/* Teal Apex Real Estate, seller site. Vermeer direction, premium seller pass 2026-11-07.
   Light Georgia stone by default, three further themes behind one header button.
   No inline style attributes anywhere: the CSP is style-src 'self'. */
*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
[hidden]{display:none!important}
:root{
  --bg:#f8f5ef;--bg-2:#f0eadf;--panel:#fffdf9;--text:#1c1814;--soft:#564c40;--mute:#8a7e6f;
  --accent:#0f6f6a;--accent-2:#0a4f4b;--accent-wash:#e3efec;--gold:#a9802f;--gold-hi:#e6c98a;
  --line:rgba(40,30,16,.12);--line-2:rgba(40,30,16,.065);--scrim:22,17,9;
  --sans:"Manrope",system-ui,-apple-system,"Segoe UI",sans-serif;
  --maxw:1240px;--r:24px;--r-sm:16px;--ease:cubic-bezier(.22,1,.36,1);
  --shadow:0 40px 80px -52px rgba(var(--scrim),.55);
}
[data-theme="pearl"]{--bg:#f4f6f6;--bg-2:#e9eeee;--panel:#ffffff;--text:#14201f;--soft:#465355;--mute:#7f8d94;--accent:#0d6467;--accent-2:#0a4446;--accent-wash:#e0eeee;--gold:#9c7b33;--line:rgba(18,30,30,.11);--line-2:rgba(18,30,30,.055);--scrim:16,26,27}
[data-theme="onyx"]{--bg:#13100d;--bg-2:#1b1713;--panel:#221c16;--text:#f6efe6;--soft:#cbbcab;--mute:#958676;--accent:#2fa89f;--accent-2:#23877f;--accent-wash:#1c2c29;--gold:#e3c88a;--line:rgba(231,210,180,.15);--line-2:rgba(231,210,180,.08);--scrim:8,6,4}
[data-theme="forest"]{--bg:#101712;--bg-2:#15201a;--panel:#1a2a21;--text:#eef5ef;--soft:#b6c9bb;--mute:#81968a;--accent:#46c08a;--accent-2:#37a274;--accent-wash:#1b3326;--gold:#e3c88a;--line:rgba(200,230,210,.15);--line-2:rgba(200,230,210,.08);--scrim:6,14,9}

html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{background:var(--bg);color:var(--text);font-family:var(--sans);font-size:1.0625rem;line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden;transition:background .5s var(--ease),color .5s var(--ease)}
img{display:block;max-width:100%;height:auto}
a{color:inherit}
h1,h2,h3{font-weight:750;letter-spacing:-.022em;line-height:1.08}
:focus-visible{outline:2.5px solid var(--accent);outline-offset:3px;border-radius:8px}
.x{color:var(--gold)}
.skip{position:absolute;left:-999px;top:0;z-index:100;background:var(--accent);color:#fff;padding:.8rem 1.2rem;border-radius:0 0 12px 0}
.skip:focus{left:0}
.wrap{max-width:var(--maxw);margin-inline:auto;padding-inline:clamp(1.15rem,4vw,3rem)}
.eyebrow{display:inline-flex;align-items:center;gap:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;font-size:.74rem;color:var(--accent)}
.eyebrow::before{content:"";width:28px;height:1.5px;background:var(--gold)}

.btn{display:inline-flex;align-items:center;justify-content:center;gap:.55rem;min-height:50px;min-width:44px;padding:.8rem 1.6rem;border-radius:999px;font:inherit;font-weight:700;font-size:.95rem;text-decoration:none;cursor:pointer;border:1px solid transparent;transition:transform .25s var(--ease),box-shadow .3s,background .25s,border-color .25s;white-space:nowrap}
.btn-primary{background:var(--accent);color:#fff;box-shadow:0 18px 40px -20px color-mix(in srgb,var(--accent) 70%,transparent)}
.btn-primary:hover{background:var(--accent-2);transform:translateY(-2px)}
.btn-line{border-color:var(--line);color:var(--text);background:var(--panel)}
.btn-line:hover{border-color:var(--accent);transform:translateY(-2px)}
.btn svg{width:18px;height:18px;flex:none}

