:root{--o:#F8692D;--o-dk:#D9531A;--ink:#1D2026;--ink2:#3A3F48;--muted:#646B76;--line:#E6E8EC;--soft:#F6F6F4;--r:12px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;overflow-wrap:anywhere;font-family:Poppins,system-ui,-apple-system,Segoe UI,sans-serif;color:var(--ink2);background:#fff;line-height:1.7;font-size:16px;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4{color:var(--ink);line-height:1.2;margin:0 0 .5em;font-weight:600}
h1{font-size:clamp(2rem,4.6vw,3.2rem);font-weight:700}h2{font-size:clamp(1.55rem,3vw,2.2rem)}h3{font-size:1.15rem}
p{margin:0 0 1em}a{color:var(--o-dk)}img{max-width:100%;display:block}
.wrap{max-width:1180px;margin:0 auto;padding:0 20px}.narrow{max-width:780px}.center{text-align:center}
.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:#fff;padding:8px;z-index:99}
/* topbar */
.topbar{background:var(--o);color:#fff;font-size:.82rem}
.tb{display:flex;justify-content:space-between;align-items:center;min-height:38px;gap:12px;flex-wrap:wrap}
.tb a{color:#fff;text-decoration:none;display:inline-flex;align-items:center;gap:6px;margin-left:20px}
.tb a:hover{text-decoration:underline}
@media(max-width:700px){.tb>span:first-child{display:none}.tb{justify-content:center}.tb a{margin:0 8px}}
@media(max-width:420px){.tb a:last-child{display:none}}
/* header */
.site-header{position:sticky;top:0;z-index:30;background:#fff;box-shadow:0 1px 0 var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.brand{text-decoration:none}
.logo{display:inline-flex;align-items:center;gap:8px}.logo img{height:52px;width:auto}
.wm{font-weight:600;color:#3d3d3d;line-height:1.02;font-size:.98rem;letter-spacing:-.01em}
.menu{display:flex;align-items:center;gap:28px;list-style:none;margin:0;padding:0}
.menu a{text-decoration:none;color:var(--ink);font-size:.86rem;font-weight:500;text-transform:uppercase;letter-spacing:.04em}
.menu a:hover,.menu a[aria-current=page]{color:var(--o)}
.menu .nav-cta{background:var(--o);color:#fff;padding:11px 20px;border-radius:999px}
.menu .nav-cta:hover,.menu .nav-cta[aria-current=page]{background:var(--o-dk);color:#fff}
.burger{display:none;background:none;border:0;padding:10px;cursor:pointer}.burger span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0}
@media(max-width:960px){.burger{display:block}.menu{display:none;position:absolute;left:0;right:0;top:78px;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:6px 20px 18px;box-shadow:0 10px 20px rgba(0,0,0,.08)}.menu.open{display:flex}.menu li a{display:block;padding:13px 0;border-bottom:1px solid var(--line)}.menu .nav-cta{text-align:center;margin-top:12px;border:0}}
/* buttons */
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 26px;border-radius:999px;font-weight:600;font-size:.95rem;text-decoration:none;border:2px solid transparent;cursor:pointer;font-family:inherit;transition:transform .15s,background .15s}
.btn:hover{transform:translateY(-1px)}
.btn-orange{background:var(--o);color:#fff}.btn-orange:hover{background:var(--o-dk)}
.btn-dark{background:var(--ink);color:#fff}.btn-dark:hover{background:#000}
.btn-line{border-color:rgba(255,255,255,.8);color:#fff}.btn-line:hover{background:rgba(255,255,255,.12)}
.btn-white{background:#fff;color:var(--o-dk)}
.btns{display:flex;gap:14px;flex-wrap:wrap}
.eyebrow{display:inline-block;font-size:.78rem;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:#fff;margin-bottom:14px}
.eyebrow.dark{color:var(--o)}
/* hero */
.hero{position:relative;background:linear-gradient(90deg,rgba(20,22,27,.88) 0%,rgba(20,22,27,.7) 45%,rgba(20,22,27,.25) 100%),var(--bg) center/cover;color:#fff}
.hero-in{padding:120px 20px 130px}.hero-copy{max-width:640px}
.hero h1{color:#fff}.hero .lead{font-size:1.1rem;opacity:.94;margin-bottom:30px}
.hero:after{content:"";position:absolute;left:0;right:0;bottom:0;height:8px;background:linear-gradient(90deg,var(--o) 0 25%,#E21B23 25% 50%,#2F6FB5 50% 75%,#F3B61F 75%)}
