@font-face {
  font-family: 'Manrope';
  src: url('assets/fonts/manrope-latin-variable.woff2') format('woff2');
  font-weight: 200 800;
  font-style: normal;
  font-display: swap;
}
@font-face {
  font-family: 'DM Sans';
  src: url('assets/fonts/dm-sans-latin-variable.woff2') format('woff2');
  font-weight: 100 1000;
  font-style: normal;
  font-display: swap;
}

:root {
  --paper: #f8f7f2;
  --paper-dark: #eeeee7;
  --ink: #14282d;
  --ink-soft: #536367;
  --forest: #203d3d;
  --orange: #f8a64b;
  --line: #d4d9d2;
  --heading: 'Manrope', sans-serif;
  --body: 'DM Sans', sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 32px; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 400 16px/1.65 var(--body); -webkit-font-smoothing: antialiased; }
body, button, input, textarea, select { font-family: var(--body); }
button, a { -webkit-tap-highlight-color: transparent; }
a { color: inherit; text-underline-offset: .22em; }
a:hover { text-decoration-thickness: 2px; }
.skip-link { position: absolute; top: 8px; left: 8px; z-index: 99; padding: 12px 18px; transform: translateY(-150%); background: var(--ink); color: #fff; }
.skip-link:focus { transform: translateY(0); }
button { color: inherit; }
button, summary { cursor: pointer; }
img, svg { display: block; max-width: 100%; }
img { height: auto; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: var(--heading); font-weight: 650; letter-spacing: -.045em; }
h1 { margin-bottom: 25px; font-size: clamp(3.1rem, 5.9vw, 5.5rem); line-height: 1.045; }
h2 { margin-bottom: 22px; font-size: clamp(2.1rem, 3.5vw, 3.25rem); line-height: 1.13; }
h3 { margin-bottom: 10px; font-size: 1.4rem; line-height: 1.3; letter-spacing: -.025em; }
p { margin-bottom: 20px; }
p:last-child { margin-bottom: 0; }
button, input, textarea, select { font-size: inherit; }
:focus-visible { outline: 3px solid #c16b0b; outline-offset: 5px; }
.hero :focus-visible, .small-property :focus-visible, .area :focus-visible { outline-color: #fff; }
::selection { background: var(--orange); color: var(--ink); }
.wrap { width: min(1248px, calc(100% - 96px)); margin-inline: auto; }
.section { padding-block: 100px; }
.eyebrow { margin-bottom: 21px; font-size: .72rem; font-weight: 750; line-height: 1.5; letter-spacing: .16em; text-transform: uppercase; }
.eyebrow.light { color: var(--orange); }
.tiny-star { display: inline-block; margin-right: .5em; color: var(--orange); font-size: 1rem; vertical-align: -.05em; }
.button { display: inline-flex; min-height: 54px; align-items: center; justify-content: center; gap: 28px; padding: 15px 23px; border: 1px solid transparent; border-radius: 3px; font-size: .88rem; font-weight: 750; line-height: 1.4; text-align: center; text-decoration: none; transition: background-color 160ms ease, transform 160ms ease; }
.button:hover { transform: translateY(-2px); text-decoration: none; }
.button-orange { background: var(--orange); color: var(--ink); }
.button-orange:hover { background: #ffb762; }
.button-dark { background: var(--ink); color: #fff; }
.button-dark:hover { background: #28454b; }
.text-link { display: inline-flex; align-items: center; gap: 24px; font-size: .9rem; font-weight: 700; text-decoration: none; border-bottom: 1px solid currentColor; padding-bottom: 5px; }
.text-link:hover { gap: 31px; }

.site-header { position: relative; z-index: 20; display: flex; min-height: 91px; align-items: center; justify-content: space-between; gap: 30px; padding-inline: max(48px, calc((100% - 1248px) / 2)); background: var(--paper); }
.site-header .wrap { display: flex; min-height: 91px; align-items: center; justify-content: space-between; gap: 30px; }
.wordmark { display: inline-flex; flex-direction: column; align-items: flex-start; gap: 0; font-family: var(--heading); font-size: 1.05rem; font-weight: 800; line-height: 1.2; letter-spacing: -.02em; text-decoration: none; }
.wordmark:hover { text-decoration: none; }
