/* self-hosted fonts, latin subset */
@font-face{font-family:"Manrope";font-style:normal;font-weight:200 800;font-display:swap;src:url(img/font-manrope.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Fraunces";font-style:normal;font-weight:400 600;font-display:swap;src:url(img/font-fraunces.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Fraunces";font-style:italic;font-weight:400 600;font-display:swap;src:url(img/font-fraunces-italic.woff2) format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
/* North Point v2. Layout: ivory pages, generous space, rounded photo cards, one call to action per screen.
   Serif display for headlines, clean sans for everything else. Pink is an accent only: logo, buttons, small labels. */
:root{
  --paper:#f8f5f1;        /* warm ivory ground */
  --sand:#efe8e0;         /* alternate band */
  --card:#ffffff;
  --ink:#211c1f;          /* text and dark bands */
  --ink-2:#5f5659;
  --ink-3:#6e6569;
  --line:#e3dad2;
  --pink:#c23a74;         /* logo pink deepened slightly so white text and small labels pass WCAG AA */
  --pink-text:#b8366c;
  --pink-deep:#ab2e66;
  --blush:#f8e5ee;
  --logo-grey:#666666;        /* soft pink for large tints */
  --on-ink:#f5f0ee;
  --on-ink-2:#bdb3b6;
  --ok:#2f7d5b; --tbc-bg:#fff3d6; --tbc-fg:#7a5600;
  --ul-ink:#1b1917; --ul-brass:#b8925a; --ul-sand:#efe7dc; /* Urban Loft sub-brand */
  --serif:"Fraunces",Georgia,"Times New Roman",serif;
  --sans:"Manrope","Helvetica Neue",Arial,sans-serif;
  --wrap:1200px; --r:14px; --r-sm:8px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.65 var(--sans);-webkit-font-smoothing:antialiased}
[hidden]{display:none!important}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--pink);outline-offset:3px;border-radius:4px}
.wrap{max-width:var(--wrap);margin:0 auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;margin:0;letter-spacing:-.015em;text-wrap:balance;font-variation-settings:"opsz" 96,"SOFT" 50}
h1{font-size:clamp(40px,5.6vw,76px);line-height:1.02}
h2{font-size:clamp(30px,3.6vw,48px);line-height:1.08}
h3{font-size:24px;line-height:1.2}
h4{font-family:var(--sans);font-size:17px;font-weight:700;letter-spacing:0}
em.acc{font-style:italic;color:var(--pink)}
p{margin:0}
.label{font:700 12px/1 var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--ink-3)}
.label.pink{color:var(--pink)}
.lede{font-size:clamp(18px,1.5vw,20px);color:var(--ink-2);max-width:60ch}
.muted{color:var(--ink-2)}
.small{font-size:14px;color:var(--ink-2)}
.tbc{display:inline-block;font:700 11px/1 var(--sans);letter-spacing:.08em;text-transform:uppercase;background:var(--tbc-bg);color:var(--tbc-fg);padding:5px 8px;border-radius:999px;vertical-align:middle}

/* header */
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:40;background:var(--paper)}
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:30;background:rgba(248,245,241,.94);backdrop-filter:saturate(1.3) blur(10px);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;gap:28px;height:78px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none}
.brand img{height:40px;width:auto}
.brand .wm{display:grid;line-height:1}
.brand .wm b{font:700 22px/1 var(--sans);letter-spacing:-.02em;color:var(--ink)}
.brand .wm span{font:700 9.5px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:var(--ink-3);margin-top:6px}
nav.main{display:flex;gap:24px;margin-left:auto}
nav.main a{font:600 15px var(--sans);text-decoration:none;color:var(--ink);padding:6px 0;border-bottom:2px solid transparent}
nav.main a:hover,nav.main a[aria-current=page]{border-bottom-color:var(--pink)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font:700 15px var(--sans);text-decoration:none;border-radius:999px;padding:14px 26px;border:1.5px solid transparent;cursor:pointer;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn-pink{background:var(--pink);color:#fff}
.btn-pink:hover{background:var(--pink-deep)}
.btn-ink{background:var(--ink);color:#fff}
.btn-ink:hover{background:#000}
.btn-line{border-color:currentColor;background:transparent;color:inherit}
.btn-line:hover{background:var(--ink);color:#fff;border-color:var(--ink)}
.bar .btn{padding:11px 20px}
.menu-btn{display:none;margin-left:auto;font:700 15px var(--sans);background:var(--ink);color:#fff;border:0;border-radius:999px;padding:10px 18px;cursor:pointer}
.mob-nav{border-top:1px solid var(--line);padding:6px max(20px,env(safe-area-inset-right,0px)) 18px max(20px,env(safe-area-inset-left,0px));display:grid}
.mob-nav a{font:600 18px var(--sans);text-decoration:none;padding:13px 0;border-bottom:1px solid var(--line)}
@media (max-width:1060px){nav.main{display:none}.menu-btn{display:inline-flex}.bar .btn{display:none}}
@media (min-width:1061px){.mob-nav{display:none!important}}

