;padding:12px 0;min-width:48px;font:500 12px var(--display);letter-spacing:.1em}.menu-button i{display:block;width:25px;height:8px;border-top:1px solid;border-bottom:1px solid}.site-menu{position:fixed;inset:0;width:100vw;height:100dvh;max-width:none;max-height:none;background:#263a35;color:white;border:0;padding:44px 5%;overflow:auto;z-index:60}.site-menu::backdrop{background:#18251dc9}.site-menu[open]{animation:menu-enter .45s var(--ease)}.menu-top{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid #ffffff40;padding-bottom:30px}.close-menu{color:white;background:none;border:0;padding:10px;font-size:.875rem;min-height:44px}.close-menu span{font-size:25px;vertical-align:middle;margin-left:15px}.menu-intro{display:flex;align-items:flex-end;justify-content:space-between;gap:25px;padding:50px 0}.menu-intro p{font:italic clamp(2rem,5vw,4.8rem)/1.2 Georgia;letter-spacing:-.04em}.menu-intro>a{font-size:.875rem;border-bottom:1px solid #ffffff80}.menu-grid,.footer-nav{display:grid;grid-template-columns:repeat(5,1fr);gap:30px}.drawer-group{display:flex;flex-direction:column;gap:13px}.drawer-group h2{font-family:var(--sans);font-size:1rem;margin-bottom:15px}.drawer-group>a{font-size:.875rem;line-height:1.7;color:#d2dcd0;transition:color .3s;text-underline-offset:5px}.drawer-group>a:hover,.drawer-group>a[aria-current]{color:white;text-decoration:underline}.menu-phone{display:inline-block;font:1.6rem Arial;letter-spacing:.08em;margin-top:50px}.breadcrumbs{display:flex;flex-wrap:wrap;gap:20px;padding-block:23px;font-size:.75rem;color:var(--muted);line-height:1.6}.breadcrumbs>a:after{content:'/';margin-left:20px;color:#a3aba2}.breadcrumbs>span{color:var(--ink)}
/* Controls */
.button{display:inline-flex;justify-content:center;align-items:center;min-height:58px;min-width:220px;padding:15px 27px;font-size:.875rem;border:1px solid var(--forest);letter-spacing:.025em;line-height:1.7;transition:background .3s,color .3s,box-shadow .3s}.button.dark{background:var(--forest);color:white}.button.dark:hover{background:#49614e;box-shadow:0 5px 20px #263a3515}.button.light{background:white;color:var(--ink);border-color:white}.button.light:hover{background:#e3e9df;border-color:#e3e9df}.button.outline{color:var(--ink);background:transparent}.button.outline:hover{background:#eef1e9}.under-link{display:inline-block;font-size:.875rem;border-bottom:1px solid currentColor;padding:4px 0;line-height:1.8;transition:opacity .3s}.under-link:hover{opacity:.65}.tag{display:inline-block;font-size:.8125rem;border:1px solid var(--line);padding:4px 14px}.tone-section,.guide-preview{background:var(--mist)}
/* Home */
.home-hero{min-height:740px;height:calc(100svh - 128px);max-height:1080px;position:relative;isolation:isolate;overflow:hidden;color:#fff;background:#253630}.hero-slides{position:absolute;inset:0;z-index:-2}.hero-slide{position:absolute;inset:0;opacity:0;transition:opacity 1.6s ease;overflow:hidden}.hero-slide.active{opacity:1}.hero-slide img{width:100%;height:100%;object-fit:cover;object-position:center 53%;transform:scale(1.075);transition:transform 10s linear}.hero-slide.active img{transform:scale(1)}.home-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#10261fd1, #10261f50 52%,#10261f06),linear-gradient(0deg,#152921b8,transparent 55%);z-index:-1}.home-hero-copy{position:absolute;left:max(64px,calc((100% - 1320px)/2));top:18%;max-width:760px;z-index:2}.home-hero-copy .eyebrow{color:#e7eee1;font-size:.75rem;letter-spacing:.18em}.home-hero h1{font-size:clamp(2.6rem,4.15vw,4.4rem);line-height:1.7;letter-spacing:.08em}.home-hero h1 span{display:block}.motion-ready[data-motion=on] .home-hero h1 span{animation:hero-enter 1.6s var(--ease) both}.motion-ready[data-motion=on] .home-hero h1 span:nth-child(2){animation-delay:.16s}.home-hero-copy>p:not(.eyebrow){font-size:.9375rem;letter-spacing:.08em;line-height:2.1;margin-top:22px}.hero-actions{display:flex;align-items:center;gap:32px;margin-top:30px}.hero-actions .button{min-width:235px}.hero-english{position:absolute;bottom:85px;right:5%;font:italic clamp(5rem,11.8vw,12rem)/1 Georgia,serif;letter-spacing:-.065em;color:#ffffffa8;pointer-events:none}.hero-bottom{position:absolute;inset:auto 4.5% 26px;display:flex;align-items:center;justify-content:space-between;gap:25px;padding-top:20px;border-top:1px solid #ffffff70;font:500 12px var(--display);letter-spacing:.12em}.slide-controls{display:flex;align-items:center;gap:18px}.slide-controls button{position:relative;min-height:44px;min-width:32px;color:#dae2d5;border:0;background:none;padding:9px 0;font:500 12px var(--display)}.slide-controls button[aria-pressed=true]{color:white}.slide-controls button[data-slide]:after{content:'';position:absolute;inset:auto 0 2px;height:2px;background:#fff;transform:scaleX(0);transform-origin:left}.slide-controls button[data-slide][aria-pressed=true]:after{transform:scaleX(1)}.playing .slide-controls button[data-slide][aria-pressed=true]:after{animation:progress 8s linear both}.slide-controls button[data-motion]{font-family:var(--sans);text-decoration:underline;text-underline-offset:5px;margin-left:12px}.home-doors{display:grid;grid-template-columns:repeat(3,1fr);padding:37px 0;border-bottom:1px solid var(--line)}.home-door{padding:0 35px;border-right:1px solid var(--line);transition:color .3s}.home-door:first-child{padding-left:0}.home-door:last-child{border:0}.home-door>span{font:500 12px var(--display);letter-spacing:.17em;color:var(--muted)}.home-door h2{font-family:var(--serif);font-size:1.75rem;letter-spacing:.05em;margin:8px 0}.home-door p{font-size:.875rem;color:var(--muted)}.home-door:hover{color:#68806c}.home-concept{display:grid;grid-template-columns:1fr 1fr;gap:14%;padding-block:140px}.concept-title h2{font-size:3rem;line-height:1.8;letter-spacing:.08em}.editorial-word{display:block;font:italic clamp(3.5rem,7vw,7rem)/.95 Georgia;letter-spacing:-.065em;color:#a5b2a5;margin-top:40px}.concept-copy{padding-top:45px}.concept-copy .lead{font-family:var(--serif);font-size:1.6rem;margin-bottom:35px}.concept-copy p{line-height:2.2;margin-bottom:26px}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:50px;margin-bottom:50px}.section-heading h2{font-size:clamp(1.8rem,2.7vw,2.75rem);line-height:1.75;letter-spacing:.035em}.section-heading>p{color:var(--muted);font-size:.9375rem;max-width:400px}.section-heading .eyebrow{margin-bottom:20px}.service-stories{padding:80px 0 0;background:#f4f5f2}.service-story{display:grid;grid-template-columns:1.16fr 1fr;min-height:660px}.service-story:nth-of-type(even){direction:rtl}.service-story>*{direction:ltr}.story-image{position:relative;overflow:hidden;min-height:600px}.story-image img{width:100%;height:100%;object-fit:cover;transition:transform 1.3s var(--ease)}.service-story:hover .story-image img{transform:scale(1.035)}.story-number{position:absolute;left:35px;bottom:18px;font:italic 7rem/1 Georgia;color:#ffffffd9;letter-spacing:-.07em}.story-copy{display:flex;flex-direction:column;justify-content:center;align-items:flex-start;padding:70px 13%}.story-copy h3{font-family:var(--serif);font-size:clamp(1.8rem,2.8vw,2.75rem);line-height:1.8;letter-spacing:.05em}.story-copy>p:not(.eyebrow){margin:25px 0 30px;line-height:2.1}.story-links{margin-top:22px}.home-works{padding-block:110px;background:var(--forest);color:white}.home-works-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:10%;align-items:center}.home-works .eyebrow{color:#bfcdbc}.home-works h2{font-size:clamp(2rem,3vw,3.3rem);line-height:1.8}.home-works p:not(.eyebrow){font-size:1rem;color:#d7e0d1;margin:30px 0}.home-work-photo{display:block;overflow:hidden}.home-work-photo img{width:100%;height:440px;object-fit:cover;object-position:50% 68%;transition:transform 1s var(--ease)}.home-work-photo:hover img{transform:scale(1.025)}.work-label{display:block;font-size:.8125rem;letter-spacing:.04em;color:#d8e0d3;margin:20px 0 7px}.home-work-photo h3{font-family:var(--serif);font-size:1.8rem}.home-team{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;align-items:center}.home-team figure{overflow:hidden}.home-team img{aspect-ratio:1.1;width:100%;object-fit:cover;filter:saturate(.8)}.home-team h2{font-size:2.5rem;line-height:1.85}.home-team p:not(.eyebrow){line-height:2.1;margin:28px 0}.home-team .under-link{display:table;margin-top:25px}.guide-preview{padding-block:90px}.guide-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}.guide-card{padding:30px 0;border-top:1px solid var(--ink)}.guide-card>span{font:500 12px var(--display);letter-spacing:.14em;color:var(--muted)}.guide-card h3{font-family:var(--serif);font-size:1.45rem;margin:20px 0 12px}.guide-card p{font-size:.875rem;color:var(--muted)}
/* Page headers */
.page-hero{display:grid;grid-template-columns:1fr 1fr;min-height:610px;background:var(--mist)}.page-hero-copy{padding:75px 12% 50px;display:flex;flex-direction:column;justify-content:center;align-items:flex-start}.page-hero h1{font-size:clamp(2.2rem,3.4vw,3.65rem);line-height:1.8;letter-spacing:.055em}.page-hero-copy>p:not(.eyebrow){margin-top:30px;line-height:2.1;font-size:1rem}.hero-index{font:500 11px var(--display);letter-spacing:.14em;color:#7b877b;margin-top:55px}.page-hero figure{position:relative;overflow:hidden;min-height:540px}.page-hero img{width:100%;height:100%;object-fit:cover;object-position:center}.page-hero figcaption{position:absolute;bottom:0;left:0;right:0;padding:40px 25px 20px;color:#fff;font-size:.75rem;background:linear-gradient(transparent,#182b20a8)}.text-hero{position:relative;padding-block:55px 65px;border-bottom:1px solid var(--line);overflow:hidden}.text-hero h1{font-size:clamp(2.25rem,3.8vw,4rem);line-height:1.7;letter-spacing:.04em;position:relative;z-index:1}.text-hero>p:not(.eyebrow){font-size:1rem;max-width:670px;line-height:2;margin-top:28px;position:relative;z-index:1}.type-watermark{position:absolute;right:0;bottom:0;font:italic clamp(5rem,11vw,11rem)/1 Georgia;color:#edf0e9;letter-spacing:-.055em;white-space:nowrap;pointer-events:none;z-index:0}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:12%;align-items:start;margin-bottom:65px}.intro-grid h2{font-size:2.35rem;line-height:1.85;letter-spacing:.05em}.intro-grid p{line-height:2.15;margin-bottom:25px}.text-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin:25px 0}.text-cards article{padding:30px 0 20px;border-top:1px solid var(--line)}.ordinal{font:italic 2rem Georgia;color:var(--accent)}.text-cards h3{font-family:var(--serif);font-size:1.4rem;line-height:1.8;margin:20px 0 17px}.text-cards p{font-size:1rem;color:var(--muted);line-height:2.1}.comparison{display:grid;grid-template-columns:1fr 1fr;gap:30px}.comparison article{padding:45px;background:white;border-top:2px solid var(--forest)}.comparison h3{font-family:var(--serif);font-size:1.9rem;margin-bottom:24px}.comparison p{line-height:2}.comparison ul{padding:23px 0 0 20px;line-height:2.2;color:var(--muted)}.related{padding-block:70px 100px;border-top:1px solid var(--line)}.related-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:30px}.related-card{padding:30px 35px;border:1px solid var(--line);transition:background .3s}.related-card:hover{background:var(--mist)}.related-card small{font:500 12px var(--display);letter-spacing:.15em;color:var(--muted)}.related-card h3{font-family:var(--serif);font-size:1.6rem;margin:15px 0 10px}.related-card p{font-size:.875rem;color:var(--muted)}
/* Guide and editorial layouts */
.guide-layout{display:grid;grid-template-columns:.7fr 1.3fr;gap:10%;align-items:start}.toc{position:sticky;top:140px;display:flex;flex-direction:column;align-items:flex-start;gap:17px;max-width:330px}.toc>span{font:500 12px var(--display);letter-spacing:.14em;color:var(--muted);margin-bottom:16px}.toc a{font-size:.875rem;line-height:1.6}.toc a:hover{color:var(--hover-ink)}.timeline{list-style:none;margin:0;padding:0}.timeline li{display:grid;grid-template-columns:60px 1fr;gap:20px;padding:0 0 50px;margin-bottom:40px;border-bottom:1px solid var(--line);scroll-margin-top:140px}.timeline li>span{font:italic 2.4rem Georgia;color:var(--accent);padding-top:8px}.timeline h2{font-size:1.8rem;line-height:1.7;margin-bottom:24px}.timeline p{line-height:2.1;margin-top:16px}.timeline .small{font-size:.875rem}.document-check{padding-bottom:100px}.wide-feature{display:grid;grid-template-columns:1.1fr 1fr;background:var(--mist);min-height:580px}.wide-feature img{width:100%;height:100%;object-fit:cover}.wide-feature>div{padding:70px 12%;align-self:center}.wide-feature h2{font-size:2.6rem;line-height:1.8}.wide-feature p:not(.eyebrow){line-height:2.1;margin:25px 0 30px}.wide-feature.reverse{direction:rtl}.wide-feature.reverse>*{direction:ltr}.renovation-editorial{display:grid;grid-template-columns:1.15fr .8fr;gap:80px 10%;width:min(1440px,calc(100% - 80px));margin:0 auto 110px;align-items:center}.renovation-editorial figure:first-child{grid-row:1/3;align-self:start}.renovation-editorial figure:first-child img{aspect-ratio:.85;object-fit:cover}.renovation-editorial figure:last-child{width:90%;justify-self:end}.renovation-editorial figure:last-child img{aspect-ratio:1.2;object-fit:cover}.renovation-editorial h2{font-size:2.8rem;line-height:1.8}.renovation-editorial p:not(.eyebrow){line-height:2.2;margin-top:25px}.renovation-editorial figcaption{margin-top:15px;font-size:.75rem}.jump-links{display:flex;gap:35px;padding:26px 0;border-bottom:1px solid var(--line);font:500 13px var(--display);letter-spacing:.1em}.jump-links a{padding:10px 0}.menu-section{display:grid;grid-template-columns:1.1fr 1fr;gap:9%;align-items:center;padding:90px 0;border-bottom:1px solid var(--line);scroll-margin-top:110px}.menu-section:nth-of-type(even){direction:rtl}.menu-section>*{direction:ltr}.menu-section figure img{width:100%;aspect-ratio:1.15;object-fit:cover}.menu-section figure figcaption{padding-top:12px}.menu-section h2{font-size:2.15rem;line-height:1.85}.menu-section p:not(.eyebrow){line-height:2.1;margin-top:25px}.line-list{list-style:none;margin:25px 0 30px;padding:0}.line-list li{padding:11px 0;border-bottom:1px solid var(--line);font-size:.9375rem}.material-note{padding-block:70px 100px;max-width:950px}.material-note h2{font-size:1.6rem;margin-bottom:24px}.material-note p{line-height:2.1}
