/* Constructiva. Design system, second pass.
   White ground, deep slate, gold accent. Montserrat for headings, Inter for
   reading. All sans: the first pass used a display serif and read like a
   magazine rather than a property investment company.
   One file, so a change here changes every page. */

:root{
  /* ground */
  --paper:#FFFFFF;
  --paper-2:#F5F7F8;
  --paper-3:#EAEFF1;
  --card:#FFFFFF;

  /* slate, the brand dark */
  --slate:#1E3A45;
  --slate-2:#27505F;
  --slate-3:#132A33;

  /* text */
  --ink:#16262E;
  --ink-soft:#4A5B63;
  --ink-faint:#64757C;
  --ink-rev:#FFFFFF;
  --ink-rev-soft:#C2D0D5;

  /* gold */
  --gold:#C4941F;         /* fills, rules, buttons */
  --gold-ink:#8C6712;     /* accent text on white, passes contrast */
  --gold-lift:#E9C069;    /* accent text on slate */
  --gold-wash:#FCF6E8;
  --rule:#DCE3E6;
  --rule-rev:rgba(255,255,255,.18);

  --head:"Montserrat",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --sans:"Inter",-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --r:3px;
}

*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-weight:400;
  font-size:17px;line-height:1.66;letter-spacing:-.001em;
  overflow-x:hidden
}
svg{max-width:100%}
img{max-width:100%;display:block}
h1,h2,h3,h4{font-family:var(--head);margin:0;color:var(--ink);letter-spacing:-.02em;line-height:1.16}
h1{font-size:clamp(2.05rem,4.4vw,3.05rem);font-weight:700;line-height:1.1}
h2{font-size:clamp(1.5rem,2.9vw,2.1rem);font-weight:700}
h3{font-size:1.14rem;font-weight:600;letter-spacing:-.01em}
h4{font-size:.76rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-ink)}
p{margin:0 0 1.1rem}
a{color:var(--gold-ink);text-underline-offset:3px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
strong{font-weight:600}

/* ---------- layout ---------- */
.sheet{max-width:1180px;margin:0 auto;padding:0 24px;position:relative;z-index:3}
.col{max-width:700px}
.narrow{max-width:620px}
.pad{padding:clamp(52px,6.5vw,92px) 0}
.pad-s{padding:clamp(34px,4vw,54px) 0}
section{position:relative}

/* ---------- masthead ---------- */
.masthead{border-bottom:1px solid var(--rule);background:rgba(255,255,255,.94);backdrop-filter:blur(12px) saturate(150%);position:sticky;top:0;z-index:50}
.masthead .sheet{display:flex;align-items:center;justify-content:space-between;gap:18px;padding-top:15px;padding-bottom:15px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:11px;text-decoration:none;color:var(--ink)}
.brand svg{width:31px;flex:none;color:var(--gold)}
.brand .mark{width:36px;height:36px;flex:none;display:block}
.brand b{font-family:var(--head);font-size:.95rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;white-space:nowrap;line-height:1.1}
.brand span{font-family:var(--sans);font-size:.63rem;font-weight:500;letter-spacing:.17em;text-transform:uppercase;color:var(--ink-faint);display:block;margin-top:3px}
nav{display:flex;align-items:center;gap:20px;flex-wrap:wrap}
nav a{font-family:var(--head);font-size:.87rem;font-weight:600;letter-spacing:.01em;text-decoration:none;color:var(--ink-soft);white-space:nowrap}
nav a:hover,nav a[aria-current="page"]{color:var(--gold-ink)}
nav a.pill{background:var(--slate);color:#fff;padding:10px 19px;border-radius:2px;letter-spacing:.05em;text-transform:uppercase;font-size:.78rem}
nav a.pill:hover{background:var(--gold);color:var(--ink)}

