:root{--navy:#0f2a43;--navy2:#163a5c;--ink:#1d2733;--muted:#5b6876;--bg:#f7f5f1;--card:#fff;--line:#e4e0d8;--acc:#e8892b;--acc2:#cf7316;--ok:#2f8f5b;--r:14px;--sh:0 1px 2px rgba(15,42,67,.06),0 8px 24px rgba(15,42,67,.08)}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font:16px/1.6 system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;color:var(--ink);background:var(--bg);padding-bottom:68px}
@media(min-width:861px){body{padding-bottom:0}}
img{max-width:100%;height:auto;display:block}
a{color:var(--navy2)}
h1,h2,h3{line-height:1.15;color:var(--navy);margin:0 0 .5em;letter-spacing:-.01em}
h1{font-size:clamp(2rem,5.2vw,3.3rem);font-weight:800}
h2{font-size:clamp(1.6rem,3.6vw,2.3rem);font-weight:800}
h3{font-size:1.1rem}
svg{width:1.1em;height:1.1em;fill:none;stroke:currentColor;stroke-width:2;stroke-linecap:round;stroke-linejoin:round;flex:none}
.wrap{max-width:1140px;margin:0 auto;padding:0 20px}
.narrow{max-width:780px}
.skip{position:absolute;left:-999px;top:0;background:#fff;padding:8px 12px;z-index:99}.skip:focus{left:8px}
/* header */
.hdr{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.94);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.hdr-in{display:flex;align-items:center;gap:20px;height:68px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--navy);min-width:0}
.brand-mark{flex:none;width:clamp(40px,10vw,50px);height:clamp(40px,10vw,50px);padding:6px;border-radius:10px;background:var(--navy);color:#fff;stroke-width:2.4}
.brand-mark use{color:#fff}
.brand-txt{display:flex;flex-direction:column;line-height:1.1;min-width:0}
.brand-txt strong{font-size:clamp(1.12rem,4.6vw,1.6rem);font-weight:800;letter-spacing:-.01em;line-height:1.05;white-space:nowrap}
.brand-txt small{font-size:clamp(.68rem,2.2vw,.8rem);margin-top:3px;color:var(--acc2);font-weight:700;text-transform:uppercase;letter-spacing:.08em}
.nav{display:none;gap:22px;margin-left:auto}
.nav a{color:var(--ink);text-decoration:none;font-weight:600;font-size:.95rem}.nav a:hover{color:var(--acc2)}
.hdr-call{margin-left:auto}
@media(min-width:981px){.nav{display:flex}.hdr-call{margin-left:8px}}
@media(max-width:520px){.hdr-call span{display:none}.hdr-call{padding:10px 12px}}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:11px 18px;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:1rem;line-height:1.2;transition:transform .12s,background .15s,box-shadow .15s;font-family:inherit}
.btn:active{transform:translateY(1px)}
.btn-call{background:var(--acc);color:#1b1206;box-shadow:0 4px 14px rgba(232,137,43,.35)}.btn-call:hover{background:var(--acc2);color:#fff}
.btn-ghost{border-color:var(--navy);color:var(--navy);background:transparent}.btn-ghost:hover{background:var(--navy);color:#fff}
.btn-ghost-light{border-color:rgba(255,255,255,.5);color:#fff}.btn-ghost-light:hover{background:rgba(255,255,255,.1)}
.btn-lg{padding:14px 24px;font-size:1.06rem}
.btn-block{width:100%}
.btn:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--acc);outline-offset:2px}
/* hero */
.hero{background:radial-gradient(1200px 500px at 85% -10%,#fde9d3 0,transparent 60%),linear-gradient(180deg,#fff, var(--bg));border-bottom:1px solid var(--line)}
.hero-in{display:grid;gap:36px;padding:48px 20px 56px;align-items:center}
@media(min-width:861px){.hero-in{grid-template-columns:1.25fr .85fr;padding:72px 20px 80px}}
.eyebrow{display:inline-flex;align-items:center;gap:6px;font-weight:700;color:var(--acc2);font-size:.9rem;background:#fff4e8;border:1px solid #f6d6b3;padding:5px 12px;border-radius:999px;margin:0 0 16px}
.lead{font-size:1.15rem;color:var(--muted);max-width:40em}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;margin:24px 0 18px}
.ticks{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px 20px;color:var(--navy);font-weight:600;font-size:.95rem}
.ticks li{display:flex;align-items:center;gap:6px}.ticks svg{color:var(--ok);stroke-width:3}