/* sections */
.sec{padding-block:clamp(72px,9vw,128px)}
.sec.tight{padding-block:clamp(48px,6vw,80px)}
.sand{background:var(--sand)}
.dark{background:var(--ink);color:var(--on-ink)}
.dark .lede,.dark .muted,.dark p{color:var(--on-ink-2)}
.dark .label{color:var(--on-ink-2)}
.dark h2,.dark h3{color:var(--on-ink)}
.head{display:grid;gap:18px;margin-bottom:52px;max-width:780px}
.head.center{margin-inline:auto;text-align:center;justify-items:center}
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split > *{min-width:0}
.split.top{align-items:start}
@media (max-width:920px){.split{grid-template-columns:1fr;gap:40px}}
.stack{display:grid;gap:20px}
.actions{display:flex;flex-wrap:wrap;gap:12px}

/* hero */
.hero{position:relative;background:var(--ink);color:#fff;overflow:hidden}
.hero > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(24,19,22,.82) 0%,rgba(24,19,22,.45) 52%,rgba(24,19,22,.05) 100%)}
.hero .wrap{position:relative;z-index:1;padding-block:clamp(110px,15vw,200px) clamp(80px,10vw,140px);display:grid;gap:24px;justify-items:start}
.hero h1{max-width:12ch;color:#fff}
.hero .lede{color:#ece4e7}
.hero .label{color:#ffd0e2}
.hero .btn-line{color:#fff}
.hero .btn-line:hover{background:#fff;color:var(--ink);border-color:#fff}
.page-hero{padding-block:clamp(64px,8vw,110px) 0}
.page-hero .head{margin-bottom:40px}
.page-hero .photo-wide{border-radius:var(--r);overflow:hidden;aspect-ratio:21/9;max-width:100%}
.page-hero .photo-wide img{width:100%;height:100%;object-fit:cover}
@media (max-width:700px){.page-hero .photo-wide{aspect-ratio:4/3}}

/* router cards */
.router{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.route{position:relative;display:block;border-radius:var(--r);overflow:hidden;aspect-ratio:4/5;max-width:100%;text-decoration:none;color:#fff;background:var(--ink)}
.route img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .7s ease}
.route:hover img{transform:scale(1.04)}
.route::after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(20,16,18,.85) 0%,rgba(20,16,18,.1) 60%)}
.route .tx{position:absolute;left:26px;right:26px;bottom:26px;z-index:1;display:grid;gap:8px}
.route .tx p{color:#eadfe3;font-size:15px}
.route .go{font:700 14px var(--sans);display:inline-flex;gap:8px;align-items:center;color:#fff}
.route .go::after{content:"\2192";transition:transform .2s}
.route:hover .go::after{transform:translateX(4px)}
@media (max-width:920px){.router{grid-template-columns:1fr}.route{aspect-ratio:16/10}}

/* trust strip */
.trust{border-block:1px solid var(--line);background:var(--card)}
.trust .wrap{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:20px 36px;padding-block:22px}
.trust .logos{display:flex;flex-wrap:wrap;align-items:center;gap:28px}
.trust .logos img{height:42px;width:auto;mix-blend-mode:multiply;opacity:.9}
.trust .logos img.svg{height:26px}
.trust .score{display:flex;align-items:center;gap:12px;font-size:14px;color:var(--ink-2)}
.trust .score b{font:600 26px/1 var(--serif);color:var(--ink)}
.stars{color:var(--pink);letter-spacing:2px}

/* pillars / numbered */
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;border-top:1px solid var(--line);padding-top:36px}
.pillar{display:grid;gap:12px;align-content:start}
.pillar .n{font:500 44px/1 var(--serif);color:var(--pink)}
.pillar p{color:var(--ink-2)}
.dark .pillars{border-top-color:rgba(255,255,255,.14)}
@media (max-width:860px){.pillars{grid-template-columns:1fr;gap:28px}}

/* photo */
.photo{border-radius:var(--r);overflow:hidden;aspect-ratio:4/5;max-width:100%}
.photo.land{aspect-ratio:4/3}
.photo img{width:100%;height:100%;object-fit:cover}
.duo{display:grid;grid-template-columns:1.2fr 1fr;gap:14px;align-items:end}
.duo .photo:last-child{aspect-ratio:3/4;margin-bottom:-40px}
@media (max-width:920px){.duo .photo:last-child{margin-bottom:0}}

