/* MAI Construction v3 — shares the MAI Housing v2 system (Geist, white, MAI orange). Base copied verbatim from mai-housing; construction block at the end. */
:root{
  --bg:#FFFFFF; --soft:#F5F4F1; --soft-2:#ECEAE5; --line:#E5E2DB; --line-2:#D6D2C9;
  --ink:#0F1012; --ink-2:#3D4046; --muted:#5F6268;
  --accent:#EA7A2C; --accent-2:#F39A55; --accent-ink:#A4500F; --accent-soft:#FDF0E6;
  --dark:#0F1012; --dark-2:#1A1C1F; --on-dark:#F4F2EE; --on-dark-m:#A9A7A2; --dark-line:#2B2D31;
  --ok:#286E45; --ok-soft:#E5F2EA; --warn:#B26A12;
  --sans:Geist,system-ui,-apple-system,"Segoe UI",sans-serif; --mono:"Geist Mono",ui-monospace,monospace;
  --wrap:1320px; --gut:clamp(16px,4vw,40px);
  --r-s:12px; --r:20px; --r-l:28px;
  --ease:cubic-bezier(.2,.7,.2,1); --out:cubic-bezier(.16,1,.3,1);
  --sh:0 1px 2px rgba(15,16,18,.04),0 8px 28px -12px rgba(15,16,18,.16);
  --sh-l:0 2px 4px rgba(15,16,18,.04),0 30px 60px -24px rgba(15,16,18,.28);
  --hdr:72px;
}
*,*::before,*::after{box-sizing:border-box}
[hidden]{display:none!important}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--hdr) + 20px)}
body{margin:0;background:var(--bg);color:var(--ink);font:400 16px/1.6 var(--sans);-webkit-font-smoothing:antialiased;overflow-x:clip;font-feature-settings:"ss01"}
img{display:block;max-width:100%;height:auto}
a{color:inherit}
button,input,select,textarea{font:inherit;color:inherit}
button{cursor:pointer}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px;border-radius:6px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:absolute;left:16px;top:-60px;z-index:1000;background:var(--ink);color:#fff;padding:10px 16px;border-radius:999px;text-decoration:none}
.skip:focus{top:12px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.wrap--narrow{max-width:880px}
.ic{flex:none}
@view-transition{navigation:auto}

/* type */
.eyebrow{font:500 13px/1.3 var(--mono);letter-spacing:.02em;color:var(--muted);margin:0 0 16px;display:inline-flex;align-items:center;gap:10px}
.eyebrow::before{content:"";width:8px;height:8px;border-radius:2px;background:var(--accent)}
.eyebrow--l{color:inherit;opacity:.8}
.h1,.h2,.h3,.hero__t,.ftr__big,.manifesto{margin:0;font-weight:600;letter-spacing:-.04em;text-wrap:balance}
.h1{font-size:clamp(44px,6.6vw,92px);line-height:.98}
.h2{font-size:clamp(32px,4.2vw,56px);line-height:1.02}
.h3{font-size:clamp(21px,1.9vw,26px);line-height:1.15;letter-spacing:-.025em}
.h4{font:600 17px/1.35 var(--sans);letter-spacing:-.01em;margin:0 0 6px}
.hl{color:var(--muted)}
.lede{font-size:clamp(17px,1.4vw,20px);line-height:1.55;color:var(--ink-2);margin:20px 0 0;max-width:58ch}
.lede--xl{font-size:clamp(22px,2.2vw,30px);line-height:1.3;letter-spacing:-.02em;color:var(--ink);margin:0 0 36px;max-width:none}
.sub{color:var(--muted);max-width:44ch;margin:0}
p{margin:0 0 14px}
.mt{margin-top:56px;margin-bottom:16px}.mt-s{margin-top:28px;margin-bottom:12px}
.prose p,.prose-p{color:var(--ink-2);max-width:66ch}
.prose-p{margin:16px 0 28px}
.fine{font-size:13px;color:var(--muted);margin:14px 0 0;text-align:center}
.fine--l{text-align:left}

/* buttons */
.btns{display:flex;flex-wrap:wrap;gap:10px;margin-top:32px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:46px;padding:0 22px;border-radius:999px;border:1px solid transparent;font:500 15px/1 var(--sans);letter-spacing:-.005em;text-decoration:none;white-space:nowrap;transition:background .2s var(--ease),color .2s,border-color .2s,transform .2s var(--ease),box-shadow .2s}
.btn:active{transform:scale(.97)}
.btn .ic{transition:transform .3s var(--ease)}
.btn:hover .ic:last-child:not(:first-child){transform:translateX(3px)}
.btn--sm{min-height:40px;padding:0 16px;font-size:14px}
.btn--lg{min-height:54px;padding:0 26px;font-size:16px}
.btn--full{width:100%}
.btn--ink{background:var(--ink);color:#fff}.btn--ink:hover{background:#2A2C30}
.btn--accent{background:var(--accent);color:var(--ink)}.btn--accent:hover{background:var(--accent-2)}
.btn--line{border-color:var(--line-2);color:var(--ink);background:#fff}.btn--line:hover{border-color:var(--ink)}
.btn--ghost{color:var(--ink);background:var(--soft)}.btn--ghost:hover{background:var(--soft-2)}
.btn--white{background:#fff;color:var(--ink);box-shadow:var(--sh)}.btn--white:hover{background:var(--soft)}
.btn--glass{background:rgba(255,255,255,.08);color:#fff;border-color:rgba(255,255,255,.18)}.btn--glass:hover{background:rgba(255,255,255,.16)}
.iconbtn{width:46px;height:46px;border-radius:50%;border:1px solid var(--line-2);background:#fff;display:inline-grid;place-items:center;transition:background .2s,border-color .2s,transform .2s}
.iconbtn:hover{border-color:var(--ink)}.iconbtn:active{transform:scale(.94)}
.iconbtn--d{background:rgba(255,255,255,.08);border-color:rgba(255,255,255,.2);color:#fff}.iconbtn--d:hover{background:rgba(255,255,255,.18);border-color:rgba(255,255,255,.4)}
.iconbtn--ink{background:var(--ink);color:#fff;border-color:var(--ink)}
.link{display:inline-flex;align-items:center;gap:7px;font:500 15px/1.4 var(--sans);color:var(--ink);text-decoration:none;border:0;background:none;padding:4px 0;text-underline-offset:4px}
.link:hover{text-decoration:underline}
.link .ic{transition:transform .3s var(--ease)}.link:hover .ic{transform:translateX(3px)}
.link--light{color:#fff}
.pill{display:inline-flex;align-items:center;height:28px;padding:0 11px;border-radius:999px;background:var(--ink);color:#fff;font:500 12.5px/1 var(--sans)}
.pill--soft{background:var(--soft);color:var(--ink-2)}
.pill--ok{background:var(--ok-soft);color:var(--ok)}
.badge{position:absolute;left:14px;top:14px;height:26px;padding:0 10px;border-radius:999px;background:rgba(15,16,18,.72);color:#fff;font:500 11px/26px var(--mono);letter-spacing:.06em;backdrop-filter:blur(6px)}
.dot{display:inline-block;width:8px;height:8px;border-radius:50%;background:var(--accent);flex:none}
.dot--ok{background:var(--ok)}.dot--amber{background:var(--accent)}

/* header */
.hdr{position:sticky;top:0;z-index:100;height:var(--hdr);background:rgba(255,255,255,.86);backdrop-filter:saturate(1.6) blur(16px);-webkit-backdrop-filter:saturate(1.6) blur(16px);border-bottom:1px solid transparent;transition:border-color .3s,transform .35s var(--ease)}
.hdr.is-scrolled{border-color:var(--line)}
.hdr.is-hidden{transform:translateY(-100%)}
.hdr__in{max-width:1440px;margin:0 auto;height:100%;padding:0 var(--gut);display:flex;align-items:center;gap:28px}
.logo{display:inline-flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink);font-size:18px;letter-spacing:-.03em;white-space:nowrap}
.logo .mark{color:var(--ink)}
.logo b{font-weight:700}
.logo--light{color:#fff}.logo--light .mark{color:#26282C}
.nav{display:flex;gap:4px;margin:0 auto}
.nav a{font:500 15px/1 var(--sans);text-decoration:none;padding:10px 14px;border-radius:999px;color:var(--ink-2);transition:background .2s,color .2s}
.nav a:hover{background:var(--soft);color:var(--ink)}
.nav a[aria-current]{background:var(--ink);color:#fff}
.hdr__cta{display:flex;align-items:center;gap:8px}
.burger{display:none;width:46px;height:46px;border-radius:50%;border:1px solid var(--line-2);background:#fff;position:relative}
.burger span{position:absolute;left:14px;right:14px;height:1.6px;background:var(--ink);border-radius:2px;transition:transform .3s var(--ease),top .3s var(--ease)}
.burger span:first-child{top:18px}.burger span:last-child{top:26px}
.burger[aria-expanded=true] span:first-child{top:22px;transform:rotate(45deg)}
.burger[aria-expanded=true] span:last-child{top:22px;transform:rotate(-45deg)}
.mnav{position:fixed;z-index:99;inset:var(--hdr) 0 0;background:#fff;padding:12px var(--gut) 28px;display:flex;flex-direction:column;overflow:auto;animation:fade .25s var(--ease)}
.mnav nav{display:flex;flex-direction:column}
.mnav nav a{display:flex;justify-content:space-between;align-items:center;font:600 30px/1.1 var(--sans);letter-spacing:-.035em;text-decoration:none;padding:16px 0;border-bottom:1px solid var(--line)}
.mnav nav a .ic{color:var(--muted)}
.mnav__foot{margin-top:auto;padding-top:24px;display:grid;gap:10px}
.mnav__tel{display:flex;justify-content:center;align-items:center;gap:8px;padding:10px;text-decoration:none;color:var(--ink-2)}
body.menu-open{overflow:hidden}
body.menu-open .hdr{background:#fff;border-color:var(--line)}
@media (max-width:1080px){.nav{display:none}.burger{display:block}.hdr__cta{margin-left:auto}}
@media (max-width:720px){.hide-s{display:none}}
@media (max-width:480px){.hide-xs{display:none}:root{--hdr:64px}}