/* header: the frost lives on ::before so the mobile drawer is never trapped */
.hdr{position:fixed;inset:0 0 auto 0;z-index:60;color:#fff;transition:color .4s}
.hdr::before{content:"";position:absolute;inset:0;z-index:-1;opacity:0;background:color-mix(in srgb,var(--bg) 88%,transparent);-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);border-bottom:1px solid var(--line);transition:opacity .4s}
.hdr.stuck{color:var(--text)}
.hdr.stuck::before{opacity:1}
.bar{display:flex;align-items:center;justify-content:space-between;gap:1rem;min-height:78px}
.brand{white-space:nowrap;display:inline-flex;align-items:center;gap:.65rem;font-weight:800;font-size:1.12rem;letter-spacing:-.01em;text-decoration:none;min-height:44px}
.brand svg{width:34px;height:34px;flex:none}
.hdr:not(.stuck) .x{color:var(--gold-hi)}
.nav{display:flex;gap:.1rem;flex-wrap:wrap;justify-content:center}
.nav a{white-space:nowrap;min-height:44px;display:inline-flex;align-items:center;padding:.4rem .8rem;border-radius:999px;opacity:.88;font-weight:600;font-size:.9rem;text-decoration:none;transition:.25s}
.nav a:hover{opacity:1;background:color-mix(in srgb,currentColor 12%,transparent)}
.tools{display:flex;align-items:center;gap:.55rem}
.hphone{white-space:nowrap;min-width:44px;justify-content:center;display:inline-flex;align-items:center;gap:.45rem;font-weight:700;font-size:.95rem;text-decoration:none;min-height:44px;padding-inline:.4rem}
.hphone svg{width:17px;height:17px}
.toggle{flex:none;width:46px;height:46px;border-radius:50%;border:1px solid color-mix(in srgb,currentColor 32%,transparent);background:color-mix(in srgb,currentColor 9%,transparent);color:inherit;cursor:pointer;display:inline-flex;align-items:center;justify-content:center;transition:transform .25s}
.toggle:hover{transform:rotate(14deg)}
.toggle svg{width:19px;height:19px}
.menu{display:none;position:relative}
.menu summary{list-style:none;cursor:pointer;width:46px;height:46px;border-radius:50%;border:1px solid color-mix(in srgb,currentColor 32%,transparent);display:inline-flex;align-items:center;justify-content:center}
.menu summary::-webkit-details-marker{display:none}
.menu summary svg{width:20px;height:20px}
.menu .drawer{position:absolute;right:0;top:calc(100% + .6rem);width:min(86vw,320px);background:var(--panel);color:var(--text);border:1px solid var(--line);border-radius:var(--r-sm);box-shadow:var(--shadow);padding:.6rem;display:grid}
.menu .drawer a{min-height:48px;display:flex;align-items:center;padding:.4rem 1rem;border-radius:12px;text-decoration:none;font-weight:600}
.menu .drawer a:hover{background:var(--accent-wash)}
.menu .drawer .btn{margin-top:.4rem;color:#fff}
.hdr .wrap{max-width:1440px}
@media (max-width:1380px){.hphone span{display:none}}
@media (max-width:1180px){.nav{display:none}.menu{display:block}}
@media (max-width:560px){.tools>.btn{display:none}}
@media (max-width:440px){.hphone{display:none}.brand{font-size:1.02rem}}