/* Property collection and details */
.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px 30px}.property-card{min-width:0}.card-photo{overflow:hidden;position:relative;aspect-ratio:1.22;background:#ecede7}.card-photo img{width:100%;height:100%;object-fit:cover;object-position:center 45%;transition:transform 1.1s var(--ease)}.property-card:hover img{transform:scale(1.045)}.card-photo>span{position:absolute;left:15px;bottom:15px;background:white;padding:5px 13px;font-size:.8125rem}.property-info{padding:22px 0 0}.property-info .meta{font:500 12px var(--display);letter-spacing:.16em;color:var(--muted);margin-bottom:10px}.property-info h3{font-family:var(--serif);font-size:1.35rem;line-height:1.8;margin-bottom:10px}.property-info>p:not(.meta){font-size:.875rem;color:var(--muted);line-height:1.7}.property-info strong{font:normal 1.9rem/1.5 Georgia;display:block;margin-top:14px}.property-info strong small{font:500 14px var(--sans);margin-left:8px}.card-link{display:inline-block;font-size:.8125rem;border-bottom:1px solid var(--line);padding-bottom:4px;margin-top:14px}.listing-section{padding-top:55px}.property-filters{background:var(--mist);padding:30px;display:grid;grid-template-columns:1fr 1fr 1fr 1.2fr;gap:20px;align-items:end}.property-filters label{font-size:.875rem;display:block}.property-filters select,.property-filters input{display:block;width:100%;border:1px solid #bdc6b9;border-radius:0;min-height:49px;padding:9px 12px;margin-top:9px;background:white;font-size:1rem;color:var(--ink)}.reset-link{grid-column:1/-1;justify-self:end;border:0;border-bottom:1px solid;background:none;font-size:.875rem;padding:4px 0}.result-count{font-size:.875rem;margin:35px 0 28px}.result-count strong{font:2rem Georgia;margin-right:10px}.empty-state{text-align:center;padding:80px 20px;background:var(--mist)}.empty-state h2{font-size:1.7rem}.empty-state p{margin:25px 0}.property-detail-head{padding-top:35px}.property-detail-head h1{font-size:2.8rem;line-height:1.7;margin-bottom:20px}.property-detail-head>p:not(.eyebrow){color:var(--muted)}.property-main{display:grid;grid-template-columns:1.3fr .8fr;gap:7%;align-items:center;margin-top:45px}.property-main figure img{width:100%;height:570px;object-fit:cover}.property-main figcaption{margin-top:12px}.property-main aside{padding:10px 0}.detail-price{font:3.5rem Georgia;margin:24px 0}.detail-price small{font:500 1rem var(--sans);margin-left:10px}.property-main aside dl{margin:25px 0 35px}.property-main aside dl>div{display:flex;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line);padding:15px 0;font-size:.9375rem}.property-main dt{color:var(--muted)}.property-main dd{margin:0}.property-main .button{width:100%}.property-main .under-link{font-size:.8125rem;margin-top:25px}.data-table{margin:0}.data-table>div{display:grid;grid-template-columns:170px 1fr;gap:30px;padding:24px 0;border-bottom:1px solid var(--line);font-size:1rem}.data-table dt{color:var(--muted)}.data-table dd{margin:0}.specs{max-width:1000px}.featured-record{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;align-items:center}.featured-record img{width:100%;aspect-ratio:1.1;object-fit:cover}.featured-record h2{font-size:2.5rem;line-height:1.8;margin:20px 0}.featured-record p:not(.eyebrow){line-height:2.1;margin-bottom:30px}.image-links{display:grid;grid-template-columns:1fr 1fr;gap:45px}.image-links img{width:100%;aspect-ratio:1.5;object-fit:cover}.image-links h3{font-family:var(--serif);font-size:1.65rem;margin-top:25px}.case-layout{display:grid;grid-template-columns:.7fr 1.3fr;gap:9%;align-items:start}.case-layout aside{position:sticky;top:140px}.case-layout .data-table{margin:22px 0}.case-layout .data-table>div{grid-template-columns:75px 1fr;gap:15px;font-size:.875rem;padding:18px 0}.case-layout h2{font-size:2.4rem;line-height:1.8;margin-bottom:25px}.case-layout p{line-height:2.2}.case-image{margin:40px 0}.case-image img{width:100%;max-height:850px;object-fit:cover}.case-image figcaption{margin-top:15px}
/* Company and people */
.philosophy{max-width:1080px}.philosophy-item{display:grid;grid-template-columns:180px 1fr;gap:7%;padding:70px 0;border-bottom:1px solid var(--line)}.philosophy-item>span{font:500 14px var(--display);letter-spacing:.17em;color:var(--accent);padding-top:15px}.philosophy-item h2{font-size:2.6rem;line-height:1.85;letter-spacing:.05em;margin-bottom:35px}.philosophy-item p{font-size:1rem;line-height:2.3;margin-bottom:24px}.company-layout{display:grid;grid-template-columns:.6fr 1.4fr;gap:10%;align-items:start}.company-layout>div{position:sticky;top:140px}.company-layout h2{font-size:2.3rem;margin-bottom:30px}.access-layout{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center}.access-layout h2{font-size:2.5rem;line-height:1.8}.access-layout p:not(.eyebrow){margin:25px 0;line-height:2}.address-panel{padding:60px;background:var(--mist);border:1px solid var(--line)}.address-panel>span{font:500 13px var(--display);letter-spacing:.2em}.address-panel h3{font:3.6rem/1.2 Georgia;letter-spacing:-.03em;margin-top:35px}.address-panel .button{width:100%}.team-message{display:grid;grid-template-columns:1fr 1fr;gap:12%}.team-message h2{font-size:2.7rem;line-height:1.8}.team-message p{line-height:2.2;margin-bottom:30px}.team-message strong{font-size:1.2rem;font-weight:500;margin-left:20px}.qualification-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin:30px 0}.qualification-grid>div{border-top:1px solid var(--ink);padding-top:30px}.qualification-grid dt{font-size:.9375rem;min-height:60px}.qualification-grid dd{font:5rem/1.2 Georgia;margin:15px 0 0}.qualification-grid dd small{font:500 1rem var(--sans);margin-left:15px}
/* Questions, consultation and privacy */
.faq-filters{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:65px}.faq-filters button{font-size:.875rem;background:white;border:1px solid var(--line);padding:12px 23px;min-height:49px}.faq-filters button[aria-pressed=true]{background:var(--forest);color:white;border-color:var(--forest)}.faq-category{margin-bottom:65px}.faq-category>h2{font-size:1.7rem;margin-bottom:30px}.faq-list details{border-top:1px solid var(--line)}.faq-list details:last-child{border-bottom:1px solid var(--line)}.faq-list summary{list-style:none;position:relative;padding:25px 45px 25px 0;display:flex;gap:25px;align-items:baseline;font-size:1rem;cursor:pointer}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';position:absolute;right:10px;top:18px;font:25px Arial;transition:transform .3s}.faq-list details[open] summary:after{transform:rotate(45deg)}.faq-list summary>span,.faq-list details>div>span{font:1.4rem Georgia;color:var(--accent);flex-shrink:0}.faq-list details>div{display:flex;gap:25px;padding:0 40px 28px 0;color:var(--muted);font-size:1rem;line-height:2}.consultation-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:10%;align-items:start}.consultation-layout>aside{position:sticky;top:140px}.consultation-layout>aside h2{font-size:2.4rem;line-height:1.8}.consultation-layout>aside>p{line-height:2.1;margin-top:28px}.contact-information{border-block:1px solid var(--line);padding:28px 0;margin:30px 0}.contact-information>span{font-size:.875rem;color:var(--muted)}.contact-information>a{display:block;font:1.9rem Arial;letter-spacing:.035em;margin:14px 0}.contact-information p{font-size:.8125rem;color:var(--muted)}.consult-form-shell{background:var(--mist);padding:35px;border:1px solid var(--line)}.form-progress{display:flex;justify-content:space-between;gap:10px;list-style:none;padding:0 0 22px;margin:0 0 32px;border-bottom:1px solid var(--line);font-size:.8125rem;color:var(--muted)}.form-progress li[aria-current]{color:var(--forest);font-weight:700;border-bottom:2px solid var(--forest);padding-bottom:5px}.form-step h2,#form-review h2{font-family:var(--sans);font-size:1.5rem;margin-bottom:15px}.form-step>.small{margin-bottom:25px}.form-step fieldset{margin:25px 0;padding:0;border:0}.form-step legend{font-size:.875rem;margin-bottom:12px;font-weight:600}.type-grid{display:grid;grid-template-columns:1fr 1fr;gap:9px}.type-grid label{position:relative;cursor:pointer}.type-grid input{position:absolute;width:1px;height:1px;opacity:0}.type-grid span{display:block;text-align:center;background:white;border:1px solid var(--line);padding:13px 5px;font-size:.875rem;transition:background .25s}.type-grid input:checked+span{background:var(--forest);color:white;border-color:var(--forest)}.type-grid input:focus-visible+span{outline:3px solid var(--hover-focus);outline-offset:3px}.field{display:block;font-size:.875rem;font-weight:600;margin-bottom:24px}.field small{font-size:.75rem;color:var(--muted);font-weight:500;margin-left:7px}.field input,.field select,.field textarea{display:block;width:100%;min-height:52px;padding:13px 14px;margin-top:10px;border:1px solid #b6c1b1;border-radius:0;background:white;color:var(--ink);font-size:1rem;font-weight:500;line-height:1.8}.field textarea{resize:vertical}.field input::placeholder,.field textarea::placeholder{color:#777f75;font-size:.875rem}.field-hint{font-size:.8125rem;font-weight:500;color:var(--muted);display:block;margin-top:8px}.form-step>.button{width:100%;margin-top:5px}.form-buttons{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:30px}.form-buttons .button{min-width:0;padding-inline:12px}.consent{display:flex;align-items:flex-start;gap:12px;font-size:.875rem;margin-top:27px}.consent input{width:19px;height:19px;accent-color:var(--forest);margin:4px 0 0;flex-shrink:0}.consent a{text-decoration:underline;text-underline-offset:3px}#form-error{font-size:.875rem;color:#a13a2a;margin-top:15px}#form-error:empty{display:none}.review-notice{background:#e4eadf;padding:20px;font-size:.875rem;line-height:1.9;margin:25px 0}#review-list dt{font-size:.8125rem;color:var(--muted);margin-top:20px}#review-list dd{margin:5px 0 0;padding-bottom:15px;border-bottom:1px solid var(--line);font-size:1rem;white-space:pre-wrap;overflow-wrap:anywhere}.policy-body{max-width:950px;padding-top:65px}.policy-body>h2{font-size:1.5rem;margin:50px 0 20px}.policy-body p{line-height:2.1;margin-bottom:17px}.policy-contact{margin-top:55px;padding:35px;background:var(--mist)}.policy-contact h2{font-size:1.5rem;margin-bottom:20px}
/* Footer */
.contact-band{background:#e6ebe1;padding:90px 0}.contact-band>.wrap{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;align-items:center}.contact-band h2{font-size:2.65rem;line-height:1.85;letter-spacing:.03em}.contact-band p:not(.eyebrow){font-size:.9375rem;margin-top:25px}.contact-band>.wrap>div:last-child{text-align:center}.contact-band .button{width:100%;max-width:390px;background:var(--forest);color:white;border-color:var(--forest)}.contact-band .phone{display:block;font:1.9rem Arial;letter-spacing:.07em;margin:25px 0 12px}.site-footer{background:#1e2e27;color:white;padding:70px 0 30px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:45px;border-bottom:1px solid #ffffff32}.footer-top p{font-family:var(--serif);font-size:1.25rem;letter-spacing:.07em;color:#e4ebdc}.footer-nav{padding:50px 0}.footer-bottom{display:flex;align-items:flex-end;justify-content:space-between;gap:25px;border-top:1px solid #ffffff32;padding-top:30px;font-size:.8125rem;color:#c0cebb}.footer-bottom p{line-height:1.9}.footer-bottom small{font-size:.75rem}.back-top{border-bottom:1px solid #ffffff55;padding-bottom:4px}.mobile-consult{display:none}
body.menu-open{overflow:hidden}.floor-plan{display:grid;grid-template-columns:.8fr 1.2fr;gap:10%;align-items:center;border-bottom:1px solid var(--line)}.floor-plan h2{font-size:2.5rem;line-height:1.8}.floor-plan p:not(.eyebrow){margin-top:25px}.media-trigger{border:0;background:none;color:inherit;padding:0;text-align:left;display:block;width:100%}.media-trigger>span{display:table;font-size:.8125rem;border-bottom:1px solid var(--line);margin-top:15px;padding-bottom:4px}.plan-image{border:1px solid var(--line);padding:25px;background:#fff}.plan-image img{width:100%;height:390px;object-fit:contain}.case-gallery{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin:40px 0}.case-gallery figure:first-child{grid-column:1/-1}.case-gallery img{width:100%;height:350px;object-fit:cover}.case-gallery figure:first-child img{height:450px;object-position:center 65%}.case-gallery figcaption{margin-top:12px}.image-dialog{max-width:95vw;max-height:95dvh;border:0;padding:65px 20px 20px;background:white;overflow:auto}.image-dialog::backdrop{background:#0c201ddd}.image-dialog>img{display:block;width:auto;height:auto;max-width:85vw;max-height:78dvh;object-fit:contain;margin:auto}.image-dialog-close{position:sticky;top:0;display:block;margin:-50px 0 15px auto;padding:9px 20px;min-height:44px;background:var(--forest);color:white;border:0;font-size:.875rem}
@media(max-width:800px){.floor-plan{grid-template-columns:1fr;gap:32px}.floor-plan h2{font-size:2rem}.plan-image{padding:20px}.plan-image img{height:auto;max-height:400px}.case-gallery{gap:25px 18px}.case-gallery img{height:240px}.case-gallery figure:first-child img{height:320px}.case-gallery figcaption{font-size:.75rem}.image-dialog{max-width:96vw;padding-inline:10px}.image-dialog>img{max-width:90vw}.image-dialog-close{margin-right:5px}}
/* Motion */