/* hero */
.hero{padding:8px var(--gut) 0;position:relative}
.hero__media{position:relative;height:calc(100svh - var(--hdr) - 76px);min-height:560px;max-height:920px;border-radius:var(--r-l);overflow:hidden;background:var(--dark);isolation:isolate;color:#fff}
.hero__slide{position:absolute;inset:0;opacity:0;transition:opacity 1.4s var(--ease);z-index:-2}
.hero__slide.is-on{opacity:1}
.hero__slide img{width:100%;height:100%;object-fit:cover;transform:scale(1.08);transition:transform 9s linear}
.hero__slide.is-on img{transform:scale(1)}
.hero__shade{position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,11,12,.35) 0%,rgba(10,11,12,0) 28%,rgba(10,11,12,0) 45%,rgba(10,11,12,.72) 100%),linear-gradient(90deg,rgba(10,11,12,.35),rgba(10,11,12,0) 60%)}
.hero__content{position:absolute;left:clamp(20px,4vw,56px);bottom:clamp(104px,13vh,150px);right:clamp(20px,4vw,56px);max-width:860px}
.hero__eb{display:inline-flex;align-items:center;gap:10px;height:34px;padding:0 14px;border-radius:999px;background:rgba(255,255,255,.14);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);font:500 13px/1 var(--sans);margin:0 0 24px;border:1px solid rgba(255,255,255,.18)}
.hero__t{font-size:clamp(48px,8.2vw,124px);line-height:.92;letter-spacing:-.055em}
.hero__l{font-size:clamp(16px,1.4vw,19px);line-height:1.5;color:rgba(255,255,255,.86);max-width:50ch;margin:24px 0 0}
.hero__side{position:absolute;right:clamp(20px,4vw,40px);bottom:clamp(104px,13vh,150px);width:280px;display:flex;flex-direction:column;gap:14px}
.hero__caps{position:relative;height:104px}
.hero__cap{position:absolute;inset:0;display:flex;flex-direction:column;gap:3px;padding:16px 18px;border-radius:var(--r);background:rgba(255,255,255,.12);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border:1px solid rgba(255,255,255,.18);text-decoration:none;opacity:0;transform:translateY(8px);transition:opacity .6s var(--ease),transform .6s var(--ease),background .2s;pointer-events:none}
.hero__cap.is-on{opacity:1;transform:none;pointer-events:auto}
.hero__cap:hover{background:rgba(255,255,255,.2)}
.hero__cap-k{font:500 11.5px/1 var(--mono);opacity:.75;letter-spacing:.04em}
.hero__cap-n{font:600 20px/1.2 var(--sans);letter-spacing:-.02em;margin-top:6px}
.hero__cap-a{font-size:14px;opacity:.8}
.hero__bars{display:flex;gap:6px}
.hero__bar{flex:1;height:22px;border:0;background:none;padding:9px 0;position:relative}
.hero__bar span{display:block;height:3px;border-radius:3px;background:rgba(255,255,255,.3);overflow:hidden;position:relative}
.hero__bar span::after{content:"";position:absolute;inset:0;background:#fff;transform:scaleX(0);transform-origin:left}
.hero__bar.is-done span::after{transform:scaleX(1)}
.hero__bar.is-on span::after{animation:bar var(--dur,6s) linear forwards}
.hero.is-paused .hero__bar.is-on span::after{animation-play-state:paused}
@keyframes bar{to{transform:scaleX(1)}}
.hero__t .w{display:inline-block;overflow:hidden;vertical-align:top;padding-bottom:.08em;margin-bottom:-.08em}
.hero__t .w>span{display:inline-block;transform:translateY(105%);animation:up 1s var(--out) forwards}
@keyframes up{to{transform:none}}
.hero__eb,.hero__l{animation:fadeup .9s .5s var(--out) both}
.hero__l{animation-delay:.65s}
@keyframes fadeup{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
@keyframes fade{from{opacity:0}to{opacity:1}}

/* search dock */
.dock{position:relative;z-index:5;max-width:1060px;margin:-58px auto 0;background:#fff;border-radius:var(--r-l);box-shadow:var(--sh-l);padding:10px}
.dock__tabs{display:flex;gap:4px;padding:2px 2px 10px}
.dock__tabs button{display:inline-flex;align-items:center;gap:8px;height:38px;padding:0 16px;border-radius:999px;border:0;background:none;font:500 14px/1 var(--sans);color:var(--muted);transition:background .2s,color .2s}
.dock__tabs button[aria-selected=true]{background:var(--soft);color:var(--ink)}
.dock__p{display:grid;grid-template-columns:1fr 1fr 1fr auto;align-items:stretch;gap:0;border:1px solid var(--line);border-radius:var(--r);padding:6px}
.dock__f{display:flex;flex-direction:column;justify-content:center;gap:2px;padding:8px 16px;border-right:1px solid var(--line);min-width:0}
.dock__f label,.dock__k{font:500 12px/1.2 var(--mono);color:var(--muted)}
.dock__f select,.dock__f input{border:0;background:transparent;font:500 16px/1.4 var(--sans);padding:2px 0;outline:none;width:100%;appearance:none;-webkit-appearance:none;cursor:pointer}
.dock__f input{cursor:text}
.dock__f select{background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%230F1012' stroke-width='1.6'%3E%3Cpath d='m1 1.5 5 5 5-5'/%3E%3C/svg%3E") no-repeat right 4px center;padding-right:22px}
.dock__f:focus-within{background:var(--soft);border-radius:12px}
.dock__f--n{border-right:0}
.dock__v{font:500 16px/1.4 var(--sans)}
.dock__p .btn{border-radius:14px;margin-left:6px}
@media (max-width:900px){.dock__p{grid-template-columns:1fr 1fr}.dock__f--n{display:none}.dock__f:nth-child(2),.dock__f:nth-child(3){border-right:0}.dock__p .btn{grid-column:1/-1;margin:6px 0 0}#p-let .dock__f:nth-of-type(2){border-right:0}}
@media (max-width:900px){.hero__side{display:none}.hero__content{bottom:96px}}
@media (max-width:560px){.hero{padding:6px 8px 0}.hero__media{min-height:600px;height:calc(100svh - var(--hdr) - 40px);border-radius:22px}.dock{margin:-44px 8px 0;border-radius:22px}.hero__content{left:20px;right:20px;bottom:76px}.hero__eb{font-size:12px;height:auto;padding:8px 12px;line-height:1.3}}

/* trust strip */
.trust{padding:clamp(48px,6vw,80px) 0 0}
.trust__in{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.trust__i{display:flex;flex-wrap:wrap;align-items:baseline;gap:0 4px;padding:22px 0 0;border-top:1px solid var(--line)}
.trust__i b{font:600 clamp(36px,3.6vw,52px)/1 var(--sans);letter-spacing:-.05em;font-variant-numeric:tabular-nums}
.trust__i sup{font:600 22px/1 var(--sans);color:var(--accent)}
.trust__i span{flex-basis:100%;color:var(--muted);font-size:14.5px;margin-top:10px;padding-right:20%}
@media (max-width:800px){.trust__in{grid-template-columns:1fr 1fr}}

/* sections */
.sec{padding:clamp(80px,10vw,140px) 0}
.sec--tight{padding:clamp(48px,6vw,80px) 0}
.sec--top0{padding-top:clamp(40px,5vw,64px)}
.sec--soft{background:var(--soft)}
.sec--dark{background:var(--dark);color:var(--on-dark)}
.sec--dark p{color:var(--on-dark-m)}
.head{display:flex;justify-content:space-between;align-items:flex-end;gap:24px 48px;flex-wrap:wrap;margin-bottom:clamp(36px,4.5vw,56px)}
.head>div:first-child{max-width:760px}
.head--dark .eyebrow{color:var(--on-dark-m)}
.rail-nav{display:flex;gap:8px;align-items:center}

/* manifesto */
.manifesto{font-size:clamp(30px,4.2vw,58px);line-height:1.12;letter-spacing:-.045em;max-width:22ch}
.manifesto .wd{color:#CFCCC5;transition:color .4s var(--ease)}
.manifesto .wd.on{color:var(--ink)}
.manifesto span:not(.wd){color:inherit}
.manifesto .wd--a.on{color:var(--accent-ink)}