/* ---------- hero ---------- */
.hero{position:relative;overflow:hidden;background:linear-gradient(180deg,var(--paper) 0%,var(--paper-2) 100%);border-bottom:1px solid var(--rule)}
.hero .sheet{padding-top:clamp(44px,5.5vw,80px);padding-bottom:clamp(44px,5.5vw,80px)}
.hero-grid{display:grid;gap:36px;align-items:center}
.hero.dark{background:linear-gradient(160deg,var(--slate-3) 0%,var(--slate) 62%,var(--slate-2) 100%);border-bottom:0}
.hero.dark h1,.hero.dark h2{color:#fff}
.hero.dark .stand,.hero.dark p{color:var(--ink-rev-soft)}
.hero.dark .eyebrow{color:var(--gold-lift)}
.skyline{position:absolute;left:0;right:0;bottom:-1px;height:min(38vh,260px);z-index:1;opacity:.5;pointer-events:none}
.skyline svg{width:100%;height:100%;display:block}
.eyebrow{font-family:var(--head);font-size:.76rem;font-weight:700;letter-spacing:.16em;text-transform:uppercase;color:var(--gold-ink);margin:0 0 1.05rem}
.stand{font-size:1.13rem;line-height:1.62;color:var(--ink-soft);max-width:56ch;margin-top:1.25rem}
.stand-s{font-size:1.04rem;line-height:1.62;color:var(--ink-soft);max-width:58ch}
.dim{color:var(--ink-soft)}
.faint{color:var(--ink-faint)}
.goldtext{color:var(--gold-ink)}
.rulemark{width:56px;height:3px;background:var(--gold);margin:0 0 1.5rem}

/* ---------- buttons ---------- */
.cta{margin-top:2.1rem;display:flex;flex-direction:column;gap:14px;align-items:flex-start}
.btn{
  display:inline-block;font-family:var(--head);font-size:.83rem;font-weight:700;
  letter-spacing:.09em;text-transform:uppercase;text-decoration:none;text-align:center;
  color:#fff;background:var(--slate);padding:16px 30px;border:2px solid var(--slate);
  border-radius:2px;cursor:pointer;transition:background .18s ease,border-color .18s ease,color .18s ease
}
.btn:hover{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.btn.gold{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.btn.gold:hover{background:var(--slate);border-color:var(--slate);color:#fff}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--rule)}
.btn.ghost:hover{background:var(--slate);border-color:var(--slate);color:#fff}
.btn.block{display:block;width:100%}
.cta-note{font-family:var(--sans);font-size:.98rem;color:var(--ink-soft);max-width:48ch}
.textlink{font-family:var(--head);font-weight:600;font-size:.87rem;letter-spacing:.02em;color:var(--gold-ink)}

/* ---------- bands ---------- */
.band{background:var(--slate);color:var(--ink-rev)}
.band h1,.band h2,.band h3{color:#fff}
.band h4{color:var(--gold-lift)}
.band p,.band .stand,.band .stand-s,.band li,.band dd{color:var(--ink-rev-soft)}
.band a{color:var(--gold-lift)}
.band .rulemark{background:var(--gold-lift)}
.band .btn{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.band .btn:hover{background:#fff;border-color:#fff;color:var(--slate)}
.band .btn.ghost{background:transparent;color:#fff;border-color:var(--rule-rev)}
.band .btn.ghost:hover{background:#fff;color:var(--slate);border-color:#fff}
.band .cta-note{color:var(--ink-rev-soft)}
.band .textlink{color:var(--gold-lift)}
.tint{background:var(--paper-2);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.tint-gold{background:var(--gold-wash);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}

/* ---------- credibility figures ---------- */
.figs{display:grid;gap:1px;margin-top:0;background:var(--rule-rev)}
.fig{padding:30px 24px}
.fig b{display:block;font-family:var(--head);font-size:clamp(1.85rem,3.6vw,2.5rem);font-weight:700;line-height:1;color:var(--gold-lift);letter-spacing:-.03em}
.fig span{display:block;margin-top:10px;font-size:.98rem;line-height:1.5;color:var(--ink-rev-soft);max-width:30ch}

/* ---------- doors ---------- */
.doors{display:grid;gap:22px;margin-top:2.2rem}
.door{
  display:flex;flex-direction:column;background:var(--card);border:1px solid var(--rule);
  border-radius:var(--r);padding:0 0 24px;text-decoration:none;color:var(--ink);overflow:hidden;
  transition:transform .18s ease,box-shadow .18s ease,border-color .18s ease
}
.door:hover{transform:translateY(-3px);box-shadow:0 14px 34px rgba(22,38,46,.11);border-color:var(--gold)}
.door .cap{height:5px;background:var(--gold)}
.door .inner{padding:26px 26px 0}
.door .n{font-family:var(--head);font-size:.72rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-ink);display:block;margin-bottom:11px}
.door h3{margin:0 0 9px}
.door p{font-size:1rem;color:var(--ink-soft);margin:0 0 1.05rem}
.door .go{margin-top:auto;padding:0 26px;font-family:var(--head);font-size:.82rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-ink)}
.door.dark{background:var(--slate);border-color:var(--slate);color:var(--ink-rev)}
.door.dark h3{color:#fff}
.door.dark p{color:var(--ink-rev-soft)}
.door.dark .n,.door.dark .go{color:var(--gold-lift)}
.door.dark:hover{border-color:var(--gold)}