/* hero: same dusk photograph, a slow push in on arrival and a gentle scroll zoom */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden;background:#1d1812}
.hero .bg{position:absolute;inset:0;z-index:0;transform:scale(var(--sz,1));transform-origin:58% 42%;will-change:transform}
.hero .bg img{width:100%;height:100%;object-fit:cover;object-position:58% 40%;transform-origin:58% 42%}
.js .hero .bg img{animation:push 22s cubic-bezier(.16,.84,.3,1) both}
@keyframes push{from{transform:scale(1.02)}to{transform:scale(1.16)}}
.hero .bg::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(var(--scrim),.52) 0%,rgba(var(--scrim),.12) 30%,rgba(var(--scrim),.55) 62%,rgba(var(--scrim),.9) 100%),linear-gradient(90deg,rgba(var(--scrim),.55) 0%,rgba(var(--scrim),0) 62%)}
.hero-inner{position:relative;z-index:2;width:100%;padding-block:8rem calc(clamp(3rem,6vw,4.6rem) + 64px);color:#fff}
.hero .eyebrow{color:var(--gold-hi)}
.hero h1{font-size:clamp(2.55rem,1.5rem+3.9vw,4.7rem);max-width:17ch;margin-top:1.2rem}
.hero .lead{color:rgba(255,255,255,.92);font-size:clamp(1.08rem,1rem+.45vw,1.3rem);max-width:52ch;margin-top:1.3rem}
.offerbar{display:flex;gap:.5rem;flex-wrap:wrap;margin-top:2rem;max-width:600px;background:rgba(255,255,255,.14);-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);border:1px solid rgba(255,255,255,.34);border-radius:999px;padding:.45rem .45rem .45rem 1.4rem;align-items:center}
.offerbar input{flex:1 1 220px;min-height:48px;background:transparent;border:0;color:#fff;font:inherit;font-size:1rem;outline:none;min-width:0}
.offerbar input::placeholder{color:rgba(255,255,255,.8)}
.offerbar:focus-within{border-color:#fff;box-shadow:0 0 0 3px rgba(255,255,255,.18)}
.heronote{margin-top:.95rem;color:rgba(255,255,255,.85);font-size:.93rem}
.heronote a{color:#fff;font-weight:700;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.45)}
.trustrow{display:flex;flex-wrap:wrap;gap:.6rem 1.6rem;margin-top:1.9rem}
.trustrow span{display:inline-flex;align-items:center;gap:.5rem;color:rgba(255,255,255,.94);font-weight:600;font-size:.93rem}
.trustrow svg{width:19px;height:19px;color:var(--gold-hi);flex:none}
@media (max-width:560px){.offerbar{border-radius:22px;padding:.6rem}.offerbar input{padding-inline:.7rem}.offerbar .btn{width:100%}}

/* assurance band */
.assure{position:relative;z-index:4;margin-top:-64px}
.acard{display:grid;grid-template-columns:repeat(4,1fr);background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);box-shadow:0 30px 70px -40px rgba(var(--scrim),.55);overflow:hidden}
.acard .item{display:flex;gap:.9rem;align-items:flex-start;padding:1.4rem 1.3rem;position:relative;transition:background .3s}
.acard .item+.item{border-left:1px solid var(--line-2)}
.acard .item::after{content:"";position:absolute;left:1.3rem;right:1.3rem;bottom:0;height:2px;background:linear-gradient(90deg,var(--gold),var(--accent));transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}
.acard .item:hover{background:var(--accent-wash)}
.acard .item:hover::after{transform:scaleX(1)}
.aic{flex:none;width:44px;height:44px;border-radius:50%;background:var(--accent-wash);color:var(--accent);display:flex;align-items:center;justify-content:center}
.aic svg{width:21px;height:21px}
.acard b{display:block;font-size:1rem;font-weight:750}
.acard span:not(.aic){display:block;color:var(--soft);font-size:.88rem;margin-top:.2rem;line-height:1.5}
@media (max-width:980px){.acard{grid-template-columns:1fr 1fr}.acard .item:nth-child(3){border-left:0}.acard .item:nth-child(n+3){border-top:1px solid var(--line-2)}}
@media (max-width:520px){.assure{margin-top:-40px}.acard{grid-template-columns:1fr}.acard .item+.item{border-left:0;border-top:1px solid var(--line-2)}}

.section{padding-block:clamp(3.1rem,6vw,5.25rem)}
.section.soft{background:var(--bg-2)}
.lede{max-width:60ch}
.lede h2{font-size:clamp(1.75rem,1.3rem+1.5vw,2.35rem);margin-top:1rem;max-width:26ch}
.lede p{color:var(--soft);margin-top:1.05rem}
.lede.center{margin-inline:auto;text-align:center}
.lede.center h2{margin-inline:auto}

