:root{--ink:#111111;--ink2:#1d1d1d;--gold:#B8893B;--gold-l:#D4AE66;--cream:#F6F3EC;--line:rgba(17,17,17,.12);--muted:#5a5a5a;--white:#fff}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:Inter,system-ui,-apple-system,sans-serif;color:var(--ink);background:#fff;line-height:1.6;font-size:16px}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:Montserrat,system-ui,sans-serif;line-height:1.15;letter-spacing:-.01em}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;background:#fff;padding:.5rem 1rem;z-index:99}
.wrap{max-width:1180px;margin:0 auto;padding:0 24px}
section{padding:88px 0}
.eyebrow{font-family:Montserrat,sans-serif;font-size:12.5px;font-weight:700;letter-spacing:3px;text-transform:uppercase;color:var(--gold);margin-bottom:.9rem}
.eyebrow.onDark{color:var(--gold-l)}
.lead{font-size:19px;color:var(--muted);max-width:640px}
.btn{display:inline-flex;align-items:center;justify-content:center;font-family:Montserrat,sans-serif;font-weight:700;font-size:15px;padding:.95rem 1.6rem;border-radius:4px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:.15s}
.btn-gold{background:var(--gold);color:#fff}.btn-gold:hover{background:#9c7330}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:#333}
.btn-line-w{border-color:rgba(255,255,255,.7);color:#fff}.btn-line-w:hover{background:#fff;color:var(--ink)}
.btn.block{display:flex;width:100%;margin-top:1.2rem}
.actions{display:flex;gap:1rem;flex-wrap:wrap;margin-top:2rem}
.more{font-family:Montserrat,sans-serif;font-weight:700;color:var(--gold);text-decoration:none}
.center{text-align:center}.mt{margin-top:2.5rem}
.small{font-size:13.5px;color:var(--muted);margin-top:.8rem}

/* header */
header.top{position:sticky;top:0;z-index:50;background:#fff;border-bottom:1px solid var(--line)}
header.top .wrap{display:flex;align-items:center;justify-content:space-between;height:84px}
.brand img{height:66px;width:auto}
nav.main{display:flex;align-items:center;gap:1.6rem}
nav.main a{text-decoration:none;font-family:Montserrat,sans-serif;font-weight:600;font-size:14.5px}
nav.main a[aria-current=page]{color:var(--gold)}
nav.main a.btn{color:#fff;padding:.75rem 1.2rem}
.nav-toggle{display:none;background:none;border:0;font-size:28px;cursor:pointer}

/* hero */
.hero{background:var(--ink);color:#fff;padding:96px 0}
.hgrid{display:grid;grid-template-columns:1.1fr .9fr;gap:3.5rem;align-items:center}
.hero h1{font-size:clamp(38px,5vw,62px);font-weight:800;margin-bottom:1.3rem}
.hero h1 em{font-style:normal;color:var(--gold-l)}
.hero .lead{color:rgba(255,255,255,.78)}
.hero-img img{border-radius:6px;aspect-ratio:4/3;object-fit:cover;box-shadow:0 30px 60px rgba(0,0,0,.4);border-bottom:5px solid var(--gold)}
.strip{background:linear-gradient(90deg,#8e6828,var(--gold-l),#8e6828);padding:14px 0}
.strip .wrap{display:flex;justify-content:center;gap:3rem;flex-wrap:wrap}
.strip span{font-family:Montserrat,sans-serif;font-weight:700;letter-spacing:4px;text-transform:uppercase;font-size:13px;color:#111}

.shead{text-align:center;max-width:760px;margin:0 auto 3rem}
.shead h2,.dark h2,.h2s{font-size:clamp(28px,3.4vw,40px);font-weight:800;margin-bottom:.8rem}
.shead p{color:var(--muted);font-size:17.5px}
.svc{display:grid;grid-template-columns:repeat(4,1fr);gap:1.25rem}
.scard{border:1px solid var(--line);border-top:4px solid var(--gold);border-radius:6px;padding:1.8rem 1.5rem;background:#fff}
.ico{width:52px;height:52px;border-radius:6px;background:var(--ink);color:var(--gold-l);display:flex;align-items:center;justify-content:center;margin-bottom:1.1rem;flex-shrink:0}
.ico svg{width:26px;height:26px}
.scard h3{font-size:19px;font-weight:700;margin-bottom:.5rem}
.scard p{color:var(--muted);font-size:15px}