/* room cards */
.rooms{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.room{background:var(--card);border-radius:var(--r);overflow:hidden;display:flex;flex-direction:column;border:1px solid var(--line)}
.room .ph{position:relative;aspect-ratio:4/3;max-width:100%}
.room .ph img{width:100%;height:100%;object-fit:cover}
.room .status{position:absolute;top:14px;left:14px;font:700 12px/1 var(--sans);letter-spacing:.06em;padding:8px 12px;border-radius:999px;background:#fff;color:var(--ink)}
.room .status.now{background:var(--ok);color:#fff}
.room .tx{padding:22px 22px 24px;display:grid;gap:10px;flex:1;align-content:start}
.room .price{font:600 28px/1 var(--serif)}
.room .price small{font:500 14px var(--sans);color:var(--ink-2)}
.badges{display:flex;flex-wrap:wrap;gap:6px}
.badges span{font:600 12px var(--sans);padding:6px 10px;border-radius:999px;background:var(--blush);color:var(--pink-deep)}
.room .meta{font-size:14px;color:var(--ink-2);display:grid;gap:2px}
.room .btn{margin-top:auto;justify-self:start}
@media (max-width:980px){.rooms{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.rooms{grid-template-columns:1fr}}

/* house cards */
.houses{display:grid;grid-template-columns:repeat(2,1fr);gap:26px}
.house{display:grid;grid-template-columns:1fr;text-decoration:none;color:inherit}
.house .ph{border-radius:var(--r);overflow:hidden;aspect-ratio:3/2;max-width:100%}
.house .ph img{width:100%;height:100%;object-fit:cover;transition:transform .7s}
.house:hover .ph img{transform:scale(1.03)}
.house .tx{padding:18px 4px 0;display:grid;gap:6px}
.house .tx p{color:var(--ink-2);font-size:15px}
@media (max-width:760px){.houses{grid-template-columns:1fr}}

/* compare table */
.tablewrap{overflow-x:auto;border-radius:var(--r);border:1px solid var(--line);background:var(--card)}
table.cmp{border-collapse:collapse;width:100%;min-width:560px;font-size:16px}
table.cmp th,table.cmp td{padding:16px 20px;border-bottom:1px solid var(--line);text-align:left}
table.cmp thead th{font:700 13px var(--sans);letter-spacing:.08em;text-transform:uppercase;color:var(--ink-3);background:var(--paper)}
table.cmp td.y{color:var(--ok);font-weight:700}
table.cmp td.n{color:var(--ink-3)}
table.cmp tr:last-child td{border-bottom:0}
table.cmp td.num{font-variant-numeric:tabular-nums}

/* fee cards */
.tiers{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.tier{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:30px;display:grid;gap:14px;align-content:start}
.tier.feature{border:2px solid var(--ink);position:relative}
.tier.feature::before{content:"Our recommendation";position:absolute;top:-13px;left:26px;font:700 11px/1 var(--sans);letter-spacing:.1em;text-transform:uppercase;background:var(--pink);color:#fff;padding:7px 10px;border-radius:999px}
.tier .fee{font:600 34px/1 var(--serif)}
.tier .fee small{font:500 15px var(--sans);color:var(--ink-2)}
.tier ul{margin:0;padding:0;list-style:none;display:grid;gap:9px}
.tier li{display:grid;grid-template-columns:20px 1fr;gap:10px;font-size:15px;color:var(--ink-2)}
.tier li::before{content:"";width:18px;height:18px;margin-top:3px;border-radius:50%;background:var(--blush) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M6 12.5l4 4 8-9' fill='none' stroke='%23ab2e66' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/12px no-repeat}
@media (max-width:980px){.tiers{grid-template-columns:1fr}}

/* lists */
.ticks{list-style:none;margin:0;padding:0;display:grid;gap:12px}
.ticks li{display:grid;grid-template-columns:22px 1fr;gap:12px}
.ticks li::before{content:"";width:20px;height:20px;margin-top:3px;border-radius:50%;background:var(--pink) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M6 12.5l4 4 8-9' fill='none' stroke='white' stroke-width='3' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/13px no-repeat}
.info{display:grid;grid-template-columns:repeat(2,1fr);gap:0 48px;border-top:1px solid var(--line)}
.info > div{padding:22px 0;border-bottom:1px solid var(--line);display:grid;gap:6px}
.info b{font:700 16px var(--sans)}
.info span{color:var(--ink-2);font-size:16px}
.info.one{grid-template-columns:1fr}
.dark .info{border-top-color:rgba(255,255,255,.14)}
.dark .info > div{border-bottom-color:rgba(255,255,255,.14)}
.dark .info span{color:var(--on-ink-2)}
@media (max-width:760px){.info{grid-template-columns:1fr}}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:0;counter-reset:s}
.step{padding:28px 28px 28px 0;border-top:1px solid var(--line);display:grid;gap:10px;align-content:start;counter-increment:s}
.step::before{content:counter(s,decimal-leading-zero);font:500 15px var(--serif);color:var(--pink)}
.step p{color:var(--ink-2);font-size:16px}
.step .when{font:700 12px var(--sans);letter-spacing:.08em;text-transform:uppercase;color:var(--ink-3)}
@media (max-width:860px){.steps{grid-template-columns:1fr}}

