/* ==========================================================================
   Realtor Singh — main stylesheet
   ========================================================================== */

:root {
	--bg: #1b1c20;
	--bg-rgb: 27, 28, 32;
	--bg-2: #212227;
	--surface: #27282e;
	--surface-2: #2e2f36;
	--line: rgba(242, 239, 233, 0.1);
	--line-strong: rgba(242, 239, 233, 0.22);
	--text: #f2efe9;
	--muted: #9a968e;
	--accent: #c8a46a;
	--accent-2: #e2c896;
	--radius: 18px;
	--ease: cubic-bezier(.2, .7, .1, 1);
	--sans: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
	--serif: "Instrument Serif", "Times New Roman", serif;
	--gutter: clamp(16px, 4vw, 48px);
	--section: clamp(80px, 12vw, 160px);
}

*, *::before, *::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; scroll-behavior: smooth; }

body {
	margin: 0;
	background: var(--bg);
	color: var(--text);
	font-family: var(--sans);
	font-size: 17px;
	line-height: 1.6;
	font-weight: 400;
	-webkit-font-smoothing: antialiased;
	overflow-x: hidden;
}

img, svg, video { max-width: 100%; height: auto; display: block; }
a { color: inherit; text-decoration: none; }
a:hover { color: var(--accent-2); }
h1, h2, h3, h4 { margin: 0 0 .5em; font-weight: 500; line-height: 1.1; letter-spacing: -0.02em; }
p { margin: 0 0 1.2em; }
em { font-family: var(--serif); font-style: italic; font-weight: 400; color: var(--accent); letter-spacing: 0; }
::selection { background: var(--accent); color: var(--bg); }

.container { width: 100%; max-width: 1280px; margin: 0 auto; padding: 0 var(--gutter); }
.container--narrow { max-width: 820px; }
.muted { color: var(--muted); }
.center { text-align: center; }
.sr-only, .skip-link:not(:focus) {
	position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap;
}
.skip-link:focus { position: fixed; top: 12px; left: 12px; z-index: 999; background: var(--accent); color: var(--bg); padding: 10px 16px; border-radius: 8px; }

.kicker {
	font-size: 12px; letter-spacing: .22em; text-transform: uppercase; color: var(--accent);
	display: inline-flex; align-items: center; gap: 12px; margin-bottom: 20px;
}
.kicker::before { content: ""; width: 28px; height: 1px; background: currentColor; }

.display { font-size: clamp(38px, 6vw, 84px); }
.lead { font-size: clamp(18px, 1.6vw, 21px); color: #d6d2ca; }

/* Buttons ---------------------------------------------------------------- */
.btn {
	--pad: 16px 28px;
	display: inline-flex; align-items: center; justify-content: center; gap: 10px;
	padding: var(--pad); border-radius: 999px; font-size: 15px; font-weight: 500;
	border: 1px solid transparent; cursor: pointer; position: relative; overflow: hidden;
	transition: color .35s var(--ease), border-color .35s var(--ease), transform .35s var(--ease);
	isolation: isolate;
}
.btn::after {
	content: ""; position: absolute; inset: 0; z-index: -1; border-radius: inherit;
	transform: translateY(101%); transition: transform .45s var(--ease);
}
.btn:hover { transform: translateY(-2px); }
.btn:hover::after { transform: translateY(0); }
.btn--accent { background: var(--accent); color: var(--bg); }
.btn--accent::after { background: var(--text); }
.btn--accent:hover { color: var(--bg); }
.btn--ghost { border-color: var(--line-strong); color: var(--text); }
.btn--ghost::after { background: var(--text); }
.btn--ghost:hover { color: var(--bg); border-color: var(--text); }
.btn--small { --pad: 10px 20px; font-size: 14px; }

/* Scroll progress -------------------------------------------------------- */
.progress { position: fixed; inset: 0 0 auto 0; height: 2px; z-index: 60; pointer-events: none; }
.progress span { display: block; height: 100%; background: var(--accent); transform-origin: 0 50%; transform: scaleX(0); }

/* Header ----------------------------------------------------------------- */
.site-header {
	position: fixed; inset: 0 0 auto 0; z-index: 50;
	transition: background .4s var(--ease), border-color .4s var(--ease), transform .45s var(--ease);
	border-bottom: 1px solid transparent;
}
.site-header.is-scrolled {
	background: rgba(var(--bg-rgb), .78);
	backdrop-filter: blur(14px) saturate(140%);
	-webkit-backdrop-filter: blur(14px) saturate(140%);
	border-color: var(--line);
}
.site-header.is-hidden { transform: translateY(-100%); }
.site-header__inner { display: flex; align-items: center; justify-content: space-between; height: 84px; gap: 24px; }
.admin-bar .site-header { top: 32px; }
@media (max-width: 782px) { .admin-bar .site-header { top: 46px; } }

