/* ==========================================================================
   Fractal Homes — style.css
   Palette named for Australian building materials.
   ========================================================================== */

:root{
  /* Colour */
  --monument:#000000;      /* warm charcoal — roof, type */
  --monument-80:#1A1A1A;
  --surfmist:#FFFFFF;      /* page base — rendered wall */
  --paper:#FFFFFF;         /* white card surfaces */
  --eucalypt:#544024;      /* primary accent — deep green */
  --eucalypt-dk:#000000;
  --pale-euc:#FFFFFF;
  --marker:#544024;        /* surveyor's marker — used sparingly */
  --line:rgba(0,0,0,.20);
  --line-soft:rgba(0,0,0,.10);

  /* Type */
  --display:"Bricolage Grotesque","Helvetica Neue",Arial,sans-serif;
  --body:"Public Sans","Helvetica Neue",Arial,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,"SFMono-Regular",Menlo,monospace;

  /* Space */
  --gutter:clamp(20px,5vw,64px);
  --section-y:clamp(64px,9vw,132px);
  --maxw:1200px;
  --radius:3px;
}

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

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

body{
  margin:0;
  background:var(--surfmist);
  color:var(--monument);
  font-family:var(--body);
  font-size:17px;
  line-height:1.62;
  font-weight:400;
  -webkit-font-smoothing:antialiased;
}

img{max-width:100%;display:block;}
a{color:inherit;}

h1,h2,h3,h4{
  font-family:var(--display);
  font-weight:700;
  letter-spacing:-.03em;
  line-height:1.02;
  margin:0 0 .5em;
}
h1{font-size:clamp(2.6rem,6.6vw,4.1rem);}
h2{font-size:clamp(2rem,4.2vw,3.3rem);}
h3{font-size:clamp(1.25rem,2vw,1.6rem);line-height:1.14;}
h4{font-size:1.05rem;letter-spacing:-.01em;}
p{margin:0 0 1.1em;}
p:last-child{margin-bottom:0;}

::selection{background:var(--marker);color:var(--surfmist);}

:focus-visible{
  outline:2px solid var(--eucalypt);
  outline-offset:3px;
}

.wrap{
  width:100%;
  max-width:var(--maxw);
  margin-inline:auto;
  padding-inline:var(--gutter);
}

.skip-link{
  position:absolute;left:-9999px;top:0;z-index:200;
  background:var(--monument);color:var(--surfmist);
  padding:12px 18px;font-family:var(--mono);font-size:.8rem;
}
.skip-link:focus{left:0;}

/* --------------------------------------------------------------------------
   Signature device: the dimension rule (architectural drawing annotation)
   -------------------------------------------------------------------------- */
.dimrule{
  display:flex;align-items:center;gap:10px;
  margin:0 0 22px;
  font-family:var(--mono);
  font-size:.72rem;
  letter-spacing:.16em;
  text-transform:uppercase;
  color:var(--eucalypt);
}
.dimrule::before{
  content:"";width:9px;height:9px;flex:0 0 auto;
  border-left:1px solid currentColor;
  border-top:1px solid currentColor;
  border-bottom:1px solid currentColor;
}
.dimrule::after{
  content:"";height:1px;flex:1 1 auto;min-width:24px;
  background:currentColor;opacity:.4;
}
.dimrule span{flex:0 0 auto;}
.dimrule.is-light{color:var(--pale-euc);}

/* --------------------------------------------------------------------------
   Header + navigation
   -------------------------------------------------------------------------- */
.site-header{
  position:sticky;top:0;z-index:100;
  background:rgba(255,255,255,.92);
  backdrop-filter:saturate(140%) blur(10px);
  border-bottom:1px solid var(--line-soft);
  transition:box-shadow .25s ease,background .25s ease;
}
.site-header.is-stuck{
  box-shadow:0 1px 0 var(--line),0 12px 28px -24px rgba(0,0,0,.28);
}
.header-inner{
  display:flex;align-items:center;justify-content:space-between;
  gap:24px;min-height:76px;
}

.brand{
  display:flex;align-items:center;gap:11px;
  text-decoration:none;
  font-family:var(--display);
  font-weight:800;
  font-size:1.22rem;
  letter-spacing:-.035em;
}
.brand svg{width:30px;height:auto;flex:0 0 auto;}
.brand-thin{font-weight:400;color:var(--eucalypt);}

.nav-toggle{
  display:none;
  background:none;border:1px solid var(--line);
  border-radius:var(--radius);
  padding:9px 12px;cursor:pointer;
  font-family:var(--mono);font-size:.72rem;letter-spacing:.14em;
  text-transform:uppercase;color:var(--monument);
}