.hero-card{margin:0 auto;max-width:380px;width:100%;background:#fff;border-radius:22px;padding:12px;box-shadow:var(--sh);position:relative}
.hero-card::before{content:"";position:absolute;inset:-14px -14px auto auto;width:110px;height:110px;border-radius:22px;background:var(--acc);opacity:.18;z-index:-1}
.hero-card img{border-radius:14px;box-shadow:0 0 0 3px var(--acc);aspect-ratio:1;object-fit:cover;width:100%}
.hero-card figcaption{display:flex;flex-direction:column;padding:12px 6px 4px}
.hero-card figcaption strong{color:var(--navy);font-size:1.05rem}.hero-card figcaption span{color:var(--muted);font-size:.9rem}
/* sections */
.sec{padding:64px 0}
@media(min-width:861px){.sec{padding:88px 0}}
.alt{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.kicker{font-weight:800;text-transform:uppercase;letter-spacing:.12em;font-size:.8rem;color:var(--acc2);margin:0 0 8px}
.kicker.light{color:#f7b067}
.sub{color:var(--muted);font-size:1.08rem;max-width:44em;margin:0 0 32px}.sub.light{color:#c9d6e3}
.grid{display:grid;gap:16px}
.svc{grid-template-columns:repeat(auto-fill,minmax(230px,1fr))}
.card{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:22px;transition:transform .15s,box-shadow .15s}
.card:hover{transform:translateY(-2px);box-shadow:var(--sh)}
.card p{margin:0;color:var(--muted);font-size:.96rem}
.ic{width:44px;height:44px;padding:10px;border-radius:12px;background:#eef3f8;color:var(--navy2);margin-bottom:12px}
.notdo{margin-top:24px;border:1px dashed #d6cfc2;border-radius:var(--r);padding:18px 20px;background:#fbfaf7}
.notdo h3{display:flex;align-items:center;gap:8px;font-size:1rem;margin-bottom:4px}.notdo h3 svg{color:#b5452f}
.notdo p{margin:0;color:var(--muted)}
.steps{list-style:none;padding:0;margin:0;display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));counter-reset:s}
.steps li{position:relative;padding:22px;border-radius:var(--r);background:var(--bg);border:1px solid var(--line)}
.steps p{margin:0;color:var(--muted)}
.num{display:inline-grid;place-items:center;width:38px;height:38px;border-radius:50%;background:var(--navy);color:#fff;font-weight:800;margin-bottom:12px}
.landlords,.quote{background:linear-gradient(160deg,var(--navy) 0,#0b2034 100%);color:#e8eef5}
.landlords h2,.quote h2{color:#fff}
.ll-in{display:grid;gap:36px;align-items:center}
@media(min-width:861px){.ll-in{grid-template-columns:1fr 1fr}}
.ll-list{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.ll-list li{display:flex;gap:14px;background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);border-radius:var(--r);padding:16px 18px}
.ll-list svg{width:40px;height:40px;padding:9px;border-radius:10px;background:rgba(232,137,43,.18);color:#f7b067}
.ll-list strong{display:block;color:#fff}.ll-list span{color:#c9d6e3;font-size:.95rem}
.about-in{display:grid;gap:36px;align-items:center}
@media(min-width:861px){.about-in{grid-template-columns:420px 1fr;gap:56px}}
.about-img img{border-radius:22px;box-shadow:0 0 0 4px var(--acc),var(--sh);aspect-ratio:1;object-fit:cover;max-width:420px;width:100%;margin:0 auto}
.about-in p{color:#3b4754;font-size:1.06rem}
.area-in{display:grid;gap:24px;align-items:center}
@media(min-width:861px){.area-in{grid-template-columns:1fr 1fr}}
.towns{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:10px}
.towns li{background:var(--bg);border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-weight:600;color:var(--navy)}
details{background:#fff;border:1px solid var(--line);border-radius:12px;margin-bottom:10px;padding:0 18px}
summary{cursor:pointer;font-weight:700;color:var(--navy);padding:16px 0;list-style:none;display:flex;justify-content:space-between;gap:12px}
summary::-webkit-details-marker{display:none}
summary::after{content:"+";font-size:1.4rem;line-height:1;color:var(--acc2)}
details[open] summary::after{content:"–"}
details p{margin:0 0 16px;color:var(--muted)}
/* quote */
.q-in{display:grid;gap:32px;align-items:start}
@media(min-width:861px){.q-in{grid-template-columns:.8fr 1.2fr;gap:48px}}
