:root{
  --spruce:#24403A;
  --spruce-deep:#1B302B;
  --brass:#B8935A;
  --brass-soft:#C9A96F;
  --mist:#6B7770;
  --paper:#EDF1EA;
  --white:#FFFFFF;
  --ink:#22302C;
  --cloud:#C7CDC6;
}
*{margin:0;padding:0;box-sizing:border-box;}
html{scroll-behavior:smooth;}
@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto;}
  .svc,.btn{transition:none !important;}
}
body{
  font-family:'Public Sans', -apple-system, BlinkMacSystemFont, sans-serif;
  color:var(--ink);
  background:var(--paper);
  line-height:1.6;
  font-size:17px;
}
h1,h2,h3{font-family:'Fraunces', Georgia, 'Times New Roman', serif;color:var(--spruce);line-height:1.2;font-weight:600;}
a{color:var(--spruce);}
a:focus-visible, button:focus-visible{outline:3px solid var(--brass);outline-offset:3px;}
.wrap{max-width:1080px;margin:0 auto;padding:0 24px;}

/* Header */
header{background:var(--white);border-bottom:1px solid #DDE3DA;}
.header-top{display:flex;align-items:center;justify-content:center;padding:18px 0 10px;}
.logo svg{height:100px;width:auto;display:block;}
.nav-row{padding:0 0 18px;}
nav{display:flex;justify-content:space-between;align-items:stretch;gap:12px;flex-wrap:wrap;}
nav a{
  flex:1 1 0;
  min-width:120px;
  text-align:center;
  text-decoration:none;
  font-weight:600;
  font-size:15px;
  letter-spacing:.02em;
  color:var(--spruce);
  background:var(--white);
  border:2px solid var(--brass);
  border-radius:999px;
  padding:10px 16px;
  transition:background .15s ease,color .15s ease,border-color .15s ease;
}
nav a:hover, nav a:focus-visible{background:var(--brass);color:var(--white);}
nav a[aria-current="page"]{background:var(--brass);color:var(--white);}

/* Hero: deep spruce with brand watermark */
.hero{
  position:relative;overflow:hidden;
  background:var(--spruce-deep);
  padding:80px 0 72px;
}
.hero .wrap{position:relative;z-index:1;}
.hero-art{
  position:absolute;right:-60px;bottom:-40px;
  width:min(620px,62vw);height:auto;opacity:1;pointer-events:none;
}
.eyebrow{
  font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brass-soft);margin-bottom:18px;
}
.hero h1{font-size:clamp(30px,4.4vw,46px);max-width:820px;margin-bottom:10px;color:var(--white);}
.goldline{width:96px;height:3px;background:linear-gradient(90deg,var(--brass),var(--brass-soft));margin:22px 0 26px;border-radius:2px;}
h2 + .goldline, .section-h .goldline{margin:14px 0 22px;width:72px;}
.hero p.lede{font-size:19px;color:var(--cloud);max-width:720px;margin-bottom:34px;}
.cta-row{display:flex;gap:14px;flex-wrap:wrap;}
.btn{
  display:inline-block;text-decoration:none;font-weight:600;font-size:16px;
  padding:14px 28px;border-radius:4px;letter-spacing:.01em;transition:background .15s ease,color .15s ease,border-color .15s ease;
}
.btn-primary{background:var(--spruce);color:var(--white);border:2px solid var(--spruce);}
.btn-primary:hover{background:var(--spruce-deep);}
.hero .btn-primary{background:var(--brass);border-color:var(--brass);color:var(--spruce-deep);}
.hero .btn-primary:hover{background:var(--brass-soft);border-color:var(--brass-soft);}
.btn-ghost{background:transparent;color:var(--spruce);border:2px solid var(--spruce);}
.btn-ghost:hover{border-color:var(--brass);color:var(--brass);}
.hero .btn-ghost{color:var(--white);border-color:rgba(255,255,255,.7);}
.hero .btn-ghost:hover{border-color:var(--brass-soft);color:var(--brass-soft);}