.wordmark small { display: block; margin-top: 4px; font-family: var(--body); font-size: .6rem; font-weight: 650; letter-spacing: .23em; text-transform: uppercase; }
.wordmark-dot { color: #df800e; font-size: 1.25em; line-height: 0; }
#main-nav { display: flex; align-items: center; gap: 32px; }
#main-nav a { font-size: .82rem; font-weight: 650; text-decoration: none; }
#main-nav a:hover { text-decoration: underline; }
#main-nav .nav-contact { padding: 11px 18px; border: 1px solid var(--ink); border-radius: 3px; }
#main-nav .nav-contact:hover { background: var(--ink); color: #fff; text-decoration: none; }
.menu-toggle { display: none; align-items: center; gap: 10px; min-width: 90px; height: 44px; padding: 10px; border: 1px solid var(--line); border-radius: 3px; background: transparent; }
.menu-toggle span { display: inline; font-size: .75rem; font-weight: 650; }
.menu-toggle svg { flex: 0 0 22px; fill: none; stroke: currentColor; stroke-width: 1.5; }

.hero { position: relative; isolation: isolate; min-height: 670px; overflow: hidden; background: #385057; color: #fff; }
.hero-image, .hero-shade { position: absolute; inset: 0; width: 100%; height: 100%; z-index: -1; }
.hero-image { background: url('assets/winter-hero.jpg') center 58% / cover no-repeat; }
.hero-shade { background: linear-gradient(90deg, rgba(11, 31, 38, .86) 0%, rgba(11, 31, 38, .72) 38%, rgba(11, 31, 38, .16) 100%), linear-gradient(0deg, rgba(11, 31, 38, .5), transparent 50%); }
.hero-content { padding-top: 83px; padding-bottom: 125px; }
.hero h1 { max-width: 840px; }
.hero h1 em { color: var(--orange); font-style: normal; }
.hero-intro { max-width: 485px; margin-bottom: 30px; color: #e7eeeb; font-size: 1.02rem; line-height: 1.75; }
.hero-actions { display: flex; align-items: center; flex-wrap: wrap; gap: 22px 28px; }
.hero-call span { display: block; margin-top: 2px; font-size: .77rem; color: #dce4e2; }
.hero-call { font-size: .9rem; font-weight: 650; text-decoration: none; }
.hero-call small { display: block; margin-bottom: 2px; color: #d1dddb; font-size: .65rem; font-weight: 500; letter-spacing: .07em; text-transform: uppercase; }
.hero-footer { position: absolute; bottom: 25px; left: 0; right: 0; display: flex; justify-content: space-between; align-items: flex-end; gap: 32px; color: #dce4e2; font-size: .69rem; letter-spacing: .04em; }
.hero-footer p { margin-bottom: 0; }
.hero-footer > :last-child { text-align: right; }
.hero-footer strong { color: #fff; }
.experience-strip { border-bottom: 1px solid var(--line); }
.experience-strip .wrap { display: flex; align-items: center; justify-content: space-between; gap: 30px; min-height: 116px; padding-block: 25px; }
.experience-strip p { margin: 0; color: var(--ink-soft); font-size: .85rem; line-height: 1.45; }
.experience-strip strong { display: block; margin-bottom: 3px; color: var(--ink); font-family: var(--heading); font-size: 1.08rem; font-weight: 700; letter-spacing: -.025em; }
.strip-divider { align-self: stretch; width: 1px; background: var(--line); }

.services.wrap { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: 105px; }
.section-heading > p:not(.eyebrow) { max-width: 420px; color: var(--ink-soft); }
.service-list { border-top: 1px solid var(--line); }
.service { display: grid; grid-template-columns: 28px minmax(0, 1fr) 48px; gap: 20px; padding: 27px 0; border-bottom: 1px solid var(--line); }
.service > svg { width: 48px; height: 48px; align-self: center; fill: none; stroke: #56736d; stroke-width: 1.25; stroke-linecap: round; stroke-linejoin: round; }
.service-no { padding-top: 3px; color: #647473; font-family: var(--heading); font-size: .73rem; font-weight: 600; }
.service h3 { font-size: 1.3rem; }
.service p { max-width: 480px; color: var(--ink-soft); font-size: .9rem; line-height: 1.7; }
.small-property { padding-block: 46px; background: var(--forest); color: #fff; }