.q-side .btn{margin:0 10px 10px 0}
.qform,.qdone{background:#fff;color:var(--ink);border-radius:18px;padding:24px;box-shadow:0 20px 50px rgba(0,0,0,.25)}
@media(min-width:861px){.q-in>.qform,.q-in>.qdone{grid-column:2;grid-row:1}}
.qform label{display:block;font-weight:600;font-size:.94rem;color:var(--navy);margin-bottom:14px}
.qform em{font-weight:400;color:var(--muted);font-style:normal}
.qform input:not([type=radio]),.qform select,.qform textarea{display:block;width:100%;margin-top:6px;font:inherit;font-size:16px;padding:11px 12px;border:1.5px solid #cfd6de;border-radius:10px;background:#fff;color:var(--ink)}
.qform input:focus,.qform select:focus,.qform textarea:focus{border-color:var(--navy2);outline:none;box-shadow:0 0 0 3px rgba(22,58,92,.15)}
.qform .invalid{border-color:#c0392b!important}
.row2{display:grid;gap:0 14px}@media(min-width:560px){.row2{grid-template-columns:1fr 1fr}}
.file input{padding:9px!important;background:var(--bg)!important}
.file-hint{display:block;font-weight:400;font-size:.85rem;color:var(--muted);margin-top:4px}
.pref{border:0;padding:0;margin:0 0 18px;display:flex;flex-wrap:wrap;gap:6px 18px}
.pref legend{font-weight:600;font-size:.94rem;color:var(--navy);margin-bottom:6px;padding:0}
.pref label{display:flex;align-items:center;gap:6px;margin:0;font-weight:500}
.pref input{accent-color:var(--acc2);width:18px;height:18px}
.hp{position:absolute;left:-5000px;width:1px;height:1px;overflow:hidden}
.form-msg{min-height:1.2em;margin:10px 0 0;font-weight:600;color:#c0392b}
.fine{font-size:.82rem;color:var(--muted);margin:6px 0 0}
.qdone{text-align:center;padding:40px 24px}
.qdone>svg{width:64px;height:64px;padding:14px;border-radius:50%;background:#e3f4ea;color:var(--ok);stroke-width:3;margin:0 auto 12px}
/* footer */
.ftr{background:#0a1d2f;color:#9fb2c5;padding:40px 0 24px;font-size:.95rem}
.ftr .brand{color:#fff}.ftr .brand-mark{background:var(--acc);color:#1b1206}
.ftr-in{display:grid;gap:20px}@media(min-width:700px){.ftr-in{grid-template-columns:1fr auto;align-items:start}}
.ftr-c{display:flex;flex-direction:column;gap:2px}.ftr-c a{color:#fff}
.ftr-phone{font-size:1.4rem;font-weight:800;text-decoration:none}
.ftr-b{display:flex;justify-content:space-between;gap:12px;border-top:1px solid rgba(255,255,255,.1);margin-top:24px;padding-top:16px;font-size:.85rem}
.ftr-b a{color:#9fb2c5}
/* mobile bar */
.mbar{position:fixed;left:0;right:0;bottom:0;z-index:60;display:grid;grid-template-columns:1fr 1fr 1.4fr;gap:8px;padding:8px 10px calc(8px + env(safe-area-inset-bottom));background:#fff;border-top:1px solid var(--line);box-shadow:0 -6px 20px rgba(15,42,67,.08)}
.mbar a{display:flex;align-items:center;justify-content:center;gap:6px;padding:12px 6px;border-radius:12px;font-weight:700;text-decoration:none;color:var(--navy);background:#eef3f8}
.mbar .mbar-q{background:var(--acc);color:#1b1206}
@media(min-width:861px){.mbar{display:none}}
.prose h1{font-size:2rem}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.card,.btn{transition:none}}
/* layout refinements */
@media(min-width:1000px){.svc{grid-template-columns:repeat(5,1fr)}.svc .card{padding:20px 18px}}
@media(min-width:600px) and (max-width:999px){.svc{grid-template-columns:repeat(2,1fr)}}
@media(max-width:599px){
  .svc{grid-template-columns:1fr;gap:10px}
  .svc .card{display:grid;grid-template-columns:44px 1fr;column-gap:14px;padding:16px}
  .svc .card .ic{grid-row:span 2;margin:0}
  .svc .card h3{margin:2px 0 2px}
  .hero-card{max-width:290px}
  .hero-in{padding-top:32px}
  .cta-row .btn{flex:1 1 100%}
  .steps{gap:10px}
}
.ftr .brand-mark{--hh:#0f2a43}

.ftr .brand-txt strong{font-size:clamp(1.35rem,5.6vw,2rem)}
.ftr .brand-mark{width:54px;height:54px}
@media (max-width:600px){.hdr-in{height:74px}.hdr .brand-txt strong{font-size:clamp(1.15rem,5.6vw,1.35rem);line-height:1.02}.hdr .nm2{display:block}.hdr .brand-txt small{font-size:.64rem;margin-top:2px}}
@media (max-width:440px){.ftr .nm2{display:block}}