@media(max-width:600px){.hero-in{padding:72px 20px 84px}}
.phero{background:linear-gradient(rgba(20,22,27,.78),rgba(20,22,27,.78)),var(--bg) center/cover;color:#fff;padding:78px 0 70px}
.phero h1{color:#fff;margin-bottom:.3em}.phero p{max-width:680px;opacity:.92;font-size:1.06rem;margin:0}
.crumbs{font-size:.82rem;opacity:.8;margin-bottom:10px}.crumbs a{color:#fff}
/* values */
.values{background:var(--ink);color:#d9dbe0;padding:0}
.vgrid{display:grid;grid-template-columns:repeat(4,1fr)}
.val{display:flex;gap:14px;align-items:flex-start;padding:28px 22px;border-right:1px solid #2e333b}
.val:last-child{border-right:0}.val svg{color:var(--o);flex:none;margin-top:3px}
.val b{display:block;color:#fff;font-weight:600}.val span{font-size:.86rem}
@media(max-width:900px){.vgrid{grid-template-columns:1fr 1fr}.val{border-bottom:1px solid #2e333b}}
@media(max-width:520px){.vgrid{grid-template-columns:1fr}.val{border-right:0}}
/* sections */
section{padding:84px 0}.soft{background:var(--soft)}
.shead{max-width:720px;margin:0 auto 44px;text-align:center}.shead p{color:var(--muted)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.split-img img{width:100%;height:auto;border-radius:var(--r);box-shadow:0 18px 40px rgba(20,22,27,.14);aspect-ratio:4/3;object-fit:cover}
.split.rev>div:first-child{order:2}
@media(max-width:860px){.split{grid-template-columns:1fr;gap:30px}.split.rev>div:first-child{order:0}section{padding:60px 0}}
/* service cards */
.sgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-bottom:36px}
@media(max-width:900px){.sgrid{grid-template-columns:1fr 1fr}}@media(max-width:560px){.sgrid{grid-template-columns:1fr}}
.scard{background:#fff;border-radius:var(--r);overflow:hidden;text-decoration:none;color:inherit;box-shadow:0 1px 0 var(--line),0 8px 24px rgba(20,22,27,.06);transition:transform .2s,box-shadow .2s;display:flex;flex-direction:column}
.scard:hover{transform:translateY(-3px);box-shadow:0 14px 34px rgba(20,22,27,.12)}
.simg{height:180px;background-size:cover;background-position:center}
.sbody{padding:22px 22px 24px;display:flex;flex-direction:column;flex:1}.sbody p{color:var(--muted);font-size:.93rem;flex:1}
.more{display:inline-flex;align-items:center;gap:6px;color:var(--o-dk);font-weight:600;font-size:.9rem}
/* property cards */
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media(max-width:760px){.pgrid{grid-template-columns:1fr 1fr}}
.pcard{position:relative;height:210px;border-radius:var(--r);background-size:cover;background-position:center;overflow:hidden}
.pcard:before{content:"";position:absolute;inset:0;background:linear-gradient(transparent 35%,rgba(20,22,27,.82))}
.pcard span{position:absolute;left:18px;bottom:16px;color:#fff;font-weight:600;font-size:1.05rem}
.pcard:after{content:"";position:absolute;left:18px;bottom:12px;width:36px;height:3px;background:var(--o)}
@media(max-width:480px){.pcard{height:150px}}
/* steps */
.steps{counter-reset:s;list-style:none;padding:0;margin:0 0 28px}
.steps li{counter-increment:s;position:relative;padding:0 0 18px 54px}
.steps li:before{content:counter(s);position:absolute;left:0;top:0;width:36px;height:36px;border-radius:50%;background:var(--o);color:#fff;font-weight:600;display:grid;place-items:center}
.steps b{color:var(--ink)}
/* ticks */
.ticks{list-style:none;padding:0;margin:0 0 26px}.ticks li{display:flex;gap:10px;align-items:flex-start;margin-bottom:9px}
.ticks svg{color:var(--o);flex:none;margin-top:4px}
/* jump nav */
.jump{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:78px;z-index:20}
.jump .wrap{display:flex;gap:6px;overflow-x:auto;padding-top:10px;padding-bottom:10px;scrollbar-width:none}
.jump a{white-space:nowrap;font-size:.84rem;text-decoration:none;color:var(--ink);padding:7px 14px;border-radius:999px;background:var(--soft)}