/* ---------- service / strategy cards ---------- */
.strats{display:grid;gap:1px;margin-top:2.2rem;background:var(--rule);border:1px solid var(--rule);border-radius:var(--r);overflow:hidden}
.strat{background:var(--card);padding:30px 26px}
.strat .n{font-family:var(--head);font-size:.72rem;font-weight:700;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-ink);display:block;margin-bottom:12px}
.strat h3{margin:0 0 10px}
.strat p{font-size:1rem;color:var(--ink-soft);margin:0 0 .85rem}
.strat p:last-child{margin:0}
.strat dl{margin:1.05rem 0 0;padding-top:14px;border-top:1px solid var(--rule);display:grid;gap:7px}
.strat dt{font-family:var(--head);font-size:.68rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-faint)}
.strat dd{margin:0 0 6px;font-size:.98rem;color:var(--ink)}
.strat dd:last-child{margin:0}
.band .strats{background:var(--rule-rev);border-color:var(--rule-rev)}
.band .strat{background:var(--slate-2)}
.band .strat dl{border-top-color:var(--rule-rev)}
.band .strat dt{color:var(--gold-lift)}
.band .strat .n{color:var(--gold-lift)}
/* The light-ground rules for .strat, .step and .notice text come later than .band p
   with the same specificity, so on a dark band they won and left grey text on slate
   at 1.2:1. These put light text back: 6.8:1 for paragraphs, 8.8:1 for definitions. */
.band .strat p,.band .step p,.band .notice p,.band .door p{color:#DCE5E8}
.band .strat dd{color:#fff}

/* ---------- numbered steps ---------- */
.steps{counter-reset:s;margin:2.1rem 0 0}
.step{counter-increment:s;position:relative;padding:24px 0 24px 64px;border-top:1px solid var(--rule)}
.step:last-child{border-bottom:1px solid var(--rule)}
.step::before{
  content:counter(s,decimal-leading-zero);position:absolute;left:0;top:26px;
  font-family:var(--head);font-size:.88rem;font-weight:700;letter-spacing:.06em;color:var(--gold-ink)
}
.step h3{margin:0 0 7px}
.step p{margin:0 0 .75rem;font-size:1.02rem;color:var(--ink-soft)}
.step p:last-child{margin:0}
.band .step{border-color:var(--rule-rev)}
.band .step::before{color:var(--gold-lift)}

/* ---------- two-column ticks ---------- */
.fit{display:grid;gap:22px;margin-top:2.1rem}
.fitcol{padding:28px 26px;background:var(--card);border:1px solid var(--rule);border-top:3px solid var(--gold);border-radius:var(--r)}
.fitcol.no{background:var(--paper-2);border-top-color:var(--rule)}
.fit ul{list-style:none;padding:0;margin:1.1rem 0 0}
.fit li{position:relative;padding-left:29px;margin-bottom:13px;font-size:1.01rem;color:var(--ink-soft)}
.fit li:last-child{margin:0}
.fit li svg{position:absolute;left:0;top:.32em;width:17px}

/* ---------- ledger ---------- */
.ledger{width:100%;border-collapse:collapse;margin:1.9rem 0 0;font-size:1rem}
.ledger caption{text-align:left;font-family:var(--head);font-size:.72rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-ink);padding-bottom:12px}
.ledger th,.ledger td{text-align:left;padding:12px 12px 12px 0;border-bottom:1px solid var(--rule);vertical-align:top}
.ledger th{font-family:var(--head);font-size:.7rem;font-weight:700;letter-spacing:.11em;text-transform:uppercase;color:var(--ink-faint)}
.ledger td.num{text-align:right;font-variant-numeric:tabular-nums;white-space:nowrap;padding-right:0}
.ledger tr.total td{font-weight:600;border-bottom:2px solid var(--ink);color:var(--ink)}
.ledger tr.neg td.num{color:#9A4526}
.band .ledger th,.band .ledger td{border-color:var(--rule-rev);color:var(--ink-rev-soft)}
.band .ledger caption{color:var(--gold-lift)}
.band .ledger tr.total td{color:#fff;border-bottom-color:var(--gold-lift)}
.band .ledger tr.neg td.num{color:#EFA98A}
.scroller{overflow-x:auto;-webkit-overflow-scrolling:touch}