.dark{background:var(--ink);color:#fff}
.dark p{color:rgba(255,255,255,.78)}
.eyebrow.gold{color:var(--gold-l)}
.gsplit{display:grid;grid-template-columns:1fr 1fr;gap:3.5rem;align-items:center}
.checks{list-style:none;margin-top:1.4rem}
.checks li{position:relative;padding-left:1.8rem;margin-bottom:.7rem}
.checks li::before{content:"";position:absolute;left:0;top:.55em;width:10px;height:10px;background:var(--gold);transform:rotate(45deg)}
.checks.dk li{color:var(--ink)}
.checks.two{columns:2}
.gbox{background:var(--ink2);border:1px solid rgba(255,255,255,.12);border-radius:8px;padding:2rem}
.gbox h3{font-size:20px;margin-bottom:1rem;color:#fff}
.gbox.light{background:#fff;border:1px solid var(--line);border-top:4px solid var(--gold);position:sticky;top:110px}
.gbox.light h3{color:var(--ink)}
.gtable{width:100%;border-collapse:collapse;font-size:14.5px}
.gtable th,.gtable td{text-align:left;padding:.65rem 0;border-bottom:1px solid rgba(255,255,255,.12);vertical-align:top}
.gbox.light .gtable th,.gbox.light .gtable td{border-color:var(--line)}
.gtable th{font-family:Montserrat,sans-serif;font-weight:600;width:46%;color:var(--gold-l);padding-right:1rem}
.gbox.light .gtable th{color:#8e6828}
.req{color:rgba(255,255,255,.55);font-style:italic}.gbox.light .req{color:#888}
.gcontact{margin-top:1.2rem;display:flex;flex-direction:column;gap:.2rem;font-size:15px}.gcontact b{font-family:Montserrat,sans-serif}

.pgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.5rem}
.pcard{display:block;text-decoration:none;border:1px solid var(--line);border-radius:8px;overflow:hidden;background:#fff;transition:.2s}
.pcard:hover{box-shadow:0 18px 40px rgba(0,0,0,.1);transform:translateY(-2px)}
.pcard img,.noimg{width:100%;aspect-ratio:16/9;object-fit:cover}
.noimg{background:repeating-linear-gradient(135deg,#efe9dc 0 12px,#f6f3ec 12px 24px);display:flex;align-items:center;justify-content:center}
.noimg span{font-family:Montserrat,sans-serif;font-weight:600;color:#8e6828;font-size:14px}
.pbody{padding:1.4rem 1.5rem}
.pbody h3{font-size:21px;margin:.5rem 0 .2rem}
.loc{color:var(--muted);font-size:15px}
.pmeta{display:flex;justify-content:space-between;margin-top:1rem;padding-top:1rem;border-top:1px solid var(--line);font-size:15px}
.pmeta b{font-family:Montserrat,sans-serif;color:#8e6828}
.tag{display:inline-block;font-family:Montserrat,sans-serif;font-size:11.5px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;padding:.3rem .7rem;border-radius:3px}
.tag.cur{background:var(--ink);color:var(--gold-l)}.tag.dev{background:#efe6d3;color:#7a5a20}

.light{background:var(--cream)}
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:1.25rem}
.steps>div{background:#fff;border-radius:6px;padding:1.6rem;border:1px solid var(--line)}
.steps b{display:flex;width:40px;height:40px;border-radius:50%;background:var(--gold);color:#fff;align-items:center;justify-content:center;font-family:Montserrat,sans-serif;margin-bottom:1rem}
.steps h3{font-size:19px;margin-bottom:.4rem}.steps p{color:var(--muted);font-size:15px}

.cta{background:var(--ink2);color:#fff;padding:64px 0;border-top:4px solid var(--gold)}
.cta .wrap{display:flex;justify-content:space-between;align-items:center;gap:2rem;flex-wrap:wrap}
.cta h2{font-size:32px;font-weight:800}.cta p{color:rgba(255,255,255,.75);margin-top:.3rem}
.cta .actions{margin-top:0}

.phero{background:var(--cream);padding:72px 0;border-bottom:1px solid var(--line)}
.phero h1{font-size:clamp(34px,4.4vw,52px);font-weight:800;margin-bottom:1rem}
.phero h1 em{font-style:normal;color:var(--gold)}
.phero.with-img .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:3rem;align-items:center}
.ph-img img{border-radius:6px;aspect-ratio:4/3;object-fit:cover;border-bottom:5px solid var(--gold)}

.slist{display:grid;gap:1.25rem}
.srow{display:flex;gap:1.5rem;align-items:flex-start;border:1px solid var(--line);border-left:4px solid var(--gold);border-radius:6px;padding:1.6rem 1.8rem}
.srow h2{font-size:23px;margin-bottom:.4rem}.srow p{color:var(--muted)}
.twocol{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem}
.box{background:var(--cream);border-radius:6px;padding:1.8rem}.box h3{font-size:20px}

.gov{display:grid;grid-template-columns:1.5fr 1fr;gap:3rem;align-items:start}
.gov .h2s{font-size:28px;margin:2.5rem 0 .5rem}.gov .h2s:first-child{margin-top:0}
.diffs{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin-top:1rem}
.diffs>div{background:var(--cream);border-radius:6px;padding:1.3rem}
.diffs h3{font-size:17px;margin-bottom:.35rem}.diffs p{color:var(--muted);font-size:15px}