.nav ul{
  display:flex;align-items:center;gap:clamp(14px,2.1vw,30px);
  list-style:none;margin:0;padding:0;
}
.nav a{
  text-decoration:none;
  font-size:.93rem;
  font-weight:500;
  padding:6px 0;
  position:relative;
  white-space:nowrap;
}
.nav a::after{
  content:"";position:absolute;left:0;right:100%;bottom:0;height:2px;
  background:var(--eucalypt);transition:right .25s ease;
}
.nav a:hover::after,.nav a:focus-visible::after{right:0;}
.nav a[aria-current="page"]{color:var(--eucalypt);font-weight:700;}
.nav a[aria-current="page"]::after{right:0;background:var(--marker);}

.nav .nav-cta{
  display:inline-flex;align-items:center;gap:8px;
  background:var(--monument);color:var(--surfmist);
  padding:11px 18px;border-radius:var(--radius);font-weight:600;
}
.nav .nav-cta::after{display:none;}
.nav .nav-cta[aria-current="page"]{color:var(--surfmist);}
.nav .nav-cta:hover{background:var(--eucalypt);}

/* --------------------------------------------------------------------------
   Buttons
   -------------------------------------------------------------------------- */
.btn{
  display:inline-flex;align-items:center;gap:10px;
  font-family:var(--body);font-size:.95rem;font-weight:600;
  padding:14px 24px;border-radius:var(--radius);
  border:1px solid transparent;text-decoration:none;cursor:pointer;
  transition:background .2s ease,color .2s ease,border-color .2s ease,transform .2s ease;
}
.btn:hover{transform:translateY(-1px);}
.btn--primary{background:var(--eucalypt);color:#FFFFFF;}
.btn--primary:hover{background:var(--eucalypt-dk);}
.btn--dark{background:var(--monument);color:var(--surfmist);}
.btn--dark:hover{background:var(--eucalypt);}
.btn--ghost{border-color:var(--monument);color:var(--monument);}
.btn--ghost:hover{background:var(--monument);color:var(--surfmist);}
.btn--light{background:var(--surfmist);color:var(--monument);}
.btn--light:hover{background:var(--eucalypt);color:var(--surfmist);}
.btn-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px;}

/* --------------------------------------------------------------------------
   Sections
   -------------------------------------------------------------------------- */
.section{padding-block:var(--section-y);}
.section--tight{padding-block:clamp(46px,6vw,80px);}
.section--dark{background:var(--monument);color:var(--surfmist);}
.section--dark h2,.section--dark h3{color:var(--surfmist);}
.section--paper{background:var(--paper);}
.section-head{max-width:660px;margin-bottom:clamp(34px,4vw,56px);}
.section-head p{color:var(--monument-80);font-size:1.08rem;}
.section--dark .section-head p{color:rgba(247,246,242,.72);}
.lede{font-size:clamp(1.08rem,1.7vw,1.3rem);line-height:1.55;}

/* --------------------------------------------------------------------------
   Hero (home)
   -------------------------------------------------------------------------- */
.hero{
  position:relative;
  min-height:670px;
  padding-block:clamp(48px,6vw,72px) 28px;
  background-image:
    linear-gradient(90deg,rgba(0,0,0,.90) 0%,rgba(0,0,0,.72) 39%,rgba(0,0,0,.22) 72%,rgba(0,0,0,.12) 100%),
    linear-gradient(0deg,rgba(0,0,0,.78) 0%,transparent 32%),
    url("../hero-banner.jpeg");
  background-size:cover;
  background-position:center;
  color:var(--surfmist);
  overflow:hidden;
}
.hero-grid{display:block;}
.hero-copy{position:relative;z-index:1;max-width:700px;}
.hero h1{color:var(--surfmist);}
.hero h1 span{display:block;}
.hero h1 .hero-em{
  font-weight:400;font-style:italic;color:#C9A66B;
}
.hero-copy p{max-width:58ch;color:rgba(255,255,255,.86);}
.hero .btn--ghost{
  border-color:rgba(255,255,255,.72);
  color:var(--surfmist);
  background:rgba(0,0,0,.18);
}
.hero .btn--ghost:hover{background:var(--surfmist);color:var(--monument);}
.hero .btn--hero-plans:hover{background:#FFFFFF;color:#000000;}
.hero-stats{
  display:flex;flex-wrap:wrap;gap:0;
  border-top:1px solid rgba(255,255,255,.26);
  margin-top:38px;
}
.hero-stats div{
  flex:1 1 130px;padding:16px 18px 4px 0;
  border-right:1px solid rgba(255,255,255,.22);
}
.hero-stats div:not(:first-child){padding-left:18px;}
.hero-stats div:last-child{border-right:0;}
.hero-stats b{
  display:block;font-family:var(--display);font-size:1.95rem;
  font-weight:700;letter-spacing:-.03em;line-height:1;color:var(--surfmist);
}
.hero-stats small{
  display:block;margin-top:7px;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.13em;
  text-transform:uppercase;color:rgba(255,255,255,.72);
  line-height:1.55;
}
/* Annotated hero photo — the signature moment */
.plate{position:relative;}
.plate img{
  width:100%;height:clamp(300px,44vw,520px);object-fit:cover;
  border-radius:var(--radius);
  filter:saturate(.9) contrast(1.03);
}
.plate figcaption{
  font-family:var(--mono);font-size:.68rem;letter-spacing:.1em;
  text-transform:uppercase;color:var(--monument-80);
  margin-top:10px;
}
.annot{
  position:absolute;pointer-events:none;
  font-family:var(--mono);font-size:.65rem;letter-spacing:.1em;
  text-transform:uppercase;color:var(--surfmist);
  text-shadow:0 1px 6px rgba(0,0,0,.55);
}
.annot--w{
  left:16px;right:16px;bottom:16px;
  display:flex;align-items:center;gap:9px;
}
.annot--w::before,.annot--w::after{
  content:"";height:1px;flex:1 1 auto;background:currentColor;opacity:.85;
}
.annot--h{
  top:16px;left:16px;
  border-left:1px solid currentColor;padding-left:9px;
  writing-mode:vertical-rl;height:96px;
}
.annot-dot{
  position:absolute;top:14px;right:14px;
  background:var(--marker);color:var(--monument);
  font-family:var(--mono);font-size:.62rem;letter-spacing:.12em;
  text-transform:uppercase;padding:5px 9px;border-radius:2px;
  text-shadow:none;
}