.brand { display: inline-flex; align-items: center; gap: 12px; font-size: 19px; font-weight: 500; letter-spacing: -.01em; }
.brand:hover { color: var(--text); }
.brand__mark {
	width: 38px; height: 38px; border-radius: 50%; border: 1px solid var(--accent);
	display: grid; place-items: center; font-family: var(--serif); font-style: italic; font-size: 17px; color: var(--accent);
}
.brand__logo { max-height: 44px; width: auto; }

.nav { display: flex; align-items: center; gap: 32px; }
.nav__list { list-style: none; margin: 0; padding: 0; display: flex; gap: 28px; }
.nav__list a { font-size: 15px; color: #cfcbc3; position: relative; padding: 6px 0; }
.nav__list a::after {
	content: ""; position: absolute; left: 0; bottom: 0; width: 100%; height: 1px; background: var(--accent);
	transform: scaleX(0); transform-origin: right; transition: transform .4s var(--ease);
}
.nav__list a:hover, .nav__list .current-menu-item a { color: var(--text); }
.nav__list a:hover::after, .nav__list .current-menu-item a::after { transform: scaleX(1); transform-origin: left; }

.nav-toggle { display: none; background: none; border: 0; width: 44px; height: 44px; cursor: pointer; position: relative; z-index: 70; }
.nav-toggle__bar { position: absolute; left: 10px; right: 10px; height: 1.5px; background: var(--text); transition: transform .4s var(--ease), top .4s var(--ease); }
.nav-toggle__bar:nth-child(2) { top: 18px; }
.nav-toggle__bar:nth-child(3) { top: 26px; }
.nav-open .nav-toggle__bar:nth-child(2) { top: 22px; transform: rotate(45deg); }
.nav-open .nav-toggle__bar:nth-child(3) { top: 22px; transform: rotate(-45deg); }

@media (max-width: 960px) {
	.nav-toggle { display: block; }
	.nav {
		position: fixed; inset: 0; background: var(--bg); flex-direction: column; justify-content: center; gap: 40px;
		opacity: 0; visibility: hidden; transition: opacity .4s var(--ease), visibility .4s;
	}
	.nav__list { flex-direction: column; align-items: center; gap: 14px; }
	.nav__list a { font-size: 34px; font-family: var(--serif); color: var(--text); }
	.nav-open .nav { opacity: 1; visibility: visible; }
	.nav-open { overflow: hidden; }
	.nav-open .site-header { transform: none; background: transparent; border-color: transparent; backdrop-filter: none; }
}

/* Hero ------------------------------------------------------------------- */
.hero {
	position: relative; min-height: 100svh; display: flex; flex-direction: column; justify-content: flex-end;
	padding: 140px 0 40px; overflow: hidden;
}
.hero__bg { position: absolute; inset: -10% 0 0 0; z-index: -1; will-change: transform; }
.hero__img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.08); animation: heroZoom 2.4s var(--ease) forwards; }
.hero__art { position: absolute; inset: 0; background:
	radial-gradient(60% 50% at 70% 30%, rgba(200,164,106,.16), transparent 70%),
	radial-gradient(50% 40% at 15% 80%, rgba(200,164,106,.08), transparent 70%),
	var(--bg);
}
.hero__art::before {
	content: ""; position: absolute; inset: 0;
	background-image: linear-gradient(var(--line) 1px, transparent 1px), linear-gradient(90deg, var(--line) 1px, transparent 1px);
	background-size: 80px 80px;
	mask-image: radial-gradient(70% 60% at 60% 40%, #000 20%, transparent 75%);
	-webkit-mask-image: radial-gradient(70% 60% at 60% 40%, #000 20%, transparent 75%);
	opacity: .55;
}
.hero__art svg { position: absolute; inset: 0; width: 100%; height: 100%; }
.skyline path { stroke-dasharray: 4000; stroke-dashoffset: 4000; animation: draw 3.2s .3s var(--ease) forwards; }
.hero__veil { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(var(--bg-rgb),.35) 0%, rgba(var(--bg-rgb),.1) 40%, rgba(var(--bg-rgb),.94) 100%); }