/* property cards */
.pc{position:relative;background:#fff;border-radius:var(--r-l);overflow:hidden;transition:transform .4s var(--ease),box-shadow .4s var(--ease);box-shadow:0 0 0 1px var(--line)}
.sec--soft .pc{box-shadow:none}
.pc:hover{transform:translateY(-4px);box-shadow:var(--sh-l)}
.pc__a{display:flex;flex-direction:column;height:100%;text-decoration:none}
.pc__img{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--soft-2);margin:8px 8px 0;border-radius:calc(var(--r-l) - 8px)}
.pc__img img{width:100%;height:100%;object-fit:cover;transition:transform 1.1s var(--out)}
.pc:hover .pc__img img{transform:scale(1.05)}
.pc__count{position:absolute;left:14px;bottom:14px;display:inline-flex;align-items:center;gap:6px;height:28px;padding:0 10px;border-radius:999px;background:rgba(255,255,255,.92);font:500 12.5px/1 var(--sans)}
.pc__go{position:absolute;right:14px;bottom:14px;width:44px;height:44px;border-radius:50%;background:#fff;display:grid;place-items:center;transform:scale(.8) rotate(-45deg);opacity:0;transition:transform .4s var(--out),opacity .3s}
.pc:hover .pc__go{transform:none;opacity:1}
.pc__body{padding:22px 24px 26px}
.pc__top{display:flex;flex-wrap:wrap;gap:6px;margin-bottom:16px}
.pc__t{font:600 clamp(24px,2.1vw,30px)/1.08 var(--sans);letter-spacing:-.035em;margin:0 0 8px}
.pc__loc{display:flex;align-items:center;gap:6px;color:var(--muted);font-size:14.5px;margin:0 0 12px}
.pc__tl{color:var(--ink-2);margin:0;max-width:46ch}
.pc--join{background:var(--dark);color:var(--on-dark);box-shadow:none;display:flex}
.pc--join:hover{transform:none;box-shadow:none}
.join{padding:clamp(28px,3.5vw,44px);display:flex;flex-direction:column;align-items:flex-start;justify-content:flex-end;min-height:100%}
.join p{color:var(--on-dark-m);max-width:40ch;margin-bottom:24px}
.join__ic{width:52px;height:52px;border-radius:50%;background:rgba(255,255,255,.08);display:grid;place-items:center;color:var(--accent-2);margin-bottom:auto}
.join .pc__t{margin-top:40px}
.rail{display:grid;grid-auto-flow:column;grid-auto-columns:min(460px,84vw);gap:16px;overflow-x:auto;scroll-snap-type:x mandatory;padding:4px max(var(--gut),calc((100vw - var(--wrap))/2 + var(--gut))) 24px;scroll-padding:0 max(var(--gut),calc((100vw - var(--wrap))/2 + var(--gut)));scrollbar-width:none;cursor:grab;outline-offset:-4px}
.rail::-webkit-scrollbar{display:none}
.rail.is-drag{cursor:grabbing;scroll-snap-type:none}
.rail.is-drag a{pointer-events:none}
.rail>*{scroll-snap-align:start}
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}
@media (max-width:760px){.grid2{grid-template-columns:1fr}}

/* compare */
.cmp{position:relative;aspect-ratio:3/2;max-height:min(76vh,720px);width:100%;border-radius:var(--r-l);overflow:hidden;background:var(--soft-2);user-select:none;-webkit-user-select:none;touch-action:pan-y}
.cmp img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.cmp__a{position:absolute;inset:0;clip-path:inset(0 calc(100% - var(--pos)) 0 0)}
.cmp__l{position:absolute;top:16px;height:30px;padding:0 12px;border-radius:999px;background:rgba(15,16,18,.7);color:#fff;font:500 12.5px/30px var(--sans);backdrop-filter:blur(6px);pointer-events:none}
.cmp__l--a{left:16px}.cmp__l--b{right:16px;background:rgba(255,255,255,.92);color:var(--ink)}
.cmp__r{position:absolute;inset:0;width:100%;height:100%;opacity:0;cursor:ew-resize;margin:0;z-index:3}
.cmp__bar{position:absolute;top:0;bottom:0;left:var(--pos);width:2px;background:#fff;transform:translateX(-1px);pointer-events:none;z-index:2;box-shadow:0 0 12px rgba(0,0,0,.25)}
.cmp__knob{position:absolute;top:50%;left:50%;width:52px;height:52px;border-radius:50%;background:#fff;color:var(--ink);display:grid;place-items:center;transform:translate(-50%,-50%);box-shadow:var(--sh-l);transition:transform .2s var(--ease)}
.cmp:hover .cmp__knob{transform:translate(-50%,-50%) scale(1.06)}
.cmp__r:focus-visible~.cmp__bar .cmp__knob{outline:3px solid var(--accent);outline-offset:3px}

/* split layouts */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px);align-items:center}
.split--cmp{grid-template-columns:5fr 7fr}
.split--contact{grid-template-columns:5fr 6fr;align-items:start}
.split--chk{grid-template-columns:5fr 6fr;align-items:start}
.split--faq{grid-template-columns:4fr 7fr;align-items:start}
@media (max-width:920px){.split,.split--cmp,.split--contact,.split--chk,.split--faq{grid-template-columns:1fr}}
.rimg{border-radius:var(--r-l);overflow:hidden;aspect-ratio:4/5;background:var(--soft-2)}
.rimg img{width:100%;height:100%;object-fit:cover}
.chain{list-style:none;margin:32px 0 0;padding:0;display:grid;gap:10px}
.chain li{display:grid;grid-template-columns:44px 1fr;gap:14px;align-items:center;padding:14px;border-radius:var(--r);background:var(--soft)}
.chain li>.ic{width:44px;height:44px;padding:11px;border-radius:12px;background:#fff;color:var(--accent-ink)}
.chain b{display:block;font-weight:600}
.chain span{color:var(--muted);font-size:14.5px}

/* bento */
.bento{display:grid;grid-template-columns:repeat(6,1fr);grid-auto-rows:minmax(150px,auto);gap:16px}
.bx{position:relative;border-radius:var(--r-l);background:#fff;padding:clamp(22px,2.6vw,32px);text-decoration:none;overflow:hidden;isolation:isolate;transition:transform .4s var(--ease),box-shadow .4s var(--ease)}
.bx:hover{transform:translateY(-4px);box-shadow:var(--sh-l)}
.bx p{color:var(--ink-2);margin:10px 0 0;max-width:42ch}
.bx--land{grid-column:span 2;grid-row:span 2;display:flex;flex-direction:column;justify-content:space-between;gap:28px}
.bx--ten{grid-column:span 2;grid-row:span 2;color:#fff;display:flex;align-items:flex-end;min-height:440px}
.bx--ten .bx__bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;transition:transform 1.1s var(--out)}
.bx--ten::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(10,11,12,0) 30%,rgba(10,11,12,.82))}
.bx--ten:hover .bx__bg{transform:scale(1.05)}
.bx--check,.bx--calc{grid-column:span 3;display:grid;grid-template-columns:auto 1fr;gap:20px;align-items:center}
.bx--portal{grid-column:span 2;grid-row:span 2;background:var(--dark);color:#fff;display:flex;flex-direction:column;justify-content:space-between;gap:24px}
.bx--portal p{color:var(--on-dark-m)}
.bx__go{position:absolute;top:18px;right:18px;color:var(--muted)}
.bx--check p,.bx--calc p{font-size:14.5px;margin-top:4px}
@media (max-width:1000px){.bento{grid-template-columns:1fr 1fr}.bx--land,.bx--ten,.bx--portal{grid-column:span 2;grid-row:auto}.bx--check,.bx--calc{grid-column:span 1}}
@media (max-width:640px){.bento{grid-template-columns:1fr}.bx--land,.bx--ten,.bx--portal,.bx--check,.bx--calc{grid-column:auto}.bx--ten{min-height:340px}}
.mini-stmt{background:var(--soft);border-radius:var(--r);padding:18px 20px;display:grid;gap:10px;max-width:420px}
.mini-stmt__h{display:flex;justify-content:space-between;align-items:center;font:500 12.5px/1 var(--mono);color:var(--muted)}
.mini-stmt__r{display:flex;justify-content:space-between;font-size:15px;color:var(--ink-2);font-variant-numeric:tabular-nums}
.mini-stmt__r b{color:var(--ink);font-weight:600}
.mini-stmt__r--t{padding-top:10px;border-top:1px solid var(--line);color:var(--ink)}
.mini-stmt__r--t b{font-size:20px;letter-spacing:-.03em}
.mini-stmt__bar{height:8px;border-radius:8px;background:var(--line);overflow:hidden}
.mini-stmt__bar i{display:block;height:100%;background:var(--accent);border-radius:8px}
.ring{--p:0;--s:84px;width:var(--s);height:var(--s);border-radius:50%;display:grid;place-items:center;background:conic-gradient(var(--accent) calc(var(--p)*1%),var(--soft-2) 0);position:relative;flex:none;transition:--p .6s}
.ring::before{content:"";position:absolute;inset:8px;border-radius:50%;background:#fff}
.ring b{position:relative;font:600 18px/1 var(--sans);letter-spacing:-.03em}
.ring--lg{--s:112px}.ring--lg b{font-size:24px}
@property --p{syntax:"<number>";inherits:true;initial-value:0}
.calc-mini{width:120px;padding:14px;border-radius:16px;background:var(--soft)}
.calc-mini span{font:500 11.5px/1 var(--mono);color:var(--muted)}
.calc-mini b{display:block;font:600 26px/1.1 var(--sans);letter-spacing:-.04em;margin:6px 0 8px}
.spark{display:flex;align-items:flex-end;gap:4px;height:34px}
.spark i{flex:1;background:var(--accent);border-radius:3px;opacity:.85}
.phone{align-self:center;width:210px;border-radius:30px;padding:8px;background:#26282C;box-shadow:0 30px 60px -20px rgba(0,0,0,.6)}
.phone__in{background:#fff;color:var(--ink);border-radius:23px;padding:20px 14px 16px;display:grid;gap:10px}
.phone__hi{font:600 17px/1 var(--sans);letter-spacing:-.03em}
.phone__card{background:var(--ink);color:#fff;border-radius:14px;padding:12px 14px;display:grid}
.phone__card small{font-size:11px;opacity:.7}.phone__card b{font:600 22px/1.2 var(--sans);letter-spacing:-.03em}
.phone__row{display:flex;align-items:center;gap:8px;font-size:12.5px;padding:9px 10px;border-radius:12px;background:var(--soft)}

/* services cards */
.svcs{display:grid;grid-template-columns:repeat(5,1fr);gap:12px}
.svc{position:relative;display:flex;flex-direction:column;padding:24px 22px 64px;border-radius:var(--r);background:var(--soft);text-decoration:none;transition:background .3s,transform .3s var(--ease)}
.svc:hover{background:var(--soft-2);transform:translateY(-3px)}
.svc__ic{width:46px;height:46px;border-radius:14px;background:#fff;display:grid;place-items:center;color:var(--accent-ink);margin-bottom:36px}
.svc p{color:var(--muted);font-size:14.5px;margin:0}
.svc__go{position:absolute;left:22px;bottom:22px;color:var(--ink);transition:transform .3s var(--ease)}
.svc:hover .svc__go{transform:translateX(4px)}
@media (max-width:1100px){.svcs{grid-template-columns:repeat(3,1fr)}}
@media (max-width:700px){.svcs{grid-template-columns:1fr 1fr}}
@media (max-width:460px){.svcs{grid-template-columns:1fr}}