/* promise */
.promises{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}
.promise{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.14);border-radius:var(--r);padding:26px;display:grid;gap:8px}
.promise b{font:500 24px/1.2 var(--serif);color:var(--on-ink)}
@media (max-width:760px){.promises{grid-template-columns:1fr}}

/* statement preview */
.statement{background:var(--card);border-radius:var(--r);box-shadow:0 24px 60px rgba(33,28,31,.14);padding:28px;font-size:14px;display:grid;gap:14px;max-width:520px;justify-self:end;width:100%}
.statement .top{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line);padding-bottom:12px}
.statement table{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.statement td{padding:7px 0;border-bottom:1px dashed var(--line)}
.statement td:last-child{text-align:right}
.statement tr.tot td{font-weight:800;border-bottom:0;padding-top:12px}
.statement .chips{display:flex;flex-wrap:wrap;gap:6px}
.statement .chips span{font:600 12px var(--sans);padding:5px 9px;border-radius:999px;background:#e7f3ec;color:var(--ok)}
.statement .chips span.due{background:var(--tbc-bg);color:var(--tbc-fg)}

/* before/after */
.ba-grid{display:grid;grid-template-columns:1fr 1fr;gap:34px}
.ba{display:grid;gap:12px;min-width:0}
.ba-frame{position:relative;aspect-ratio:4/3;max-width:100%;overflow:hidden;border-radius:var(--r);background:var(--ink);touch-action:pan-y;user-select:none;cursor:ew-resize}
.ba-frame img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;pointer-events:none}
.ba-frame .before{clip-path:inset(0 calc(100% - var(--x,50%)) 0 0)}
.ba-frame .handle{position:absolute;top:0;bottom:0;left:var(--x,50%);width:2px;margin-left:-1px;background:#fff}
.ba-frame .handle::after{content:"";position:absolute;top:50%;left:50%;width:46px;height:46px;margin:-23px 0 0 -23px;border-radius:50%;background:#fff url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24'%3E%3Cpath d='M9 6l-5 6 5 6M15 6l5 6-5 6' fill='none' stroke='%23211c1f' stroke-width='2.2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/22px no-repeat;box-shadow:0 6px 18px rgba(0,0,0,.25)}
.ba-frame .lbl{position:absolute;top:14px;font:700 11px var(--sans);letter-spacing:.14em;text-transform:uppercase;background:rgba(33,28,31,.78);color:#fff;padding:7px 11px;border-radius:999px}
.ba-frame .lbl.l{left:14px}.ba-frame .lbl.r{right:14px;background:var(--pink)}
.ba-frame input{position:absolute;inset:0;width:100%;height:100%;opacity:0;cursor:ew-resize;margin:0}
.ba-frame:has(input:focus-visible){outline:3px solid var(--pink);outline-offset:3px}
.ba p{color:var(--ink-2);font-size:16px}
@media (max-width:860px){.ba-grid{grid-template-columns:1fr}}

/* galleries */
.gal{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:220px;gap:12px}
.gal figure{margin:0;border-radius:var(--r-sm);overflow:hidden;position:relative;min-height:0}
.gal figure.w2{grid-column:span 2}.gal figure.h2{grid-row:span 2}
.gal img{width:100%;height:100%;object-fit:cover}
.gal figcaption{position:absolute;left:12px;bottom:12px;font:600 12px var(--sans);background:rgba(33,28,31,.75);color:#fff;padding:6px 10px;border-radius:999px}
@media (max-width:860px){.gal{grid-template-columns:1fr 1fr;grid-auto-rows:160px}.gal figure.w2{grid-column:span 2}}
.strip{display:grid;grid-template-columns:repeat(6,1fr);gap:10px}
.strip div{aspect-ratio:3/4;max-width:100%;border-radius:var(--r-sm);overflow:hidden}
.strip img{width:100%;height:100%;object-fit:cover}
@media (max-width:860px){.strip{grid-template-columns:repeat(3,1fr)}}

/* faq */
.faq{border-top:1px solid var(--line);max-width:880px}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{font:600 18px var(--sans);cursor:pointer;padding:20px 40px 20px 0;list-style:none;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:6px;top:14px;font:400 28px var(--serif);color:var(--pink)}
.faq details[open] summary::after{content:"\2212"}
.faq details p{color:var(--ink-2);padding:0 0 22px;max-width:72ch}