.small-property-inner { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 20px 105px; }
.small-property-inner > .eyebrow { grid-column: 1 / -1; margin-bottom: 0; }
.small-property h2 em { color: var(--orange); font-style: normal; }
.small-property h2 { max-width: 560px; margin-bottom: 14px; font-size: clamp(1.9rem, 3vw, 2.65rem); }
.small-property p { max-width: 615px; color: #d3dfd9; font-size: .95rem; }
.small-property .eyebrow { color: var(--orange); }
.small-property .text-link { flex: 0 0 auto; color: var(--orange); }
.approach.wrap { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: 105px; }
.steps { padding: 0; margin: 0; list-style: none; counter-reset: steps; }
.steps > li { position: relative; min-height: 138px; padding: 0 0 32px 64px; counter-increment: steps; }
.steps > li > span { position: absolute; left: 0; top: 0; display: grid; width: 35px; height: 35px; place-items: center; border: 1px solid #aab9b4; border-radius: 50%; background: var(--paper); font-size: .69rem; font-weight: 700; z-index: 1; }
.steps > li:not(:last-child)::after { content: ''; position: absolute; left: 17px; top: 35px; bottom: 0; width: 1px; background: var(--line); }
.steps > li:last-child { min-height: 0; padding-bottom: 0; }
.steps h3 { padding-top: 3px; font-size: 1.25rem; }
.steps p { max-width: 440px; color: var(--ink-soft); font-size: .91rem; }

.area { padding-block: 72px; overflow: hidden; background: var(--ink); color: #fff; }
.area-inner { display: grid; grid-template-columns: 1fr 1fr; align-items: center; gap: 95px; }
.area h2 { max-width: 430px; }
.area .eyebrow { color: var(--orange); }
.area p:not(.eyebrow):not(.map-caption) { max-width: 450px; color: #c6d3d1; }
.area .text-link { margin-top: 10px; color: var(--orange); }
.area-mark { position: relative; display: grid; min-height: 300px; place-items: center; isolation: isolate; }
.area-ring { position: absolute; left: 50%; top: 46%; width: 310px; height: 310px; transform: translate(-50%, -50%); border: 1px solid rgba(213, 231, 219, .14); border-radius: 50%; }
.area-ring.ring-one { width: 160px; height: 160px; border-color: rgba(248, 166, 75, .3); }
.area-ring.ring-two { width: 270px; height: 270px; }
.area-ring.ring-three { width: 380px; height: 380px; }
.area-center { position: relative; z-index: 2; display: flex; flex-direction: column; align-items: center; gap: 11px; margin-top: -25px; font-family: var(--heading); font-size: 1.35rem; font-weight: 700; letter-spacing: -.03em; }
.area-center small { font-family: var(--body); font-size: .65rem; font-weight: 500; letter-spacing: .12em; text-transform: uppercase; }
.location-dot { width: 12px; height: 12px; background: var(--orange); border: 3px solid var(--ink); border-radius: 50%; box-shadow: 0 0 0 1px var(--orange), 0 0 0 9px rgba(248, 166, 75, .12); }
.map-caption { position: absolute; bottom: -15px; left: 0; right: 0; margin: 0; color: #9db2ae; font-size: .63rem; text-align: center; letter-spacing: .05em; }

.faq.wrap { display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: 105px; }
.faq-list { border-top: 1px solid var(--line); }
.faq-list details { border-bottom: 1px solid var(--line); }
.faq-list summary { position: relative; padding: 24px 37px 24px 0; font-family: var(--heading); font-size: .98rem; font-weight: 650; line-height: 1.55; letter-spacing: -.02em; list-style: none; }
.faq-list summary > span { display: none; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary::after { content: '+'; position: absolute; right: 2px; top: 22px; color: var(--ink-soft); font-family: var(--body); font-size: 1.4rem; font-weight: 400; line-height: 1.2; }
.faq-list details[open] summary::after { content: '−'; }
.faq-list details > p, .faq-list details > div { padding-right: 32px; padding-bottom: 23px; color: var(--ink-soft); font-size: .91rem; }
.faq-list details > p { margin-bottom: 0; }

.contact { padding-block: 78px; background: var(--orange); }