/* editorial rows */
.row{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.4rem,4vw,3.4rem);align-items:center;margin-top:2.2rem}
.pic{border-radius:var(--r);overflow:hidden;position:relative;box-shadow:var(--shadow);background:var(--bg-2)}
.pic img{width:100%;aspect-ratio:3/2;object-fit:cover;transition:transform 1s var(--ease)}
.pic::after{content:"";position:absolute;inset:auto 0 0 0;height:40%;background:linear-gradient(180deg,transparent,rgba(var(--scrim),.25))}
.row:hover .pic img{transform:scale(1.035)}
.row.flip .pic{order:2}
.copy h3{font-size:clamp(1.5rem,1.2rem+1vw,2.05rem);margin:.8rem 0 .9rem;max-width:20ch}
.copy p{color:var(--soft)}
.ticks{list-style:none;display:grid;gap:.7rem;margin-top:1.2rem}
.ticks li{display:flex;gap:.65rem;align-items:flex-start;color:var(--soft);font-size:.97rem}
.ticks svg{flex:none;width:19px;height:19px;color:var(--accent);margin-top:.18rem}
@media (max-width:860px){.row{grid-template-columns:1fr}.row.flip .pic{order:0}}

/* situations */
.sits{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;margin-top:2rem}
.sit{text-align:left;font:inherit;color:inherit;background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r-sm);padding:0;overflow:hidden;cursor:pointer;transition:transform .3s var(--ease),box-shadow .3s,border-color .3s;display:flex;flex-direction:column;min-height:100%}
.sph{position:relative;display:block}
.sph img{width:100%;aspect-ratio:16/9;object-fit:cover;transition:transform .8s var(--ease)}
.sph::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 45%,rgba(var(--scrim),.35))}
.sph .ic{position:absolute;z-index:2;left:1.2rem;bottom:-22px;width:46px;height:46px;border-radius:50%;background:var(--accent);color:#fff;display:flex;align-items:center;justify-content:center;box-shadow:0 10px 24px -10px rgba(var(--scrim),.6);border:3px solid var(--panel)}
.sph .ic svg{width:21px;height:21px}
.sit .tx{display:flex;flex-direction:column;gap:.5rem;padding:1.9rem 1.3rem 1.4rem;flex:1}
.sit b{font-size:1.04rem;font-weight:750;line-height:1.3}
.sit .tx>span{color:var(--soft);font-size:.92rem;line-height:1.55}
.sit em{font-style:normal;margin-top:auto;padding-top:.5rem;color:var(--accent);font-weight:700;font-size:.86rem}
.sit:hover{transform:translateY(-4px);border-color:var(--accent);box-shadow:var(--shadow)}
.sit:hover .sph img{transform:scale(1.05)}
@media (max-width:1040px){.sits{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.sits{grid-template-columns:1fr}}

/* process path */
.path{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1rem,2.5vw,1.8rem);margin-top:2.2rem;position:relative}
.path::before{content:"";position:absolute;left:4%;right:4%;top:23px;height:1.5px;background:linear-gradient(90deg,var(--gold),var(--accent),var(--gold));opacity:.55}
.stage{position:relative;background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow)}
.stage .dot{position:absolute;top:14px;left:1.4rem;width:18px;height:18px;border-radius:50%;background:var(--panel);border:4px solid var(--accent);z-index:2}
.stage img{width:100%;aspect-ratio:16/9;object-fit:cover;margin-top:46px}
.stage .body{padding:1.4rem 1.5rem 1.7rem}
.stage .when{font-weight:700;letter-spacing:.1em;text-transform:uppercase;font-size:.72rem;color:var(--gold)}
.stage h3{font-size:1.28rem;margin:.45rem 0 .5rem}
.stage p{color:var(--soft);font-size:.96rem}
@media (max-width:900px){.path{grid-template-columns:1fr}.path::before{display:none}}