/* Risk strip */
.risk{background:var(--spruce);color:var(--paper);padding:56px 0;border-top:1px solid #2E4A42;}
.risk h2{color:var(--white);font-size:clamp(22px,3vw,30px);margin-bottom:28px;max-width:760px;}
.risk-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:32px;}
.risk-item{border-left:3px solid var(--brass);padding-left:20px;}
.risk-item h3{color:var(--brass-soft);font-size:19px;margin-bottom:8px;font-family:'Public Sans',sans-serif;font-weight:700;}
.risk-item p{color:#D9DDD6;font-size:16px;}

/* Sections */
section{padding:64px 0;}
.section-label{
  font-size:13px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brass);margin-bottom:10px;
}
section h2{font-size:clamp(24px,3.2vw,34px);margin-bottom:14px;}
.section-intro{color:var(--mist);max-width:700px;margin-bottom:36px;}

/* Services: clickable cards with icons */
#services{position:relative;overflow:hidden;}
#services::before{
  content:"";position:absolute;inset:0;
  background:linear-gradient(rgba(255,255,255,.55),rgba(255,255,255,.72)), url("img/asset-houses.jpg") center/cover no-repeat;
  z-index:0;
}
#services .wrap{position:relative;z-index:1;}
.svc-grid{display:flex;flex-wrap:wrap;gap:20px;justify-content:center;}
a.svc{
  display:flex;flex-direction:column;flex:1 1 300px;max-width:340px;
  background:var(--white);border:1px solid #DDE3DA;border-top:3px solid var(--brass);
  border-radius:4px;padding:26px 24px;text-decoration:none;
  transition:transform .15s ease, box-shadow .15s ease, border-color .15s ease;
}
a.svc:hover{transform:translateY(-3px);box-shadow:0 10px 24px rgba(27,48,43,.14);border-color:var(--brass);}
.svc-icon{display:block;width:46px;height:46px;margin-bottom:14px;}
.svc-icon svg{width:100%;height:100%;display:block;}
.svc h3{font-size:19px;margin-bottom:8px;}
.svc p{font-size:15.5px;color:var(--mist);}
.svc-more{margin-top:auto;padding-top:14px;color:var(--brass);font-weight:700;font-size:14px;letter-spacing:.04em;}

/* Credentials */
.cred{background:var(--white);}
.cred-grid{display:flex;flex-wrap:wrap;gap:32px;justify-content:center;}
.cred-item{flex:1 1 260px;max-width:320px;}
.cred-item .big{
  font-family:'Fraunces',Georgia,serif;font-size:22px;color:var(--spruce);font-weight:600;line-height:1.3;
  margin-bottom:8px;
}
.cred-item .big span{color:var(--brass);}
.cred-item p{font-size:15.5px;color:var(--mist);}

/* Recap teaser band */
.teaser{background:var(--paper);}
.teaser-card{
  background:var(--spruce);border-radius:4px;padding:36px 34px;
  display:flex;gap:28px;align-items:center;justify-content:space-between;flex-wrap:wrap;
  position:relative;overflow:hidden;
}
.teaser-card::after{
  content:"";position:absolute;right:-30px;top:-40px;width:220px;height:220px;
  background:radial-gradient(circle,rgba(184,147,90,.25),transparent 65%);
}
.teaser-card .section-label{color:var(--brass-soft);}
.teaser-card h2{font-size:clamp(22px,3vw,30px);margin-bottom:8px;color:var(--white);}
.teaser-card p{color:var(--cloud);max-width:560px;}
.teaser-card .btn-primary{background:var(--brass);border-color:var(--brass);color:var(--spruce-deep);position:relative;z-index:1;}
.teaser-card .btn-primary:hover{background:var(--brass-soft);border-color:var(--brass-soft);}