.motion-ready[data-motion=on] .reveal{opacity:0;transform:translateY(28px);transition:opacity 1.05s var(--ease),transform 1.05s var(--ease)}.motion-ready[data-motion=on] .reveal.visible{opacity:1;transform:none}.motion-ready[data-motion=on] main{animation:page-enter .5s ease both}@keyframes hero-enter{from{transform:translateY(32px);opacity:0}to{transform:none;opacity:1}}@keyframes progress{from{transform:scaleX(0)}to{transform:scaleX(1)}}@keyframes page-enter{from{opacity:.4}to{opacity:1}}@keyframes menu-enter{from{opacity:0;transform:translateY(-20px)}to{opacity:1;transform:none}}html[data-motion=off]{scroll-behavior:auto}html[data-motion=off] *,html[data-motion=off] *:before,html[data-motion=off] *:after{animation:none!important;transition:none!important}html[data-motion=off] .reveal{opacity:1;transform:none}html[data-motion=off] .hero-slide img{transform:none}
/* Responsive */
@media(min-width:1700px){.home-hero-copy{top:22%}.hero-english{bottom:105px}}
@media(max-width:1250px){.wrap{width:calc(100% - 80px)}.site-header{padding-inline:35px;gap:24px}.brand{width:205px}.desktop-nav{gap:16px;font-size:.8125rem}.header-contact{padding:12px 16px!important}.home-hero-copy{left:40px}.home-hero h1{font-size:3.25rem}.story-copy{padding:60px 9%}.story-image{min-height:540px}.service-story{min-height:540px}.home-concept{gap:9%}.home-team{gap:7%}.page-hero-copy{padding-inline:10%}.page-hero h1{font-size:2.6rem}.property-main{gap:6%}.property-main figure img{height:510px}.company-layout{gap:6%}.data-table>div{grid-template-columns:140px 1fr;gap:22px}.consultation-layout{gap:6%}.consult-form-shell{padding:28px}.home-door h2{font-size:1.5rem}.qualification-grid{gap:20px}}
@media(max-width:1100px){.desktop-nav{display:none}.site-header{height:85px}.brand{width:215px}.menu-button{flex-direction:row;gap:16px}.menu-grid,.footer-nav{grid-template-columns:repeat(3,1fr);gap:40px}.home-hero{height:calc(100svh - 115px);min-height:720px}.home-hero h1{font-size:3.2rem}.hero-english{font-size:7rem}.home-hero-copy{top:17%}.home-door{padding-inline:20px}.section{padding-block:85px}.home-concept{padding-block:100px}.concept-title h2{font-size:2.5rem}.concept-copy{padding-top:25px}.story-copy h3{font-size:2.15rem}.story-copy .button{min-width:200px}.story-copy>p:not(.eyebrow){font-size:.9375rem}.section-heading h2{font-size:2.2rem}.property-grid{gap:32px 24px}.property-info h3{font-size:1.2rem}.home-works-grid{gap:7%}.home-work-photo img{height:360px}.home-team h2{font-size:2.2rem}.guide-grid{gap:24px}.guide-card h3{font-size:1.25rem}.page-hero{min-height:530px}.page-hero figure{min-height:510px}.page-hero h1{font-size:2.3rem}.page-hero-copy>p:not(.eyebrow){font-size:.9375rem}.text-cards{gap:25px}.text-cards h3{font-size:1.25rem}.comparison article{padding:30px}.intro-grid{gap:8%}.intro-grid h2{font-size:2.1rem}.property-filters{grid-template-columns:1fr 1fr}.wide-feature>div{padding:50px 9%}.wide-feature h2{font-size:2.25rem}.renovation-editorial{gap:45px 7%}.renovation-editorial h2{font-size:2.2rem}.menu-section h2{font-size:1.9rem}.guide-layout{grid-template-columns:.6fr 1.4fr;gap:6%}.timeline{min-width:0}.timeline li{grid-template-columns:44px 1fr;gap:15px}.timeline h2{font-size:1.55rem}.property-main figure img{height:440px}.property-main .button{min-width:0}.detail-price{font-size:2.7rem}.featured-record h2{font-size:2.2rem}.philosophy-item{grid-template-columns:120px 1fr}.philosophy-item h2{font-size:2.3rem}.company-layout{grid-template-columns:1fr;gap:35px}.company-layout>div{position:static}.access-layout{gap:6%}.address-panel{padding:35px}.contact-band h2{font-size:2.1rem}.contact-band .small{font-size:.75rem}.contact-band .phone{font-size:1.75rem}.consultation-layout{grid-template-columns:.75fr 1.25fr;gap:5%}.consultation-layout>aside h2{font-size:1.95rem}.form-buttons{grid-template-columns:1fr}.form-buttons .button:first-child{order:2}}
@media(max-width:800px){html{scroll-padding-top:88px}.wrap{width:calc(100% - 40px)}.section{padding-block:65px}.site-header{height:76px;padding-inline:20px}.brand{width:189px}.menu-button{font-size:12px;gap:12px}.menu-button i{width:22px}.site-menu{padding:25px 22px}.menu-top{padding-bottom:25px}.menu-intro{padding:35px 0;display:block}.menu-intro p{font-size:2.6rem;margin-bottom:20px}.menu-grid{grid-template-columns:1fr 1fr;gap:35px 22px}.drawer-group{gap:13px}.drawer-group h2{font-size:1rem;margin-bottom:6px}.drawer-group>a{font-size:.875rem}.menu-phone{font-size:1.5rem;margin-block:40px 25px}.breadcrumbs{padding-block:20px;gap:12px;font-size:.75rem}.breadcrumbs>a:after{margin-left:12px}.eyebrow{font-size:.75rem;letter-spacing:.12em;margin-bottom:20px}.home-hero{height:calc(100svh - 118px);min-height:620px;max-height:900px}.home-hero-copy{left:20px;right:20px;top:13%;max-width:none}.home-hero-copy .eyebrow{font-size:.75rem;letter-spacing:.1em;max-width:260px;line-height:1.8}.home-hero h1{font-size:clamp(1.8rem,6.1vw,3rem);line-height:1.9;letter-spacing:.04em}.home-hero-copy>p:not(.eyebrow){font-size:.875rem;line-height:2;margin-top:20px}.hero-actions{gap:24px;flex-wrap:wrap;margin-top:27px}.hero-actions .button{min-width:190px;font-size:.875rem}.hero-actions .under-link{font-size:.875rem}.home-hero:after{background:linear-gradient(90deg,#14291fd4,#14291f59),linear-gradient(0deg,#162f2399,transparent 65%)}.hero-slide img{object-position:60% center}.hero-english{right:20px;bottom:100px;font-size:clamp(3.6rem,14.5vw,6rem);color:#ffffffb0}.hero-bottom{left:20px;right:20px;bottom:17px;display:block;padding-top:10px}.hero-bottom>span{display:none}.slide-controls{justify-content:space-between;gap:18px}.slide-controls button[data-motion]{font-size:.75rem}.home-doors{padding-block:20px;grid-template-columns:1fr;gap:0}.home-door,.home-door:first-child,.home-door:last-child{display:grid;grid-template-columns:1fr auto;padding:18px 0;border:0;border-bottom:1px solid var(--line);gap:7px 12px}.home-door:last-child{border-bottom:0}.home-door>span{grid-column:1/-1;font-size:.75rem}.home-door h2{font-size:1.35rem;margin:0;letter-spacing:.015em}.home-door p{font-size:.75rem;align-self:center}.home-concept{grid-template-columns:1fr;gap:35px;padding-block:65px}.concept-title{position:relative}.concept-title h2{font-size:2.2rem;line-height:1.8}.editorial-word{font-size:3.5rem;line-height:.95;margin-top:25px;position:absolute;right:0;bottom:4px;color:#d1d8ce}.concept-copy{padding-top:0}.concept-copy .lead{font-size:1.4rem;margin-bottom:25px}.concept-copy p{font-size:1rem;line-height:2.1;margin-bottom:22px}.section-heading{display:block;margin-bottom:32px}.section-heading h2{font-size:1.9rem;line-height:1.8}.section-heading>p{font-size:.875rem;margin-top:23px}.service-stories{padding-top:55px}.service-story,.service-story:nth-of-type(even){grid-template-columns:1fr;direction:ltr;min-height:0}.story-image{min-height:0;height:360px}.story-image img{height:100%;object-position:center}.story-number{font-size:5rem;bottom:12px;left:22px}.story-copy{padding:40px 20px 55px}.story-copy h3{font-size:2rem;line-height:1.8}.story-copy>p:not(.eyebrow){font-size:1rem;line-height:2.1;margin:22px 0 25px;max-width:550px}.story-copy .button{width:100%;max-width:450px}.story-links{margin-top:20px}.home-works{padding:65px 0}.home-works-grid{grid-template-columns:1fr;gap:40px}.home-works h2{font-size:2.2rem}.home-works p:not(.eyebrow){margin:25px 0}.home-works .button{width:100%}.home-work-photo img{height:350px}.home-work-photo h3{font-size:1.6rem}.home-team{grid-template-columns:1fr;gap:35px}.home-team img{aspect-ratio:1.2;object-position:center}.home-team h2{font-size:2.1rem}.home-team .button{width:100%}.guide-preview{padding-block:60px}.guide-grid{grid-template-columns:1fr;gap:5px}.guide-card{padding:25px 0}.guide-card h3{font-size:1.5rem;margin:15px 0 10px}.guide-card p{font-size:.9375rem}.page-hero{grid-template-columns:1fr;min-height:0}.page-hero-copy{padding:35px 20px 40px}.page-hero h1{font-size:clamp(2rem,7vw,2.9rem);line-height:1.75;letter-spacing:.035em}.page-hero-copy>p:not(.eyebrow){font-size:1rem;margin-top:25px;line-height:2}.hero-index{font-size:.75rem;margin-top:25px}.page-hero figure{min-height:0;height:370px}.page-hero figcaption{padding:30px 20px 15px;font-size:.75rem}.text-hero{padding-block:28px 45px}.text-hero h1{font-size:clamp(2rem,7vw,2.9rem);line-height:1.75}.text-hero>p:not(.eyebrow){font-size:1rem;line-height:2;margin-top:23px}.type-watermark{font-size:5rem;bottom:9px;opacity:.7}.intro-grid{grid-template-columns:1fr;gap:28px;margin-bottom:40px}.intro-grid h2{font-size:2rem;line-height:1.8}.intro-grid .button{width:100%}.intro-grid p{font-size:1rem;margin-bottom:23px}.text-cards{grid-template-columns:1fr;gap:12px;margin:15px 0}.text-cards article{padding:25px 0 18px}.ordinal{font-size:1.6rem}.text-cards h3{font-size:1.45rem;margin:12px 0 17px}.text-cards p{font-size:1rem;line-height:2}.comparison{grid-template-columns:1fr;gap:25px}.comparison article{padding:28px 23px}.comparison h3{font-size:1.75rem}.comparison p,.comparison li{font-size:1rem}.related{padding-block:55px 65px}.related-grid{grid-template-columns:1fr;gap:18px}.related-card{padding:26px 23px}.related-card h3{font-size:1.5rem}.related-card p{font-size:.9375rem}.guide-layout{grid-template-columns:1fr;gap:42px}.toc{position:static;max-width:none;gap:13px;padding-bottom:30px;border-bottom:1px solid var(--line)}.toc a{font-size:.875rem;min-height:25px}.timeline li{grid-template-columns:40px 1fr;gap:15px;padding-bottom:35px;margin-bottom:30px;scroll-margin-top:100px}.timeline li>span{font-size:1.9rem}.timeline h2{font-size:1.55rem;margin-bottom:20px}.timeline p{font-size:1rem;line-height:2}.timeline .small{font-size:.875rem}.document-check{padding-bottom:65px}.wide-feature,.wide-feature.reverse{grid-template-columns:1fr;direction:ltr}.wide-feature>img{height:350px;object-fit:cover}.wide-feature>div{padding:40px 20px 55px}.wide-feature h2{font-size:2.1rem}.wide-feature .button{width:100%}.renovation-editorial{grid-template-columns:1fr;width:calc(100% - 40px);gap:35px;margin-bottom:65px}.renovation-editorial figure:first-child{grid-row:auto}.renovation-editorial figure:first-child img{aspect-ratio:1.05}.renovation-editorial figure:last-child{width:88%;justify-self:end}.renovation-editorial h2{font-size:2.1rem}.jump-links{gap:22px;overflow-x:auto;white-space:nowrap;font-size:.75rem;padding-block:20px}.menu-section,.menu-section:nth-of-type(even){grid-template-columns:1fr;direction:ltr;gap:30px;padding-block:50px}.menu-section figure img{aspect-ratio:1.2}.menu-section h2{font-size:1.9rem}.menu-section .button{width:100%}.material-note{padding:50px 20px 65px}.material-note h2{font-size:1.5rem}.property-grid{grid-template-columns:1fr;gap:40px}.card-photo{aspect-ratio:1.28}.property-info{padding-top:22px}.property-info h3{font-size:1.5rem}.property-info>p:not(.meta){font-size:.9375rem}.property-info strong{font-size:2rem}.card-link{font-size:.875rem}.property-filters{padding:23px 18px;gap:20px 14px;grid-template-columns:1fr 1fr}.property-filters label{font-size:.8125rem}.property-filters select,.property-filters input{font-size:1rem;min-height:50px;padding-inline:9px}.property-filters label:last-of-type{grid-column:1/-1}.property-filters .reset-link{font-size:.875rem}.result-count{margin-block:28px}.empty-state{padding:45px 20px}.empty-state h2{font-size:1.5rem}.property-detail-head{padding-top:18px}.property-detail-head h1{font-size:2rem;line-height:1.75}.property-main{grid-template-columns:1fr;gap:35px;margin-top:30px}.property-main figure img{height:auto;max-height:510px;aspect-ratio:1;object-fit:cover}.property-main aside{padding:0}.detail-price{font-size:3rem;margin-block:20px}.property-main aside dl{margin-block:20px 30px}.data-table>div{grid-template-columns:100px 1fr;gap:18px;padding-block:20px;font-size:.9375rem;overflow-wrap:anywhere}.featured-record{grid-template-columns:1fr;gap:35px}.featured-record h2{font-size:2.2rem}.featured-record .button{width:100%}.image-links{grid-template-columns:1fr;gap:35px}.image-links h3{font-size:1.6rem}.case-layout{grid-template-columns:1fr;gap:40px}.case-layout aside{position:static}.case-layout h2{font-size:2.1rem}.case-image{margin-block:30px}.case-image img{max-height:600px}.philosophy-item{grid-template-columns:1fr;gap:25px;padding:25px 0 45px;margin-bottom:30px}.philosophy-item>span{font-size:.8125rem;padding:0}.philosophy-item h2{font-size:1.95rem;line-height:1.85;margin-bottom:25px}.philosophy-item p{line-height:2.15}.company-layout{gap:20px}.company-layout h2{font-size:2rem;margin-bottom:15px}.company-layout .data-table>div{grid-template-columns:100px 1fr}.access-layout{grid-template-columns:1fr;gap:35px}.access-layout h2{font-size:2.05rem}.access-layout .button{width:100%}.address-panel{padding:32px 25px}.address-panel h3{font-size:3rem}.team-message{grid-template-columns:1fr;gap:30px}.team-message h2{font-size:2.2rem}.team-message strong{font-size:1.15rem}.qualification-grid{grid-template-columns:1fr 1fr;gap:30px 22px}.qualification-grid>div{padding-top:22px}.qualification-grid dt{font-size:.875rem;min-height:55px;line-height:1.7}.qualification-grid dd{font-size:4rem}.faq-filters{gap:10px;display:grid;grid-template-columns:1fr 1fr;margin-bottom:45px}.faq-filters button{padding:12px 8px;font-size:.875rem}.faq-category{margin-bottom:45px}.faq-category>h2{font-size:1.5rem}.faq-list summary{font-size:.9375rem;gap:15px;padding:23px 32px 23px 0}.faq-list summary>span{font-size:1.2rem}.faq-list summary:after{right:4px}.faq-list details>div{gap:15px;padding:0 15px 25px 0;font-size:1rem}.consultation-layout{grid-template-columns:1fr;gap:35px}.consultation-layout>aside{position:static}.consultation-layout>aside h2{font-size:2rem}.consultation-layout>aside h2 br{display:none}.contact-information{margin:25px 0;padding:25px 0}.consult-form-shell{padding:25px 18px}.form-progress{font-size:.75rem;gap:8px;margin-bottom:27px}.form-step h2,#form-review h2{font-size:1.3rem}.type-grid span{font-size:.875rem}.form-buttons{gap:12px}.button{min-width:0;padding:15px 23px;font-size:.875rem}.field{font-size:.9375rem}.policy-body{padding-top:35px}.policy-body>h2{font-size:1.4rem;margin-top:35px}.policy-contact{padding:25px 20px}.contact-band{padding-block:60px}.contact-band>.wrap{grid-template-columns:1fr;gap:35px}.contact-band h2{font-size:2.05rem}.contact-band p:not(.eyebrow){font-size:1rem}.contact-band .button{max-width:none}.contact-band .phone{font-size:1.9rem}.contact-band .small{font-size:.8125rem}.site-footer{padding:45px 0 110px}.footer-top{display:block;padding-bottom:30px}.footer-top p{font-size:1.15rem;margin-top:25px;line-height:1.8}.footer-nav{grid-template-columns:1fr 1fr;gap:35px 22px;padding-block:35px}.footer-bottom{align-items:flex-start;flex-wrap:wrap;gap:20px;padding-top:25px;font-size:.8125rem}.footer-bottom>div{width:100%}.footer-bottom .back-top{margin-left:auto}.mobile-consult{position:fixed;inset:auto 0 0;z-index:45;display:grid;grid-template-columns:.8fr .9fr 1.3fr;background:var(--forest);color:white;padding-bottom:env(safe-area-inset-bottom);box-shadow:0 -2px 20px #132b191c}.mobile-consult>a{font-size:.8125rem;text-align:center;padding:18px 5px;border-right:1px solid #ffffff38;line-height:1.6}.mobile-consult>a:last-child{border:0}}