/* --------------------------------------------------------------------------
   Home designs preview
   -------------------------------------------------------------------------- */
.designs-preview{
  position:relative;
  isolation:isolate;
  display:grid;
  min-height:clamp(440px,50vw,640px);
  place-items:center;
  padding-block:var(--section-y);
  overflow:hidden;
  background:#F7F3EC url("../home-designs-banner.png") center / cover no-repeat;
}
.designs-preview::before{
  content:"";
  position:absolute;
  inset:0;
  z-index:-1;
  background:rgba(255,252,246,.18);
}
.designs-preview__content{
  max-width:680px;
  text-align:center;
}
.designs-preview__eyebrow{
  margin:0 0 18px;
  color:var(--eucalypt);
  font-family:var(--mono);
  font-size:.7rem;
  font-weight:500;
  letter-spacing:.18em;
  text-transform:uppercase;
}
.designs-preview h2{
  margin-bottom:20px;
  font-size:clamp(2.6rem,5.4vw,4.6rem);
}
.designs-preview__content > p:not(.designs-preview__eyebrow){
  max-width:52ch;
  margin:0 auto;
  color:var(--monument-80);
  font-size:1rem;
}
.designs-preview__button{
  margin-top:30px;
  border-color:var(--eucalypt);
  color:var(--eucalypt);
}
.designs-preview__button svg{flex:0 0 auto;}
.designs-preview__button:hover{
  border-color:var(--monument);
  background:var(--monument);
  color:var(--surfmist);
}
/* --------------------------------------------------------------------------
   Page banner (inner pages)
   -------------------------------------------------------------------------- */
.pagehead{
  padding-block:clamp(48px,6vw,88px) clamp(34px,4vw,56px);
  border-bottom:1px solid var(--line);
}
.pagehead-grid{
  display:grid;grid-template-columns:1.1fr .9fr;
  gap:clamp(24px,4vw,60px);align-items:end;
}
.pagehead p{color:var(--monument-80);max-width:52ch;}

/* --------------------------------------------------------------------------
   Card grids
   -------------------------------------------------------------------------- */
.grid{display:grid;gap:clamp(16px,2vw,26px);}
.grid--2{grid-template-columns:repeat(2,1fr);}
.grid--3{grid-template-columns:repeat(3,1fr);}
.grid--4{grid-template-columns:repeat(4,1fr);}

.card{
  background:var(--paper);
  border:1px solid var(--line-soft);
  border-radius:var(--radius);
  padding:clamp(22px,2.5vw,32px);
}
.card p{color:var(--monument-80);font-size:.97rem;}
.card .dimrule{margin-bottom:16px;}
.section--paper .card{background:var(--surfmist);}
.section--dark .card{
  background:var(--eucalypt);border-color:rgba(247,246,242,.12);
}
.section--dark .card p{color:rgba(247,246,242,.7);}

/* Home tiles with photos */
.tile{
  border:1px solid var(--line-soft);border-radius:var(--radius);
  overflow:hidden;background:var(--paper);
  display:flex;flex-direction:column;
}
.tile img{height:210px;width:100%;object-fit:cover;transition:transform .6s ease;}
.tile:hover img{transform:scale(1.045);}
.tile-body{padding:22px 22px 26px;flex:1 1 auto;}
.tile-body p{color:var(--monument-80);font-size:.95rem;}
.tile-spec{
  display:flex;gap:14px;flex-wrap:wrap;margin-top:16px;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.1em;
  text-transform:uppercase;color:var(--eucalypt);
}

/* --------------------------------------------------------------------------
   Split content block
   -------------------------------------------------------------------------- */
.split{
  display:grid;grid-template-columns:1fr 1fr;
  gap:clamp(26px,4vw,64px);align-items:center;
}
.split--reverse .split-media{order:2;}
.split-media img{
  width:100%;height:clamp(280px,36vw,440px);object-fit:cover;
  border-radius:var(--radius);
}