/* About */
.about-flex{display:flex;flex-direction:column;align-items:center;text-align:center;gap:26px;}
.about-text{max-width:720px;}
.about-text p{margin-bottom:16px;}
.about-text .goldline{margin-left:auto;margin-right:auto;}
.about-photo{order:-1;flex:0 0 auto;width:220px;}
.about-photo img{width:100%;height:auto;border-radius:10px;display:block;box-shadow:0 8px 28px rgba(36,64,58,.20);}
.about-creds{font-size:.78rem;letter-spacing:.06em;color:var(--brass);font-weight:600;margin:8px 0 0;}
.about-creds-progress{color:var(--ink-soft,#6b736e);font-weight:500;font-style:italic;letter-spacing:.02em;text-transform:none;}

/* Contact */
.contact{background:var(--spruce-deep);color:var(--paper);text-align:center;padding:72px 0;}
.contact h2{color:var(--white);}
.contact p{color:var(--cloud);max-width:560px;margin:14px auto 32px;}
.contact .btn-gold{background:var(--brass);color:var(--spruce-deep);border:2px solid var(--brass);}
.contact .btn-gold:hover{background:var(--brass-soft);border-color:var(--brass-soft);}
.contact .alt{margin-top:22px;font-size:15px;}
.contact .alt a{color:var(--brass-soft);}

/* Footer */
footer{background:var(--spruce-deep);color:#8FA098;border-top:1px solid #2E4A42;padding:28px 0;font-size:14px;}
.footer-inner{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;}
footer a{color:#8FA098;}

/* Interior pages */
.page-hero{
  position:relative;overflow:hidden;
  background:linear-gradient(135deg,var(--spruce-deep) 0%,var(--spruce) 70%);
  padding:60px 0 52px;
}
.page-hero .wrap{position:relative;z-index:1;}
.page-hero .eyebrow{color:var(--brass-soft);}
.page-hero h1{font-size:clamp(28px,3.8vw,40px);max-width:820px;color:var(--white);}
.page-hero .lede{font-size:18px;color:var(--cloud);max-width:720px;margin-top:4px;}
.covers ul{list-style:none;max-width:760px;}
.covers li{padding:12px 0 12px 26px;position:relative;border-bottom:1px solid #DDE3DA;font-size:16.5px;}
.covers li::before{content:"";position:absolute;left:0;top:22px;width:12px;height:3px;background:var(--brass);border-radius:2px;}
.steps{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:20px;max-width:900px;}
.step{background:var(--paper);border:1px solid #DDE3DA;border-radius:4px;padding:22px;}
.cred .step{background:var(--paper);}
.step h3{font-size:17px;margin-bottom:6px;}
.step p{font-size:15px;color:var(--mist);}
.step .k{font-family:'Fraunces',Georgia,serif;font-size:26px;color:var(--brass);font-weight:600;display:block;margin-bottom:8px;}

/* Recap article */
.recap-mast{
  position:relative;overflow:hidden;
  background:linear-gradient(135deg,var(--spruce-deep) 0%,var(--spruce) 70%);
  color:var(--paper);padding:56px 0 48px;
}
.recap-mast .wrap{position:relative;z-index:1;}
.recap-mast .kicker{color:var(--brass-soft);font-size:13px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;margin-bottom:14px;}
.recap-mast h1{color:var(--white);font-size:clamp(30px,4.6vw,50px);letter-spacing:.01em;}
.recap-mast .issue-meta{color:var(--cloud);margin-top:12px;font-size:15px;}
.recap-mast .tagline{color:#D9DDD6;margin-top:14px;font-style:italic;max-width:640px;}
.article{max-width:780px;}
.article > p{margin-bottom:18px;}
.article h2{font-size:clamp(22px,3vw,30px);margin:44px 0 6px;}
.article h2 + .goldline{margin:10px 0 18px;}
.article .fact{margin-bottom:14px;}
.article .fact b{color:var(--spruce);}
.take{
  background:var(--white);border-left:4px solid var(--brass);border-radius:0 4px 4px 0;
  padding:18px 20px;margin:20px 0 8px;box-shadow:0 4px 14px rgba(27,48,43,.06);
}
.take .who{font-size:12px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--brass);margin-bottom:6px;}
.src{font-size:14px;color:var(--mist);margin:10px 0 6px;word-break:break-word;}
.cal{list-style:none;max-width:760px;}
.cal li{padding:12px 0 12px 26px;position:relative;border-bottom:1px solid #DDE3DA;}
.cal li::before{content:"";position:absolute;left:0;top:22px;width:12px;height:3px;background:var(--brass);border-radius:2px;}
.signoff{margin-top:34px;font-style:italic;color:var(--mist);}