@media(max-width:370px){.home-hero{min-height:650px}.home-hero h1{font-size:1.75rem}.hero-actions{gap:20px}.hero-actions .button{min-width:180px}.hero-actions .under-link{font-size:.8125rem}.home-door h2{font-size:1.2rem}.home-door p{font-size:.75rem}.editorial-word{font-size:3rem;right:-3px}.page-hero h1{font-size:1.9rem}.mobile-consult>a{font-size:.75rem}.property-filters{grid-template-columns:1fr}.property-filters label:last-of-type{grid-column:auto}.data-table>div{grid-template-columns:85px 1fr}.menu-grid{gap:30px 15px}.drawer-group>a{font-size:.8125rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.reveal{opacity:1!important;transform:none!important}.hero-slide img{transform:none!important}}

/* Supplied SAKIYA brand artwork and authentic office photography. */
.brand img{aspect-ratio:244.66/36.77;object-fit:contain}
.hero-slide.office-slide img{object-position:50% 52%}
.office-story{padding:100px 0;background:#f2f4ef}
.office-story-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:8%;align-items:center}
.office-story figure{position:relative;overflow:hidden}
.office-story figure img{width:100%;aspect-ratio:4/3;object-fit:cover}
.office-story figcaption{font:500 12px/1.8 var(--display);letter-spacing:.13em;margin-top:15px}
.office-story h2{font-size:clamp(2rem,2.8vw,2.6rem);line-height:1.85;letter-spacing:.035em}
.office-story p:not(.eyebrow){margin:24px 0;line-height:2.1}
.office-story .under-link{display:table;margin-top:22px}
.consult-office{margin-top:30px}
.consult-office img{width:100%;aspect-ratio:4/3;object-fit:cover}
.consult-office figcaption{font-size:.8125rem;margin-top:10px}
.consultation-layout>aside{position:static}
@media(max-width:1100px){.office-story-grid{gap:6%}.office-story{padding:75px 0}.office-story h2{font-size:2rem}}
@media(max-width:800px){.office-story{padding:60px 0}.office-story-grid{grid-template-columns:1fr;gap:32px}.office-story h2{font-size:2.1rem}.office-story .button{width:100%}.hero-slide.office-slide img{object-position:48% 50%}.consult-office{margin-top:25px}}
/* Mission: an editorial introduction to people and the way we build. */
.mission-entry{margin-bottom:80px;border-block:1px solid var(--line)}
.mission-entry>a{display:grid;grid-template-columns:1fr 2fr auto;gap:35px;align-items:center;padding:38px 0;transition:color .3s}
.mission-entry>a:hover{color:#526e59}.mission-entry .eyebrow{margin:0}
.mission-entry h2{font-size:1.8rem;margin-bottom:7px}.mission-entry p{font-size:.875rem;color:var(--muted)}
.mission-entry-link{border-bottom:1px solid currentColor;font-size:.875rem;padding-bottom:6px}
body[data-page=about] .mission-entry{margin-top:65px;margin-bottom:0}
.mission-hero{display:grid;grid-template-columns:1fr 1fr;position:relative;min-height:590px;background:var(--forest);color:white;overflow:hidden}
.mission-hero-text{padding:68px 8% 60px max(64px,calc((100vw - 1320px)/2));position:relative;z-index:1}
.mission-display{font:italic clamp(5rem,9vw,9rem)/1 Georgia,serif;letter-spacing:-.06em;color:#e4eadc;margin-bottom:22px}
.mission-hero h1{font-family:var(--sans);font-size:1.1rem;letter-spacing:.15em;font-weight:400}
.mission-hero-message{font-family:var(--serif);font-size:clamp(1.75rem,2.65vw,2.6rem);line-height:1.9;letter-spacing:.04em;margin-top:55px}
.mission-scroll{display:inline-block;font-size:.875rem;margin-top:38px;border-bottom:1px solid #ffffff60;padding-bottom:7px;color:#d6e0cf}
.mission-hero figure{position:relative;min-width:0;margin:0}
.mission-hero figure img{width:100%;height:100%;object-fit:cover;object-position:49% center}
.mission-hero figcaption{position:absolute;bottom:0;left:0;right:0;padding:45px 30px 24px;background:linear-gradient(transparent,#17291faf);color:white;font:500 12px/1.8 var(--display);letter-spacing:.14em}
.mission-side-label{position:absolute;right:18px;top:24px;writing-mode:vertical-rl;font:500 12px/1.4 var(--display);letter-spacing:.17em;color:white}
.mission-intro{position:relative;padding:140px 0 115px;text-align:center;overflow:hidden;scroll-margin-top:105px}
.mission-intro>.reveal{position:relative;z-index:1}
.mission-intro h2{font-size:clamp(2.5rem,4.1vw,4rem);line-height:1.85;letter-spacing:.08em}
.mission-intro-copy{margin-top:45px;font-size:1.0625rem;line-height:2.35}
.mission-intro-copy p+p{margin-top:23px}
.mission-intro-symbol{position:absolute;width:375px;right:-125px;top:55px;opacity:.055;transform:rotate(-16deg);pointer-events:none}
.mission-intro-symbol img{width:100%}
.mission-chapters{display:grid;grid-template-columns:1fr 1fr;gap:32px;padding-bottom:115px}
.mission-chapter-link{position:relative;display:block;isolation:isolate;overflow:hidden;min-height:0;color:white;background:var(--forest)}
.mission-chapter-link>div{position:relative;aspect-ratio:4/3;overflow:hidden}
.mission-chapter-link img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--ease)}
.mission-chapter-link:first-child img{object-position:center 35%}
.mission-chapter-link:after{display:none}
.mission-chapter-link:hover img{transform:scale(1.045)}
.mission-card-number{position:absolute;left:25px;top:25px;padding:7px 12px;background:var(--forest);color:white;font:italic 1.6rem/1.3 Georgia}
.mission-card-copy{position:relative;padding:28px 35px 35px;display:flex;flex-direction:column;align-items:flex-start}
.mission-card-copy small{font:500 12px var(--display);letter-spacing:.17em;color:#dce5d5}
.mission-card-copy strong{font:500 2.25rem/1.7 var(--serif);letter-spacing:.04em;margin:8px 0 18px}
.mission-card-copy>span{font-size:.875rem;border-bottom:1px solid #ffffff75;padding-bottom:4px}
.mission-chapter{scroll-margin-top:100px;border-top:1px solid var(--line);padding-block:85px 115px}
.mission-chapter#craft{background:#f2f4ef}
.mission-chapter-heading{display:flex;align-items:baseline;gap:35px;margin-bottom:60px}
.mission-chapter-heading .eyebrow{margin:0;min-width:150px}
.mission-chapter-heading h2{font-size:2.6rem;letter-spacing:.04em}
.mission-editorial{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:start}
.mission-editorial>figure{position:sticky;top:135px}
.mission-editorial>figure img{width:100%;aspect-ratio:4/3;object-fit:cover;object-position:center}
.mission-editorial figcaption{margin-top:17px;font-size:.75rem;letter-spacing:.04em}
.mission-editorial-copy h3{font:500 clamp(1.8rem,2.6vw,2.4rem)/1.9 var(--serif);letter-spacing:.035em}
.mission-editorial-copy>p{line-height:2.15;margin-top:26px}
.mission-practices{list-style:none;margin:35px 0;padding:0}
.mission-practices li{display:grid;grid-template-columns:25px 1fr;gap:20px;padding:26px 0;border-top:1px solid var(--line)}
.mission-practices li:last-child{border-bottom:1px solid var(--line)}
.mission-practices li>span{font:italic 1rem Georgia;color:var(--accent);padding-top:8px}
.mission-practices h4{font:500 1.2rem/1.8 var(--serif);margin:0 0 12px}
.mission-practices p{font-size:1rem;line-height:2;color:var(--muted)}
.mission-vision{padding:115px 0;background:#223830;color:#fff}
.mission-vision>.wrap{display:grid;grid-template-columns:.8fr 1.2fr;gap:9%;align-items:center}
.mission-vision .eyebrow{color:#c2cebc}
.mission-vision-word{font:italic clamp(3.5rem,5.5vw,6rem)/1.08 Georgia;color:#b7c8ae;letter-spacing:-.06em;display:block}
.mission-vision h2{font-size:clamp(2rem,2.55vw,2.6rem);line-height:1.9}
.mission-vision p:not(.eyebrow){margin:30px 0;line-height:2.2;color:#dce4d8}
.mission-service-links{display:grid;grid-template-columns:repeat(3,1fr);gap:35px}
.mission-service-links>a{border-top:1px solid var(--forest);padding:30px 0 0}
.mission-service-links>a:hover h3{color:#647960}
.mission-service-links span{font:500 12px var(--display);letter-spacing:.14em;color:var(--muted)}
.mission-service-links h3{font:500 1.35rem/1.8 var(--serif);margin:22px 0 18px;transition:color .3s}
.mission-service-links p{font-size:.875rem;border-bottom:1px solid var(--line);display:table;padding-bottom:7px}
@media(max-width:1100px){.mission-hero{min-height:545px}.mission-hero-text{padding:60px 40px}.mission-display{font-size:6rem}.mission-hero-message{font-size:2rem;margin-top:40px}.mission-editorial{gap:6%}.mission-chapter-link{min-height:0}.mission-card-copy{padding-inline:25px}.mission-card-copy strong{font-size:1.85rem}.mission-entry>a{grid-template-columns:.7fr 1.5fr;gap:25px}.mission-entry-link{grid-column:2;justify-self:start}.mission-vision>.wrap{gap:6%}.mission-service-links{gap:25px}}
@media(max-width:800px){.mission-entry{margin-bottom:55px}.mission-entry>a{grid-template-columns:1fr;gap:18px;padding:28px 0}.mission-entry h2{font-size:1.65rem}.mission-entry-link{grid-column:auto;justify-self:start}.mission-hero{grid-template-columns:1fr;min-height:0}.mission-hero-text{padding:42px 20px 40px}.mission-display{font-size:clamp(4.5rem,20vw,7rem);margin-bottom:16px}.mission-hero h1{font-size:1rem}.mission-hero-message{font-size:1.8rem;margin-top:32px;line-height:1.85}.mission-scroll{margin-top:25px}.mission-hero figure{height:320px}.mission-hero figure img{object-position:center 48%}.mission-hero figcaption{padding:35px 20px 17px;font-size:.75rem}.mission-side-label{display:none}.mission-intro{padding:70px 0 60px}.mission-intro h2{font-size:clamp(1.95rem,7.4vw,2.8rem);letter-spacing:.045em;line-height:1.85}.mission-intro-copy{font-size:1rem;text-align:left;margin-top:30px;line-height:2.1}.mission-intro-copy br{display:none}.mission-intro-copy p+p{margin-top:23px}.mission-intro-symbol{width:250px;right:-110px;top:80px}.mission-chapters{grid-template-columns:1fr;gap:23px;padding-bottom:65px}.mission-chapter-link{min-height:0}.mission-card-number{left:23px;top:20px;font-size:1.8rem}.mission-card-copy{padding:25px 23px 28px}.mission-card-copy strong{font-size:1.9rem;margin-bottom:15px}.mission-chapter{padding-block:55px 65px;scroll-margin-top:82px}.mission-chapter-heading{display:block;margin-bottom:30px}.mission-chapter-heading .eyebrow{margin-bottom:15px}.mission-chapter-heading h2{font-size:2rem}.mission-editorial{grid-template-columns:1fr;gap:32px}.mission-editorial>figure{position:static}.mission-editorial>figure img{aspect-ratio:4/3}.mission-editorial figcaption{margin-top:12px}.mission-editorial-copy h3{font-size:1.85rem;line-height:1.8}.mission-editorial-copy>p{margin-top:23px}.mission-practices{margin-block:28px}.mission-practices li{gap:15px;padding-block:24px}.mission-practices h4{font-size:1.2rem}.mission-vision{padding:65px 0}.mission-vision>.wrap{grid-template-columns:1fr;gap:38px}.mission-vision-word{font-size:3.8rem}.mission-vision h2{font-size:1.85rem;line-height:1.9}.mission-vision h2 br{display:none}.mission-vision p:not(.eyebrow){margin-block:25px}.mission-service-links{grid-template-columns:1fr;gap:28px}.mission-service-links>a{padding-top:25px}.mission-service-links h3{font-size:1.4rem;margin-block:16px 14px}}


/* Service pages: photo stories, practical guides and clear consultation paths. */
.service-hero .page-hero-copy{padding-left:max(64px,calc((100vw - 1320px)/2));padding-right:8%}
.service-hero .hero-index{margin-top:35px}
.new-build-hero figure img{object-position:56% center}
.service-index{display:flex;align-items:center;justify-content:space-between;gap:22px;padding-block:30px;border-bottom:1px solid var(--line)}
.service-index>span{font:500 11px var(--display);letter-spacing:.14em;color:var(--muted)}
.service-index>a{font-size:.875rem;display:flex;align-items:center;gap:12px;padding-block:7px;transition:color .3s}
.service-index>a:hover{color:#788763}
.service-index small{font:italic 1rem Georgia;color:var(--accent)}
[id^=sell-],[id^=reno-],[id^=home-]{scroll-margin-top:0}
.service-lead{display:grid;grid-template-columns:1fr 1fr;gap:9%;margin-bottom:60px;align-items:start}
.service-lead h2,.service-split h2{font-size:clamp(2rem,2.75vw,2.75rem);line-height:1.85;letter-spacing:.025em}
.service-lead p:not(.eyebrow){line-height:2.15;margin-bottom:24px}
.service-split{display:grid;grid-template-columns:1fr 1fr;gap:7%;align-items:center}
.service-align-top{align-items:start}
.service-split>div>p:not(.eyebrow){margin-top:22px;line-height:2.1}
.service-split>div>.button{margin-top:28px}
.service-feature{padding-block:100px}
.service-sage{background:#edf1ea}
.service-photo{min-width:0;overflow:hidden}
.service-photo>img,.service-photo-zoom>img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform 1.1s var(--ease)}