.split-cta {
    display: grid;
    grid-template-columns: 1fr 1fr;
    gap: clamp(26px, 5vw, 64px);
    align-items: start;
}

/* --------------------------------------------------------------------------
   Four-step process
   -------------------------------------------------------------------------- */
.process-section{background:#050505;}
.process-head{
  max-width:720px;
  margin:0 auto clamp(42px,5vw,70px);
  text-align:center;
}
.process-eyebrow{
  margin:0 0 14px;
  color:var(--marker);
  font-family:var(--mono);
  font-size:.7rem;
  font-weight:500;
  letter-spacing:.18em;
  text-transform:uppercase;
}
.process-head h2{margin-bottom:18px;color:var(--surfmist);}
.process-head > p:last-child{
  max-width:62ch;
  margin:0 auto;
  color:rgba(247,246,242,.66);
  font-size:.95rem;
}
.process-grid{
  display:grid;
  grid-template-columns:repeat(4,minmax(0,1fr));
  gap:clamp(14px,2vw,28px);
  margin:0;
  padding:0;
  list-style:none;
}
.process-step{position:relative;}
.process-step:not(:last-child)::after{
  content:"\2192";
  position:absolute;
  top:calc(clamp(160px,16vw,210px) + 30px);
  right:calc(clamp(14px,2vw,28px) / -2 - .45em);
  z-index:2;
  color:var(--marker);
  font-family:Arial,sans-serif;
  font-size:1.3rem;
  line-height:1;
}
.process-step img{
  width:100%;
  height:clamp(160px,16vw,210px);
  object-fit:cover;
  border-radius:var(--radius);
  filter:saturate(.78) contrast(1.03);
}
.process-label{
  display:flex;
  align-items:baseline;
  gap:12px;
  padding:20px 0 13px;
  border-bottom:1px solid rgba(247,246,242,.16);
}
.process-label span{
  color:var(--marker);
  font-family:var(--display);
  font-size:1.4rem;
  font-weight:700;
}
.process-label h3{
  margin:0;
  color:var(--surfmist);
  font-family:var(--mono);
  font-size:.78rem;
  font-weight:500;
  letter-spacing:.14em;
  text-transform:uppercase;
}
.process-step > p{
  margin:16px 0 0;
  color:rgba(247,246,242,.62);
  font-size:.86rem;
  line-height:1.65;
}

@media (max-width:1000px){
  .process-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:42px 24px;}
  .process-step:not(:last-child)::after{display:none;}
  .process-step img{height:clamp(190px,28vw,260px);}
}

@media (max-width:600px){
  .process-grid{grid-template-columns:1fr;}
  .process-step img{height:clamp(210px,62vw,320px);}
}
/* --------------------------------------------------------------------------
   Stage tracker (owner builders) — real sequence, so numbering is earned
   -------------------------------------------------------------------------- */
.stages{border-top:1px solid var(--line);}
.stage{
  display:grid;grid-template-columns:70px 1fr;
  gap:clamp(14px,2.5vw,40px);
  padding:26px 0;border-bottom:1px solid var(--line-soft);
  align-items:start;
}
.stage-no{
  font-family:var(--mono);font-size:.78rem;letter-spacing:.1em;
  color:var(--eucalypt);padding-top:6px;
}
.stage h3{margin-bottom:.35em;}
.stage p{color:var(--monument-80);margin:0;max-width:62ch;font-size:.98rem;}
.stage-meta{
  display:block;margin-top:10px;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.11em;
  text-transform:uppercase;color:var(--monument-80);
}

/* --------------------------------------------------------------------------
   Calculator (investors)
   -------------------------------------------------------------------------- */
.calc{
  display:grid;grid-template-columns:1fr 1fr;
  gap:clamp(24px,3vw,48px);
  background:var(--eucalypt);border:1px solid rgba(247,246,242,.13);
  border-radius:var(--radius);padding:clamp(24px,3vw,44px);
}
.calc-field{margin-bottom:20px;}
.calc-field label{
  display:block;margin-bottom:7px;
  font-family:var(--mono);font-size:.7rem;letter-spacing:.13em;
  text-transform:uppercase;color:var(--pale-euc);
}
.calc-field input[type=range]{width:100%;accent-color:var(--marker);}
.calc-val{
  font-family:var(--display);font-size:1.5rem;font-weight:700;
  letter-spacing:-.02em;color:var(--surfmist);
}
.calc-out{
  display:flex;flex-direction:column;justify-content:center;
  border-left:1px solid rgba(247,246,242,.13);
  padding-left:clamp(20px,3vw,44px);
}
.calc-out .big{
  font-family:var(--display);font-size:clamp(3rem,7vw,4.6rem);
  font-weight:800;letter-spacing:-.045em;line-height:.95;color:var(--surfmist);
}
.calc-out dl{margin:22px 0 0;display:grid;gap:10px;}
.calc-out .row{
  display:flex;justify-content:space-between;gap:16px;
  border-bottom:1px dashed rgba(247,246,242,.18);padding-bottom:8px;
  font-family:var(--mono);font-size:.79rem;color:rgba(247,246,242,.78);
}
.calc-out .row b{color:var(--surfmist);font-weight:600;}
.calc-note{
  font-family:var(--mono);font-size:.68rem;line-height:1.7;
  color:rgba(247,246,242,.55);margin-top:20px;
}