/* reviews */
.reviews{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.review{background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:28px;display:grid;gap:14px;align-content:start}
.review q{font:400 20px/1.45 var(--serif);quotes:"\201C" "\201D"}
.review .who{font-size:14px;color:var(--ink-2)}
@media (max-width:920px){.reviews{grid-template-columns:1fr}}

/* contact form */
.contact{display:grid;grid-template-columns:1fr 1.15fr;gap:60px;align-items:start}
.details{display:grid;gap:24px}
.details > div{display:grid;gap:4px}
.details strong{font:500 24px var(--serif);user-select:all}
form.enq{display:grid;grid-template-columns:1fr 1fr;gap:16px;background:var(--card);border:1px solid var(--line);padding:32px;border-radius:var(--r)}
form.enq label{display:grid;gap:6px;font:600 14px var(--sans)}
form.enq .full{grid-column:1/-1}
input,select,textarea{font:400 16px var(--sans);padding:13px 14px;border:1px solid #d6ccc4;border-radius:10px;background:#fff;color:var(--ink);width:100%}
textarea{min-height:130px;resize:vertical}
form.enq .btn{grid-column:1/-1;justify-self:start}
.sent{grid-column:1/-1;font-weight:700;color:var(--ok)}
@media (max-width:920px){.contact{grid-template-columns:1fr}form.enq{grid-template-columns:1fr;padding:22px}}

/* areas */
.areas{display:flex;flex-wrap:wrap;gap:10px}
.areas span{font:600 15px var(--sans);padding:10px 16px;border-radius:999px;border:1px solid var(--line);background:var(--card)}

/* cta band + footer */
.cta{background:var(--blush)}
.cta .wrap{display:flex;flex-wrap:wrap;gap:24px 48px;align-items:center;justify-content:space-between;padding-block:56px}
.cta h2{font-size:clamp(28px,3vw,40px)}
footer.site{background:var(--ink);color:var(--on-ink-2);font-size:15px}
footer.site .wrap{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:36px;padding-block:64px 36px}
footer.site .fh{font:700 14px/1.3 var(--sans);color:var(--on-ink);margin:0 0 12px;letter-spacing:.12em;text-transform:uppercase}
footer.site address{font-style:normal;display:grid;gap:8px}
.updated{font-size:13px;color:var(--ink-3);padding-block:28px 0}
footer.site a{color:var(--on-ink);text-decoration:none}
footer.site a:hover{text-decoration:underline}
footer.site .col{display:grid;gap:8px;align-content:start}
footer.site .brand .wm b{color:#fff}
footer.site .brand .wm span{color:var(--on-ink-2)}
footer.site .legal{grid-column:1/-1;border-top:1px solid rgba(255,255,255,.12);padding-top:22px;font-size:13px;line-height:1.7}
@media (max-width:900px){footer.site .wrap{grid-template-columns:1fr 1fr}}
@media (max-width:560px){footer.site .wrap{grid-template-columns:1fr}}

/* ---------------- Urban Loft sub-brand ---------------- */
.ul{--accent:var(--ul-brass)}
.ul-bar{background:var(--ul-ink);color:var(--ul-sand)}
.ul-bar .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:64px;flex-wrap:wrap}
.ul-mark{display:grid;line-height:1;text-decoration:none;color:var(--ul-sand)}
.ul-mark b{font:500 24px/1 var(--serif);letter-spacing:.32em;text-transform:uppercase}
.ul-mark span{font:600 10px/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;color:#d9bc8a;margin-top:6px}
.ul-bar nav{display:flex;gap:20px;flex-wrap:wrap}
.ul-bar nav a{font:600 14px var(--sans);color:var(--ul-sand);text-decoration:none}
.ul-bar nav a:hover{color:var(--ul-brass)}
.ul-hero{position:relative;background:var(--ul-ink);color:#fff}
.ul-hero > img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ul-hero::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,18,16,.88) 0%,rgba(20,18,16,.62) 50%,rgba(20,18,16,.2) 100%),linear-gradient(0deg,rgba(20,18,16,.6) 0%,rgba(20,18,16,0) 60%)}
.ul-hero .wrap{position:relative;z-index:1;padding-block:clamp(140px,18vw,240px) clamp(48px,6vw,80px);display:grid;gap:20px}
.ul-hero h1{color:#fff;max-width:14ch}
.ul-hero .label{color:#e9cf9f}
.ul-hero h1,.ul-hero .lede,.ul-hero .label{text-shadow:0 1px 18px rgba(0,0,0,.45)}
.ul-hero .lede{color:#f4eee6}