.service-photo figcaption{font-size:.75rem;line-height:1.8;margin-top:12px;overflow-wrap:anywhere}
.service-photo-zoom{position:relative;display:block;width:100%;padding:0;border:0;color:white;background:#e9ece6;overflow:hidden;text-align:left}
.service-photo-zoom:hover>img{transform:scale(1.025)}
.service-photo-zoom>span{position:absolute;bottom:13px;right:13px;padding:7px 12px;background:#263a35e8;font-size:.75rem;line-height:1.5;letter-spacing:.015em}
.service-panorama>img{aspect-ratio:2.45;object-position:50% 48%}
.service-checks{list-style:none;margin:30px 0 0;padding:0}
.service-checks li{position:relative;border-top:1px solid #bdc7ba;padding:21px 0 21px 26px}
.service-checks li:before{content:'✓';position:absolute;left:0;top:23px;color:#647960;font-size:.875rem}
.service-checks strong{font-weight:500;font-size:1.0625rem}
.service-checks p{font-size:.9375rem;line-height:2;color:var(--muted);margin-top:9px}
.service-notes{border-top:1px solid var(--line)}
.service-notes article{display:grid;grid-template-columns:50px 1fr;gap:20px;padding:31px 0;border-bottom:1px solid var(--line)}
.service-notes article>span{font:italic 1.8rem/1.4 Georgia;color:#7b866d;padding-top:4px}
.service-notes h3{font-family:var(--serif);font-size:1.35rem;line-height:1.85;margin-bottom:13px}
.service-notes p{line-height:2.05;color:var(--muted);font-size:.9375rem}
.service-options .service-notes{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;border:0}
.service-options .service-notes article{grid-template-columns:1fr;gap:15px;border-top:1px solid var(--line);border-bottom:0;padding-bottom:0}
.service-options .service-notes h3{font-size:1.4rem}
.price-story{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid var(--line)}
.price-story article{padding:35px 30px 40px;border-right:1px solid var(--line)}
.price-story article:last-child{border:0;background:#edf1ea}
.price-story article>span,.service-quality>div>span{font:500 11px var(--display);letter-spacing:.14em;color:var(--muted)}
.price-story h3{font-family:var(--serif);font-size:1.8rem;margin:18px 0}
.price-story p{font-size:.9375rem;line-height:2}
.service-tip{display:grid;grid-template-columns:180px 1fr;gap:30px;background:#f4f2ec;padding:30px 35px;margin-top:35px;border-left:2px solid #a58f60}
.service-tip .eyebrow{font-size:.6875rem;margin:7px 0 0;line-height:1.8}
.service-tip h3{font-family:var(--serif);font-size:1.3rem;margin-bottom:14px;line-height:1.9}
.service-tip p{font-size:.9375rem;line-height:2;color:var(--muted)}
.service-two-col{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:40px}
.service-paper{background:#f4f5f1;padding:35px}
.service-paper h3{font-family:var(--serif);font-size:1.45rem;margin-bottom:20px;line-height:1.85}
.service-paper p{line-height:2;font-size:.9375rem}
.service-paper>span:not(.eyebrow){font-size:.8125rem;border-top:1px solid var(--line);display:block;margin-top:22px;padding-top:17px}
.service-reference{margin-top:30px;font-size:.8125rem;color:var(--muted);line-height:2.1}
.service-reference a{text-decoration:underline;text-underline-offset:4px}
.service-table{border-collapse:collapse;width:100%;table-layout:fixed;font-size:.9375rem;line-height:2;background:white}
.service-table caption{text-align:left;margin-bottom:16px;font-size:.8125rem;color:var(--muted)}
.service-table th,.service-table td{padding:24px 26px;text-align:left;vertical-align:top;border:1px solid #d5dcd2;font-weight:400}
.service-table thead th{background:var(--forest);color:white;font-size:1rem}
.service-table th:first-child{width:21%}
.service-table tbody th{background:#edf1ea;font-size:.875rem}
.service-inline-cta{margin-top:40px;border-block:1px solid #c1cabd;display:flex;gap:40px;align-items:center;justify-content:space-between;padding-block:30px}
.service-inline-cta h3{font-family:var(--serif);font-size:1.35rem;margin-bottom:12px}
.service-inline-cta p{font-size:.875rem;color:var(--muted)}
.service-inline-cta>.button{flex-shrink:0}
.service-bring{margin-top:30px}
.service-bring small{display:block;font-size:.8125rem;margin-top:18px;color:var(--muted)}
.service-record,.service-dark{background:#243b32;color:white}
.service-record{padding:95px 0}
.service-record .eyebrow,.service-dark .eyebrow{color:#c5d3b8}
.service-record .small,.service-dark .small,.service-dark .section-heading>p{color:#cfdbcb}
.service-record-photos{display:grid;grid-template-columns:1fr .8fr;gap:20px;align-items:center}
.service-record-photos>figure:first-child img{aspect-ratio:3/4;object-position:center center}
.service-record-photos>figure:last-child{margin-top:100px}
.service-record-photos>figure:last-child img{aspect-ratio:3/4}
.service-record-photos figcaption{color:#d1dbc9}
.service-caption{font-size:.8125rem;line-height:2;color:var(--muted);margin-bottom:32px;max-width:850px}
.service-idea-grid{display:grid;grid-template-columns:1fr 1fr;gap:65px 40px}
.service-idea-copy{padding-top:25px}
.service-idea-copy .eyebrow{display:block;margin-bottom:18px;font-size:.75rem}
.service-idea h3{font-family:var(--serif);font-size:1.8rem;line-height:1.8;margin-bottom:23px}
.service-idea-copy>p{font-size:.9375rem;line-height:2.1;color:var(--muted)}
.service-idea-copy p.service-worry{display:inline-block;border-bottom:1px solid #b8c4b0;padding-bottom:8px;margin-bottom:18px;color:var(--ink)}
.service-confirm{border-left:2px solid #b9c5ac;padding-left:18px;margin-top:24px;font-size:.8125rem!important;line-height:1.9!important}
.service-confirm strong{display:block;font-weight:500;margin-bottom:6px;color:var(--ink)}
.service-idea-copy .under-link{margin-top:22px}
.service-cinema{display:grid;grid-template-columns:1.45fr 1fr;align-items:center;gap:5.5%;margin-bottom:65px}
.service-cinema .service-photo img{aspect-ratio:16/10}
.service-cinema h3{font-family:var(--serif);font-size:2rem;line-height:1.85;margin-bottom:27px}
.service-cinema p:not(.eyebrow){font-size:.9375rem;line-height:2.15}
.service-cinema p.small{font-size:.8125rem;margin-top:23px}
.service-dark figcaption{color:#c3d0be}
.service-hobby-grid{display:grid;grid-template-columns:1fr 1fr;gap:40px}
.service-hobby-grid h3{font:500 1.65rem/1.85 var(--serif);margin:25px 0 20px}
.service-hobby-grid p{font-size:.9375rem;line-height:2.1;color:#d5dfd0}
.service-dark .service-caption{color:#cad6c4;margin-top:38px;margin-bottom:30px}
.service-beforeafter{display:grid;grid-template-columns:1.3fr 1fr;gap:7%;align-items:center;margin-bottom:65px}
.service-beforeafter.service-reverse{direction:rtl;grid-template-columns:1.3fr 1fr}
.service-beforeafter>*{direction:ltr}
.service-beforeafter h3{font-family:var(--serif);font-size:1.9rem;line-height:1.8;margin-bottom:23px}
.service-beforeafter p{font-size:.9375rem;line-height:2.1;color:var(--muted)}
.service-beforeafter .under-link{margin-top:25px}
.service-contain>img,.service-contain .service-photo-zoom>img{aspect-ratio:auto;object-fit:contain;transform:none}
.service-faq{padding-top:30px}
.home-idea-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.home-idea-grid article{background:white;padding:32px 28px 30px;border-top:2px solid #8fa17e}
.home-idea-top{display:flex;align-items:center;justify-content:space-between;gap:10px;margin-bottom:24px}
.home-idea-top>span{font:italic 2.25rem Georgia;color:#8b997f}
.home-idea-top small{font:500 10px var(--display);letter-spacing:.13em;color:var(--muted)}
.home-idea-grid h3{font:500 1.35rem/1.9 var(--serif);margin-bottom:18px}
.home-idea-grid p{font-size:.9375rem;line-height:2.05;color:var(--muted)}
.home-idea-grid .service-confirm{font-size:.75rem!important;padding-left:12px}
.home-plan-grid{display:grid;grid-template-columns:1fr 1fr;gap:45px}
.service-plan .service-photo-zoom{padding:24px;background:#f5f4ef}
.service-plan .service-photo-zoom>img{height:355px;aspect-ratio:auto;object-fit:contain;mix-blend-mode:multiply}
.home-plan-grid article>.eyebrow{display:block;margin:30px 0 15px}
.home-plan-grid h3{font-family:var(--serif);font-size:1.65rem;margin-bottom:18px}
.home-plan-grid p{font-size:.9375rem;line-height:2.1;color:var(--muted)}
.home-plan-grid .under-link{margin-top:23px}
.land-note .eyebrow{display:block}
.land-note .button{margin-top:28px}
.land-note>p+p{margin-top:22px}
.service-align-top .service-checks{margin-top:0}
.service-quality{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
.service-quality>div{border-top:1px solid #8f9e88;padding-top:27px}
.service-quality h3{font:500 1.6rem/1.8 var(--serif);margin:23px 0}
.service-quality p{font-size:.9375rem;line-height:2.1}
.service-quality small{display:block;font-size:.8125rem;color:var(--muted);margin-top:20px}
.home-budget{display:grid;grid-template-columns:1fr 1.3fr;background:#f2f4ee}
.home-budget-total{padding:45px;background:var(--forest);color:white;display:flex;flex-direction:column;justify-content:center}
.home-budget-total>span{font:500 11px var(--display);letter-spacing:.17em;color:#cdd9c4}
.home-budget-total h3{font:500 1.9rem/1.9 var(--serif);margin:25px 0}
.home-budget-total p{font-size:.9375rem;line-height:2.1;color:#dbe3d4}
.home-budget dl{margin:0;padding:15px 35px}
.home-budget dl>div{padding:23px 0;display:grid;grid-template-columns:115px 1fr;gap:22px;border-bottom:1px solid #d5ddce}
.home-budget dl>div:last-child{border:0}
.home-budget dt{font-weight:500;font-size:.9375rem}
.home-budget dd{margin:0;font-size:.875rem;line-height:2;color:var(--muted)}
.home-steps{display:grid;grid-template-columns:repeat(4,1fr);gap:26px;margin-top:60px;margin-bottom:28px}
.home-steps>div{border-top:1px solid #afbaaa;padding-top:22px}
.home-steps span{font:italic 1.7rem Georgia;color:#8b997f}
.home-steps h3{font-size:1.125rem;margin:18px 0 13px}
.home-steps p{font-size:.8125rem;color:var(--muted)}
.home-steps~.under-link{margin-top:25px}
@media(min-width:801px) and (max-width:1100px){.service-index{gap:14px}.service-index>span{display:none}.service-index>a{font-size:.8125rem;gap:7px}.service-hero .page-hero-copy{padding-left:40px}.service-split,.service-lead{gap:5%}.service-notes article{grid-template-columns:35px 1fr;gap:15px}.service-options .service-notes article{grid-template-columns:1fr}.home-idea-grid{grid-template-columns:1fr 1fr}.service-cinema{grid-template-columns:1.2fr 1fr}.service-cinema h3{font-size:1.6rem}.service-record-photos{gap:12px}.service-table th,.service-table td{padding:20px}.home-budget-total{padding:30px}.home-budget dl{padding-inline:25px}.home-budget dl>div{grid-template-columns:100px 1fr;gap:15px}.service-tip{grid-template-columns:150px 1fr;gap:20px}.service-plan .service-photo-zoom>img{height:280px}}
@media(max-width:800px){
  .service-hero .page-hero-copy{padding:35px 20px 40px}.service-hero .hero-index{margin-top:25px}.service-hero figure{height:320px}.new-build-hero figure img{object-position:59% center}
  .service-index{display:grid;grid-template-columns:1fr 1fr;gap:0 20px;padding-block:20px}.service-index>span{grid-column:1/-1;margin-bottom:14px}.service-index>a{font-size:.8125rem;gap:8px;padding-block:9px}.service-index small{font-size:.875rem}
  [id^=sell-],[id^=reno-],[id^=home-]{scroll-margin-top:0}
  .service-lead,.service-split{grid-template-columns:1fr;gap:32px}.service-lead{margin-bottom:40px}.service-lead h2,.service-split h2{font-size:2rem;line-height:1.85}.service-lead p:not(.eyebrow){margin-bottom:22px}.service-lead .button,.service-split .button{width:100%}
  .service-feature{padding-block:60px}.service-photo figcaption{font-size:.75rem;margin-top:10px}.service-photo-zoom>span{bottom:10px;right:10px;font-size:.6875rem;padding:7px 10px}.service-panorama>img{aspect-ratio:1.4}
  .service-checks{margin-top:25px}.service-checks li{padding-block:21px}.service-checks p{font-size:.9375rem}.service-notes article{grid-template-columns:30px 1fr;gap:16px;padding-block:26px}.service-notes article>span{font-size:1.5rem}.service-notes h3{font-size:1.25rem;margin-bottom:13px}.service-notes p{font-size:.9375rem}.service-options .service-notes{grid-template-columns:1fr;gap:0}.service-options .service-notes article{grid-template-columns:30px 1fr;gap:16px;padding-bottom:26px}.service-options .service-notes h3{font-size:1.3rem}
  .price-story{grid-template-columns:1fr}.price-story article{padding:28px 24px;border-right:0;border-bottom:1px solid var(--line)}.price-story h3{font-size:1.6rem;margin-block:15px}.service-tip{grid-template-columns:1fr;gap:18px;padding:25px 22px;margin-top:28px}.service-tip .eyebrow{margin:0}.service-tip h3{font-size:1.2rem}.service-tip p{font-size:.9375rem}.service-two-col{grid-template-columns:1fr;gap:22px;margin-top:28px}.service-paper{padding:27px 23px}.service-paper h3{font-size:1.3rem}.service-reference{font-size:.75rem;margin-top:25px;overflow-wrap:anywhere}
  .service-table{font-size:.8125rem;line-height:1.9}.service-table th,.service-table td{padding:16px 11px;overflow-wrap:anywhere}.service-table thead th{font-size:.875rem}.service-table th:first-child{width:24%}.service-table tbody th{font-size:.75rem}.service-table caption{margin-bottom:14px}
  .service-inline-cta{display:block;margin-top:30px;padding-block:28px}.service-inline-cta h3{font-size:1.3rem}.service-inline-cta>.button{width:100%;margin-top:22px}.service-record{padding-block:60px}.service-record-photos{gap:15px}.service-record-photos>figure:last-child{margin-top:70px}.service-record .service-split{gap:38px}
  .service-caption{font-size:.75rem;margin-bottom:26px}.service-idea-grid{grid-template-columns:1fr;gap:45px}.service-idea-copy{padding-top:23px}.service-idea-copy .eyebrow{margin-bottom:14px}.service-idea h3{font-size:1.6rem;margin-bottom:18px}.service-idea-copy>p{font-size:.9375rem}.service-worry{font-size:.875rem!important}.service-confirm{margin-top:21px;padding-left:15px}