/* steps */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);gap:12px;counter-reset:s}
.steps--4{grid-template-columns:repeat(4,1fr)}
.step{background:#fff;border-radius:var(--r);padding:24px 22px 26px}
.sec:not(.sec--soft) .step{background:var(--soft)}
.step__n{display:block;font:500 13px/1 var(--mono);color:var(--accent-ink);margin-bottom:40px}
.step p{color:var(--muted);font-size:14.5px;margin:0}
@media (max-width:1000px){.steps,.steps--4{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.steps,.steps--4{grid-template-columns:1fr}}

/* quotes */
.q{max-width:1040px}
.q__stage{display:grid}
.q__s{grid-area:1/1;margin:0;opacity:0;transform:translateY(10px);transition:opacity .6s var(--ease),transform .6s var(--ease);pointer-events:none}
.q__s.is-on{opacity:1;transform:none;pointer-events:auto}
.q__s blockquote{margin:0;font:500 clamp(28px,3.6vw,50px)/1.12 var(--sans);letter-spacing:-.04em;text-wrap:balance}
.q__s figcaption{display:flex;align-items:center;gap:14px;margin-top:36px}
.q__s figcaption small{display:block;color:var(--muted);font-size:14px}
.q__av{width:48px;height:48px;border-radius:50%;background:var(--accent-soft);color:var(--accent-ink);display:grid;place-items:center;font-weight:600}
.q__nav{display:flex;align-items:center;gap:14px;margin-top:40px}
.q__n{font:500 13px/1 var(--mono);color:var(--muted);min-width:40px;text-align:center}

/* contact + forms */
.clist{list-style:none;margin:32px 0 0;padding:0;display:grid;gap:8px}
.clist li{display:grid;grid-template-columns:44px 1fr;gap:14px;align-items:center;padding:12px;border-radius:var(--r);background:#fff}
.sec:not(.sec--soft) .clist li{background:var(--soft)}
.clist li>.ic{width:44px;height:44px;padding:11px;border-radius:12px;background:var(--accent-soft);color:var(--accent-ink)}
.clist small{display:block;font:500 12px/1.2 var(--mono);color:var(--muted);margin-bottom:3px}
.clist a,.clist span{font-size:16px;text-decoration:none;font-weight:500}
.clist a:hover{text-decoration:underline}
.clist--cards{margin-top:0}
.form{position:relative;background:#fff;border-radius:var(--r-l);padding:clamp(22px,3vw,36px);box-shadow:0 0 0 1px var(--line)}
.sec--soft .form{box-shadow:var(--sh)}
.form__head{margin-bottom:22px}.form__head p{color:var(--muted);margin:6px 0 0}
.form__grid{display:grid;grid-template-columns:1fr 1fr;gap:14px;margin-bottom:20px}
.form__grid--1{grid-template-columns:1fr}
.f{display:flex;flex-direction:column;gap:6px;min-width:0}
.f--wide{grid-column:1/-1}
.f label{font:500 14px/1.3 var(--sans)}
.req{color:var(--accent-ink)}
.f input,.f select,.f textarea{width:100%;min-height:50px;padding:12px 14px;font:400 16px/1.4 var(--sans);background:var(--soft);border:1px solid transparent;border-radius:14px;transition:border-color .2s,background .2s,box-shadow .2s;appearance:none;-webkit-appearance:none}
.f select{background:var(--soft) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%230F1012' stroke-width='1.6'%3E%3Cpath d='m1 1.5 5 5 5-5'/%3E%3C/svg%3E") no-repeat right 16px center;padding-right:40px}
.f textarea{resize:vertical;min-height:110px}
.f input:hover,.f select:hover,.f textarea:hover{background-color:var(--soft-2)}
.f input:focus,.f select:focus,.f textarea:focus{outline:none;background-color:#fff;border-color:var(--ink);box-shadow:0 0 0 4px rgba(234,122,44,.22)}
.f.bad input,.f.bad select,.f.bad textarea{border-color:#B3261E;background:#FFF6F5}
.f__msg{font-size:13px;color:#B3261E;margin:0}
.form__err,.book__err{background:#FBEAE8;color:#8C1D18;padding:11px 14px;border-radius:12px;font-size:14px;margin:0 0 14px}
.form__ok{position:absolute;inset:0;background:#fff;border-radius:var(--r-l);display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:40px;animation:fade .4s var(--ease)}
.form__ok p{color:var(--muted);max-width:36ch}
.ok{width:64px;height:64px;border-radius:50%;background:var(--ink);color:var(--accent-2);display:grid;place-items:center;margin-bottom:18px;animation:pop .5s var(--out)}
@keyframes pop{from{transform:scale(.6);opacity:0}to{transform:none;opacity:1}}
.btn.is-loading{pointer-events:none;opacity:.7}
@media (max-width:560px){.form__grid{grid-template-columns:1fr}}

/* page hero */
.ph{padding:clamp(28px,4vw,48px) 0 clamp(40px,5vw,72px)}
.ph--plain{padding-bottom:clamp(24px,3vw,40px)}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;font:500 13px/1 var(--sans);color:var(--muted);margin-bottom:clamp(28px,4vw,48px)}
.crumbs a{text-decoration:none}.crumbs a:hover{color:var(--ink)}
.ph__grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,72px);align-items:end}
.ph__txt{padding-bottom:8px}
.ph__media{border-radius:var(--r-l);overflow:hidden;aspect-ratio:5/4;background:var(--soft-2)}
.ph__media img{width:100%;height:100%;object-fit:cover;animation:zoomout 1.6s var(--out) both}
@keyframes zoomout{from{transform:scale(1.1)}to{transform:none}}
@media (max-width:900px){.ph__grid{grid-template-columns:1fr}.ph__media{aspect-ratio:4/3}}

/* listing filters */
.bar{display:flex;flex-wrap:wrap;align-items:center;gap:12px 28px;padding:10px 10px 10px 18px;background:#fff;border-radius:999px;box-shadow:0 0 0 1px var(--line);position:sticky;top:calc(var(--hdr) + 10px);z-index:20}
.bar__g{display:flex;align-items:center;gap:6px;flex-wrap:wrap}
.bar__l{font:500 12px/1 var(--mono);color:var(--muted);margin-right:4px}
.chip{height:38px;padding:0 15px;border-radius:999px;border:0;background:var(--soft);font:500 14px/1 var(--sans);transition:background .2s,color .2s}
.chip:hover{background:var(--soft-2)}
.chip[aria-pressed=true]{background:var(--ink);color:#fff}
.seg{margin-left:auto;display:flex;padding:4px;border-radius:999px;background:var(--soft)}
.seg button{display:inline-flex;align-items:center;gap:7px;height:34px;padding:0 14px;border-radius:999px;border:0;background:none;font:500 14px/1 var(--sans);color:var(--muted)}
.seg button[aria-pressed=true]{background:#fff;color:var(--ink);box-shadow:var(--sh)}
.count{font:500 13px/1 var(--mono);color:var(--muted);margin:24px 4px}
.empty{padding:40px 0;color:var(--ink-2)}
.grid2 .pc.out{display:none}
@media (max-width:760px){.bar{position:static;border-radius:var(--r);padding:14px}.seg{margin-left:0}}

/* maps */
.map{height:min(64vh,540px);border-radius:var(--r-l);overflow:hidden;background:var(--soft-2);z-index:1}
.map--one{height:460px}.map--office{height:300px;margin-top:12px;border-radius:var(--r)}
.maps{display:grid;grid-template-columns:1.6fr 1fr;gap:16px}
.maps.one{grid-template-columns:1fr}
.maps__h{font:600 22px/1.2 var(--sans);letter-spacing:-.03em;margin:0 0 12px;display:flex;align-items:baseline;gap:10px;flex-wrap:wrap}
.maps__h small{font:500 12.5px/1.2 var(--mono);color:var(--muted);letter-spacing:0}
@media (max-width:800px){.maps{grid-template-columns:1fr}.maps .map{height:380px}}
.leaflet-tile-pane{filter:grayscale(.6) contrast(.95) brightness(1.03)}
.leaflet-container{font-family:var(--sans)}
.leaflet-popup-content-wrapper{border-radius:18px;box-shadow:var(--sh-l)}
.mpin{width:40px;height:40px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font:600 14px/1 var(--sans);box-shadow:0 0 0 4px rgba(255,255,255,.9),0 8px 20px rgba(0,0,0,.25)}
.mpin--a{background:var(--accent);color:var(--ink)}
.mpop{display:grid;grid-template-columns:92px 1fr;gap:12px;align-items:center;min-width:250px}
.mpop img{width:92px;height:70px;object-fit:cover;border-radius:10px}
.mpop strong{display:block;font:600 17px/1.2 var(--sans);letter-spacing:-.02em}
.mpop span{font-size:13px;color:var(--muted)}
.mpop a{font-size:13px;font-weight:600;color:var(--ink)}