/* how the number is built */
.ledger{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r);box-shadow:var(--shadow);padding:clamp(1.5rem,3vw,2.4rem)}
.ledger .lh{font-weight:700;letter-spacing:.1em;text-transform:uppercase;font-size:.72rem;color:var(--mute)}
.ledger ul{list-style:none;margin-top:1rem}
.ledger li{display:flex;gap:1rem;align-items:baseline;padding:1rem 0;border-bottom:1px dashed var(--line)}
.ledger li i{font-style:normal;width:1.4rem;flex:none;color:var(--gold);font-weight:800;text-align:center}
.ledger li b{display:block;font-weight:700}
.ledger li span{display:block;color:var(--soft);font-size:.92rem;margin-top:.15rem;line-height:1.5}
.ledger li i{width:9px;height:9px;border-radius:50%;background:var(--gold);margin-top:.55rem;align-self:flex-start}
.copy .how{margin-top:1rem;padding-left:1rem;border-left:2px solid var(--gold);font-size:.95rem}
.ledger .total{display:flex;gap:1rem;align-items:baseline;margin-top:1.1rem;padding:1.1rem 1.2rem;border-radius:var(--r-sm);background:var(--accent-wash)}
.ledger .total i{font-style:normal;width:1.4rem;flex:none;color:var(--accent);font-weight:800;text-align:center}
.ledger .total b{font-size:1.1rem}
.ledger .total span{display:block;color:var(--soft);font-size:.92rem}

/* two paths */
.compare{display:grid;grid-template-columns:1fr 1fr;border-radius:var(--r);overflow:hidden;margin-top:2.8rem;border:1px solid var(--line-2);box-shadow:var(--shadow)}
.compare .col{padding:clamp(1.7rem,3vw,2.6rem);background:var(--panel)}
.compare .col.us{background:color-mix(in srgb,var(--accent) 9%,var(--panel))}
.compare h3{font-size:1.25rem;margin-bottom:1.1rem}
.note{margin-top:1.4rem;color:var(--soft);font-size:.95rem;max-width:70ch}
.compare .note{margin-top:1.4rem;color:var(--soft);font-size:.95rem;max-width:70ch}
@media (max-width:760px){.compare{grid-template-columns:1fr}}

/* areas */
.areas{display:grid;grid-template-columns:1fr 1fr;gap:1.3rem;margin-top:2rem}
.area{position:relative;border-radius:var(--r);overflow:hidden;min-height:255px;box-shadow:var(--shadow);display:flex;align-items:flex-end}
.area img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.area:hover img{transform:scale(1.05)}
.area::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(var(--scrim),.05) 15%,rgba(var(--scrim),.9) 75%)}
.area .lab{position:relative;z-index:2;padding:1.6rem;color:#fff}
.area .lab b{font-size:1.6rem;font-weight:750}
.area .lab p{color:rgba(255,255,255,.88);font-size:.93rem;margin-top:.35rem;max-width:44ch}
.towns{display:flex;flex-wrap:wrap;gap:.45rem;margin-top:.9rem}
.towns span{border:1px solid rgba(255,255,255,.35);background:rgba(255,255,255,.1);border-radius:999px;padding:.3rem .75rem;font-size:.8rem;font-weight:600}
@media (max-width:860px){.areas{grid-template-columns:1fr}}

/* commitments */
.commit{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(1.6rem,4vw,3.6rem);align-items:stretch;margin-top:2.8rem}
.commit .pic img{height:100%;aspect-ratio:auto;min-height:380px}
.pledges{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.pledge{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r-sm);padding:1.5rem}
.pledge::before{content:"";display:block;width:30px;height:2px;background:var(--gold);margin-bottom:1rem}
.pledge b{display:block;font-size:1.06rem;font-weight:750;line-height:1.3}
.pledge p{color:var(--soft);font-size:.93rem;margin-top:.5rem;line-height:1.55}
@media (max-width:960px){.commit{grid-template-columns:1fr}.commit .pic img{min-height:260px;aspect-ratio:16/9}}
@media (max-width:560px){.pledges{grid-template-columns:1fr}}

/* faq */
.faq{max-width:880px;margin-top:2rem;display:grid;gap:.85rem}
.faq details{background:var(--panel);border:1px solid var(--line-2);border-radius:var(--r-sm);padding:0 1.5rem;transition:box-shadow .3s}
.faq details[open]{box-shadow:var(--shadow)}
.faq summary{cursor:pointer;font-weight:700;font-size:1.04rem;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:1rem;min-height:64px;padding-block:.9rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--accent);font-size:1.4rem;font-weight:600;flex:none}
.faq details[open] summary::after{content:"\2212"}
.faq details p{color:var(--soft);padding-bottom:1.3rem;max-width:72ch}