  .service-cinema{grid-template-columns:1fr;gap:30px;margin-bottom:45px}.service-cinema h3{font-size:1.8rem;margin-bottom:23px}.service-cinema .eyebrow{margin-bottom:17px}.service-cinema .service-photo img{aspect-ratio:16/10}.service-hobby-grid{grid-template-columns:1fr;gap:38px}.service-hobby-grid h3{font-size:1.5rem;margin:23px 0 17px}.service-dark .button{width:100%}.service-dark .service-caption{margin-top:30px}
  .service-beforeafter,.service-beforeafter.service-reverse{grid-template-columns:1fr;direction:ltr;gap:30px;margin-bottom:48px}.service-beforeafter h3{font-size:1.6rem;margin-bottom:20px}.service-faq{padding-top:10px}
  .home-idea-grid{grid-template-columns:1fr;gap:22px}.home-idea-grid article{padding:27px 25px}.home-idea-top{margin-bottom:20px}.home-idea-grid h3{font-size:1.35rem}.home-idea-grid p{font-size:.9375rem}.home-idea-grid .service-confirm{font-size:.8125rem!important}
  .home-plan-grid{grid-template-columns:1fr;gap:45px}.service-plan .service-photo-zoom{padding:20px}.service-plan .service-photo-zoom>img{height:280px}.home-plan-grid h3{font-size:1.5rem}.home-plan-grid article>.eyebrow{margin-top:24px}.service-quality{grid-template-columns:1fr;gap:32px}.service-quality h3{font-size:1.5rem;margin:17px 0}.service-quality small{margin-top:17px}
  .home-budget{grid-template-columns:1fr}.home-budget-total{padding:30px 25px}.home-budget-total h3{font-size:1.7rem;margin:22px 0}.home-budget dl{padding:0 25px}.home-budget dl>div{grid-template-columns:1fr;gap:10px;padding-block:22px}.home-budget dd{font-size:.875rem}.home-steps{grid-template-columns:1fr 1fr;gap:28px 22px;margin-top:40px}.home-steps h3{font-size:1rem;line-height:1.9;margin-block:16px 10px}.home-steps p{font-size:.8125rem}.home-steps span{font-size:1.5rem}
}
@media(max-width:800px){
  .service-hero h1{font-size:clamp(1.75rem,7.6vw,2.1rem)}
  body[data-page=sell] .section-heading h2,body[data-page=renovation] .section-heading h2,body[data-page=new-home] .section-heading h2{font-size:clamp(1.6rem,7vw,1.85rem)}
}

/* Original construction projects / supplied photos and floor plans */
.project-cards{display:grid;grid-template-columns:1fr 1fr;gap:44px}
.project-card-image{position:relative;overflow:hidden}
.project-card-image img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .6s}
.project-card a:hover .project-card-image img{transform:scale(1.025)}
.project-card-image>span{position:absolute;left:0;bottom:0;background:var(--forest);color:white;padding:12px 20px;font-size:12px;letter-spacing:.12em}
.project-card-copy{padding:28px 0 10px}
.project-card-copy .eyebrow{margin-bottom:15px}
.project-card-copy h3{font:500 clamp(1.5rem,2.4vw,2rem)/1.8 var(--serif);margin:0 0 20px}
.project-card-copy>p:not(.eyebrow){color:var(--muted);font-size:13px}
.project-tags{list-style:none;display:flex;flex-wrap:wrap;gap:8px;padding:0;margin:20px 0}
.project-tags li{font-size:11px;padding:5px 10px;background:#ecf0e7;color:var(--forest)}
.project-card-copy .under-link{margin-top:10px}
.project-hero{display:grid;grid-template-columns:43% 57%;background:#f0f2ec}
.project-hero-copy{padding:clamp(36px,5vw,80px) 8% clamp(36px,5vw,80px) max(40px,calc((100vw - 1320px)/2));align-self:center}
.project-hero-copy h1{font:500 clamp(1.9rem,3vw,3.1rem)/1.8 var(--serif);margin:25px 0 28px;letter-spacing:.04em}
.project-hero-copy>p:not(.eyebrow):not(.project-location){font-size:14px;line-height:2.2;color:var(--muted)}
.project-hero-copy .project-location{font-size:12px;line-height:1.8;letter-spacing:.04em}
.project-hero-copy .under-link{margin-top:26px;font-size:13px}
.project-hero>figure{margin:0;position:relative;min-height:575px}
.project-hero>figure>img{width:100%;height:100%;position:absolute;object-fit:cover}
.project-hero>figure>figcaption{position:absolute;bottom:15px;right:16px;background:#fffE;padding:7px 11px;font-size:11px}
.project-facts{display:grid;grid-template-columns:1fr .8fr 1.6fr;border-bottom:1px solid var(--line);padding-block:32px;gap:30px}
.project-facts span{font:500 10px var(--display);letter-spacing:.16em;color:var(--muted)}
.project-facts p{font-size:13px;margin:10px 0 0;line-height:1.8}
.project-nav{display:flex;gap:30px;padding-block:24px;justify-content:space-between;border-bottom:1px solid var(--line)}
.project-nav a{font-size:13px;padding:6px 0}
.project-nav a:hover{color:#63754e}
.project-nav a:last-child{color:var(--forest);border-bottom:1px solid var(--forest)}
.project-stories{display:grid;gap:90px}
.project-story{display:grid;grid-template-columns:1.4fr 1fr;align-items:center;gap:8%}
.project-story:nth-child(even){direction:rtl}.project-story>*{direction:ltr}
.project-story h3{font:500 clamp(1.5rem,2.5vw,2rem)/1.8 var(--serif);margin:22px 0}
.project-story>div>p:not(.eyebrow){font-size:14px;line-height:2.2;color:var(--muted)}
.project-story-portrait{grid-template-columns:1.1fr 1fr;gap:12%}
.project-story-portrait .service-photo{max-width:500px;width:100%;justify-self:center}
.project-story-portrait .service-photo img{aspect-ratio:3/4;object-fit:contain}
.project-storage{background:#f0f2ec}
.project-pair{display:grid;grid-template-columns:1fr 1fr;gap:40px;max-width:970px;margin:auto}
.project-pair .service-photo img{aspect-ratio:3/4}
.project-pair figcaption{text-align:center;font-size:14px}
.project-plan-section{background:#f7f6f2}
.project-floor-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.project-floor{min-width:0;background:white;padding:26px 24px 22px;display:flex;flex-direction:column}
.floor-title{display:flex;align-items:center;gap:18px;min-height:60px;margin-bottom:25px}
.floor-title>strong{font:42px Georgia;color:#8b987d;white-space:nowrap}
.floor-title>strong>small{font:500 16px var(--display);margin-left:4px}
.floor-title h3{font-size:15px;font-weight:500;line-height:1.8}
.project-plan .service-photo-zoom{background:white;display:flex;align-items:center;justify-content:center;min-height:400px;padding-bottom:38px}
.project-plan .service-photo-zoom>img{height:355px;width:100%;object-fit:contain;aspect-ratio:auto;transform:none!important}
.project-plan .service-photo-zoom>span{bottom:0;right:0;font-size:10px}
.project-floor>p{font-size:13px;line-height:2.1;color:var(--muted);margin:25px 0 20px;min-height:80px}
.floor-photo-links{margin-top:auto;display:grid;gap:8px}
.floor-photo-links>button{display:flex;align-items:center;gap:12px;padding:8px;background:#f3f5ef;border:0;width:100%;text-align:left;color:var(--ink);font:500 12px var(--sans);cursor:pointer}
.floor-photo-links img{width:52px;height:40px;object-fit:cover}
.floor-photo-links>button>span:last-child{margin-left:auto;margin-right:4px;font-size:17px}
.plan-original-link{font-size:11px;text-decoration:underline;text-underline-offset:5px;margin-top:20px;align-self:flex-start}
.project-gallery{columns:3;column-gap:27px}
.project-gallery>article{break-inside:avoid;padding-bottom:32px}
.project-gallery .service-photo-zoom>img{aspect-ratio:auto;object-fit:contain;transform:none}
.project-gallery figcaption strong{display:block;font-size:14px;color:var(--ink);margin-bottom:5px;font-weight:500}
.project-gallery figcaption span{display:block;font-size:12px;line-height:1.9}
.project-next{background:#edf1e8;padding-block:65px}
.project-next a{display:grid;grid-template-columns:1fr 1fr;gap:7%;align-items:center;max-width:1050px;margin:auto}
.project-next img{width:100%;aspect-ratio:16/10;object-fit:cover}
.project-next h2{font:500 clamp(1.4rem,2.7vw,2rem)/1.8 var(--serif);margin:20px 0}
.project-next p:not(.eyebrow){font-size:12px;color:var(--muted);margin-bottom:20px}
body[data-page^=house-] .contact-band .under-link{display:block;width:fit-content;margin-top:20px;color:white}
@media(min-width:801px) and (max-width:1100px){.project-hero{grid-template-columns:45% 55%}.project-hero-copy{padding:40px 30px}.project-hero-copy h1{font-size:2rem}.project-hero>figure{min-height:510px}.project-floor{padding:20px 16px}.project-plan .service-photo-zoom>img{height:280px}.project-plan .service-photo-zoom{min-height:325px}.project-nav{gap:20px}.project-nav a{font-size:12px}}
@media(max-width:800px){
 .project-cards{grid-template-columns:1fr;gap:42px}.project-card-copy{padding-top:24px}.project-card-copy h3{font-size:1.6rem;margin-bottom:16px}.project-card-image>span{font-size:11px;padding:10px 16px}
 .project-hero{grid-template-columns:1fr}.project-hero-copy{padding:32px 20px 38px}.project-hero-copy h1{font-size:clamp(1.65rem,7.2vw,2rem);margin:22px 0}.project-hero-copy>p:not(.eyebrow):not(.project-location){font-size:14px}.project-hero-copy .project-location{font-size:11px}.project-hero>figure{min-height:0;aspect-ratio:4/3}.project-hero>figure>img{position:static;height:100%}.project-hero>figure>figcaption{font-size:10px;right:10px;bottom:10px}
 .project-facts{grid-template-columns:1fr 1fr;gap:20px;padding-block:25px}.project-facts>div:last-child{grid-column:1/-1}.project-facts p{font-size:12px;line-height:1.9}.project-nav{display:grid;grid-template-columns:1fr 1fr;gap:12px 18px;padding-block:20px}.project-nav a{font-size:11px;line-height:1.9}.project-nav a:last-child{width:fit-content}
 body[data-page^=house-] .section-heading h2{font-size:clamp(1.6rem,7vw,1.85rem)}.project-stories{gap:52px}.project-story,.project-story-portrait{grid-template-columns:1fr;gap:25px}.project-story:nth-child(even){direction:ltr}.project-story h3{font-size:1.5rem;margin:17px 0 20px}.project-story-portrait .service-photo{max-width:500px}.project-story>div>p:not(.eyebrow){font-size:14px}
 .project-pair{gap:18px}.project-pair .service-photo-zoom>span{font-size:9px;padding:5px;right:5px;bottom:5px}.project-pair figcaption{font-size:12px}
 .project-floor-grid{grid-template-columns:1fr;gap:30px}.project-floor{padding:25px 22px}.floor-title{margin-bottom:18px;gap:20px}.floor-title h3{font-size:16px}.project-plan .service-photo-zoom{min-height:350px}.project-plan .service-photo-zoom>img{height:auto;max-height:440px;width:100%}.project-floor>p{min-height:0;font-size:14px;margin-block:23px}.floor-photo-links>button{font-size:13px;padding:9px}.floor-photo-links img{width:58px;height:44px}.plan-original-link{font-size:12px}
 .project-gallery{columns:2;column-gap:16px}.project-gallery>article{padding-bottom:25px}.project-gallery figcaption strong{font-size:13px}.project-gallery figcaption span{font-size:11px}.project-gallery .service-photo-zoom>span{font-size:9px;padding:5px;right:5px;bottom:5px}
 .project-next{padding-block:45px}.project-next a{grid-template-columns:1fr;gap:28px}.project-next h2{font-size:1.6rem}.project-next .eyebrow{margin:0}.project-next .under-link{font-size:13px}
}
@media(prefers-reduced-motion:reduce){.project-card-image img{transition:none}.project-card a:hover .project-card-image img{transform:none}}

/* Renovation case: paired photographs keep their full frame. */
.renovation-case-teaser{background:#f0f2ec}
.reno-teaser-layout{display:grid;grid-template-columns:1.15fr 1fr;gap:7%;align-items:center}
.reno-teaser-photo{position:relative;display:block;overflow:hidden}
.reno-teaser-photo img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover}
.reno-teaser-photo>span{position:absolute;bottom:0;left:0;background:var(--forest);color:#fff;font-size:12px;padding:13px 20px}
.reno-teaser-layout h2{font:500 clamp(1.7rem,3vw,2.6rem)/1.7 var(--serif);margin:25px 0}
.reno-teaser-layout p:not(.eyebrow){font-size:16px;line-height:2.1;color:var(--muted)}
.reno-teaser-layout .button{margin-top:18px}
.renovation-comparison{display:grid;grid-template-columns:1fr 1fr;gap:28px;align-items:start}
.comparison-photo{margin:0;min-width:0}
.comparison-label{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:13px 20px;background:#e5e8e1;color:var(--ink)}
.comparison-label.after{background:var(--forest);color:#fff}
.comparison-label span{font-size:12px;letter-spacing:.16em}
.comparison-label strong{font-size:14px;font-weight:500}
.comparison-photo>button{position:relative;display:block;width:100%;border:0;padding:0;background:#f2f1ec;cursor:zoom-in}
.comparison-photo>button>img{display:block;width:100%;aspect-ratio:4/3;object-fit:contain}
.comparison-zoom{position:absolute;right:12px;bottom:12px;background:rgba(255,255,255,.94);color:var(--ink);padding:8px 12px;font:500 12px var(--sans)}
.comparison-photo figcaption{font-size:14px;line-height:1.9;margin-top:12px;color:var(--muted)}
.reno-preview-bottom{display:flex;gap:30px;align-items:center;justify-content:space-between;margin-top:25px}
.reno-preview-bottom>p{font-size:16px;line-height:2}
.reno-preview-bottom .button{flex-shrink:0}
.reno-comparison-note{font-size:14px;color:var(--muted);line-height:1.9;margin:-10px 0 45px}
.reno-case-chapter+.reno-case-chapter{margin-top:80px;border-top:1px solid var(--line);padding-top:70px}
.reno-chapter-heading{margin-bottom:30px}
.reno-chapter-heading h3,.renovation-case .section-heading h2{text-wrap:balance}
.reno-chapter-heading h3{font:500 clamp(1.4rem,2.4vw,2rem)/1.7 var(--serif);margin-top:16px}
.reno-change-copy{display:grid;grid-template-columns:1.15fr 1fr;gap:8%;margin-top:30px}
.reno-change-copy>p{font-size:16px;line-height:2.1;margin:0}
.reno-change-copy>ul{list-style:none;padding:0;margin:0;border-top:1px solid var(--line)}
.reno-change-copy li{font-size:14px;line-height:1.8;border-bottom:1px solid var(--line);padding:13px 0 13px 20px;position:relative}
.reno-change-copy li::before{content:'•';position:absolute;left:0;color:#7c8b71}
.reno-case-details{background:#f3f3ee}
.reno-case-details .service-split{align-items:start}
.reno-case-details h2{font:500 clamp(1.7rem,3vw,2.5rem)/1.7 var(--serif);margin:24px 0}
.reno-case-details .service-split>div>p:not(.eyebrow){font-size:16px;line-height:2.1}
.reno-case-details .button{margin-top:20px}
.reno-details-list{margin:0;border-top:1px solid var(--line)}