/* ---------- panels and callouts ---------- */
.panel{background:var(--card);border:1px solid var(--rule);padding:clamp(26px,3.6vw,40px);border-radius:var(--r)}
.panel h2,.panel h3{margin-bottom:.85rem}
.panel p:last-child{margin:0}
.band .panel{background:var(--slate-2);border-color:var(--rule-rev)}
.notice{border-left:3px solid var(--gold);background:var(--paper-2);padding:20px 24px;margin:1.9rem 0 0;border-radius:0 var(--r) var(--r) 0}
.notice h3{margin:0 0 8px;font-size:1.02rem}
.notice p{margin:0 0 .7rem;font-size:.99rem;color:var(--ink-soft)}
.notice p:last-child{margin:0}
.band .notice{background:rgba(255,255,255,.07);border-left-color:var(--gold-lift)}
.pull{margin:2.1rem 0 0}
.pull blockquote{margin:0;font-family:var(--head);font-size:clamp(1.2rem,2.2vw,1.55rem);font-weight:600;line-height:1.38;letter-spacing:-.02em;color:var(--ink);max-width:36ch}
.pull cite{display:block;margin-top:1rem;font-family:var(--sans);font-style:normal;font-size:.95rem;color:var(--ink-faint)}
.band .pull blockquote{color:#fff}

/* ---------- fee split bar ---------- */
.split{margin:2.1rem 0 0}
.bar{display:flex;height:62px;border-radius:2px;overflow:hidden}
.bar div{display:flex;align-items:center;justify-content:center;font-family:var(--head);font-size:.86rem;font-weight:700;letter-spacing:.05em}
.b-you{flex:70;background:var(--gold);color:var(--ink)}
.b-prov{flex:20;background:rgba(255,255,255,.16);color:#fff}
.b-me{flex:10;background:var(--gold-lift);color:var(--ink)}
.keys{display:grid;gap:18px;margin-top:22px}
.key b{font-family:var(--head);font-size:1.5rem;font-weight:700;display:block;line-height:1.1;color:var(--gold-lift)}
.key p{margin:4px 0 0;font-size:.99rem}

/* ---------- form ---------- */
.formcard{width:100%;max-width:620px;background:var(--card);border:1px solid var(--rule);border-top:3px solid var(--gold);padding:clamp(26px,4.5vw,44px);border-radius:var(--r);box-shadow:0 18px 48px rgba(22,38,46,.08)}
label{display:block;font-family:var(--head);font-size:.7rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-faint);margin:0 0 8px}
input,select,textarea{
  width:100%;font-family:var(--sans);font-size:1.02rem;padding:13px 15px;margin:0 0 19px;
  color:var(--ink);background:var(--paper-2);border:1px solid var(--rule);border-radius:2px;
  -webkit-appearance:none;appearance:none;transition:border-color .18s ease,background .18s ease
}
select{background-image:linear-gradient(45deg,transparent 50%,var(--ink-faint) 50%),linear-gradient(135deg,var(--ink-faint) 50%,transparent 50%);background-position:calc(100% - 20px) 21px,calc(100% - 14px) 21px;background-size:6px 6px,6px 6px;background-repeat:no-repeat}
textarea{min-height:108px;resize:vertical;line-height:1.55}
input::placeholder,textarea::placeholder{color:var(--ink-faint)}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--gold);background:#fff}
.formnote{font-family:var(--sans);font-size:.98rem;color:var(--ink-soft);margin:13px 0 0}
.reassure{margin:1.7rem 0 0;padding:18px 20px;background:var(--paper-2);border-left:3px solid var(--gold);border-radius:0 var(--r) var(--r) 0}
.reassure p{margin:0;font-size:1rem;color:var(--ink-soft)}
#thanks{display:none}
#thanks.on{display:block}
form.off{display:none}

/* ---------- footer ---------- */
footer{background:var(--slate-3);color:var(--ink-rev-soft);padding:56px 0 46px;font-size:.99rem}
footer h4{color:var(--gold-lift);margin-bottom:1rem}
footer a{color:var(--gold-lift)}
.foot-grid{display:grid;gap:34px}
.footnav{list-style:none;padding:0;margin:0;display:grid;gap:9px}
.footnav a{text-decoration:none;color:var(--ink-rev-soft)}
.footnav a:hover{color:var(--gold-lift)}
.footbrand svg{width:34px;color:var(--gold-lift);margin-bottom:14px}
/* White tile behind the logo, because its navy facet disappears on the slate footer. */
.footbrand .mark{width:48px;height:48px;display:block;background:#fff;border-radius:10px;padding:6px;margin-bottom:14px}
.footbrand p{margin:0 0 .35rem;color:var(--ink-rev-soft)}
.risknote{font-size:.88rem;line-height:1.58;color:#8DA0A8;max-width:74ch;margin:0 0 .8rem}
.risknote strong{color:var(--ink-rev-soft)}
.footrule{border:0;border-top:1px solid var(--rule-rev);margin:32px 0 26px}