/* --------------------------------------------------------------------------
   Finance partner band
   -------------------------------------------------------------------------- */
.finance{
  background:var(--eucalypt);color:#FFFFFF;
  border-radius:var(--radius);
  padding:clamp(26px,3.4vw,46px);
  display:grid;grid-template-columns:1.4fr auto;
  gap:clamp(20px,3vw,40px);align-items:center;
}
.finance h3{color:#FFFFFF;margin-bottom:.4em;}
.finance p{color:rgba(247,246,242,.82);margin:0;max-width:56ch;font-size:1rem;}
.finance .dimrule{color:var(--surfmist);margin-bottom:14px;}

/* --------------------------------------------------------------------------
   Accordion (FAQ)
   -------------------------------------------------------------------------- */
.faq-group{margin-bottom:clamp(34px,4vw,56px);}
.acc{border-top:1px solid var(--line);}
.acc-item{border-bottom:1px solid var(--line-soft);}
.acc-btn{
  width:100%;background:none;border:0;cursor:pointer;
  display:flex;align-items:flex-start;justify-content:space-between;gap:20px;
  padding:22px 0;text-align:left;
  font-family:var(--display);font-size:clamp(1.02rem,1.5vw,1.2rem);
  font-weight:600;letter-spacing:-.02em;color:var(--monument);
}
.acc-btn:hover{color:var(--eucalypt);}
.acc-icon{
  flex:0 0 auto;width:22px;height:22px;position:relative;margin-top:3px;
}
.acc-icon::before,.acc-icon::after{
  content:"";position:absolute;background:var(--eucalypt);
  left:50%;top:50%;transform:translate(-50%,-50%);
}
.acc-icon::before{width:14px;height:1.5px;}
.acc-icon::after{width:1.5px;height:14px;transition:transform .25s ease;}
.acc-btn[aria-expanded="true"] .acc-icon::after{transform:translate(-50%,-50%) scaleY(0);}
.acc-panel{
  overflow:hidden;height:0;
  transition:height .3s ease;
}
.acc-panel-inner{padding:0 0 24px;max-width:72ch;color:var(--monument-80);}
.acc-panel-inner p{font-size:.99rem;}

/* --------------------------------------------------------------------------
   Forms (contact)
   -------------------------------------------------------------------------- */
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px 22px;}
.field{display:flex;flex-direction:column;}
.field--full{grid-column:1 / -1;}
.field label{
  font-family:var(--mono);font-size:.7rem;letter-spacing:.13em;
  text-transform:uppercase;color:var(--eucalypt);margin-bottom:7px;
}
.field input,.field select,.field textarea{
  font-family:var(--body);font-size:1rem;color:var(--monument);
  background:var(--paper);
  border:1px solid var(--line);border-radius:var(--radius);
  padding:13px 14px;width:100%;
  transition:border-color .2s ease,box-shadow .2s ease;
}
.field textarea{min-height:140px;resize:vertical;}
.field input:focus,.field select:focus,.field textarea:focus{
  border-color:var(--eucalypt);
  box-shadow:0 0 0 3px rgba(84,64,36,.18);
  outline:none;
}
.field .err{
  font-family:var(--mono);font-size:.7rem;letter-spacing:.06em;
  color:#544024;margin-top:6px;min-height:1em;
}
.field.is-invalid input,.field.is-invalid select,.field.is-invalid textarea{
  border-color:#544024;background:#FFFFFF;
}
.form-note{
  font-family:var(--mono);font-size:.7rem;line-height:1.7;
  color:var(--monument-80);margin-top:18px;
}
.form-status{
  margin-top:20px;padding:16px 18px;border-radius:var(--radius);
  border:1px solid var(--eucalypt);background:rgba(84,64,36,.10);
  font-size:.95rem;display:none;
}
.form-status.is-visible{display:block;}

.contact-list{list-style:none;margin:0;padding:0;}
.contact-list li{
  border-top:1px solid var(--line-soft);padding:16px 0;
}
.contact-list li:first-child{border-top:0;}
.contact-list b{
  display:block;font-family:var(--mono);font-size:.68rem;
  letter-spacing:.13em;text-transform:uppercase;color:var(--eucalypt);
  margin-bottom:5px;font-weight:400;
}
.contact-list a{text-decoration:none;border-bottom:1px solid var(--line);}
.contact-list a:hover{border-color:var(--eucalypt);color:var(--eucalypt);}