.prop{display:grid;grid-template-columns:1.1fr 1fr;gap:2.5rem;padding-bottom:3.5rem;margin-bottom:3.5rem;border-bottom:1px solid var(--line);scroll-margin-top:110px}
.pmain,.noimg.big{border-radius:6px;aspect-ratio:4/3;object-fit:cover;width:100%}
.gal{display:grid;grid-template-columns:repeat(5,1fr);gap:.5rem;margin-top:.5rem}
.gal img{aspect-ratio:1;object-fit:cover;border-radius:4px}
.pinfo h2{font-size:30px;margin:.6rem 0 .2rem}
.pinfo dl{display:grid;grid-template-columns:1fr 1fr;gap:1rem;margin:1.4rem 0;padding:1.2rem 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.pinfo dt{font-family:Montserrat,sans-serif;font-size:12px;font-weight:700;letter-spacing:1.5px;text-transform:uppercase;color:#8e6828}
.pinfo dd{font-size:15px}
.pinfo>p{color:var(--muted);margin-bottom:1.4rem}
.ptab{width:100%;border-collapse:collapse;font-size:14px;margin-bottom:1.4rem}
.ptab th,.ptab td{text-align:left;padding:.5rem .4rem;border-bottom:1px solid var(--line)}
.ptab th{font-family:Montserrat,sans-serif;font-size:12px;letter-spacing:1px;text-transform:uppercase;color:#8e6828}
.fine{font-size:13px;color:var(--muted);font-style:italic}

.banner{border-radius:6px;width:100%}
.three{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.three h3{font-size:22px;margin-bottom:.6rem}.three p{color:var(--muted)}
.vals{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}
.vals>div{background:var(--ink);color:#fff;border-radius:6px;padding:1.4rem;border-bottom:4px solid var(--gold)}
.vals b{display:block;font-family:Montserrat,sans-serif;font-size:19px;color:var(--gold-l)}.vals span{color:rgba(255,255,255,.8);font-size:15px}

.cgrid{display:grid;grid-template-columns:.8fr 1.2fr;gap:3rem}
.cinfo p{margin-bottom:1.2rem}.cinfo a{color:#8e6828}
form{background:var(--cream);border-radius:8px;padding:2rem}
.row{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.fg{margin-bottom:1rem}
.fg label{display:block;font-family:Montserrat,sans-serif;font-weight:600;font-size:14px;margin-bottom:.35rem}
.fg input,.fg select,.fg textarea{width:100%;font:inherit;padding:.75rem .85rem;border:1px solid #cfc8b8;border-radius:4px;background:#fff}
.fg textarea{min-height:140px}
.fg input:focus,.fg select:focus,.fg textarea:focus{outline:2px solid var(--gold);border-color:var(--gold)}
.status{margin-top:.8rem;font-size:14.5px;color:#7a5a20}
.note{background:#fff;border-left:4px solid var(--gold);padding:1rem 1.2rem}
.legal{max-width:800px}.legal h2{font-size:22px;margin:1.8rem 0 .5rem}.legal p{color:var(--muted)}

footer{background:#0b0b0b;color:rgba(255,255,255,.75);padding:64px 0 28px}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:2rem}
.flogo{height:90px;width:auto;margin-bottom:1rem}
footer h4{color:var(--gold-l);font-size:13px;letter-spacing:2px;text-transform:uppercase;margin-bottom:1rem}
footer a,footer span{display:block;text-decoration:none;margin-bottom:.5rem;font-size:15px}
footer a:hover{color:#fff}
.fbottom{display:flex;justify-content:space-between;flex-wrap:wrap;gap:1rem;margin-top:3rem;padding-top:1.5rem;border-top:1px solid rgba(255,255,255,.12);font-size:13.5px}
.fbottom span{display:inline;margin:0}

@media(max-width:1060px){
 .nav-toggle{display:block}
 nav.main{display:none;position:absolute;top:84px;left:0;right:0;background:#fff;flex-direction:column;align-items:stretch;padding:1rem 24px 1.5rem;border-bottom:1px solid var(--line);gap:0}
 nav.main.open{display:flex}
 nav.main a{padding:.85rem 0;border-bottom:1px solid var(--line)}
 nav.main a.btn{margin-top:1rem;border:0}
 .svc,.steps,.vals{grid-template-columns:1fr 1fr}
}
@media(max-width:860px){
 section{padding:64px 0}
 .hgrid,.gsplit,.gov,.prop,.twocol,.cgrid,.three,.phero.with-img .wrap{grid-template-columns:1fr}
 .pgrid{grid-template-columns:1fr}
 .fgrid{grid-template-columns:1fr 1fr}
 .gbox.light{position:static}
}
@media(max-width:560px){
 .svc,.steps,.vals,.diffs,.row,.fgrid,.pinfo dl{grid-template-columns:1fr}
 .checks.two{columns:1}
 .brand img{height:50px}
 .strip .wrap{gap:1.2rem}
 .srow{flex-direction:column}
 .gal{grid-template-columns:repeat(2,1fr)}
 form{padding:1.3rem}
}