.ul .btn-brass{background:var(--ul-brass);color:var(--ul-ink)}
.ul .btn-brass:hover{background:#d2ad73}
.ul .btn-line{color:var(--ul-sand)}
.ul-trust{background:var(--ul-sand)}
.ul-trust .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;padding-block:28px}
.ul-trust div{display:grid;gap:2px}
.ul-trust b{font:500 30px/1 var(--serif);font-variant-numeric:tabular-nums}
.ul-trust span{font-size:14px;color:#6a5f55}
@media (max-width:860px){.ul-trust .wrap{grid-template-columns:1fr 1fr}}
.lofts{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.loft{background:var(--card);border-radius:var(--r);overflow:hidden;border:1px solid var(--line);display:flex;flex-direction:column}
.loft .ph{aspect-ratio:3/2;max-width:100%}
.loft .ph img{width:100%;height:100%;object-fit:cover}
.loft .thumbs{display:grid;grid-template-columns:repeat(3,1fr);gap:6px;padding:6px}
.loft .thumbs div{aspect-ratio:4/3;max-width:100%;overflow:hidden;border-radius:6px}
.loft .thumbs img{width:100%;height:100%;object-fit:cover}
.loft .tx{padding:20px 26px 28px;display:grid;gap:12px}
.loft .rating{font-size:14px;color:var(--ink-2)}
.loft .rating b{color:var(--ink);font-size:16px}
.facts{display:flex;flex-wrap:wrap;gap:6px}
.facts span{font:600 12px var(--sans);padding:6px 10px;border-radius:999px;background:var(--ul-sand);color:#5a4a37}
@media (max-width:860px){.lofts{grid-template-columns:1fr}}
.ul-dark{background:var(--ul-ink);color:var(--ul-sand)}
.ul-dark h2,.ul-dark h3{color:#fff}
.ul-dark p,.ul-dark .lede{color:#cbbfb1}
.ul-dark .label{color:var(--ul-brass)}
.ul-dark .review{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.12)}
.ul-dark .review q{color:#fff}
.ul-dark .review .who{color:#cbbfb1}
.ul-dark .stars{color:var(--ul-brass)}

/* ================= v3 audit fixes ================= */
.brand img{height:46px;width:auto}
footer.site .brand img{height:40px}
.crumbs{display:flex;flex-wrap:wrap;gap:8px;align-items:center;font-size:13px;color:var(--ink-3);padding-top:22px}
.crumbs a{color:var(--ink-2);text-decoration:none}.crumbs a:hover{color:var(--pink);text-decoration:underline}
.crumbs [aria-current]{color:var(--ink)}
.page-hero{padding-top:clamp(28px,4vw,56px)}
main a:where(:not(.btn):not(.route):not(.house):not(.brand)){color:var(--pink-deep);text-decoration:underline;text-underline-offset:3px;text-decoration-thickness:1px}
.dark a:where(:not(.btn)),.ul-dark a:where(:not(.btn)){color:#ffc1db}
/* card titles in the sans for a firmer hierarchy */
.room h3,.house h3,.loft h3,.tier h3,.step h3,.pillar h3,.promise b,.route h3,.info b{font-family:var(--sans);font-weight:700;letter-spacing:-.01em}
.room h3,.loft h3,.tier h3{font-size:21px}.step h3,.pillar h3{font-size:19px}.house h3{font-size:24px}.route h3{font-size:26px}
.promise b{font-size:20px}
/* split hero (home) */
.hero-split{padding-block:clamp(36px,5vw,72px) clamp(64px,8vw,110px)}
.hero-split .wrap{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(32px,5vw,72px);align-items:center}
.hero-split h1{font-size:clamp(44px,5.4vw,80px)}
.hero-split .media{position:relative}
.hero-split .media .big{border-radius:var(--r);overflow:hidden;aspect-ratio:5/6;max-width:100%}
.hero-split .media .big img{width:100%;height:100%;object-fit:cover}
.hero-split .media .inset{position:absolute;left:-48px;bottom:-40px;width:42%;border-radius:12px;overflow:hidden;aspect-ratio:4/5;border:6px solid var(--paper);box-shadow:0 18px 40px rgba(33,28,31,.18)}
.hero-split .media .inset img{width:100%;height:100%;object-fit:cover}
.hero-split .points{display:flex;flex-wrap:wrap;gap:10px 22px;font-size:14px;color:var(--ink-2)}
.hero-split .points span::before{content:"";display:inline-block;width:7px;height:7px;border-radius:50%;background:var(--pink);margin-right:8px;vertical-align:1px}
@media (max-width:920px){.hero-split .wrap{grid-template-columns:1fr}.hero-split .media .inset{left:auto;right:12px;bottom:-30px;width:38%}}
/* trust strip with clean logos */
.trust .logos img{height:34px;mix-blend-mode:normal;opacity:1}
.trust .logos img[src$="nrla.svg"]{height:24px}
.trust .logos img[src$="ico.png"]{height:30px}
/* router: on phones the text sits under the photo so it stays readable */
@media (max-width:920px){
  .route{aspect-ratio:auto;display:flex;flex-direction:column;background:var(--ink)}
  .route img{position:relative;height:auto;aspect-ratio:16/10}
  .route::after{display:none}
  .route .tx{position:relative;left:auto;right:auto;bottom:auto;padding:20px 22px 24px}
}
/* comparison table fits a phone */
@media (max-width:640px){table.cmp{min-width:0;font-size:14px}table.cmp th,table.cmp td{padding:12px 10px}}
/* footer */
footer.site .wrap{grid-template-columns:1.5fr 1fr 1fr 1fr 1.1fr}
.flogos{display:flex;flex-wrap:wrap;gap:16px;align-items:center;margin-top:18px}
.flogos img{height:26px;width:auto;filter:brightness(0) invert(1);opacity:.75}
.flogos img[src$="nrla.svg"]{height:18px}
@media (max-width:1060px){footer.site .wrap{grid-template-columns:1fr 1fr}}
@media (max-width:560px){footer.site .wrap{grid-template-columns:1fr}}
/* Urban Loft bar: simplify on phones */
@media (max-width:700px){.ul-bar nav{display:none}.ul-bar .wrap{min-height:56px}}
.ul-hero h1 em.acc{color:#d9b27a}
/* npbs block */
.npbs{display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:22px 26px}
.npbs img{height:52px;width:auto}
@media (max-width:640px){.npbs{grid-template-columns:1fr}}
/* policies */
.policy{display:grid;grid-template-columns:240px 1fr;gap:56px;align-items:start}
.policy .toc{position:sticky;top:120px;display:grid;gap:8px;font-size:14px;border-left:2px solid var(--line);padding-left:16px}
.policy .toc a{color:var(--ink-2)!important;text-decoration:none!important}
.policy .toc a:hover{color:var(--pink)!important}
.policy .doc{max-width:72ch;display:grid;gap:18px}
.policy .doc h2{font-size:clamp(24px,2.4vw,30px);margin-top:22px;scroll-margin-top:110px}
.policy .doc p,.policy .doc li{color:var(--ink-2)}
.policy .doc ul,.policy .doc ol{margin:0;padding-left:22px;display:grid;gap:6px}
.policy .meta{font-size:13px;color:var(--ink-3)}
@media (max-width:900px){.policy{grid-template-columns:1fr}.policy .toc{position:static}}
.plist{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.plist a{display:grid;gap:6px;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:22px;text-decoration:none!important;color:var(--ink)!important}
.plist a:hover{border-color:var(--pink)}
.plist span{font-size:14px;color:var(--ink-2)}
@media (max-width:860px){.plist{grid-template-columns:1fr}}