/* ---------- reveal ---------- */
.rv{opacity:0;transform:translateY(14px);transition:opacity .7s ease,transform .7s ease}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .rv{opacity:1;transform:none;transition:none}
  .door:hover,.btn:hover{transform:none}
}

/* ---------- wide ---------- */
@media (min-width:700px){
  .figs{grid-template-columns:repeat(2,1fr)}
  .fit{grid-template-columns:1fr 1fr}
  .keys{grid-template-columns:repeat(3,1fr);gap:26px}
}
@media (min-width:920px){
  .figs{grid-template-columns:repeat(4,1fr)}
  .doors{grid-template-columns:repeat(3,1fr)}
  .strats{grid-template-columns:1fr 1fr}
  .cta{flex-direction:row;align-items:center;gap:22px}
  .hero-grid{grid-template-columns:minmax(0,1.35fr) minmax(0,1fr);gap:50px}
  .foot-grid{grid-template-columns:1.5fr 1fr 1fr}
  .withside{display:grid;grid-template-columns:minmax(0,700px) 1fr;gap:54px;align-items:start}
}

/* ---------- dark hero: buttons, links, and a white card inside it ----------
   .hero.dark is not .band, so it was inheriting the light-ground treatment:
   a slate button on slate, a dark-gold link on dark, and a white panel whose
   text had been recoloured for a dark background. All three fixed here. */
.hero.dark .btn{background:var(--gold);border-color:var(--gold);color:var(--ink)}
.hero.dark .btn:hover{background:#fff;border-color:#fff;color:var(--slate)}
.hero.dark .btn.ghost{background:transparent;color:#fff;border-color:var(--rule-rev)}
.hero.dark .btn.ghost:hover{background:#fff;color:var(--slate);border-color:#fff}
.hero.dark a,.hero.dark .textlink{color:var(--gold-lift)}
.hero.dark .cta-note{color:var(--ink-rev-soft)}
.hero.dark .rulemark{background:var(--gold-lift)}

/* A white card on the dark hero keeps dark text. Crisper than a dark card on
   a dark ground, and the figure sits in bronze rather than pale gold so it
   still passes contrast on white. */
.hero.dark .panel{background:var(--card);border-color:var(--card)}
.hero.dark .panel h2,.hero.dark .panel h3{color:var(--ink)}
.hero.dark .panel h4{color:var(--gold-ink)}
.hero.dark .panel p,.hero.dark .panel .stand,.hero.dark .panel .stand-s,.hero.dark .panel li{color:var(--ink-soft)}
.hero.dark .panel strong{color:var(--ink)}
.hero.dark .panel .figure{font-family:var(--head);font-size:clamp(2rem,4vw,2.6rem);font-weight:700;line-height:1;letter-spacing:-.03em;color:var(--gold-ink);margin:1rem 0 .6rem}

/* ---------- mobile menu ----------
   Five links plus a call to action will not fit on one row at 375px, and
   letting them wrap pushed the hero most of a screen down the page. */
.sr{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.navtoggle{display:none;align-items:center;justify-content:center;width:46px;height:42px;padding:0;background:transparent;border:1px solid var(--rule);border-radius:2px;cursor:pointer}
.navtoggle .bars{display:flex;flex-direction:column;gap:5px;width:20px}
.navtoggle .bars i{display:block;height:2px;background:var(--ink);border-radius:2px}
.navtoggle:hover{border-color:var(--gold)}

@media (max-width:919px){
  .navtoggle{display:flex}
  nav{display:none;width:100%;flex-direction:column;align-items:stretch;gap:0;margin-top:12px;padding-top:4px;border-top:1px solid var(--rule)}
  nav.open{display:flex}
  nav a{padding:14px 2px;border-bottom:1px solid var(--rule);font-size:1rem;letter-spacing:0}
  nav a.pill{margin:14px 0 6px;padding:15px 18px;text-align:center;border-bottom:0;letter-spacing:.06em;font-size:.82rem}
}