.hero__content { position: relative; }
.hero__title { font-size: clamp(48px, 9.5vw, 148px); line-height: .98; letter-spacing: -0.045em; max-width: 12ch; margin-bottom: 28px; }
.hero__sub { font-size: clamp(17px, 1.5vw, 20px); color: #d6d2ca; max-width: 46ch; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 8px; }
.hero__meta {
	display: flex; align-items: center; gap: 32px; margin-top: 72px; padding-top: 24px; border-top: 1px solid var(--line);
	font-size: 13px; letter-spacing: .08em; text-transform: uppercase; color: var(--muted);
}
.scroll-cue { margin-left: auto; width: 26px; height: 42px; border: 1px solid var(--line-strong); border-radius: 20px; position: relative; }
.scroll-cue span { position: absolute; left: 50%; top: 8px; width: 2px; height: 8px; margin-left: -1px; background: var(--accent); border-radius: 2px; animation: cue 1.8s infinite; }

@keyframes heroZoom { to { transform: scale(1); } }
@keyframes draw { to { stroke-dashoffset: 0; } }
@keyframes cue { 0% { transform: translateY(0); opacity: 1; } 70% { transform: translateY(14px); opacity: 0; } 100% { opacity: 0; } }

/* Split text animation --------------------------------------------------- */
[data-split] .w { display: inline-block; overflow: hidden; vertical-align: top; padding-bottom: .08em; margin-bottom: -.08em; }
[data-split] .w__i { display: inline-block; transform: translateY(105%); transition: transform 1.1s var(--ease); transition-delay: calc(var(--i) * 70ms + 120ms); }
[data-split].is-in .w__i { transform: none; }

/* Reveal ----------------------------------------------------------------- */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 1s var(--ease), transform 1s var(--ease); transition-delay: var(--d, 0s); }
.reveal.is-in { opacity: 1; transform: none; }
.no-js .reveal, .no-js [data-split] .w__i { opacity: 1; transform: none; }

/* Marquee ---------------------------------------------------------------- */
.marquee { border-block: 1px solid var(--line); overflow: hidden; padding: 26px 0; background: var(--bg-2); }
.marquee__track { display: flex; width: max-content; animation: marquee 38s linear infinite; }
.marquee:hover .marquee__track { animation-play-state: paused; }
.marquee__list { display: flex; list-style: none; margin: 0; padding: 0; }
.marquee__list li { font-family: var(--serif); font-size: clamp(28px, 4vw, 48px); padding: 0 36px; white-space: nowrap; display: flex; align-items: center; gap: 72px; color: #d6d2ca; }
.marquee__list li::after { content: "✦"; font-size: .4em; color: var(--accent); margin-left: 0; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* Sections --------------------------------------------------------------- */
.section { padding: var(--section) 0; position: relative; }
.section--tight { padding: clamp(48px, 7vw, 96px) 0 var(--section); }
.section--alt { background: var(--bg-2); border-block: 1px solid var(--line); }
.section-head { margin-bottom: clamp(40px, 6vw, 80px); max-width: 820px; }
.section-head--row { max-width: none; display: flex; align-items: flex-end; justify-content: space-between; gap: 24px; flex-wrap: wrap; }
.section-head .display { margin: 0; }

/* Service cards ---------------------------------------------------------- */
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.card {
	position: relative; display: flex; flex-direction: column; padding: 36px; min-height: 380px;
	background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden;
	transition: border-color .5s var(--ease), transform .6s var(--ease), opacity 1s var(--ease);
}
.card::before {
	content: ""; position: absolute; inset: 0; pointer-events: none; opacity: 0; transition: opacity .5s var(--ease);
	background: radial-gradient(400px circle at var(--mx, 50%) var(--my, 0%), rgba(200,164,106,.16), transparent 60%);
}
.card:hover { border-color: rgba(200,164,106,.45); color: var(--text); }
.card.is-in:hover { transform: translateY(-6px); }
.card:hover::before { opacity: 1; }
.card__num { font-family: var(--serif); font-style: italic; color: var(--accent); font-size: 22px; }
.card__title { font-size: 40px; margin: auto 0 14px; }
.card__text { color: var(--muted); }
.card__link { display: inline-flex; gap: 8px; align-items: center; font-size: 15px; color: var(--text); }
.card__link i { font-style: normal; transition: transform .4s var(--ease); }
.card:hover .card__link i { transform: translateX(6px); }

/* Listings --------------------------------------------------------------- */
.listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; margin-bottom: 28px; }
.listing-ph { border: 1px solid var(--line); border-radius: var(--radius); overflow: hidden; background: var(--surface); }
.listing-ph__img { aspect-ratio: 4 / 3; background: linear-gradient(110deg, var(--surface) 30%, var(--surface-2) 50%, var(--surface) 70%); background-size: 200% 100%; animation: shimmer 2.4s linear infinite; }
.listing-ph__body { padding: 22px; display: grid; gap: 10px; }
.listing-ph__line { height: 10px; border-radius: 6px; background: var(--surface-2); }
.w60 { width: 60%; } .w40 { width: 40%; }
@keyframes shimmer { to { background-position: -200% 0; } }
.listings-embed { color: var(--text); }