/* contact and the two stage form */
.contact{display:grid;grid-template-columns:.9fr 1.1fr;border-radius:var(--r);overflow:hidden;margin-top:2rem;box-shadow:var(--shadow);border:1px solid var(--line-2)}
.contact .side{position:relative;min-height:100%}
.contact .side img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.contact .side::after{content:"";position:absolute;inset:0;background:linear-gradient(160deg,rgba(var(--scrim),.3),rgba(var(--scrim),.85))}
.contact .ov{position:relative;z-index:2;color:#fff;padding:clamp(1.8rem,3.4vw,2.8rem);display:flex;flex-direction:column;justify-content:flex-end;height:100%;gap:.4rem}
.contact .ov h3{font-size:1.55rem;max-width:18ch}
.contact .ov p{color:rgba(255,255,255,.88);font-size:.95rem;max-width:40ch;margin-top:.4rem}
.contact .ov a.big{color:#fff;font-size:1.65rem;font-weight:800;text-decoration:none;margin-top:1rem;display:inline-flex;min-height:44px;align-items:center}
.contact .ov a.mail{color:#fff;font-weight:600;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.4);align-self:flex-start;min-height:44px;display:inline-flex;align-items:center}
.lead-form{position:relative;padding:clamp(1.8rem,3.4vw,2.8rem);background:var(--panel);display:grid;gap:1rem;align-content:start}
.steps{display:flex;gap:.5rem;align-items:center;margin-bottom:.4rem}
.steps span{flex:1;height:4px;border-radius:4px;background:var(--line)}
.steps span.on{background:var(--accent)}
.steplab{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
fieldset{border:0;display:grid;gap:1rem}
legend{font-weight:750;font-size:1.2rem;margin-bottom:.4rem}
.js .stage-b{display:none}
.js .lead-form.b .stage-a{display:none}
.js .lead-form.b .stage-b{display:grid}
.field{display:grid;gap:.4rem}
label,.lab{font-weight:600;font-size:.88rem}
input,select,textarea{font:inherit;font-size:1rem;padding:.85rem 1rem;border:1px solid var(--line);border-radius:14px;background:var(--bg);color:var(--text);width:100%;min-height:50px}
textarea{min-height:96px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--accent);box-shadow:0 0 0 3px color-mix(in srgb,var(--accent) 22%,transparent)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.radios{display:flex;flex-wrap:wrap;gap:.5rem}
.radios label{display:inline-flex;align-items:center;gap:.5rem;border:1px solid var(--line);border-radius:999px;padding:.55rem 1rem;min-height:46px;cursor:pointer;font-weight:600;font-size:.9rem;background:var(--bg)}
.radios input{width:auto;min-height:0;accent-color:var(--accent)}
.radios label:has(input:checked){border-color:var(--accent);background:var(--accent-wash)}
.consent{display:flex;gap:.7rem;align-items:flex-start;font-weight:400;font-size:.82rem;color:var(--soft);line-height:1.55}
.consent input{width:20px;height:20px;min-height:0;flex:none;margin-top:.15rem;accent-color:var(--accent)}
.formrow{display:flex;gap:.7rem;flex-wrap:wrap}
.formrow .btn{flex:1 1 200px}
.hp{position:absolute;left:-5000px;width:1px;height:1px;overflow:hidden}
.fine-note{font-size:.82rem;color:var(--mute)}
.done{padding:clamp(1.8rem,3.4vw,2.8rem);background:var(--panel);display:grid;gap:.8rem;align-content:center}
.done h3{font-size:1.5rem}
.done p{color:var(--soft)}
.err{color:#b23a2a;font-weight:600;font-size:.9rem}
[data-theme="onyx"] .err,[data-theme="forest"] .err{color:#f0907f}
@media (max-width:980px){.contact{grid-template-columns:1fr}.contact .side{min-height:300px}}
@media (max-width:560px){.two{grid-template-columns:1fr}}

/* closing band */
.closer{position:relative;overflow:hidden;color:#fff;padding-block:clamp(3rem,6vw,4.5rem)}
.closer img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.closer::after{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(var(--scrim),.88),rgba(var(--scrim),.55))}
.closer .wrap{position:relative;z-index:2;display:flex;flex-wrap:wrap;gap:2rem;align-items:center;justify-content:space-between}
.closer h2{font-size:clamp(1.8rem,1.3rem+1.6vw,2.5rem);max-width:22ch}
.closer p{color:rgba(255,255,255,.88);margin-top:.7rem;max-width:52ch}
.closer .acts{display:flex;gap:.7rem;flex-wrap:wrap}
.closer .btn-line{background:rgba(255,255,255,.1);color:#fff;border-color:rgba(255,255,255,.5)}