/* property page */
.pt{padding:clamp(24px,3vw,40px) 0 0}
.pt .crumbs{margin-bottom:28px}
.pt__head{display:flex;justify-content:space-between;align-items:flex-end;gap:20px;flex-wrap:wrap;margin-bottom:28px}
.pt__loc{display:flex;align-items:center;gap:8px;color:var(--ink-2);font-size:17px;margin:16px 0 0}
.pt__act{display:flex;gap:8px}
.mos{position:relative;display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:290px 290px;gap:8px;border-radius:var(--r-l);overflow:hidden}
.mos__i{position:relative;padding:0;border:0;background:var(--soft-2);overflow:hidden;cursor:zoom-in}
.mos__i img{width:100%;height:100%;object-fit:cover;transition:transform 1s var(--out),filter .3s}
.mos__i:hover img{transform:scale(1.04);filter:brightness(.92)}
.mos__i--0{grid-row:1/3}
.mos__all{position:absolute;right:16px;bottom:16px}
@media (max-width:900px){.mos{grid-template-columns:1fr 1fr;grid-template-rows:320px 150px}.mos__i--0{grid-column:1/3;grid-row:1}.mos__i--3,.mos__i--4{display:none}}
@media (max-width:560px){.mos{grid-template-rows:280px 120px;border-radius:22px}.pt__act .btn--line{display:none}}
.pb{display:grid;grid-template-columns:minmax(0,1fr) 400px;gap:clamp(40px,6vw,88px);align-items:start}
.pb__side{position:sticky;top:calc(var(--hdr) + 20px);min-width:0}
.pb__main{min-width:0}
.book{min-width:0}
@media (max-width:1100px){.pb{grid-template-columns:minmax(0,1fr)}.pb__side{position:static;max-width:560px}}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:8px;margin:0}
.fact{background:var(--soft);border-radius:var(--r);padding:18px}
.fact dt{font:500 12px/1 var(--mono);color:var(--muted);margin-bottom:12px}
.fact dd{margin:0;font:600 20px/1.15 var(--sans);letter-spacing:-.03em}
@media (max-width:640px){.facts{grid-template-columns:1fr 1fr}}
.feats{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:8px}
.feat{display:grid;grid-template-columns:44px 1fr;gap:14px;padding:16px;border-radius:var(--r);border:1px solid var(--line)}
.feat__ic{width:44px;height:44px;border-radius:12px;background:var(--accent-soft);color:var(--accent-ink);display:grid;place-items:center}
.feat p{margin:0;color:var(--muted);font-size:14.5px}
@media (max-width:640px){.feats{grid-template-columns:1fr}}
.g{columns:4 240px;column-gap:8px}
.g__i{position:relative;display:block;width:100%;margin:0 0 8px;padding:0;border:0;background:var(--soft-2);border-radius:14px;overflow:hidden;break-inside:avoid;cursor:zoom-in}
.g__i img{width:100%;height:auto;transition:transform .8s var(--out)}
.g__i:hover img{transform:scale(1.04)}

/* viewing scheduler */
.book{background:#fff;border-radius:var(--r-l);padding:24px;box-shadow:var(--sh-l),0 0 0 1px var(--line)}
.book__k{font:500 12.5px/1 var(--mono);color:var(--accent-ink);margin:0 0 10px}
.book .h3{margin-bottom:16px}
.days{display:grid;grid-auto-flow:column;grid-auto-columns:64px;gap:6px;overflow-x:auto;padding-bottom:6px;scrollbar-width:thin;scroll-snap-type:x mandatory}
.day{scroll-snap-align:start;display:flex;flex-direction:column;align-items:center;gap:3px;padding:10px 0;border-radius:16px;border:1px solid var(--line);background:#fff;transition:border-color .2s,background .2s,color .2s}
.day small{font:500 11.5px/1 var(--mono);color:var(--muted)}
.day b{font:600 22px/1.1 var(--sans);letter-spacing:-.03em}
.day:hover{border-color:var(--ink)}
.day[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:#fff}
.day[aria-pressed=true] small{color:rgba(255,255,255,.7)}
.times{display:grid;grid-template-columns:repeat(3,1fr);gap:6px;margin-bottom:18px}
.time{height:44px;border-radius:12px;border:1px solid var(--line);background:#fff;font:500 14.5px/1 var(--mono);transition:border-color .2s,background .2s,color .2s}
.time:hover{border-color:var(--ink)}
.time[aria-pressed=true]{background:var(--accent);border-color:var(--accent);color:var(--ink)}
.back{display:inline-flex;align-items:center;gap:6px;border:0;background:none;padding:4px 0;color:var(--muted);font:500 14px/1 var(--sans);margin-bottom:14px}
.back:hover{color:var(--ink)}
.book__sum{display:flex;align-items:center;gap:10px;padding:14px;border-radius:14px;background:var(--accent-soft);color:var(--accent-ink);font-weight:500;margin:0 0 16px}
.book__done{text-align:center;display:flex;flex-direction:column;align-items:center}
.book__done p{color:var(--muted)}
.book__done .btn{margin-top:10px}
.side-call{display:flex;justify-content:space-between;align-items:center;gap:12px;padding:16px 8px 0;font-size:15px;color:var(--muted)}
.side-call a{display:inline-flex;align-items:center;gap:8px;font-weight:600;color:var(--ink);text-decoration:none}
.mbar{position:fixed;left:10px;right:10px;bottom:10px;z-index:90;display:none;align-items:center;justify-content:space-between;gap:12px;padding:10px 10px 10px 18px;background:rgba(255,255,255,.94);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-radius:999px;box-shadow:var(--sh-l),0 0 0 1px var(--line);transform:translateY(130%);transition:transform .4s var(--out)}
.mbar b{display:block;font-size:15px;letter-spacing:-.02em}.mbar small{color:var(--muted);font-size:12.5px}
.mbar.is-on{transform:none}
@media (max-width:1100px){.mbar{display:flex}}

/* lightbox */
.lb{width:100vw;height:100vh;height:100dvh;max-width:none;max-height:none;margin:0;padding:0;border:0;background:rgba(10,11,12,.97);color:#fff;display:none;flex-direction:column}
.lb[open]{display:flex;animation:fade .25s var(--ease)}
.lb::backdrop{background:rgba(10,11,12,.9)}
.lb__top{display:flex;justify-content:space-between;align-items:center;padding:14px var(--gut)}
.lb__c{font:500 13px/1 var(--mono);color:rgba(255,255,255,.7)}
.lb__stage{flex:1;min-height:0;display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:16px;padding:0 var(--gut)}
.lb__fig{margin:0;height:100%;min-height:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;touch-action:pan-y}
.lb__fig img{max-width:100%;max-height:calc(100% - 36px);object-fit:contain;border-radius:14px;transition:opacity .2s}
.lb__fig figcaption{font-size:14px;color:rgba(255,255,255,.7)}
.lb__strip{display:flex;gap:6px;overflow-x:auto;padding:12px var(--gut) 18px;scrollbar-width:thin}
.lb__strip button{flex:none;width:72px;height:54px;padding:0;border:2px solid transparent;border-radius:10px;overflow:hidden;opacity:.45;background:none;transition:opacity .2s,border-color .2s}
.lb__strip button[aria-current=true]{opacity:1;border-color:var(--accent)}
.lb__strip img{width:100%;height:100%;object-fit:cover}
@media (max-width:640px){.lb__stage{grid-template-columns:1fr;padding:0 8px}.lb__prev,.lb__next{position:absolute;bottom:92px;z-index:2}.lb__prev{left:16px}.lb__next{right:16px}}

/* tiles */
.tiles{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.tiles--4{grid-template-columns:repeat(4,1fr)}
.tile{padding:24px 22px;border-radius:var(--r);background:var(--soft)}
.sec--soft .tile{background:#fff}
.tile__ic{width:46px;height:46px;border-radius:14px;background:#fff;color:var(--accent-ink);display:grid;place-items:center;margin-bottom:28px}
.sec--soft .tile__ic{background:var(--accent-soft)}
.tile p{color:var(--muted);font-size:14.5px;margin:0}
@media (max-width:900px){.tiles,.tiles--4{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.tiles,.tiles--4{grid-template-columns:1fr}}

/* yield calculator */
.calc{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.calc__in,.calc__out{background:#fff;border-radius:var(--r-l);padding:clamp(22px,3vw,36px)}
.calc__in{display:grid;gap:22px}
.rng__h{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:10px}
.rng label{font:500 15px/1.3 var(--sans)}
.rng output{font:600 18px/1 var(--sans);letter-spacing:-.02em;font-variant-numeric:tabular-nums}
input[type=range]{-webkit-appearance:none;appearance:none;width:100%;height:28px;background:transparent;margin:0;cursor:pointer;--v:50%}
input[type=range]::-webkit-slider-runnable-track{height:6px;border-radius:6px;background:linear-gradient(90deg,var(--ink) var(--v),var(--soft-2) var(--v))}
input[type=range]::-moz-range-track{height:6px;border-radius:6px;background:var(--soft-2)}
input[type=range]::-moz-range-progress{height:6px;border-radius:6px;background:var(--ink)}
input[type=range]::-webkit-slider-thumb{-webkit-appearance:none;width:24px;height:24px;border-radius:50%;background:#fff;border:2px solid var(--ink);margin-top:-9px;box-shadow:var(--sh);transition:transform .15s}
input[type=range]::-moz-range-thumb{width:20px;height:20px;border-radius:50%;background:#fff;border:2px solid var(--ink)}
input[type=range]:active::-webkit-slider-thumb{transform:scale(1.15)}
.calc__out{background:var(--dark);color:var(--on-dark);display:flex;flex-direction:column;gap:22px}
.kpis{display:grid;grid-template-columns:1fr 1fr;gap:8px}
.kpi{background:var(--dark-2);border-radius:var(--r);padding:18px}
.kpi--wide{grid-column:1/-1}
.kpi small{display:block;font:500 12px/1.2 var(--mono);color:var(--on-dark-m);margin-bottom:10px}
.kpi b{font:600 clamp(32px,3.4vw,46px)/1 var(--sans);letter-spacing:-.05em;font-variant-numeric:tabular-nums}
.kpi--wide b.neg{color:#FF9B8A}
.split-bar{display:flex;height:14px;border-radius:14px;overflow:hidden;background:var(--dark-2);gap:2px}
.split-bar i{display:block;height:100%;transition:flex-basis .5s var(--ease);flex:0 0 0}
.sw--fee,.split-bar [data-b=fee]{background:#7C7F86}.sw--mort,.split-bar [data-b=mort]{background:#4B4E55}.sw--costs,.split-bar [data-b=costs]{background:#A9A7A2}.sw--void,.split-bar [data-b=void]{background:#D8D4CC}.sw--you,.split-bar [data-b=you]{background:var(--accent)}
.legend{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:8px 16px;font-size:14px;color:var(--on-dark-m)}
.legend li{display:flex;align-items:center;gap:8px}
.legend b{margin-left:auto;color:var(--on-dark);font-weight:500;font-variant-numeric:tabular-nums}
.sw{width:10px;height:10px;border-radius:3px;flex:none}
.calc__out .fine{color:var(--on-dark-m)}
.calc__out .btn--ink{background:#fff;color:var(--ink)}
@media (max-width:900px){.calc{grid-template-columns:1fr}}
@media (max-width:420px){.legend{grid-template-columns:1fr}}