/* Process ---------------------------------------------------------------- */
.process__grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(40px, 8vw, 120px); }
.sticky { position: sticky; top: 140px; }
.steps { list-style: none; margin: 0; padding: 0; }
.step { display: grid; grid-template-columns: 72px 1fr; gap: 24px; padding: 40px 0; border-top: 1px solid var(--line); }
.step:last-child { border-bottom: 1px solid var(--line); }
.step__num { font-family: var(--serif); font-style: italic; font-size: 34px; color: var(--accent); line-height: 1; }
.step h3 { font-size: 28px; }
.step p { color: var(--muted); margin: 0; }

/* About ------------------------------------------------------------------ */
.about__grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(40px, 8vw, 120px); align-items: center; }
.about__photo { aspect-ratio: 4 / 5; border-radius: var(--radius); overflow: hidden; background: var(--surface); border: 1px solid var(--line); position: relative; }
.about__photo img { width: 100%; height: 100%; object-fit: cover; }
.about__monogram {
	position: absolute; inset: 0; display: grid; place-items: center; font-family: var(--serif); font-style: italic;
	font-size: clamp(120px, 18vw, 240px); color: rgba(200,164,106,.5);
	background: radial-gradient(60% 50% at 50% 40%, rgba(200,164,106,.12), transparent 70%);
}
.about__role { color: var(--muted); font-size: 15px; letter-spacing: .02em; margin-top: -8px; margin-bottom: 28px; }

/* Contact band & forms --------------------------------------------------- */
.contact-band__grid { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(40px, 8vw, 120px); align-items: start; }
.contact-list { list-style: none; padding: 0; margin: 40px 0 0; }
.contact-list li { display: flex; justify-content: space-between; gap: 16px; padding: 18px 0; border-top: 1px solid var(--line); }
.contact-list li:last-child { border-bottom: 1px solid var(--line); }
.contact-list span { color: var(--muted); font-size: 14px; text-transform: uppercase; letter-spacing: .14em; }
.form-shell { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: clamp(24px, 4vw, 44px); }
.rs-note { color: var(--accent); margin: 0; }

/* WPForms dark styling */
.form-shell .wpforms-container, .entry .wpforms-container { margin: 0 !important; }
.wpforms-container .wpforms-field-label,
.wpforms-container .wpforms-field-sublabel,
.wpforms-container .wpforms-field-description,
.wpforms-container label { color: var(--text) !important; font-family: var(--sans) !important; }
.wpforms-container .wpforms-field-label { font-weight: 500 !important; font-size: 14px !important; letter-spacing: .02em; }
.wpforms-container .wpforms-field-sublabel { color: var(--muted) !important; }
.wpforms-container input[type=text],
.wpforms-container input[type=email],
.wpforms-container input[type=tel],
.wpforms-container input[type=number],
.wpforms-container select,
.wpforms-container textarea {
	background: var(--bg) !important; color: var(--text) !important; border: 1px solid var(--line-strong) !important;
	border-radius: 12px !important; padding: 14px 16px !important; font-size: 16px !important; height: auto !important;
	box-shadow: none !important; transition: border-color .3s var(--ease) !important; max-width: 100% !important;
}
.wpforms-container input:focus, .wpforms-container select:focus, .wpforms-container textarea:focus { border-color: var(--accent) !important; outline: none !important; }
.wpforms-container textarea { min-height: 140px !important; }
.wpforms-container input[type=checkbox] { accent-color: var(--accent); }
.wpforms-container .wpforms-submit-container { margin-top: 10px !important; }
.wpforms-container button[type=submit] {
	background: var(--accent) !important; color: var(--bg) !important; border: 0 !important; border-radius: 999px !important;
	padding: 16px 32px !important; font-size: 15px !important; font-weight: 500 !important; height: auto !important; cursor: pointer;
	transition: background .3s var(--ease), transform .3s var(--ease) !important;
}
.wpforms-container button[type=submit]:hover { background: var(--text) !important; transform: translateY(-2px); }
.wpforms-confirmation-container-full { background: var(--bg) !important; border: 1px solid var(--accent) !important; color: var(--text) !important; border-radius: 12px; }
.wpforms-container .wpforms-error, .wpforms-container label.wpforms-error { color: #ff8a7a !important; }

/* Inner page hero -------------------------------------------------------- */
.page-hero { padding: 200px 0 40px; border-bottom: 1px solid var(--line);
	background: radial-gradient(50% 80% at 80% 0%, rgba(200,164,106,.12), transparent 70%); }
.page-hero--full { min-height: 100svh; display: flex; align-items: center; border: 0; }
.page-hero__title { font-size: clamp(48px, 8vw, 120px); letter-spacing: -0.045em; line-height: 1; }