.reno-details-list>div{display:grid;grid-template-columns:135px 1fr;gap:20px;border-bottom:1px solid var(--line);padding:24px 0}
.reno-details-list dt{font-size:13px;line-height:2;color:var(--muted)}
.reno-details-list dd{font-size:16px;line-height:2;margin:0}
.reno-details-list ul{margin:0;padding-left:1.1em}
.renovation-case .project-hero-copy>p:not(.eyebrow):not(.project-location){font-size:16px;line-height:2.1}
.renovation-case .project-facts span{font-size:12px}
.renovation-case .project-facts p{font-size:14px}
.renovation-case .contact-band .under-link{display:block;width:fit-content;margin-top:20px;color:white}
@media(max-width:1100px){.reno-preview-bottom{display:block}.reno-preview-bottom .button{margin-top:16px}.reno-details-list>div{grid-template-columns:1fr;gap:8px}}
@media(max-width:800px){
 .reno-teaser-layout{grid-template-columns:1fr;gap:32px}.reno-teaser-photo>span{font-size:11px;padding:10px 15px}.reno-teaser-layout h2{margin:20px 0}.reno-teaser-layout .button{width:100%}
 .renovation-comparison{grid-template-columns:1fr;gap:28px}.comparison-label{padding:11px 16px}.comparison-photo figcaption{font-size:13px;margin-top:10px}.comparison-zoom{right:8px;bottom:8px}
 .reno-preview-bottom{margin-top:24px}.reno-preview-bottom>p{font-size:15px}.reno-preview-bottom>p br{display:none}.reno-preview-bottom .button{width:100%;margin-top:12px}
 .reno-comparison-note{font-size:13px;margin:0 0 32px}.reno-chapter-heading{margin-bottom:24px}.reno-chapter-heading h3{font-size:1.35rem;line-height:1.8}.reno-case-chapter+.reno-case-chapter{margin-top:55px;padding-top:45px}
 .reno-change-copy{grid-template-columns:1fr;gap:24px;margin-top:24px}.reno-change-copy>p{font-size:15px}.reno-change-copy li{font-size:14px}
 .reno-details-list>div{padding:21px 0}.reno-details-list dt{font-size:13px}.reno-details-list dd{font-size:15px}.reno-case-details .button{width:100%}.reno-case-details .service-split>div>p:not(.eyebrow){font-size:15px}
 .renovation-case .project-hero-copy>p:not(.eyebrow):not(.project-location){font-size:15px}.renovation-case .project-location{font-size:12px}.renovation-case .project-nav a{font-size:12px;min-height:44px;display:flex;align-items:center}
 .renovation-case .project-facts p{font-size:13px}.renovation-case .project-facts span{font-size:11px}.renovation-case .section-heading h2{font-size:clamp(1.55rem,7vw,1.85rem)}
 .renovation-case .project-gallery{columns:1}.renovation-case .project-gallery figcaption strong{font-size:15px}.renovation-case .project-gallery figcaption span{font-size:13px}.renovation-case .project-gallery .service-photo-zoom>span{font-size:11px;padding:8px 10px}
}

/* Selling consultation stories and attributed customer reviews */
body[data-page=sell] .service-index{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:4px 28px}
body[data-page=sell] .service-index>span{display:block;grid-column:1/-1;margin-bottom:8px}
.sale-story{background:#f0eee7;margin-top:60px}
.sale-story-heading{display:grid;grid-template-columns:1.3fr .7fr;gap:8%;align-items:center}
.sale-story-heading h2{font-size:clamp(2rem,3.2vw,3.1rem);line-height:1.8;letter-spacing:.045em;margin:20px 0}
.sale-category{display:inline-block;border:1px solid #9aa394;padding:5px 12px;font-size:12px;line-height:1.7;letter-spacing:.04em}
.sale-story-lead{max-width:580px;font-size:15px;line-height:2}
.sale-story-aside{border-left:1px solid #c5c6bb;padding:30px 0 30px 16%;color:var(--forest)}
.sale-story-aside>p{font-family:var(--serif);font-size:22px;line-height:2.1;letter-spacing:.05em;margin-bottom:20px}
.sale-editor-note{font-size:12px;color:#626b64;margin:35px 0 25px;line-height:1.9;max-width:800px}
.sale-chapters{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:38px}
.sale-chapter{border-top:1px solid #b3b9ac;padding-top:28px;min-width:0}
.sale-chapter .eyebrow{font-size:11px;margin-bottom:20px}
.sale-chapter-label{font-size:12px;color:var(--muted)}
.sale-chapter h3{font-family:var(--serif);font-size:21px;line-height:1.9;margin:12px 0 20px;letter-spacing:.015em}
.sale-chapter>p:last-child{font-size:14px;line-height:2.15}
.sale-story-footer{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-top:45px;padding-top:30px;border-top:1px solid #c5c6bb}
.sale-story-footer>p{font-size:14px}
.sale-support-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:55px 60px}
.sale-support-card{display:flex;flex-direction:column;border-top:1px solid var(--ink);padding-top:26px;min-width:0}
.sale-support-title{position:relative;padding-top:2px}
.sale-support-title>span{display:block;font:italic 34px/1.2 Georgia;color:var(--accent);margin-bottom:23px}
.sale-support-title .eyebrow{font-size:10px;letter-spacing:.11em;margin-bottom:10px}
.sale-support-title h3{font-family:var(--serif);font-size:22px;line-height:1.9}
.sale-support-concern{font-family:var(--serif);font-size:17px;line-height:1.95;padding:22px 0;border-bottom:1px solid var(--line)}
.sale-support-card dl{margin-top:22px}
.sale-support-card dl>div{margin-bottom:24px}
.sale-support-card dt{font-size:12px;color:var(--muted);margin-bottom:9px}
.sale-support-card dd{font-size:14px;line-height:2.05;margin:0}
.sale-support-card .under-link{align-self:flex-start;margin-top:auto;font-size:13px}
.sale-reviews{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px}
.sale-review{padding:38px 40px 30px;background:#fff;min-width:0}
.sale-review-meta{display:flex;gap:15px;align-items:center;flex-wrap:wrap;color:var(--muted);font-size:11px}
.sale-review h3{font-family:var(--serif);font-size:26px;line-height:1.8;letter-spacing:.035em;margin:30px 0 22px}
.sale-review>p{font-size:15px;line-height:2.1}
.sale-review-credit{display:flex;align-items:center;justify-content:space-between;gap:15px;flex-wrap:wrap;border-top:1px solid var(--line);padding-top:22px;margin-top:30px;font-size:12px}
.sale-review-credit .under-link{font-size:12px}
.sale-review-source{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;margin-top:28px}
.sale-review-source p{font-size:12px;color:var(--muted);line-height:1.9}
.sale-review-source .under-link{flex-shrink:0;font-size:13px}
@media(min-width:801px) and (max-width:1100px){
 .sale-chapters,.sale-support-grid{gap:22px}.sale-story-heading{gap:5%}.sale-story-aside{padding-left:12%}.sale-story-aside>p{font-size:19px}.sale-chapter h3{font-size:18px}.sale-support-title h3{font-size:19px}.sale-review{padding:30px 25px}.sale-review h3{font-size:23px}
}
@media(max-width:800px){
 body[data-page=sell] .service-index{grid-template-columns:repeat(2,minmax(0,1fr));gap:0 15px}
 .sale-story{margin-top:35px}.sale-story-heading{grid-template-columns:1fr;gap:30px}.sale-story-heading h2{font-size:clamp(1.6rem,7vw,2rem);letter-spacing:.015em}.sale-story-lead{font-size:14px}.sale-story-aside{padding:20px 0 0;border-left:0;border-top:1px solid #c5c6bb}.sale-story-aside>p{font-size:17px;line-height:1.9;margin-bottom:15px}.sale-story-aside br{display:none}
 .sale-editor-note{margin:30px 0}.sale-chapters,.sale-support-grid,.sale-reviews{grid-template-columns:1fr;gap:35px}.sale-chapter{padding-top:23px}.sale-chapter h3{font-size:20px;margin:12px 0 17px}.sale-chapter>p:last-child{font-size:14px}.sale-story-footer{flex-direction:column;align-items:stretch;gap:20px;margin-top:32px}.sale-story-footer .button{min-width:0;width:100%;font-size:13px;padding-inline:15px}
 .sale-support-grid{gap:42px}.sale-support-title>span{font-size:30px;margin-bottom:16px}.sale-support-title h3{font-size:21px}.sale-support-concern{font-size:17px;padding:18px 0}.sale-support-card dl>div{margin-bottom:20px}.sale-support-card .under-link{min-height:44px;display:flex;align-items:center}
 .sale-reviews{gap:20px}.sale-review{padding:26px 22px}.sale-review-meta{gap:12px}.sale-review h3{font-size:23px;margin:24px 0 18px}.sale-review>p{font-size:14px}.sale-review-credit{gap:12px;margin-top:25px;padding-top:15px}.sale-review-credit .under-link{min-height:44px;display:flex;align-items:center}
 .sale-review-source{flex-direction:column;align-items:flex-start;gap:15px}.sale-review-source .under-link{min-height:44px;display:flex;align-items:center}
}

.sale-support-sources{margin-top:42px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:10px 0;font-size:12px;color:var(--muted)}
.sale-support-sources summary{cursor:pointer;min-height:44px;display:list-item;padding-block:12px;font-size:13px}
.sale-support-sources ul{list-style:none;padding:0 0 12px;display:grid;grid-template-columns:1fr 1fr;gap:5px 30px}
.sale-support-sources a{display:inline-block;line-height:1.9;padding-block:8px;text-decoration:underline;text-underline-offset:4px}
.sale-support-sources p{font-size:12px;line-height:1.9;padding-bottom:12px}
@media(max-width:800px){.sale-support-sources ul{grid-template-columns:1fr;gap:0}.sale-support-sources a{min-height:44px}.sale-support-sources summary{font-size:12px}}
/* Brokerage partners: acquisition information and dedicated inquiry. */
.broker-hero{display:grid;grid-template-columns:1fr 1fr;background:var(--forest);color:#fff;min-height:660px}.broker-hero-copy{padding:60px max(45px,calc((100vw - 1320px)/2)) 55px max(64px,calc((100vw - 1320px)/2))}.broker-hero .eyebrow{color:#d5c7a5;font-size:.72rem;letter-spacing:.14em;margin-bottom:18px}.broker-audience{font-size:.875rem;letter-spacing:.06em;margin-bottom:27px}.broker-hero h1{font-size:clamp(2.4rem,3.7vw,3.65rem);font-weight:500;line-height:1.65;letter-spacing:.03em}.broker-hero-lead{font-size:1rem;line-height:2;margin:25px 0 28px;color:#f0f2eb}.broker-hero .button{min-width:300px}.broker-hero-phone{display:flex;gap:16px;align-items:center;font-size:.75rem;margin-top:22px;width:fit-content;flex-wrap:wrap}.broker-hero-phone span{font:1.25rem Arial;letter-spacing:.04em}.broker-hero figure{position:relative;min-width:0;overflow:hidden}.broker-hero figure>img{height:100%;width:100%;object-fit:cover;object-position:center 55%}.broker-hero figure:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#172923aa);pointer-events:none}.broker-hero figcaption{position:absolute;bottom:24px;left:30px;right:20px;z-index:1;font-size:.72rem;letter-spacing:.03em;color:white}.broker-photo-word{position:absolute;bottom:80px;left:30px;font:italic clamp(2.6rem,4.4vw,4.6rem)/1.08 Georgia,serif;z-index:1;color:#ffffffeb}.broker-index{display:flex;justify-content:space-between;gap:18px;border-bottom:1px solid var(--line);padding-block:28px;font-size:.8125rem}.broker-index a{padding-block:8px}.broker-index a:hover{color:var(--hover-ink)}.broker-promises{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px}.broker-promises article{border-top:1px solid var(--ink);padding-top:22px}.broker-promise-number{display:flex;align-items:center;gap:20px;margin-bottom:30px}.broker-promise-number>span{font:2.8rem Georgia,serif;color:var(--accent)}.broker-promise-number small{font-size:.67rem;letter-spacing:.06em;color:var(--muted)}.broker-promises h3{font-family:var(--serif);font-size:1.4rem;line-height:1.85;font-weight:500;margin-bottom:24px}.broker-promises p{font-size:.9375rem;line-height:2.05;color:var(--muted)}.broker-strength{background:#f0f2ec}.broker-strength-grid{display:grid;grid-template-columns:1.05fr 1fr;gap:7%;align-items:center}.broker-strength-grid figure img{width:100%;aspect-ratio:1.1;object-fit:cover}.broker-strength-grid figcaption{font-size:.72rem;margin-top:12px;color:var(--muted)}.broker-strength-grid h2{font:500 2.4rem/1.8 var(--serif);margin-bottom:25px}.broker-strength-grid p:not(.eyebrow){font-size:1rem;line-height:2.15;margin-bottom:22px}.broker-strength-grid .eyebrow{font-size:.7rem}.broker-value-chain{display:grid;grid-template-columns:repeat(3,1fr);list-style:none;padding:35px 0 0;margin-top:40px;border-top:1px solid #cbd2c5;gap:45px}.broker-value-chain li{position:relative}.broker-value-chain li:not(:last-child):after{content:'→';position:absolute;right:-23px;top:35px;color:#75826e}.broker-value-chain span{display:block;color:#67765c;font-size:.7rem;letter-spacing:.1em;margin-bottom:15px}.broker-value-chain strong{font-size:1.1rem;font-weight:500}.broker-value-chain p{font-size:.8125rem;color:var(--muted);margin-top:8px}.broker-property-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}.broker-property-grid article{background:#f7f7f3;padding:30px}.broker-property-grid h3{font-size:1.15rem;line-height:1.8;margin:15px 0 18px;font-weight:500}.broker-property-grid p{font-size:.9375rem;line-height:2;color:var(--muted)}.broker-property-grid .eyebrow{font-size:.68rem;margin-bottom:0}.broker-condition{display:grid;grid-template-columns:.8fr 1.3fr;gap:50px;padding:30px 0;border-block:1px solid var(--line);margin-top:35px;align-items:center}.broker-condition strong{font-size:1rem;font-weight:500;line-height:1.9}.broker-condition p{font-size:.875rem;line-height:2;color:var(--muted)}.broker-flow{background:#f7f7f3}.broker-steps{list-style:none;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:30px;padding:0}.broker-steps li{border-top:1px solid #9ba795;padding-top:20px}.broker-steps li>span{font:2rem Georgia,serif;color:var(--accent)}.broker-steps h3{font-size:1.12rem;font-weight:500;margin:20px 0 16px}.broker-steps p{font-size:.9rem;line-height:2;color:var(--muted)}.broker-faq{margin-top:50px;border-top:1px solid var(--line)}.broker-document-note{border-left:2px solid var(--accent);padding-left:20px;margin-bottom:28px}.broker-document-note h3{font-size:.9375rem;font-weight:500;margin-bottom:12px}.broker-document-note p{font-size:.875rem;line-height:2}.broker-contact{scroll-margin-top:105px}.broker-contact .form-step h2{scroll-margin-top:115px}.broker-contact .consult-form-shell{min-width:0}.broker-teaser{display:flex;justify-content:space-between;align-items:center;gap:50px;border-block:1px solid var(--line);padding-block:45px;margin-block:30px 55px}.broker-teaser .eyebrow{font-size:.7rem;margin-bottom:12px}.broker-teaser h2{font:500 1.8rem/1.8 var(--serif)}.broker-teaser p:not(.eyebrow){font-size:.875rem;margin-top:16px;color:var(--muted)}.broker-teaser .button{flex-shrink:0}.broker-form-note{font-size:.8125rem;color:var(--muted);margin:-5px 0 24px;line-height:1.8}