.statement img{height:30px}
/* ---- Our work showcase ---- */
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:48px}
.filters button{font:700 14px var(--sans);padding:11px 18px;border-radius:999px;border:1.5px solid var(--line);background:var(--card);color:var(--ink);cursor:pointer}
.filters button:hover{border-color:var(--ink)}
.filters button.on{background:var(--ink);border-color:var(--ink);color:#fff}
.projects{display:grid;gap:clamp(72px,9vw,120px)}
.project{display:grid;grid-template-columns:1.25fr 1fr;gap:clamp(32px,4.5vw,64px);align-items:start;scroll-margin-top:120px}
.project.flip .p-main{order:2}
.project figure{margin:0;display:grid;gap:8px}
.project figcaption{font:600 13px var(--sans);color:var(--ink-2)}
.p-minis{display:grid;grid-template-columns:repeat(2,1fr);gap:12px;margin-top:14px}
.p-minis:has(> figure:nth-child(3)){grid-template-columns:repeat(3,1fr)}
@media (max-width:560px){.p-minis,.p-minis:has(> figure:nth-child(3)){grid-template-columns:1fr 1fr}}
.p-minis .ba-frame .lbl{font-size:10px;padding:5px 8px;top:8px}
.p-minis .ba-frame .lbl.l{left:8px}.p-minis .ba-frame .lbl.r{right:8px}
.p-minis .ba-frame .handle::after{width:32px;height:32px;margin:-16px 0 0 -16px;background-size:16px}
.p-tx{display:grid;gap:14px;align-content:start;min-width:0;position:sticky;top:120px}
.p-tx h2{font-size:clamp(30px,3.2vw,44px)}
.onsite{display:grid;gap:10px;margin-top:6px}
.onsite div{display:grid;grid-template-columns:repeat(4,1fr);gap:8px}
.onsite img{width:100%;aspect-ratio:1;object-fit:cover;border-radius:8px}
.p-tx .btn{justify-self:start}
@media (max-width:920px){.project{grid-template-columns:1fr}.project.flip .p-main{order:0}.p-tx{position:static}}
.project[hidden]{display:none!important}
.fins{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.fin{display:grid;gap:14px;text-decoration:none!important;color:var(--ink)!important}
.fin-g{display:grid;grid-template-columns:2fr 1fr;grid-template-rows:1fr 1fr 1fr;gap:6px;aspect-ratio:4/3;max-width:100%;border-radius:var(--r);overflow:hidden}
.fin-g img{width:100%;height:100%;object-fit:cover;min-height:0}
.fin-g img:first-child{grid-row:span 3}
.fin h3{font-family:var(--sans);font-weight:700;font-size:19px}
.fin:hover h3{color:var(--pink)}
@media (max-width:920px){.fins{grid-template-columns:1fr}}