/* Entry content ---------------------------------------------------------- */
.entry { font-size: 18px; color: #d6d2ca; }
.entry h2 { font-size: clamp(30px, 3.6vw, 44px); color: var(--text); margin-top: 1.6em; }
.entry h3 { font-size: 26px; color: var(--text); margin-top: 1.4em; }
.entry a { color: var(--accent); text-decoration: underline; text-underline-offset: 3px; }
.entry ul, .entry ol { padding-left: 1.2em; }
.entry li { margin-bottom: .5em; }
.entry img { border-radius: var(--radius); }
.entry blockquote { margin: 2em 0; padding-left: 24px; border-left: 2px solid var(--accent); font-family: var(--serif); font-size: 28px; line-height: 1.3; color: var(--text); }
.entry .wp-block-button__link { background: var(--accent); color: var(--bg); border-radius: 999px; text-decoration: none; padding: 14px 28px; }
.entry hr { border: 0; border-top: 1px solid var(--line); margin: 3em 0; }
.entry > *:first-child { margin-top: 0; }

/* Posts ------------------------------------------------------------------ */
.post-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
.post-card__img { border-radius: var(--radius); aspect-ratio: 16/10; object-fit: cover; margin-bottom: 16px; }
.post-card__title { font-size: 26px; }
.pagination { margin-top: 48px; }
.pagination .nav-links { display: flex; gap: 10px; }
.pagination a, .pagination span { padding: 8px 14px; border: 1px solid var(--line); border-radius: 999px; }

/* Footer ----------------------------------------------------------------- */
.site-footer { border-top: 1px solid var(--line); padding: var(--section) 0 40px; }
.footer-cta { text-align: center; padding-bottom: var(--section); border-bottom: 1px solid var(--line); }
.footer-cta .kicker { justify-content: center; }
.footer-cta .display { font-size: clamp(44px, 8vw, 120px); letter-spacing: -0.045em; }
.footer-cta__actions { display: flex; justify-content: center; flex-wrap: wrap; gap: 14px; margin-top: 24px; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1.2fr 1fr; gap: 40px; padding: 64px 0; }
.footer-title { font-size: 12px; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); font-weight: 500; margin-bottom: 18px; }
.footer-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 10px; font-size: 15px; color: #cfcbc3; }
.footer-list.nav__list { display: grid; flex-direction: column; }
.footer-list .nav__list { display: grid; gap: 10px; }
.footer-blurb { margin-top: 18px; font-size: 15px; }
.footer-legal { border-top: 1px solid var(--line); padding-top: 28px; font-size: 12.5px; color: #77746d; line-height: 1.7; }
.footer-legal a { text-decoration: underline; }
.page-contact .footer-cta { display: none; }
.card.is-in:hover { transition-delay: 0s; }

/* Responsive ------------------------------------------------------------- */
@media (max-width: 1024px) {
	.cards, .listing-grid, .post-grid { grid-template-columns: 1fr 1fr; }
	.footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 760px) {
	body { font-size: 16px; }
	.cards, .listing-grid, .post-grid, .process__grid, .about__grid, .contact-band__grid { grid-template-columns: 1fr; }
	.card { min-height: 300px; padding: 28px; }
	.listing-grid .listing-ph:nth-child(n+2) { display: none; }
	.sticky { position: static; }
	.step { grid-template-columns: 52px 1fr; padding: 28px 0; }
	.hero { padding-top: 120px; }
	.hero__meta { gap: 16px; flex-wrap: wrap; margin-top: 48px; font-size: 11px; }
	.hero__actions .btn { flex: 1 1 100%; }
	.footer-grid { grid-template-columns: 1fr; gap: 32px; }
	.page-hero { padding-top: 150px; }
	.site-header__inner { height: 72px; }
	.about__photo { max-width: 420px; }
}

/* Reduced motion --------------------------------------------------------- */
@media (prefers-reduced-motion: reduce) {
	/* Keep soft fades, drop movement-heavy effects. */
	html { scroll-behavior: auto; }
	.reveal { transform: none; transition: opacity .8s ease; }
	[data-split] .w__i { transform: none; opacity: 0; transition: opacity .8s ease; transition-delay: calc(var(--i) * 50ms); }
	[data-split].is-in .w__i { opacity: 1; }
	.marquee__track { animation-duration: 80s; }
	.hero__img { animation: none; transform: none; }
}

/* Refinements ------------------------------------------------------------ */
.process__head .display, .contact-band .display { font-size: clamp(38px, 4.6vw, 64px); }
.about__monogram { font-size: clamp(100px, 14vw, 200px); }
.hero__meta { border-top: 0; background: linear-gradient(var(--line), var(--line)) var(--gutter) 0 / calc(100% - 2 * var(--gutter)) 1px no-repeat; }