.jump a:hover{background:var(--o);color:#fff}
section[id]{scroll-margin-top:140px}
/* offers */
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:22px}@media(max-width:760px){.grid2{grid-template-columns:1fr}}
.offer{display:block;background:#fff;border-radius:var(--r);padding:32px;text-decoration:none;color:inherit;border-top:4px solid var(--o);box-shadow:0 8px 24px rgba(20,22,27,.06)}
.offer p{color:var(--muted)}
/* gallery */
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.gallery img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:10px}
@media(max-width:700px){.gallery{grid-template-columns:1fr 1fr}}
/* cta */
.cta{background:var(--o);color:#fff;padding:60px 0}
.cta-in{display:flex;justify-content:space-between;align-items:center;gap:28px;flex-wrap:wrap}
.cta h2{color:#fff;margin-bottom:.25em}.cta p{margin:0;opacity:.95}.cta p a{color:#fff}.cta .btn-white{color:var(--o-dk)}.cta .btn-line{color:#fff}
.cta .btn-line{border-color:#fff}
/* contact */
.contact-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:40px;align-items:start}
@media(max-width:900px){.contact-grid{grid-template-columns:1fr}}
.form-card{background:#fff;border-radius:var(--r);padding:34px;box-shadow:0 1px 0 var(--line),0 14px 40px rgba(20,22,27,.08)}
@media(max-width:520px){.form-card{padding:22px}}
.qform{display:grid;gap:14px}
.qform label{display:grid;gap:6px;font-size:.88rem;font-weight:500;color:var(--ink)}
.qform input,.qform select,.qform textarea{font:inherit;font-size:.95rem;padding:11px 13px;border:1px solid #CBD0D7;border-radius:10px;width:100%;background:#fff;color:var(--ink)}
.qform input:focus,.qform select:focus,.qform textarea:focus{outline:2px solid var(--o);outline-offset:1px;border-color:var(--o)}
.qform input[type=file]{background:var(--soft);padding:9px}
.qform button{justify-self:start}
.frow{display:grid;grid-template-columns:1fr 1fr;gap:14px}@media(max-width:560px){.frow{grid-template-columns:1fr}}
.hp{position:absolute;left:-9999px}.fnote{font-size:.84rem;color:var(--muted);margin:0}
.info{background:var(--soft);border-radius:var(--r);padding:30px}
.ci{margin:0 0 12px}.ci,.ci a{display:flex;gap:10px;align-items:flex-start;color:var(--ink);text-decoration:none;font-weight:500}
.ci svg{color:var(--o);flex:none;margin-top:4px}.muted{color:var(--muted);font-size:.9rem}
.chips{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:8px}.chips li{background:#fff;border:1px solid var(--line);border-radius:999px;padding:5px 12px;font-size:.84rem}
.prose h2{font-size:1.35rem;margin-top:1.6em}
/* footer */
.site-footer{background:#15171C;color:#A9AEB8;padding:64px 0 26px;font-size:.92rem}
.site-footer a{color:#D6D9DF;text-decoration:none}.site-footer a:hover{color:var(--o)}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:34px}
@media(max-width:900px){.fgrid{grid-template-columns:1fr 1fr}}@media(max-width:520px){.fgrid{grid-template-columns:1fr}}
.site-footer h4{color:#fff;font-size:.95rem;margin-bottom:14px}
.site-footer ul{list-style:none;margin:0;padding:0}.site-footer li{margin-bottom:9px}
.flogo{display:inline-block;background:#fff;border-radius:10px;padding:8px 14px;margin-bottom:16px}
.site-footer address{font-style:normal;display:flex;gap:10px;margin-bottom:12px;color:#D6D9DF}
.site-footer address svg,.fc svg{color:var(--o);flex:none;margin-top:4px}
.fc{margin:0 0 10px}.fc a{display:inline-flex;gap:10px;align-items:center}
.copy{border-top:1px solid #2A2E36;margin-top:40px;padding-top:22px;text-align:center;font-size:.84rem}
/* mobile call button */
.call-fab{display:none;position:fixed;right:16px;bottom:16px;z-index:40;background:var(--o);color:#fff;text-decoration:none;font-weight:600;padding:13px 18px;border-radius:999px;box-shadow:0 8px 24px rgba(0,0,0,.25);align-items:center;gap:8px}
@media(max-width:700px){.call-fab{display:inline-flex}}