/* compliance checker */
.chks{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.chk{display:grid;grid-template-columns:28px 1fr;gap:14px;align-items:start;padding:16px 18px;border-radius:var(--r);background:var(--soft);cursor:pointer;transition:background .2s,box-shadow .2s;position:relative}
.chk:hover{background:var(--soft-2)}
.chk input{position:absolute;opacity:0;width:1px;height:1px}
.chk__box{width:28px;height:28px;border-radius:9px;border:1.5px solid var(--line-2);background:#fff;display:grid;place-items:center;color:transparent;transition:background .2s,border-color .2s,color .2s,transform .2s}
.chk input:checked+.chk__box{background:var(--ink);border-color:var(--ink);color:#fff;transform:scale(1.05)}
.chk input:focus-visible+.chk__box{outline:2px solid var(--accent);outline-offset:3px}
.chk:has(input:checked){background:var(--ok-soft)}
.chk__t b{display:block;font-weight:600}
.chk__t small{display:block;color:var(--muted);font-size:14px;margin-top:2px}
.chk-score{display:flex;align-items:center;gap:20px;margin:32px 0 28px;padding:18px;border-radius:var(--r-l);background:var(--soft)}
.chk-score .ring::before{background:var(--soft)}
.chk-score__t{display:block;font:600 20px/1.2 var(--sans);letter-spacing:-.02em}
.chk-score p{margin:4px 0 0;color:var(--muted);font-size:14.5px}

/* sticky scrollytelling */
.sty{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px)}
.sty__list{list-style:none;margin:0;padding:0}
.sty__s{padding:12vh 0;opacity:.3;transition:opacity .5s var(--ease)}
.sty__s:first-child{padding-top:0}.sty__s:last-child{padding-bottom:20vh}
.sty__s.is-on{opacity:1}
.sty__s .step__n{margin-bottom:20px;color:var(--accent-2)}
.sty__s .h3{font-size:clamp(28px,3vw,42px);letter-spacing:-.04em}
.sty__s p{font-size:17px;max-width:40ch;margin-top:14px}
.sty__media{position:sticky;top:calc(var(--hdr) + 40px);height:min(70vh,620px);border-radius:var(--r-l);overflow:hidden;background:var(--dark-2)}
.sty__img{position:absolute;inset:0;opacity:0;transition:opacity .8s var(--ease)}
.sty__img.is-on{opacity:1}
.sty__img img{width:100%;height:100%;object-fit:cover;transform:scale(1.06);transition:transform 1.4s var(--out)}
.sty__img.is-on img{transform:none}
@media (max-width:900px){.sty{grid-template-columns:1fr}.sty__media{display:none}.sty__s{padding:0 0 36px;opacity:1}.sty__s:last-child{padding-bottom:0}}

/* accordions */
.accs{border-top:1px solid var(--line)}
.acc{border-bottom:1px solid var(--line)}
.acc summary{list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:20px 0;cursor:pointer;font:500 17px/1.4 var(--sans);letter-spacing:-.01em}
.acc summary::-webkit-details-marker{display:none}
.acc__i{width:34px;height:34px;border-radius:50%;background:var(--soft);display:grid;place-items:center;flex:none;transition:transform .35s var(--ease),background .2s}
.acc[open] .acc__i{transform:rotate(45deg);background:var(--ink);color:#fff}
.acc__a p{color:var(--ink-2);margin:0;padding:0 50px 22px 0;max-width:68ch}
.split--contact .accs{margin:32px 0 18px}
.fq-g{margin-bottom:56px}.fq-g .h3{margin-bottom:12px}
.fq-g.out,.acc.out{display:none}
.search{position:relative;margin-top:32px;max-width:600px}
.search .ic{position:absolute;left:20px;top:50%;transform:translateY(-50%);color:var(--muted)}
.search input{width:100%;height:60px;padding:0 20px 0 54px;font:400 17px var(--sans);border:1px solid transparent;border-radius:999px;background:var(--soft)}
.search input:focus{outline:none;background:#fff;border-color:var(--ink);box-shadow:0 0 0 4px rgba(234,122,44,.22)}
mark{background:var(--accent-soft);color:var(--accent-ink);padding:0 2px;border-radius:4px}

/* tenants */
.ilist{list-style:none;margin:28px 0 0;padding:0;display:grid;gap:8px}
.ilist li{display:grid;grid-template-columns:44px 1fr;gap:14px;align-items:center;padding:14px;border-radius:var(--r);background:#fff}
.ilist li>.ic{width:44px;height:44px;padding:11px;border-radius:12px;background:var(--accent-soft);color:var(--accent-ink)}
.ilist b{display:block;font-weight:600}.ilist span{color:var(--muted);font-size:14.5px}
.portal-cta{display:grid;grid-template-columns:1.1fr 1fr;gap:32px;align-items:center;background:var(--dark);color:#fff;border-radius:var(--r-l);padding:clamp(28px,5vw,64px);overflow:hidden}
.portal-cta p{color:var(--on-dark-m);max-width:46ch;margin-top:18px}
.portal-cta__ui{display:grid;gap:12px;justify-items:end}
.pui{background:#fff;color:var(--ink);border-radius:var(--r);padding:18px;width:min(100%,420px);box-shadow:0 30px 60px -20px rgba(0,0,0,.5)}
.pui__h{display:flex;align-items:center;gap:8px;font-weight:600;font-size:14.5px;margin-bottom:16px}
.pui--sm{width:220px;display:grid;margin-right:40px}
.pui--sm small{color:var(--muted);font-size:12px}.pui--sm b{font:600 28px/1.1 var(--sans);letter-spacing:-.04em}
.track{display:grid;grid-template-columns:repeat(4,1fr);gap:4px;counter-reset:t}
.track span{position:relative;padding-top:14px;font-size:11.5px;color:var(--muted)}
.track span::before{content:"";position:absolute;top:0;left:0;right:0;height:4px;border-radius:4px;background:var(--soft-2)}
.track .is-done::before{background:var(--ink)}
.track .is-on{color:var(--ink);font-weight:600}
.track .is-on::before{background:linear-gradient(90deg,var(--accent) 60%,var(--soft-2) 60%)}
@media (max-width:900px){.portal-cta{grid-template-columns:1fr}.portal-cta__ui{justify-items:start}.pui--sm{margin:0}}