/* Practice areas --------------------------------------------------------- */
.divisions { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.division { min-height: 460px; padding: clamp(32px, 4vw, 52px); }
.division .card__num { font-size: 18px; }
.division__title { font-size: clamp(34px, 3.6vw, 52px); margin: auto 0 24px; }
.division__list { list-style: none; padding: 0; margin: 0 0 32px; color: #cfcbc3; }
.division__list li { padding: 14px 0; border-top: 1px solid var(--line); display: flex; align-items: center; gap: 14px; }
.division__list li::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: var(--accent); flex: none; }
.division__list li:last-child { border-bottom: 1px solid var(--line); }
.section-head .lead { margin-top: 24px; max-width: 56ch; }
@media (max-width: 760px) { .divisions { grid-template-columns: 1fr; } .division { min-height: 0; } }
.division__title { font-size: clamp(30px, 3vw, 44px); }
.hero__title, .display, .page-hero__title { text-wrap: balance; }
.hero__actions { align-items: center; }
.btn--arrow { min-width: 190px; justify-content: space-between; }
.btn--arrow i { font-style: normal; transition: transform .4s var(--ease); }
.btn--arrow:hover i { transform: translateX(5px); }
.text-link { font-size: 15px; color: #cfcbc3; margin-left: 12px; border-bottom: 1px solid var(--line-strong); padding-bottom: 3px; transition: color .3s var(--ease), border-color .3s var(--ease); }
.text-link:hover { color: var(--accent); border-color: var(--accent); }
@media (max-width: 760px) { .text-link { margin: 6px auto 0; } }

/* Soft button ------------------------------------------------------------ */
.btn--soft { background: var(--surface-2); color: var(--text); border-color: var(--line); }
.btn--soft::after { background: var(--text); }
.btn--soft:hover { color: var(--bg); }

/* Landing pages ---------------------------------------------------------- */
.lp-hero { padding: 200px 0 clamp(64px, 9vw, 120px); border-bottom: 1px solid var(--line); position: relative; overflow: hidden;
	background: radial-gradient(55% 80% at 85% 0%, rgba(200,164,106,.14), transparent 70%); }
.lp-hero::before { content: ""; position: absolute; inset: 0; pointer-events: none;
	background-image: linear-gradient(var(--line) 1px, transparent 1px), linear-gradient(90deg, var(--line) 1px, transparent 1px);
	background-size: 80px 80px; opacity: .4;
	mask-image: radial-gradient(60% 70% at 80% 10%, #000 10%, transparent 70%);
	-webkit-mask-image: radial-gradient(60% 70% at 80% 10%, #000 10%, transparent 70%); }
.lp-hero .container { position: relative; }
.lp-hero .page-hero__title { max-width: 16ch; margin-bottom: 28px; }
.lp-hero__sub { font-size: clamp(17px, 1.5vw, 20px); color: #d6d2ca; max-width: 52ch; }
.tags { list-style: none; padding: 0; margin: 40px 0 0; display: flex; flex-wrap: wrap; gap: 10px; }
.tags li { padding: 8px 16px; border: 1px solid var(--line-strong); border-radius: 999px; font-size: 13px; color: #cfcbc3; letter-spacing: .02em; }

.svc-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.svc { min-height: 260px; padding: 32px; }
.svc__title { font-size: 24px; margin: auto 0 12px; }
.svc .card__text { margin: 0; }

.faq__grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(40px, 8vw, 120px); }
.faq__grid .display { font-size: clamp(38px, 4.6vw, 64px); }
.faq__item { border-top: 1px solid var(--line); }
.faq__item:last-child { border-bottom: 1px solid var(--line); }
.faq__item summary { list-style: none; cursor: pointer; padding: 26px 48px 26px 0; position: relative; font-size: 19px; font-weight: 500; }
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary span { position: absolute; right: 4px; top: 50%; width: 16px; height: 16px; margin-top: -8px; }
.faq__item summary span::before, .faq__item summary span::after { content: ""; position: absolute; left: 0; top: 7px; width: 16px; height: 1.5px; background: var(--accent); transition: transform .4s var(--ease); }
.faq__item summary span::after { transform: rotate(90deg); }
.faq__item[open] summary span::after { transform: rotate(0deg); }
.faq__a { color: var(--muted); padding: 0 48px 22px 0; }
.faq__item[open] .faq__a { animation: faqIn .5s var(--ease); }
@keyframes faqIn { from { opacity: 0; transform: translateY(-6px); } }

.page-residential .footer-cta, .page-commercial .footer-cta, .page-home-valuation .footer-cta { display: none; }