@media (max-width:600px){
  .hero{padding:56px 0 48px;}
  section{padding:48px 0;}
  .logo svg{height:76px;}
  nav a{min-width:100%;}
  .hero-art{opacity:.85;}
}

/* v4: trend-line graphics and info pointers */
.spark{display:block;height:34px;width:120px;margin-bottom:10px;}
.spark svg{width:100%;height:100%;display:block;overflow:visible;}
.spark-wide{width:150px;}
.contact .spark{margin:0 auto 18px;}
.teaser-card .spark{margin-bottom:8px;}
.cred-icon{display:block;width:42px;height:42px;margin-bottom:12px;}
.cred-icon svg{width:100%;height:100%;display:block;}
.covers li{padding-left:30px;}
.covers li::before{
  content:"\2192";background:none;width:auto;height:auto;top:12px;
  color:var(--brass);font-weight:700;font-size:17px;line-height:1.6;
}
.page-hero::before, .recap-mast::before{
  content:"";position:absolute;right:0;bottom:0;width:min(520px,58vw);height:100%;
  background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 640 360'%3E%3Cpath d='M20 320 L180 250 L240 280 L360 170 L420 200 L560 70' stroke='%23FFFFFF' stroke-width='7' fill='none' stroke-linecap='round' opacity='0.10'/%3E%3Ccircle cx='20' cy='320' r='9' fill='%23C9A96F' opacity='0.4'/%3E%3Ccircle cx='560' cy='70' r='9' fill='%23C9A96F' opacity='0.4'/%3E%3C/svg%3E") right bottom / contain no-repeat;
  pointer-events:none;
}
.page-hero .wrap, .recap-mast .wrap{position:relative;z-index:1;}
.steps .step{position:relative;}
.step::after{
  content:"";position:absolute;top:50%;right:-16px;width:12px;height:12px;
  border-top:3px solid var(--brass);border-right:3px solid var(--brass);
  transform:translateY(-50%) rotate(45deg);
}
.steps .step:last-child::after{display:none;}
@media (max-width:820px){.step::after{display:none;}}

/* v7: photo cards, disclaimer box, team badge for the new Asset/Property Management pages */
.photo-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:28px;margin-top:8px;}
.photo-card{background:var(--white);border-radius:12px;overflow:hidden;border:1px solid #DDE3DA;}
.photo-card img{width:100%;height:220px;object-fit:cover;display:block;}
.photo-card .cap{padding:16px 18px 20px;}
.photo-card .cap h3{font-size:16px;margin-bottom:6px;}
.photo-card .cap p{font-size:14px;color:var(--mist);margin:0;}
.disclaimer{background:#FBF6EC;border:1px solid #E5D3A8;border-radius:8px;padding:20px 24px;margin-top:32px;}
.disclaimer h3{font-size:15px;color:var(--spruce);margin-bottom:8px;}
.disclaimer p{font-size:14px;color:var(--mist);margin:0 0 8px;}
.disclaimer p:last-child{margin-bottom:0;}
.delivery-line{background:var(--paper);border-left:3px solid var(--brass);padding:16px 22px;margin-top:28px;font-size:15.5px;color:var(--spruce);border-radius:0 6px 6px 0;}
.team-badge{width:120px;height:auto;margin:0 auto 18px;display:block;}
.archive-divider{padding:36px 0 0;text-align:center;}
.archive-divider .section-label{border-top:1px solid #DDE3DA;padding-top:28px;display:inline-block;}