/* --------------------------------------------------------------------------
   Misc lists
   -------------------------------------------------------------------------- */
.ticks{list-style:none;margin:0;padding:0;display:grid;gap:11px;}
.ticks li{
  position:relative;padding-left:26px;font-size:.99rem;color:var(--monument-80);
}
.ticks li::before{
  content:"";position:absolute;left:0;top:.62em;
  width:11px;height:6px;border-left:1.6px solid var(--eucalypt);
  border-bottom:1.6px solid var(--eucalypt);transform:rotate(-45deg);
}
.section--dark .ticks li{color:rgba(247,246,242,.76);}
.section--dark .ticks li::before{border-color:#FFFFFF;}

.gallery{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(10px,1.4vw,18px);}
.gallery img{
  width:100%;height:clamp(150px,17vw,230px);object-fit:cover;
  border-radius:var(--radius);
}
.gallery figure{margin:0;}
.gallery figcaption{
  font-family:var(--mono);font-size:.65rem;letter-spacing:.1em;
  text-transform:uppercase;color:var(--monument-80);margin-top:8px;
}

/* --------------------------------------------------------------------------
   CTA strip + footer
   -------------------------------------------------------------------------- */
.cta-strip{
  background:#F7F5EF;
  color:var(--monument);
  padding-block:var(--section-y);
}
.cta-strip .split{
  grid-template-columns:minmax(0,1.2fr) minmax(320px,.8fr);
  gap:clamp(26px,4vw,64px);
  align-items:center;
}
.cta-strip .dimrule{
  max-width:430px;
  margin-bottom:22px;
  color:#765B30;
  font-size:.72rem;
  letter-spacing:.16em;
}
.cta-strip .dimrule::before{display:none;}
.cta-strip .dimrule::after{opacity:.8;}
.cta-strip h2{
  max-width:11ch;
  margin:0;
  color:var(--monument);
  font-family:var(--display);
  font-size:clamp(2.6rem,5.4vw,4.6rem);
  font-weight:700;
  letter-spacing:-.03em;
  line-height:1.02;
}
.cta-strip .cta-copy{padding-top:0;}
.cta-strip .cta-copy > p{
  max-width:50ch;
  margin:0;
  color:var(--monument-80);
  font-family:var(--body);
  font-size:1rem;
  line-height:1.62;
}
.cta-strip .btn-row{margin-top:30px;}

.site-footer{
  background:var(--monument);color:rgba(247,246,242,.7);
  border-top:1px solid rgba(247,246,242,.13);
  padding-block:clamp(44px,5vw,68px) 30px;
  font-size:.92rem;
}
.footer-grid{
  display:grid;grid-template-columns:1.5fr 1fr 1fr 1.2fr;
  gap:clamp(22px,3vw,44px);
}
.site-footer h4{
  color:var(--surfmist);font-family:var(--mono);font-size:.68rem;
  letter-spacing:.15em;text-transform:uppercase;font-weight:400;
  margin-bottom:14px;
}
.site-footer ul{list-style:none;margin:0;padding:0;display:grid;gap:9px;}
.site-footer a{text-decoration:none;}
.site-footer a:hover{color:var(--marker);}
.site-footer .brand{color:var(--surfmist);margin-bottom:14px;}
.site-footer .brand-thin{color:var(--pale-euc);}
.footer-base{
  margin-top:clamp(30px,4vw,52px);padding-top:22px;
  border-top:1px solid rgba(247,246,242,.13);
  display:flex;flex-wrap:wrap;gap:14px;justify-content:space-between;
  font-family:var(--mono);font-size:.68rem;letter-spacing:.08em;
  text-transform:uppercase;color:rgba(247,246,242,.5);
}

/* --------------------------------------------------------------------------
   Scroll reveal
   -------------------------------------------------------------------------- */
.reveal{opacity:0;transform:translateY(18px);}
.reveal.is-in{
  opacity:1;transform:none;
  transition:opacity .6s ease,transform .6s cubic-bezier(.2,.7,.3,1);
}

/* --------------------------------------------------------------------------
   Responsive
   -------------------------------------------------------------------------- */
@media (min-width:1001px){
  .wrap{padding-inline:0;}
}

@media (max-width:1000px){
  .grid--4{grid-template-columns:repeat(2,1fr);}
  .gallery{grid-template-columns:repeat(2,1fr);}
  .footer-grid{grid-template-columns:1fr 1fr;}
}

@media (max-width:880px){
  .hero{
    min-height:auto;
    background-image:
      linear-gradient(rgba(0,0,0,.80),rgba(0,0,0,.84)),
      url("../hero-banner.jpeg");
    background-position:62% center;
  }
  .nav-toggle{display:block;}
  .nav{
    display:none;position:absolute;left:0;right:0;top:100%;
    background:var(--surfmist);border-bottom:1px solid var(--line);
    padding:10px var(--gutter) 26px;
  }
  .nav.is-open{display:block;}
  .nav ul{flex-direction:column;align-items:stretch;gap:0;}
  .nav li{border-top:1px solid var(--line-soft);}
  .nav a{display:block;padding:15px 0;font-size:1.02rem;}
  .nav a::after{display:none;}
  .nav .nav-cta{
    display:inline-flex;margin-top:16px;padding:13px 22px;
  }
  .header-inner{position:relative;}