@media (max-width: 1024px) { .svc-grid { grid-template-columns: 1fr 1fr; } }
@media (max-width: 760px) {
	.svc-grid, .faq__grid { grid-template-columns: 1fr; }
	.svc { min-height: 0; }
	.svc__title { margin-top: 40px; }
	.lp-hero { padding-top: 140px; }
	.hero__actions .btn { flex: 1 1 100%; }
}
.footer-grid .nav__list { flex-direction: column; gap: 10px; }
.footer-grid .nav__list a { font-size: 15px; padding: 0; }
.footer-grid .nav__list a::after { display: none; }

/* Hero trio buttons (identical) ------------------------------------------ */
.btn--hero {
	--pad: 18px 26px;
	justify-content: space-between; border-color: var(--line-strong); color: var(--text);
	background: rgba(255,255,255,.03); backdrop-filter: blur(6px); -webkit-backdrop-filter: blur(6px);
}
.btn--hero::after { background: var(--accent); }
.btn--hero:hover { color: var(--bg); border-color: var(--accent); }
.btn--hero i { font-style: normal; transition: transform .4s var(--ease); }
.btn--hero:hover i { transform: translateX(5px); }
.hero__actions--trio { display: grid; grid-template-columns: repeat(3, minmax(0, 220px)); gap: 12px; }

/* Mobile call bar -------------------------------------------------------- */
.callbar { display: none; }
@media (max-width: 760px) {
	.callbar {
		display: grid; grid-template-columns: 1fr 1fr; gap: 10px;
		position: fixed; left: 12px; right: 12px; bottom: calc(12px + env(safe-area-inset-bottom)); z-index: 55;
		padding: 8px; border-radius: 999px; border: 1px solid var(--line-strong);
		background: rgba(var(--bg-rgb), .82); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px);
		box-shadow: 0 10px 30px rgba(0,0,0,.35);
		transform: translateY(140%); transition: transform .5s var(--ease);
	}
	.callbar.is-visible { transform: none; }
	.callbar a { display: flex; align-items: center; justify-content: center; gap: 8px; padding: 13px 10px; border-radius: 999px; font-size: 15px; font-weight: 500; }
	.callbar svg { width: 18px; height: 18px; }
	.callbar__call { background: var(--accent); color: var(--bg); }
	.callbar__call:hover { color: var(--bg); }
	.callbar__msg { background: var(--surface-2); color: var(--text); }
	.nav-open .callbar { transform: translateY(140%); }
	body.has-callbar .site-footer { padding-bottom: 110px; }
}

/* Mobile polish ---------------------------------------------------------- */
@media (max-width: 760px) {
	:root { --section: 88px; }
	.hero { min-height: 100svh; padding: 110px 0 28px; justify-content: center; }
	.hero__title { font-size: clamp(46px, 13vw, 64px); line-height: 1.02; max-width: none; margin-bottom: 20px; }
	.hero__sub { font-size: 16.5px; }
	.hero__actions--trio { grid-template-columns: 1fr; gap: 10px; width: 100%; margin-top: 4px; }
	.btn--hero { --pad: 16px 22px; }
	.hero__meta { margin-top: 36px; padding-top: 18px; }
	.hero__meta .scroll-cue { display: none; }
	.hero__art::before { background-size: 48px 48px; }
	.display { font-size: clamp(34px, 9.5vw, 48px); }
	.process__head .display, .contact-band .display, .faq__grid .display { font-size: clamp(32px, 9vw, 44px); }
	.page-hero__title { font-size: clamp(42px, 12vw, 60px); }
	.marquee { padding: 18px 0; }
	.marquee__list li { font-size: 28px; padding: 0 20px; gap: 40px; }
	.division { padding: 28px; }
	.division__title { margin-top: 28px; }
	.card__title { font-size: 32px; }
	.step h3 { font-size: 22px; }
	.lead { font-size: 17px; }
	.footer-cta .display { font-size: clamp(40px, 11vw, 56px); }
	.contact-list li { flex-direction: column; gap: 4px; }
	.form-shell { padding: 22px; }
	.lp-hero { padding: 120px 0 64px; }
	.tags { margin-top: 28px; }
	.reveal { transform: translateY(18px); }
	.btn:hover { transform: none; }
}
/* Logged-in admin bar scrolls away on small phones */
@media (max-width: 600px) { .admin-bar .site-header.is-scrolled { top: 0; } }
@media (max-width: 760px) { .kicker { font-size: 11px; letter-spacing: .16em; gap: 10px; } .kicker::before { width: 20px; } }