/* portal demo */
.portal-pg .ftr__cta{display:none}
.portal{background:var(--soft);min-height:calc(100vh - var(--hdr));padding-bottom:80px}
.demo-note{display:flex;justify-content:center;align-items:center;gap:8px;padding:10px var(--gut);background:var(--accent-soft);color:var(--accent-ink);font-size:14px;font-weight:500;text-align:center}
.portal__in{display:grid;grid-template-columns:260px 1fr;gap:24px;padding-top:28px}
.portal__nav{position:sticky;top:calc(var(--hdr) + 20px);align-self:start;background:#fff;border-radius:var(--r-l);padding:12px}
.who{display:flex;align-items:center;gap:12px;padding:10px 10px 18px;border-bottom:1px solid var(--line);margin-bottom:8px}
.who__av{width:42px;height:42px;border-radius:50%;background:var(--ink);color:#fff;display:grid;place-items:center;font-weight:600}
.who b{display:block;font-size:15px}.who small{color:var(--muted);font-size:13px}
.portal__nav nav{display:grid;gap:2px}
.portal__nav [role=tab]{display:flex;align-items:center;gap:12px;height:46px;padding:0 12px;border-radius:14px;border:0;background:none;text-align:left;font:500 15px/1 var(--sans);color:var(--ink-2);transition:background .2s,color .2s}
.portal__nav [role=tab]:hover{background:var(--soft)}
.portal__nav [role=tab][aria-selected=true]{background:var(--ink);color:#fff}
.nb{margin-left:auto;min-width:22px;height:22px;padding:0 6px;border-radius:999px;background:var(--accent);color:var(--ink);font:600 12px/22px var(--sans);text-align:center}
.portal__main{min-width:0}
.pp{animation:fadeup .4s var(--out)}
.pp>.h2{font-size:clamp(28px,3.2vw,42px);margin-bottom:24px}
.pp__h{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-bottom:24px}
.pp__h .h2{font-size:clamp(28px,3.2vw,42px)}
.pgrid{display:grid;grid-template-columns:repeat(2,1fr);gap:12px}
.pcard{background:#fff;border-radius:var(--r);padding:20px;display:flex;flex-direction:column;gap:6px}
.pcard small{font:500 12px/1.2 var(--mono);color:var(--muted)}
.pcard span{color:var(--muted);font-size:14.5px}
.pcard .big{font:600 36px/1.05 var(--sans);letter-spacing:-.05em}
.pcard .unit{font-size:16px;letter-spacing:-.01em;color:var(--muted);font-weight:500}
.pcard .link{margin-top:auto;align-self:flex-start}
.pcard--home{flex-direction:row;align-items:center;gap:16px}
.pcard--home img{width:110px;height:84px;object-fit:cover;border-radius:12px;flex:none}
.pcard--home b{display:block;font-size:18px;letter-spacing:-.02em;margin-top:4px}
.ok-t{color:var(--ok)}
.prog{height:6px;border-radius:6px;background:var(--soft-2);overflow:hidden;margin:6px 0 2px}
.prog i{display:block;height:100%;background:var(--accent);border-radius:6px}
.qa{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}
.qa__b{display:flex;flex-direction:column;align-items:flex-start;gap:24px;padding:18px;border-radius:var(--r);border:0;background:#fff;text-decoration:none;text-align:left;font:500 15px/1.3 var(--sans);transition:transform .2s var(--ease),box-shadow .2s}
.qa__b .ic{color:var(--accent-ink)}
.qa__b:hover{transform:translateY(-2px);box-shadow:var(--sh)}
@media (max-width:900px){.portal__in{grid-template-columns:minmax(0,1fr)}.portal__nav{position:static;padding:8px;min-width:0}.who{display:none}.portal__nav nav{display:flex;overflow-x:auto;scrollbar-width:none}.portal__nav [role=tab]{flex:none}.qa{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.pgrid{grid-template-columns:1fr}}
.wiz{background:#fff;border-radius:var(--r-l);padding:clamp(20px,3vw,32px);margin-bottom:16px;animation:fadeup .4s var(--out)}
.wiz__steps{display:flex;gap:6px;margin-bottom:22px}
.wiz__steps span{flex:1;padding-top:12px;border-top:3px solid var(--soft-2);font:500 12.5px/1 var(--mono);color:var(--muted);transition:border-color .3s,color .3s}
.wiz__steps .is-on{border-color:var(--ink);color:var(--ink)}
.wiz .h3{margin-bottom:18px}
.cats{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}
.cat{display:flex;flex-direction:column;align-items:flex-start;gap:18px;padding:16px;border-radius:16px;border:1px solid var(--line);background:#fff;text-align:left;font:500 14.5px/1.3 var(--sans);transition:border-color .2s,background .2s,transform .2s}
.cat .ic{color:var(--accent-ink)}
.cat:hover{border-color:var(--ink);transform:translateY(-2px)}
@media (max-width:640px){.cats{grid-template-columns:1fr 1fr}}
.drop{display:flex;align-items:center;gap:14px;margin-top:14px;padding:18px;border-radius:16px;border:1.5px dashed var(--line-2);cursor:pointer;transition:border-color .2s,background .2s}
.drop:hover{border-color:var(--ink);background:var(--soft)}
.drop input{position:absolute;opacity:0;width:1px;height:1px}
.drop:focus-within{outline:2px solid var(--accent);outline-offset:2px}
.drop b{display:block}.drop small{color:var(--muted)}
.thumbs{display:flex;gap:8px;flex-wrap:wrap;margin-top:10px}
.thumbs img{width:72px;height:72px;object-fit:cover;border-radius:12px}
.wiz__nav{display:flex;justify-content:space-between;gap:10px;margin-top:20px}
.urg{display:grid;gap:8px}
.urg__o{position:relative;cursor:pointer}
.urg__o input{position:absolute;opacity:0}
.urg__o span{display:block;padding:16px 18px;border-radius:16px;border:1px solid var(--line);transition:border-color .2s,background .2s}
.urg__o b{display:block}.urg__o small{color:var(--muted)}
.urg__o input:checked+span{border-color:var(--ink);background:var(--soft);box-shadow:inset 0 0 0 1px var(--ink)}
.urg__o input:focus-visible+span{outline:2px solid var(--accent);outline-offset:2px}
.reqs{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.req-i{background:#fff;border-radius:var(--r);padding:20px;animation:fadeup .5s var(--out)}
.req-i__h{display:flex;justify-content:space-between;align-items:flex-start;gap:12px;margin-bottom:6px}
.req-i__h b{font-size:17px;letter-spacing:-.02em}
.req-i__h small{font:500 12px/1 var(--mono);color:var(--muted)}
.req-i p{color:var(--muted);font-size:14.5px;margin:0 0 16px}
.req-i .track span{font-size:12px}
.tbl{width:100%;border-collapse:separate;border-spacing:0;background:#fff;border-radius:var(--r);overflow:hidden;margin-top:12px;font-size:15px}
.tbl th{font:500 12px/1 var(--mono);color:var(--muted);text-align:left;padding:16px 18px;border-bottom:1px solid var(--line)}
.tbl td{padding:14px 18px;border-bottom:1px solid var(--line)}
.tbl tr:last-child td{border-bottom:0}
.num{text-align:right;font-variant-numeric:tabular-nums}
@media (max-width:560px){.tbl th:nth-child(2),.tbl td:nth-child(2){display:none}}
.docs{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.docs li{display:grid;grid-template-columns:44px 1fr auto;gap:14px;align-items:center;padding:14px 14px 14px 16px;border-radius:var(--r);background:#fff}
.docs li>.ic{width:44px;height:44px;padding:11px;border-radius:12px;background:var(--soft);color:var(--accent-ink)}
.docs b{display:block;font-weight:500}.docs small{color:var(--muted);font-size:13px}
.chat{background:#fff;border-radius:var(--r-l);overflow:hidden;display:flex;flex-direction:column;height:min(62vh,560px)}
.chat__log{flex:1;overflow-y:auto;padding:24px;display:flex;flex-direction:column;gap:12px}
.msg{max-width:74%;animation:fadeup .35s var(--out)}
.msg p{margin:0;padding:12px 16px;border-radius:18px;background:var(--soft);font-size:15px}
.msg small{display:block;font-size:12px;color:var(--muted);margin:6px 6px 0}
.msg--me{align-self:flex-end;text-align:right}
.msg--me p{background:var(--ink);color:#fff;border-bottom-right-radius:6px}
.msg--them p{border-bottom-left-radius:6px}
.typing p{display:flex;gap:4px;padding:16px}
.typing i{width:7px;height:7px;border-radius:50%;background:var(--muted);animation:blink 1s infinite}
.typing i:nth-child(2){animation-delay:.15s}.typing i:nth-child(3){animation-delay:.3s}
@keyframes blink{0%,100%{opacity:.25}50%{opacity:1}}
.chat__f{display:flex;gap:8px;padding:12px;border-top:1px solid var(--line)}
.chat__f input{flex:1;height:46px;padding:0 18px;border-radius:999px;border:1px solid transparent;background:var(--soft);font-size:16px}
.chat__f input:focus{outline:none;border-color:var(--ink);background:#fff}

/* services page */
.toc{position:sticky;top:var(--hdr);z-index:30;background:rgba(255,255,255,.9);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}
.toc__in{display:flex;gap:6px;overflow-x:auto;padding-top:10px;padding-bottom:10px;scrollbar-width:none}
.toc__in::-webkit-scrollbar{display:none}
.toc a{flex:none;display:inline-flex;align-items:center;gap:8px;height:38px;padding:0 15px;border-radius:999px;font:500 14px/1 var(--sans);text-decoration:none;color:var(--ink-2);background:var(--soft);transition:background .2s,color .2s}
.toc a .ic{color:var(--accent-ink)}
.toc a:hover{background:var(--soft-2)}
.toc a.on{background:var(--ink);color:#fff}.toc a.on .ic{color:var(--accent-2)}
.svlist{display:grid;gap:clamp(72px,9vw,128px)}
.sv{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px);align-items:center;scroll-margin-top:calc(var(--hdr) + 80px)}
.sv:nth-child(even) .sv__media{order:2}
.sv__n{display:block;font:500 13px/1 var(--mono);color:var(--accent-ink);margin-bottom:20px}
.sv__txt>p:not(.lede){color:var(--ink-2);margin-top:16px}
.ticks{list-style:none;margin:24px 0 0;padding:0;display:grid;gap:8px}
.ticks li{display:flex;align-items:center;gap:12px;padding:12px 14px;border-radius:14px;background:var(--soft);font-size:15px}
.ticks .ic{width:24px;height:24px;padding:4px;border-radius:50%;background:var(--ink);color:#fff;flex:none}
@media (max-width:900px){.sv{grid-template-columns:1fr}.sv:nth-child(even) .sv__media{order:0}.sv .rimg{aspect-ratio:4/3}}

/* about */
.mission{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.mission li{background:#fff;border-radius:var(--r-l);padding:28px}
.mission span{display:block;font:500 13px/1 var(--mono);color:var(--accent-ink);margin-bottom:56px}
.mission p{font:500 clamp(20px,1.8vw,24px)/1.3 var(--sans);letter-spacing:-.025em;margin:0}
@media (max-width:860px){.mission{grid-template-columns:1fr}}
.vals{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:12px}
.vals li{background:var(--dark-2);border-radius:var(--r-l);padding:28px}
.vals .h3{color:#fff;margin-bottom:40px}
.vals p{margin:0;font-size:15px}
@media (max-width:900px){.vals{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.vals{grid-template-columns:1fr}}
.nf{min-height:60vh;display:flex;align-items:center}

/* footer */
.ftr{background:var(--dark);color:var(--on-dark-m);margin:0 8px 8px;border-radius:var(--r-l);padding:clamp(56px,7vw,96px) 0 28px;font-size:15px}
.ftr__cta{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;flex-wrap:wrap;padding-bottom:clamp(48px,6vw,80px);border-bottom:1px solid var(--dark-line)}
.ftr__big{font-size:clamp(36px,5.2vw,76px);line-height:.98;letter-spacing:-.05em;color:#fff}
.ftr__big span{color:var(--on-dark-m)}
.ftr__btns{display:flex;flex-wrap:wrap;gap:10px}
.ftr__grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:32px;padding:48px 0}
.ftr__brand p{margin:20px 0 0;max-width:36ch}
.ftr__h{font:500 12px/1 var(--mono);color:var(--accent-2);margin:0 0 18px}
.ftr ul{list-style:none;margin:0;padding:0;display:grid;gap:10px}
.ftr a{color:var(--on-dark);text-decoration:none}.ftr a:hover{color:#fff;text-decoration:underline}
.ftr address{font-style:normal;color:var(--on-dark);margin-bottom:14px;line-height:1.6}
.ftr__bot{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-top:24px;border-top:1px solid var(--dark-line);font-size:13px}
@media (max-width:900px){.ftr__grid{grid-template-columns:1fr 1fr}.ftr__brand{grid-column:1/-1}}
@media (max-width:460px){.ftr{margin:0 4px 4px;border-radius:22px}}