  .hero-grid,.pagehead-grid,.split,.grid--2,.grid--3,.calc,.finance{
    grid-template-columns:1fr;
  }
  .split--reverse .split-media{order:0;}
  .calc-out{border-left:0;padding-left:0;border-top:1px solid rgba(247,246,242,.13);padding-top:26px;}
  .form-grid{grid-template-columns:1fr;}
}

@media (max-width:600px){
  body{font-size:16px;}
  .grid--4{grid-template-columns:1fr;}
  .gallery{grid-template-columns:1fr 1fr;}
  .footer-grid{grid-template-columns:1fr;}
  .stage{grid-template-columns:1fr;gap:6px;}
  .hero-stats div{flex:1 1 50%;}
  .hero-stats div:nth-child(2){border-right:0;}
  .hero-stats div:nth-child(n+3){border-top:1px solid rgba(255,255,255,.22);}
  .annot--h{display:none;}
}

@media (max-width:880px){
  .cta-strip .split{grid-template-columns:1fr;gap:clamp(26px,4vw,64px);}
  .cta-strip .cta-copy{padding-top:0;}
}

@media (max-width:600px){
  .cta-strip .btn{width:100%;justify-content:center;}
}
@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto;}
  *,*::before,*::after{
    animation-duration:.01ms !important;
    transition-duration:.01ms !important;
  }
  .reveal{opacity:1;transform:none;}
}

@media print{
  .site-header,.cta-strip,.nav-toggle{display:none;}
  body{background:#fff;}
}

/* Building confidence icon cards */
.section--confidence{background:#f8f8f8;}
.confidence-grid{
  gap:0;
  border:1px solid var(--line-soft);
}
.confidence-card{
  min-width:0;
  padding:clamp(24px,2.8vw,36px) clamp(16px,2vw,28px);
  text-align:center;
  border-right:1px solid var(--line-soft);
}
.confidence-card:last-child{border-right:0;}
.confidence-card > img{
  width:84px;
  height:100px;
  object-fit:contain;
  margin:0 auto 18px;
}
.confidence-card h3{
  margin-bottom:18px;
  font-size:1.15rem;
  line-height:1.2;
}
.confidence-card h3::after{
  content:"";
  display:block;
  width:38px;
  height:2px;
  margin:14px auto 0;
  background:var(--eucalypt);
}
.confidence-card p{
  margin:0;
  color:var(--monument-80);
  font-size:.78rem;
  line-height:1.55;
}
@media (max-width:1000px){
  .confidence-card:nth-child(2){border-right:0;}
  .confidence-card:nth-child(-n+2){border-bottom:1px solid var(--line-soft);}
}
@media (max-width:600px){
  .confidence-card{border-right:0;border-bottom:1px solid var(--line-soft);}
  .confidence-card:nth-child(2){border-bottom:1px solid var(--line-soft);}
  .confidence-card:last-child{border-bottom:0;}
}

.btn--faq-home:hover{border-color:#FFFFFF;}

.btn--urban-loans:hover{border-color:#FFFFFF;}

/* our design tabs */

.design-browser {
  --design-ink: #262a28;
  --design-muted: #626864;
  --design-line: #d9dcd9;
  --design-paper: #f5f4f0;
  --design-accent: #e4b33c;
}

.design-browser__heading {
  margin: 0 0 1.15rem;
  font-family: "Bricolage Grotesque", sans-serif;
  font-size: clamp(1.35rem, 2vw, 1.75rem);
  color: var(--design-ink);
}

.frontage-tabs-wrap {
  position: relative;
  margin-bottom: 1.25rem;
  overflow-x: auto;
  scrollbar-width: thin;
  scrollbar-color: var(--design-line) transparent;
}

.frontage-tabs-wrap::after {
  position: absolute;
  right: 0;
  bottom: 0;
  left: 0;
  z-index: 0;
  height: 1px;
  background: var(--design-line);
  content: "";
}

.frontage-tabs {
  position: relative;
  z-index: 1;
  display: flex;
  min-width: max-content;
  gap: 0.65rem;
  padding: 0 0.1rem 0.75rem;
}

.frontage-tab {
  min-width: 170px;
  padding: 0.9rem 1.2rem;
  border: 1px solid var(--design-line);
  border-radius: 4px;
  background: #fff;
  color: var(--design-ink);
  font: 600 0.95rem/1.2 "Public Sans", sans-serif;
  cursor: pointer;
  transition:
    background-color 180ms ease,
    border-color 180ms ease,
    color 180ms ease,
    transform 180ms ease;
    margin-top: 10px;
}

.frontage-tab:hover {
  border-color: #444;
  transform: translateY(-1px);
}

.frontage-tab[aria-selected="true"] {
  border-color: var(--design-ink);
  background: var(--design-ink);
  color: #fff;
}