/* footer: compact, three items on one row */
footer{border-top:1px solid var(--line);padding-block:1.6rem 1.2rem;background:var(--bg-2)}
.frow{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:.6rem 1.6rem}
.frow .brand{font-size:1rem}.frow .brand svg{width:28px;height:28px}
.flinks{display:flex;flex-wrap:wrap;gap:0 .9rem}
.flinks a{color:var(--soft);text-decoration:none;font-weight:600;font-size:.88rem;min-height:44px;display:inline-flex;align-items:center}
.flinks a:hover{color:var(--accent)}
.fcontact{display:flex;flex-wrap:wrap;gap:0 1.1rem;align-items:center}
.fcontact a{display:inline-flex;align-items:center;min-height:44px;text-decoration:none}
.fcontact .ph{font-weight:800;font-size:1rem}
.fcontact .em{color:var(--soft);font-weight:600;font-size:.88rem}
footer .fine{color:var(--mute);font-size:.76rem;line-height:1.55;max-width:none;margin-top:.5rem;padding-top:.8rem;border-top:1px solid var(--line)}
.fbase{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:.2rem 1rem;margin-top:.3rem;color:var(--mute);font-size:.8rem}
.flegal{display:flex;gap:0 1.1rem;flex-wrap:wrap;align-items:center}
.flegal a{color:var(--soft);font-weight:600;font-size:.82rem;text-decoration:none;min-height:44px;display:inline-flex;align-items:center}
.flegal a:hover{color:var(--accent)}
.flegal .credit{color:var(--text)}
.foot2{display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem;align-items:center}
.fine{color:var(--mute);font-size:.78rem;max-width:78ch;line-height:1.6}
@media (max-width:860px){.frow{flex-direction:column;align-items:flex-start}}

/* sticky mobile action bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1fr 1fr;gap:.5rem;position:fixed;left:0;right:0;bottom:0;z-index:70;padding:.6rem .8rem calc(.6rem + env(safe-area-inset-bottom));background:color-mix(in srgb,var(--bg) 92%,transparent);border-top:1px solid var(--line);transform:translateY(110%);transition:transform .35s var(--ease)}
  .mbar.show{transform:none}
  .mbar .btn{min-height:48px;padding-inline:1rem}
  body{padding-bottom:0}
  footer{padding-bottom:5.5rem}
}

/* legal pages */
.legal{padding-block:9rem 5rem}
.legal .wrap{max-width:820px}
.legal h1{font-size:clamp(2rem,1.5rem+2vw,2.8rem);margin-top:1rem}
.legal h2{font-size:1.3rem;margin-top:2.4rem}
.legal p,.legal li{color:var(--soft);margin-top:.9rem}
.legal ul{padding-left:1.2rem}
.legal .updated{color:var(--mute);font-size:.9rem;margin-top:.8rem}
.legal a{color:var(--accent);font-weight:600}
.hdr.solid{color:var(--text)}
.hdr.solid::before{opacity:1}
.hdr.solid .x{color:var(--gold)}

/* reveal, gated on the js class with a timed safety net in site.js */
.js .rv{opacity:0;transform:translateY(22px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.js .rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .js .rv,.js .rv.in{opacity:1;transform:none;transition:none}
  .js .hero .bg img{animation:none;transform:scale(1.06)}
  .hero .bg{transform:none!important}
  .pic img,.area img,.sit,.btn,.stage{transition:none}
}
@media (pointer:coarse){a,button,summary,input,select,textarea,.btn{min-height:44px}}
@media (max-width:600px){html,body{max-width:100%}}
#offer .copy h3{max-width:26ch}

.faq{max-width:none;grid-template-columns:1fr 1fr;gap:.85rem 1.2rem;align-items:start}
.fcol{display:grid;gap:.85rem;align-content:start}
@media (max-width:860px){.faq{grid-template-columns:1fr}}