.contact-inner { display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, .8fr); gap: 110px; align-items: center; }
.contact h2 em { font-style: normal; }
.contact h2 { max-width: 560px; font-size: clamp(2.3rem, 4vw, 3.65rem); }
.contact p:not(.eyebrow):not(.email-note) { max-width: 520px; }
.contact .eyebrow { color: #4d401d; }
.contact .button { margin-top: 8px; }
.email-note { max-width: 430px; margin-top: 12px; font-size: .72rem; line-height: 1.6; }
.contact-details { padding-left: 40px; border-left: 1px solid rgba(20, 40, 45, .27); font-style: normal; }
.contact-person { display: block; margin-bottom: 19px; font-family: var(--heading); font-size: 1.05rem; font-weight: 750; letter-spacing: -.025em; }
.contact-label { display: block; margin-bottom: 4px; font-size: .63rem; font-weight: 650; letter-spacing: .13em; text-transform: uppercase; }
.contact-phone { display: block; margin-bottom: 20px; font-family: var(--heading); font-size: clamp(1.4rem, 2.2vw, 2rem); font-weight: 750; line-height: 1.3; letter-spacing: -.05em; text-decoration: none; }
.contact-email { display: inline-block; max-width: 100%; font-size: .91rem; font-weight: 650; overflow-wrap: anywhere; }
.copy-email { display: block; width: fit-content; padding: 4px 0; margin-top: 7px; border: 0; background: transparent; font-size: .7rem; text-decoration: underline; text-underline-offset: 3px; }
.copy-status { display: block; min-height: 22px; font-size: .7rem; }
.contact-location { display: block; margin-top: 17px; font-size: .8rem; }
.site-footer { padding-block: 30px; background: var(--paper); }
.site-footer.wrap { display: flex; align-items: center; justify-content: space-between; gap: 30px; }
.footer-wordmark { font-family: var(--heading); font-size: .85rem; font-weight: 750; letter-spacing: -.03em; }
.site-footer > div { display: flex; flex-direction: column; align-items: flex-end; gap: 5px; font-size: .66rem; color: var(--ink-soft); }
.site-footer > div small { display: block; max-width: 300px; font-size: .59rem; line-height: 1.5; }
.site-footer p, .site-footer a { margin-bottom: 0; font-size: .66rem; }
.site-footer p { color: var(--ink-soft); }
.site-footer .wordmark { font-size: .85rem; }
.site-footer .wordmark small { font-size: .54rem; }
.site-footer nav { display: flex; gap: 25px; }
.privacy-main { max-width: 800px; margin-inline: auto; padding-block: 80px; }
.privacy-main h1 { margin-top: 20px; font-size: clamp(2.4rem, 5vw, 4rem); }
.privacy-main h2 { margin-top: 42px; font-size: 1.45rem; }
.privacy-main a { overflow-wrap: anywhere; }

@media (min-width: 1600px) {
  .hero { min-height: 730px; }
  .hero-content { padding-top: 103px; }
}
@media (max-width: 1100px) {
  .wrap { width: calc(100% - 64px); }
  .site-header { padding-inline: 32px; }
  .services.wrap, .approach.wrap, .faq.wrap { gap: 60px; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); }
  .area-inner { gap: 50px; }
  .contact-inner { gap: 55px; }
  .contact-details { padding-left: 28px; }
  #main-nav { gap: 22px; }
}
@media (max-width: 800px) {
  .wrap { width: calc(100% - 40px); }
  .section { padding-block: 68px; }
  .site-header { min-height: 78px; padding-inline: 20px; }
  .site-header .wrap { min-height: 78px; }
  .wordmark { font-size: .98rem; }
  .menu-toggle { display: flex; flex: 0 0 auto; }
  #main-nav { display: none; position: absolute; top: 100%; left: 0; right: 0; padding: 14px 20px 25px; background: var(--paper); border-top: 1px solid var(--line); box-shadow: 0 12px 18px rgba(20, 40, 45, .09); }
  #main-nav.is-open, #main-nav.open, .site-header.menu-open #main-nav, .menu-toggle[aria-expanded='true'] + #main-nav { display: flex; }
  #main-nav { align-items: stretch; flex-direction: column; gap: 0; }
  #main-nav a { display: block; padding: 13px 4px; font-size: .95rem; }
  #main-nav .nav-contact { margin-top: 10px; padding: 13px 16px; text-align: center; }