@media(max-width:1100px){.broker-hero-copy{padding:45px 40px}.broker-hero h1{font-size:2.6rem}.broker-promises{gap:25px}.broker-promises h3{font-size:1.2rem}.broker-promise-number{gap:12px;flex-wrap:wrap}.broker-strength-grid{gap:5%}.broker-strength-grid h2{font-size:2rem}.broker-property-grid{gap:20px}.broker-property-grid article{padding:24px}.broker-index{gap:12px;flex-wrap:wrap}.broker-steps{gap:22px}.broker-teaser{gap:25px}}
@media(max-width:800px){.broker-hero{grid-template-columns:1fr;min-height:0}.broker-hero-copy{padding:38px 20px 35px}.broker-hero .eyebrow{font-size:.67rem;margin-bottom:15px}.broker-audience{font-size:.8125rem;margin-bottom:22px}.broker-hero h1{font-size:clamp(2rem,8vw,3.2rem);line-height:1.65}.broker-hero-lead{font-size:.875rem;margin:24px 0;line-height:2}.broker-hero .button{width:100%;min-width:0}.broker-hero-phone{margin-top:20px;gap:15px}.broker-hero figure{height:330px}.broker-hero figure>img{object-position:center 52%}.broker-photo-word{font-size:3rem;left:20px;bottom:62px}.broker-hero figcaption{left:20px;bottom:18px;font-size:.65rem}.broker-index{display:grid;grid-template-columns:1fr 1fr;font-size:.75rem;padding-block:20px;gap:9px 15px}.broker-promises{grid-template-columns:1fr;gap:35px}.broker-promise-number{gap:18px;margin-bottom:16px}.broker-promise-number>span{font-size:2.3rem}.broker-promises h3{font-size:1.45rem;margin-bottom:18px}.broker-promises p{font-size:1rem;line-height:2}.broker-strength-grid{grid-template-columns:1fr;gap:30px}.broker-strength-grid figure img{aspect-ratio:1.2}.broker-strength-grid h2{font-size:1.95rem}.broker-strength-grid .eyebrow{font-size:.65rem}.broker-value-chain{grid-template-columns:1fr;gap:32px;padding-top:28px;margin-top:30px}.broker-value-chain li{padding-bottom:10px}.broker-value-chain li:not(:last-child):after{content:'↓';left:0;right:auto;top:auto;bottom:-25px}.broker-value-chain span{margin-bottom:8px}.broker-value-chain strong{font-size:1.05rem}.broker-property-grid{grid-template-columns:1fr;gap:16px}.broker-property-grid article{padding:25px}.broker-property-grid h3{font-size:1.18rem}.broker-property-grid p{font-size:1rem}.broker-condition{grid-template-columns:1fr;gap:15px;padding:25px 0;margin-top:28px}.broker-condition p{font-size:1rem}.broker-steps{grid-template-columns:1fr;gap:25px}.broker-steps li{display:grid;grid-template-columns:35px 1fr;gap:12px 18px;padding-top:22px}.broker-steps h3{margin:0;align-self:center;font-size:1.12rem}.broker-steps p{grid-column:2;font-size:1rem}.broker-faq{margin-top:35px}.broker-contact{scroll-margin-top:85px}.broker-contact .form-step h2{scroll-margin-top:90px}.broker-contact .form-progress{font-size:.7rem;gap:6px}.broker-contact .consult-form-shell{padding:25px 18px}.broker-contact .form-step>.button{width:100%;min-width:0}.broker-contact .field-hint{font-size:.75rem}.broker-teaser{display:block;padding-block:35px;margin-block:20px 40px}.broker-teaser h2{font-size:1.5rem}.broker-teaser .button{margin-top:25px;width:100%}.broker-teaser p:not(.eyebrow){line-height:2}.mobile-consult.broker-mobile{grid-template-columns:.8fr 1.2fr}}
.broker-hero figure>img{position:absolute;inset:0}
.broker-hero-email{display:flex;flex-direction:column;align-items:flex-start;gap:7px;margin-top:20px;font-size:.75rem;line-height:1.7}.broker-hero-email strong{font:400 1.12rem/1.5 Arial,sans-serif;letter-spacing:.015em;border-bottom:1px solid #ffffff70;overflow-wrap:anywhere}.broker-hero-email:hover strong{border-color:#fff}.broker-email-contact{padding:24px;background:var(--mist);border-left:3px solid var(--accent);margin-top:28px}.broker-email-contact h3{font:500 1rem/1.8 var(--sans);margin-bottom:12px}.broker-email-contact>a{display:inline-block;font:400 clamp(1rem,1.7vw,1.5rem)/1.6 Arial,sans-serif;overflow-wrap:anywhere;max-width:100%;text-decoration:underline;text-underline-offset:5px;text-decoration-color:#a0ab9b}.broker-email-contact p{font-size:.8125rem;line-height:1.9;color:var(--muted);margin-top:14px}.broker-contact>aside{position:static}
@media(max-width:800px){.broker-email-contact{padding:20px;margin-top:24px}.broker-email-contact>a{font-size:clamp(1rem,4.7vw,1.2rem)}.broker-hero-email{margin-top:20px}.broker-hero-email strong{font-size:1.1rem}}
.broker-hero .broker-exterior{background:#d9d7d0}.broker-hero .broker-exterior>img{object-fit:contain}
@media(max-width:800px){.broker-hero .broker-exterior{height:auto;aspect-ratio:3306/4678}}

/* The viewer keeps its controls in place as portrait and landscape photos change. */
body.image-viewer-open{overflow:hidden}
/* Purchase hero: current sale covers, linked captions, and a gentle dissolve. */
.buy-hero-gallery{background:#e9ebe5;isolation:isolate}
.buy-property-slides{position:absolute;inset:0}
.buy-property-slide{position:absolute;inset:0;display:block;opacity:0;z-index:0;transition:opacity 1.1s ease;overflow:hidden;color:#fff;--hover-ink:#fff}
.buy-property-slide.is-active{opacity:1;z-index:2}
.buy-property-slide.is-previous{opacity:1;z-index:1}
.buy-property-slide>img{position:absolute;inset:0;object-fit:cover;object-position:center 40%;transition:none}
.buy-property-slide:after{content:'';position:absolute;inset:0;background:linear-gradient(transparent 20%,rgba(26,37,33,.64) 45%,rgba(26,37,33,.82) 75%,rgba(26,37,33,.94));pointer-events:none}
.buy-property-slide.is-plan{background:#f3f3ef}
.buy-property-slide.is-plan>img{height:76%;object-fit:contain;padding:30px 24px 0}
.buy-gallery-label{position:absolute;z-index:3;top:25px;left:26px;color:#fff;background:#27362ae0;padding:9px 13px;font-size:.64rem;letter-spacing:.13em;pointer-events:none}
.buy-gallery-label>span{margin-left:12px;font-size:.71rem;letter-spacing:.06em}
.buy-slide-copy{position:absolute;bottom:90px;left:27px;right:27px;z-index:1;display:block;color:#fff;text-shadow:0 1px 8px #0002}
.buy-slide-copy>small{font-size:.71rem;letter-spacing:.08em}
.buy-slide-copy>strong{display:block;font:500 clamp(1.05rem,1.6vw,1.5rem)/1.7 var(--sans);margin:8px 0 10px;letter-spacing:.04em}
.buy-slide-copy>span{display:flex;align-items:baseline;gap:7px;font:400 1.35rem/1.5 var(--sans);letter-spacing:.03em}
.buy-slide-copy>span>small{font-size:.7rem}
.buy-slide-detail{margin-left:auto;font:500 .75rem/1.7 var(--sans);letter-spacing:.04em;white-space:nowrap;border-bottom:1px solid #ffffff80;padding-bottom:4px}
.buy-slide-detail>span{margin-left:8px;font-size:1.15rem}
.buy-gallery-controls{position:absolute;bottom:22px;left:27px;right:27px;z-index:4;display:flex;align-items:center;gap:10px;border-top:1px solid #ffffff60;padding-top:16px;color:#fff}
.buy-gallery-count{font:500 .78rem/1.6 var(--sans);letter-spacing:.08em;font-variant-numeric:tabular-nums;white-space:nowrap}
.buy-gallery-count>[data-buy-current]{font-size:1rem}
.buy-gallery-controls button{display:grid;place-items:center;width:44px;height:44px;min-height:44px;border:1px solid #ffffff70;background:#23332bb0;color:#fff;padding:0;--hover-ink:#fff}
.buy-gallery-controls .buy-gallery-play{display:flex;width:auto;gap:9px;font-size:.69rem;border:0;background:transparent;margin-left:auto;padding:0 10px}
.buy-gallery-play>span:first-child{font:500 14px var(--display)}
.buy-gallery-prev svg{transform:rotate(180deg)}
.buy-gallery-controls button:hover{background:#ffffff22;color:#fff}
.buy-gallery-controls button:disabled{opacity:.7;cursor:default}
.buy-gallery-controls button:focus-visible{outline:2px solid #fff;outline-offset:3px}
.buy-property-slide:focus-visible{outline:3px solid #fff;outline-offset:-6px}
@media(max-width:800px){.buy-page-hero .buy-hero-gallery{height:500px}.buy-gallery-label{top:20px;left:20px}.buy-slide-copy{left:20px;right:20px;bottom:87px}.buy-slide-copy>strong{font-size:1.1rem}.buy-gallery-controls{left:20px;right:20px;bottom:18px}.buy-property-slide>img{object-position:center 35%}}
@media(prefers-reduced-motion:reduce){.buy-property-slide{transition:none}}
/* Renovation questions use the shared Q/A style and a compact theme index. */
.reno-questions .section-heading{display:block;margin-bottom:42px}
.reno-questions .section-heading>p{max-width:none;margin-top:20px}
.reno-question-layout{display:grid;grid-template-columns:240px minmax(0,1fr);gap:7%;align-items:start}
.reno-question-nav{position:sticky;top:135px;border-top:1px solid var(--ink)}
.reno-question-nav>p{font-size:.75rem;color:var(--muted);padding:20px 0 14px}
.reno-question-nav>a{display:grid;grid-template-columns:24px minmax(0,1fr) 26px;gap:10px;align-items:center;min-height:58px;border-bottom:1px solid var(--line);font-size:.8rem;line-height:1.7;padding:12px 0}
.reno-question-nav>a>span{color:var(--accent);font-size:.75rem}
.reno-question-nav>a>strong{font-weight:500}
.reno-question-nav>a>small{color:var(--muted);font-size:.7rem;text-align:right}
.reno-question-group{margin-bottom:56px}
.reno-question-group:last-child{margin-bottom:0}
.reno-question-group>h3{display:flex;gap:16px;align-items:baseline;font-size:1.12rem;line-height:1.8;margin:0 0 23px;font-weight:600}
.reno-question-group>h3>span{font-size:.78rem;color:var(--accent);font-weight:500;letter-spacing:.08em}
.reno-question-group .faq-list summary{font-size:.94rem;gap:18px;padding-block:23px;line-height:1.9}
.reno-question-group .faq-list details>div{font-size:.9rem;gap:18px;line-height:2}
.reno-question-group .faq-list details>div>p{margin:0;min-width:0}
.reno-answer-tip{display:block;border-left:2px solid #a7b2a0;padding:12px 16px;margin-top:18px;background:#f4f5f1;font-size:.83rem;line-height:1.9}
.reno-answer-tip>strong{display:block;color:var(--ink);font-size:.72rem;letter-spacing:.06em;margin-bottom:5px;font-weight:600}
.reno-question-contact{display:flex;gap:30px;justify-content:space-between;align-items:center;padding:30px;margin-top:48px;background:var(--mist)}
.reno-question-contact h3{font-size:1.12rem;margin-bottom:10px}
.reno-question-contact p{font-size:.87rem;line-height:1.9;color:var(--muted)}
.reno-question-contact .button{flex-shrink:0;font-size:.85rem}
.reno-question-references{line-height:2}
@media(max-width:1100px){.reno-question-layout{grid-template-columns:210px minmax(0,1fr);gap:5%}.reno-question-nav{top:112px}.reno-question-contact{padding:25px}}
@media(max-width:800px){.reno-question-layout{display:block}.reno-question-nav{position:static;display:grid;grid-template-columns:1fr 1fr;gap:0 20px;margin-bottom:38px}.reno-question-nav>p{grid-column:1/-1;padding:18px 0 6px}.reno-question-nav>a{grid-template-columns:17px minmax(0,1fr);gap:8px;font-size:.76rem;min-height:60px}.reno-question-nav>a>small{display:none}.reno-question-group{margin-bottom:38px}.reno-question-group>h3{font-size:1.02rem;margin-bottom:18px;gap:12px}.reno-question-group .faq-list summary{font-size:.9rem;gap:14px;padding:20px 30px 20px 0}.reno-question-group .faq-list summary:after{right:4px}.reno-question-group .faq-list details>div{font-size:.88rem;gap:14px;padding:0 0 22px}.reno-answer-tip{font-size:.8rem;padding:10px 12px}.reno-question-contact{display:block;padding:23px 20px;margin-top:35px}.reno-question-contact .button{width:100%;margin-top:22px;min-width:0}.reno-question-references{font-size:.7rem}}
.image-dialog{width:min(1100px,calc(100vw - 32px));max-width:none;max-height:calc(100dvh - 24px);margin:auto;padding:18px 20px 16px;overflow:auto;border-radius:4px;box-shadow:0 20px 80px #0004}
.image-dialog-header{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-bottom:14px}
.image-dialog-header>span{font-size:.8rem;letter-spacing:.1em;color:var(--muted)}
.image-dialog .image-dialog-close{position:static;margin:0;min-width:78px;min-height:44px}
.image-dialog-stage{position:relative;height:min(720px,calc(100dvh - 180px));min-height:160px;background:#f3f4f0;touch-action:pan-y pinch-zoom}
.image-dialog-stage>img{display:block;width:100%;height:100%;object-fit:contain}
.image-dialog-arrow{position:absolute;top:50%;transform:translateY(-50%);display:grid;place-items:center;width:48px;height:48px;min-height:44px;padding:0;border:1px solid #fff8;border-radius:50%;background:#24312ff0;color:#fff;font:24px/1 Arial;box-shadow:0 2px 12px #0002}
.image-dialog-arrow.is-previous{left:12px}.image-dialog-arrow.is-next{right:12px}
.image-dialog-arrow,.image-dialog-close{--hover-ink:#fff}
.image-dialog-arrow:hover{background:#44534a}
.image-dialog :is(.image-dialog-arrow,.image-dialog-close):focus-visible{outline:3px solid var(--hover-focus);outline-offset:3px}
.image-dialog-footer{display:flex;align-items:flex-start;justify-content:space-between;gap:18px;padding-top:12px;font-size:.78rem;line-height:1.7}
.image-dialog-footer p{margin:0;overflow-wrap:anywhere;color:var(--muted)}
.image-dialog-count{flex:none;font-variant-numeric:tabular-nums;letter-spacing:.1em}
@media(max-width:600px){.image-dialog{width:calc(100vw - 20px);padding:12px;max-height:calc(100dvh - 20px)}.image-dialog-header{margin-bottom:10px}.image-dialog-stage{height:calc(100dvh - 190px)}.image-dialog-arrow{width:44px;height:44px}.image-dialog-arrow.is-previous{left:6px}.image-dialog-arrow.is-next{right:6px}.image-dialog-footer{font-size:.7rem;gap:10px}}

/* A planning image supports the total home-building budget. */
.home-budget-photo{display:block;width:100%;height:auto;aspect-ratio:16/9;object-fit:cover;margin-top:26px}
.home-budget dl{display:grid;grid-template-rows:repeat(4,1fr)}
.home-budget dl>div{align-content:center}