/* reveal */
.js .rv{opacity:0;transform:translateY(24px);transition:opacity .8s var(--out),transform .8s var(--out)}
.js .rv.in{opacity:1;transform:none}
.static .rv{opacity:1!important;transform:none!important;transition:none!important}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}
  .js .rv{opacity:1;transform:none}
  .hero__t .w>span{transform:none}
  .hero__slide img{transform:none!important}
  @view-transition{navigation:none}
}

/* MAI group bar */
.gbar{background:var(--dark);color:var(--on-dark-m);font:500 12.5px/1 var(--sans)}
.gbar__in{max-width:1440px;margin:0 auto;padding:0 var(--gut);height:34px;display:flex;align-items:center;gap:22px}
.gbar__k{font:500 11px/1 var(--mono);letter-spacing:.08em;text-transform:uppercase;color:var(--accent-2)}
.gbar a{display:inline-flex;align-items:center;gap:6px;height:34px;color:var(--on-dark-m);text-decoration:none;position:relative}
.gbar a:hover{color:#fff}
.gbar a[aria-current]{color:#fff}
.gbar a[aria-current]::after{content:"";position:absolute;left:0;right:0;bottom:0;height:2px;background:var(--accent)}
.gbar__r{margin-left:auto}
@media (max-width:640px){.gbar__k,.gbar__r{display:none}.gbar__in{gap:18px}}
.hero__media{height:calc(100svh - var(--hdr) - 110px)}
@media (max-width:560px){.hero__media{height:calc(100svh - var(--hdr) - 74px)}}

/* =================================================================
   MAI Construction additions — same tokens and shapes as MAI Housing v2
   ================================================================= */
.pill--plan{background:var(--accent-soft);color:var(--accent-ink)}
.pill--done{background:var(--ok-soft);color:var(--ok)}
.svcs--6{grid-template-columns:repeat(3,1fr)}
@media (max-width:900px){.svcs--6{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.svcs--6{grid-template-columns:1fr}}
.steps--3{grid-template-columns:repeat(3,1fr)}
@media (max-width:900px){.steps--3{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.steps--3{grid-template-columns:1fr}}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media (max-width:1000px){.grid3{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.grid3{grid-template-columns:1fr}}
.grid2 .pc.out,.grid3 .pc.out{display:none}

/* estimate dock (hero) */
.dock__p--est{grid-template-columns:1.2fr 1fr 1fr auto}
@media (max-width:900px){.dock__p--est{grid-template-columns:1fr 1fr}}

/* build scrubber — Lancaster Road, stage by stage */
.scrub{display:grid;grid-template-columns:1.45fr 1fr;gap:clamp(24px,4vw,64px);align-items:center}
.scrub__stage{position:relative;aspect-ratio:4/3;border-radius:var(--r-l);overflow:hidden;background:var(--dark-2)}
.scrub__stage img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .5s var(--ease)}
.scrub__stage img.is-on{opacity:1}
.scrub__n{position:absolute;left:16px;bottom:16px;height:30px;padding:0 12px;border-radius:999px;background:rgba(255,255,255,.92);color:var(--ink);font:500 12.5px/30px var(--mono)}
.scrub__k{font:500 13px/1 var(--mono);color:var(--accent-2);margin:0 0 14px}
.scrub__t{color:#fff;font-size:clamp(28px,3vw,40px);letter-spacing:-.04em;min-height:1.1em}
.scrub__d{min-height:4.8em;margin-top:14px;font-size:17px}
.scrub input[type=range]{margin-top:24px}
.sec--dark input[type=range]::-webkit-slider-runnable-track{background:linear-gradient(90deg,var(--accent) var(--v),var(--dark-line) var(--v))}
.sec--dark input[type=range]::-moz-range-track{background:var(--dark-line)}
.sec--dark input[type=range]::-moz-range-progress{background:var(--accent)}
.sec--dark input[type=range]::-webkit-slider-thumb{border-color:var(--accent)}
.scrub__ticks{display:grid;grid-template-columns:repeat(var(--n),1fr);gap:4px;margin-top:14px}
.scrub__ticks button{min-height:44px;padding:10px 2px 0;border:0;border-top:3px solid var(--dark-line);background:none;color:var(--on-dark-m);font:500 11.5px/1.25 var(--sans);text-align:left;transition:color .2s,border-color .2s}
.scrub__ticks button[aria-current]{color:#fff;border-color:var(--accent)}
.scrub__ticks button:hover{color:#fff}
.scrub .btn{margin-top:22px}
@media (max-width:900px){.scrub{grid-template-columns:1fr}.scrub__ticks{display:none}}

/* option tiles (estimator) */
.opts{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:8px;border:0;margin:0;padding:0}
.opts legend,.optl{font:500 15px/1.3 var(--sans);margin-bottom:12px;padding:0}
.opt{position:relative;cursor:pointer}
.opt input{position:absolute;opacity:0;inset:0;margin:0;cursor:pointer}
.opt span{display:flex;flex-direction:column;gap:12px;height:100%;padding:16px;border-radius:16px;background:var(--soft);border:1px solid transparent;font:500 14.5px/1.3 var(--sans);transition:background .2s,border-color .2s,box-shadow .2s}
.opt span .ic{color:var(--accent-ink)}
.opt span small{color:var(--muted);font-size:13px;font-weight:400}
.opt:hover span{background:var(--soft-2)}
.opt input:checked+span{background:#fff;border-color:var(--ink);box-shadow:inset 0 0 0 1px var(--ink)}
.opt input:focus-visible+span{outline:2px solid var(--accent);outline-offset:2px}
.opts--3{grid-template-columns:repeat(3,1fr)}
@media (max-width:560px){.opts--3{grid-template-columns:1fr}}
.calc--est .calc__in,.calc--ap .calc__in{box-shadow:0 0 0 1px var(--line)}
.sec--soft .calc--est .calc__in,.sec--soft .calc--ap .calc__in{box-shadow:none}
.rows{margin:0;display:grid;gap:0}
.rows div{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-bottom:1px solid var(--dark-line);font-size:15px}
.rows dt{color:var(--on-dark-m)}
.rows dd{margin:0;font-weight:500;color:var(--on-dark);font-variant-numeric:tabular-nums;white-space:nowrap}
.kpi small[data-o]{margin:8px 0 0}
.verdict{display:inline-flex;align-items:center;gap:10px;align-self:flex-start;height:34px;padding:0 14px;border-radius:999px;background:var(--dark-2);font:500 14px/1 var(--sans);color:var(--on-dark)}
.verdict .dot{background:var(--accent)}
.verdict.is-good .dot{background:#5CC28A}
.split-bar [data-b=land]{background:#7C7F86}.split-bar [data-b=build]{background:var(--accent-2)}.split-bar [data-b=other]{background:#4B4E55}.split-bar [data-b=profit]{background:#F4F2EE}
.split-bar [data-b=struct]{background:var(--accent)}.split-bar [data-b=fit]{background:#F7C9A3}.split-bar [data-b=serv]{background:#7C7F86}.split-bar [data-b=prelim]{background:#4B4E55}
.sw--land{background:#7C7F86}.sw--build{background:var(--accent-2)}.sw--other{background:#4B4E55}.sw--profit{background:#F4F2EE}
.sw--struct{background:var(--accent)}.sw--fit{background:#F7C9A3}.sw--serv{background:#7C7F86}.sw--prelim{background:#4B4E55}

/* area list */
.alist{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.alist a{display:flex;justify-content:space-between;align-items:center;gap:16px;padding:22px 22px;border-radius:var(--r);background:var(--soft);text-decoration:none;transition:background .2s,transform .2s var(--ease)}
.sec--soft .alist a{background:#fff}
.alist a:hover{background:var(--soft-2);transform:translateY(-2px)}
.alist b{display:block;font:600 22px/1.1 var(--sans);letter-spacing:-.03em}
.alist small{display:block;margin-top:6px;color:var(--muted);font-size:14px}
@media (max-width:900px){.alist{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.alist{grid-template-columns:1fr}}

/* elevation drawing */
.elev-card{background:#fff;border-radius:var(--r-l);padding:clamp(20px,3vw,40px)}
.elev{width:100%;height:auto;color:var(--ink)}

/* MAI group cards */
.duo{display:grid;grid-template-columns:1fr auto 1fr;gap:10px;align-items:stretch;margin-top:32px}
.duo>div,.duo>a{display:flex;flex-direction:column;gap:8px;padding:20px;border-radius:var(--r);background:var(--soft);text-decoration:none}
.duo .ic{color:var(--accent-ink)}
.duo b{font:600 19px/1.2 var(--sans);letter-spacing:-.02em}
.duo span{color:var(--muted);font-size:14.5px}
.duo small{margin-top:auto;font:500 12px/1 var(--mono);color:var(--muted)}
.duo__arrow{display:grid;place-items:center;color:var(--accent-ink);background:none!important;padding:0!important}
.duo a:hover{background:var(--soft-2)}
@media (max-width:640px){.duo{grid-template-columns:1fr}.duo__arrow{transform:rotate(90deg)}}
.sv .accs{margin-top:24px}
.mini-est{background:var(--soft);border-radius:var(--r);padding:18px 20px;display:grid;gap:10px;max-width:420px}
.mini-est b{font:600 30px/1.05 var(--sans);letter-spacing:-.045em}
.static .scrub__stage img{transition:none}
@media (max-width:560px){.calc--est .kpi:not(.kpi--wide) b{font-size:26px}}
.sec--dark .ticks li{background:var(--dark-2);color:var(--on-dark)}.sec--dark .ticks .ic{background:var(--accent);color:var(--ink)}.sty__s .ticks{margin-top:20px;max-width:46ch}