.frontage-tab:focus-visible,
.plan-card__link:focus-visible,
.custom-design__cta:focus-visible {
  outline: 3px solid var(--design-accent);
  outline-offset: 3px;
}

.frontage-panel[hidden] {
  display: none;
}

.frontage-panel__intro {
  display: grid;
  grid-template-columns: 64px 1fr;
  align-items: center;
  gap: 1.25rem;
  margin-bottom: 1.75rem;
  padding: 1.45rem 1.75rem;
  border-radius: 4px;
  background: var(--design-paper);
}

.frontage-panel__icon {
  display: grid;
  width: 56px;
  height: 56px;
  place-items: center;
  border: 1px solid var(--design-line);
  border-radius: 50%;
  color: var(--design-ink);
  font: 500 1rem/1 "IBM Plex Mono", monospace;
}

.frontage-panel__intro h3 {
  margin: 0 0 0.35rem;
  color: var(--design-ink);
  font-family: "Bricolage Grotesque", sans-serif;
  font-size: clamp(1.15rem, 1.8vw, 1.45rem);
}

.frontage-panel__intro p {
  margin: 0;
  color: var(--design-muted);
}

.plan-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1.35rem;
}

.plan-card {
  display: flex;
  min-width: 0;
  flex-direction: column;
  overflow: hidden;
  border: 1px solid var(--design-line);
  border-radius: 4px;
  background: #fff;
  transition: box-shadow 180ms ease, transform 180ms ease;
}

.plan-card:hover {
  transform: translateY(-3px);
  box-shadow: 0 16px 38px rgba(38, 42, 40, 0.1);
}

.plan-card__image {
  width: 100%;
  aspect-ratio: 4 / 3;
  object-fit: cover;
  background: #f1f1ee;
}

.plan-card__body {
  display: flex;
  flex: 1;
  flex-direction: column;
  padding: 1.25rem;
}

.plan-card__title {
  margin: 0 0 0.85rem;
  color: var(--design-ink);
  font: 500 0.98rem/1.2 "IBM Plex Mono", monospace;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.plan-card__specs {
  display: flex;
  flex-wrap: wrap;
  gap: 0.35rem 0;
  margin: 0 0 0.75rem;
  color: var(--design-ink);
  font-size: 0.92rem;
}

.plan-card__specs span + span::before {
  margin: 0 0.65rem;
  color: #9a9e9b;
  content: "•";
}

.plan-card__area,
.plan-card__frontage {
  margin: 0;
  color: var(--design-muted);
  font-size: 0.92rem;
}

.plan-card__frontage {
  margin-top: 1rem;
}

.plan-card__frontage::before {
  margin-right: 0.5rem;
  color: var(--design-ink);
  content: "↔";
  font-size: 1.1rem;
}

.plan-card__link {
  display: inline-flex;
  align-items: center;
  align-self: flex-start;
  gap: 0.75rem;
  margin-top: auto;
  padding-top: 1.3rem;
  color: var(--design-ink);
  font: 500 0.86rem/1.2 "IBM Plex Mono", monospace;
  letter-spacing: 0.08em;
  text-decoration: none;
  text-transform: uppercase;
}

.plan-card__link::after {
  content: "→";
  transition: transform 180ms ease;
}

.plan-card__link:hover::after {
  transform: translateX(4px);
}

.custom-design {
  display: grid;
  grid-template-columns: minmax(0, 1.4fr) auto;
  align-items: center;
  gap: 2rem;
  padding: clamp(2rem, 5vw, 4.5rem);
  border: 1px solid var(--design-line);
  border-radius: 4px;
  background: var(--design-paper);
}

.custom-design h3 {
  margin: 0 0 0.65rem;
  color: var(--design-ink);
  font-family: "Bricolage Grotesque", sans-serif;
  font-size: clamp(1.7rem, 3vw, 2.8rem);
}

.custom-design p {
  max-width: 62ch;
  margin: 0;
  color: var(--design-muted);
}

.custom-design__cta {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 0.75rem;
  min-height: 50px;
  padding: 0.9rem 1.35rem;
  border: 1px solid var(--design-ink);
  border-radius: 4px;
  background: var(--design-ink);
  color: #fff;
  font-weight: 600;
  text-decoration: none;
  white-space: nowrap;
}

.custom-design__cta:hover {
  background: transparent;
  color: var(--design-ink);
}

@media (max-width: 1050px) {
  .plan-grid {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }
}

@media (max-width: 680px) {
  .frontage-tab {
    min-width: 145px;
  }

  .frontage-panel__intro {
    grid-template-columns: 1fr;
    padding: 1.25rem;
  }

  .plan-grid {
    grid-template-columns: 1fr;
  }

  .custom-design {
    grid-template-columns: 1fr;
  }

  .custom-design__cta {
    width: 100%;
  }
}

@media (prefers-reduced-motion: reduce) {
  .frontage-tab,
  .plan-card,
  .plan-card__link::after {
    transition: none;
  }
}