  .hero { min-height: 660px; }
  .hero-content { padding-top: 62px; padding-bottom: 115px; }
  .hero h1 { max-width: 650px; font-size: clamp(3rem, 8vw, 4.2rem); }
  .hero-shade { background: linear-gradient(90deg, rgba(11, 31, 38, .85), rgba(11, 31, 38, .45)), linear-gradient(0deg, rgba(11, 31, 38, .4), transparent 65%); }
  .hero-image { background-position: 65% center; }
  .hero-intro { max-width: 460px; }
  .hero-footer { gap: 24px; font-size: .61rem; }
  .experience-strip .wrap { flex-wrap: wrap; gap: 22px 30px; min-height: 0; padding-block: 27px; }
  .experience-strip p { flex: 1 1 160px; font-size: .75rem; }
  .experience-strip strong { font-size: .98rem; }
  .strip-divider { display: none; }
  .services.wrap, .approach.wrap, .faq.wrap { grid-template-columns: 1fr; gap: 35px; }
  .section-heading > p:not(.eyebrow) { max-width: 560px; }
  .service { gap: 18px; }
  .small-property { padding-block: 42px; }
  .small-property-inner { grid-template-columns: 1fr; gap: 26px; }
  .small-property h2 { max-width: 580px; }
  .area { padding-block: 60px 66px; }
  .area-inner { grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: 20px; }
  .area-mark { min-height: 300px; }
  .area-ring.ring-one { width: 110px; height: 110px; }
  .area-ring.ring-two { width: 190px; height: 190px; }
  .area-ring.ring-three { width: 270px; height: 270px; }
  .area-center { font-size: 1.15rem; }
  .area-center small { font-size: .55rem; }
  .contact { padding-block: 62px; }
  .contact-inner { grid-template-columns: 1fr; gap: 38px; }
  .contact-details { padding-top: 29px; padding-left: 0; border-left: 0; border-top: 1px solid rgba(20, 40, 45, .27); }
  .contact-phone { font-size: 2rem; }
  .site-footer.wrap { flex-wrap: wrap; gap: 16px 28px; }
  .site-footer p { flex-basis: 100%; order: 3; }
  .site-footer nav { margin-left: auto; }
}
@media (max-width: 520px) {
  .hero { min-height: 700px; }
  .hero-content { padding-top: 51px; padding-bottom: 140px; }
  .hero .eyebrow { max-width: 280px; font-size: .63rem; }
  .hero h1 { font-size: clamp(2.85rem, 11vw, 3.4rem); letter-spacing: -.055em; }
  .hero-intro { max-width: 340px; font-size: .93rem; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 19px; }
  .hero-call span { display: block; margin-top: 2px; font-size: .77rem; color: #dce4e2; }
.hero-call { font-size: .9rem; }
  .hero-call small { display: inline; margin-right: 8px; }
  .hero-footer { align-items: flex-start; flex-direction: column; gap: 7px; bottom: 23px; }
  .hero-footer > :last-child { text-align: left; }
  .experience-strip .wrap { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 18px; }
  .experience-strip p:last-child { grid-column: auto; }
  h2 { font-size: 2.2rem; }
  .service { grid-template-columns: 23px minmax(0, 1fr) 35px; gap: 12px; padding-block: 25px; }
  .service h3 { font-size: 1.15rem; }
  .service > svg { width: 35px; height: 35px; }
  .steps > li { padding-left: 53px; }
  .area-inner { grid-template-columns: 1fr; gap: 44px; }
  .area-mark { min-height: 265px; max-width: 340px; width: 100%; margin-inline: auto; }
  .area-ring.ring-one { width: 120px; height: 120px; }
  .area-ring.ring-two { width: 210px; height: 210px; }
  .area-ring.ring-three { width: 300px; height: 300px; }
  .area-center { font-size: 1.35rem; }
  .area-center small { font-size: .62rem; }
  .map-caption { bottom: -7px; }
  .contact h2 { font-size: 2.65rem; }
  .contact h2 em { font-style: normal; }
  .contact-email { font-size: .87rem; }
  .site-footer.wrap { align-items: flex-start; flex-direction: column; gap: 15px; }
  .site-footer nav { margin-left: 0; }
  .site-footer p { order: initial; }
  .site-footer > div { align-items: flex-start; }
  .privacy-main { padding-block: 48px; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation: none !important; transition: none !important; }
  .button:hover { transform: none; }
}