/* Header contact (mobile) ------------------------------------------------ */
.header-contact { display: none; }
@media (max-width: 960px) {
	.header-contact { display: inline-flex; margin-left: auto; padding: 9px 16px; border-radius: 999px; background: var(--accent); color: var(--bg); font-size: 14px; font-weight: 500; position: relative; z-index: 70; }
	.header-contact:hover { color: var(--bg); }
	.nav-open .header-contact { opacity: 0; pointer-events: none; }
	.site-header__inner { gap: 12px; }
}

/* Floating contact button (desktop) -------------------------------------- */
.contact-fab {
	position: fixed; right: 28px; bottom: 28px; z-index: 55;
	display: inline-flex; align-items: center; gap: 10px; padding: 14px 22px 14px 18px; border-radius: 999px;
	background: var(--accent); color: var(--bg); font-size: 15px; font-weight: 500;
	box-shadow: 0 12px 32px rgba(0,0,0,.35), 0 0 0 0 rgba(200,164,106,.5);
	transition: transform .4s var(--ease), box-shadow .4s var(--ease), background .3s var(--ease);
	animation: fabIn .8s 1.2s var(--ease) both, fabPulse 3s 3s ease-out 2;
}
.contact-fab svg { width: 18px; height: 18px; }
.contact-fab:hover { color: var(--bg); background: var(--text); transform: translateY(-3px); }
.cpanel-open .contact-fab { transform: scale(.9); opacity: 0; pointer-events: none; }
@keyframes fabIn { from { opacity: 0; transform: translateY(20px); } }
@keyframes fabPulse { 0% { box-shadow: 0 12px 32px rgba(0,0,0,.35), 0 0 0 0 rgba(200,164,106,.5); } 100% { box-shadow: 0 12px 32px rgba(0,0,0,.35), 0 0 0 18px rgba(200,164,106,0); } }
@media (max-width: 760px) { .contact-fab { display: none; } }

/* Contact panel ---------------------------------------------------------- */
.cpanel { position: fixed; inset: 0; z-index: 90; }
.cpanel[hidden] { display: none; }
.cpanel__backdrop { position: absolute; inset: 0; background: rgba(10,10,12,.55); backdrop-filter: blur(4px); -webkit-backdrop-filter: blur(4px); opacity: 0; transition: opacity .4s var(--ease); }
.cpanel__card {
	position: absolute; right: 28px; bottom: 28px; width: min(400px, calc(100% - 32px));
	background: var(--surface); border: 1px solid var(--line-strong); border-radius: 24px; padding: 32px;
	box-shadow: 0 30px 80px rgba(0,0,0,.5); outline: none;
	opacity: 0; transform: translateY(24px) scale(.98); transform-origin: bottom right;
	transition: opacity .4s var(--ease), transform .5s var(--ease);
}
.cpanel.is-open .cpanel__backdrop { opacity: 1; }
.cpanel.is-open .cpanel__card { opacity: 1; transform: none; }
.cpanel__title { font-size: 40px; margin-bottom: 8px; }
.cpanel .kicker { margin-bottom: 14px; }
.cpanel__actions { display: grid; gap: 10px; margin: 24px 0 18px; }
.cpanel__btn {
	display: flex; justify-content: space-between; align-items: center; gap: 12px; padding: 16px 20px; border-radius: 16px;
	background: var(--surface-2); border: 1px solid var(--line); transition: border-color .3s var(--ease), transform .3s var(--ease);
}
.cpanel__btn span { font-weight: 500; }
.cpanel__btn small { color: var(--muted); font-size: 13px; text-align: right; overflow: hidden; text-overflow: ellipsis; white-space: nowrap; }
.cpanel__btn:hover { border-color: var(--accent); color: var(--text); transform: translateX(3px); }
.cpanel__btn--primary { background: var(--accent); border-color: var(--accent); color: var(--bg); }
.cpanel__btn--primary small { color: rgba(27,28,32,.7); }
.cpanel__btn--primary:hover { color: var(--bg); }
.cpanel__legal { font-size: 12px; color: #77746d; margin: 0; }
.cpanel__close { position: absolute; top: 18px; right: 18px; width: 40px; height: 40px; border-radius: 50%; border: 1px solid var(--line); background: transparent; cursor: pointer; }
.cpanel__close span { position: absolute; left: 12px; right: 12px; top: 19px; height: 1.5px; background: var(--text); transform: rotate(45deg); }
.cpanel__close span + span { transform: rotate(-45deg); }
.cpanel__close:hover { border-color: var(--accent); }
@media (max-width: 760px) {
	.cpanel__card { left: 0; right: 0; bottom: 0; width: 100%; border-radius: 24px 24px 0 0; padding: 28px 20px calc(24px + env(safe-area-inset-bottom)); transform: translateY(100%); }
	.cpanel-open .callbar { transform: translateY(140%); }
}
.cpanel-open { overflow: hidden; }