.reno-hero{padding-block:clamp(36px,5vw,72px) 0}
.reno-hero .wrap{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(32px,5vw,72px);align-items:center}
.reno-hero h1{font-size:clamp(40px,5vw,68px)}
.npbs-big{height:64px;width:auto}
@media (max-width:920px){.reno-hero .wrap{grid-template-columns:1fr}}

.members{display:flex;flex-wrap:wrap;align-items:center;gap:12px 14px}
.mtile{display:inline-flex;align-items:center;justify-content:center;height:58px;padding:0 18px;background:#fff;border:1px solid var(--line);border-radius:10px}
.mtile img{height:34px;width:auto}
.mtile img[src$="dps.svg"]{height:40px}
.mtile img[src$="nrla.svg"]{height:24px}
.mtile.txt{display:grid;gap:0;line-height:1.1;text-align:center}
.mtile.txt b{font:800 18px var(--sans);letter-spacing:.02em}
.mtile.txt small{font-size:11px;color:var(--ink-2)}
.flogos img[src$="dps.svg"]{height:30px}
.group-acc{display:grid;grid-template-columns:1fr;gap:22px;align-items:center;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:22px 26px;margin-top:16px}
.glogos{display:flex;gap:18px;align-items:center}
.glogos img{height:52px;width:auto}
@media (max-width:640px){.group-acc{grid-template-columns:1fr}}

.meicr{margin-top:48px;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:30px;display:grid;gap:24px}
.mhead{display:grid;grid-template-columns:110px 1fr;gap:26px;align-items:center}
.mhead img{width:110px;height:auto}
.mhead h3{font-family:var(--sans);font-weight:700;font-size:24px}
.mlinks{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}
.mlinks a{display:grid;gap:2px;padding:16px 18px;border:1px solid var(--line);border-radius:12px;text-decoration:none!important;color:var(--ink)!important;background:var(--paper)}
.mlinks a:hover{border-color:#3f74f4}
.mlinks span{font-size:14px;color:var(--ink-2)}
.meicr .actions .btn{justify-self:start}
@media (max-width:760px){.mlinks{grid-template-columns:1fr 1fr}.mhead{grid-template-columns:72px 1fr}.mhead img{width:72px}}

.plat{display:flex;flex-wrap:wrap;gap:12px}
.ptile{display:inline-flex;align-items:center;gap:12px;height:58px;padding:0 16px;background:#fff;border:1px solid var(--line);border-radius:10px}
.ptile img{height:26px;width:auto}
.ptile img.bk{height:18px}
.ptile span{display:grid;line-height:1.15}
.ptile b{font:800 15px var(--sans)}
.ptile small{font-size:12px;color:var(--ink-2)}
.ul-trust .wrap{grid-template-columns:repeat(3,1fr)!important}
.ubadge{display:flex!important;flex-direction:column;align-items:flex-start;gap:12px;background:#fff;border-radius:12px;padding:16px 18px}
.ubadge img{height:30px;width:auto;flex:none}
.ubadge img.bk{height:20px}
.ubadge div{display:grid;gap:2px}
.ubadge b{font:500 24px/1.1 var(--serif)}
.ubadge span{font-size:14px;line-height:1.45;color:#574d44}
@media (max-width:860px){.ul-trust .wrap{grid-template-columns:1fr!important}}

.builtby{display:inline-flex;align-items:center;gap:14px;background:#fff;border:1px solid var(--line);border-radius:12px;padding:12px 18px;justify-self:start}
.builtby img{height:38px;width:auto}
.glogos{flex-wrap:wrap}
.glogos img.co{height:64px}
.glogos .sep{width:1px;height:44px;background:var(--line)}
.mhead{grid-template-columns:auto 1fr}
.mlogos{display:flex;gap:10px;align-items:center}
.mlogos img{width:88px!important;height:auto}
@media (max-width:760px){.mlogos img{width:60px!important}}
.chip-link{font:600 15px var(--sans);padding:10px 16px;border-radius:999px;border:1px solid var(--line);background:var(--card);text-decoration:none!important;color:var(--ink)!important}
.chip-link:hover{border-color:var(--pink)}

/* tenant criteria */
.crit{display:grid;grid-template-columns:1fr 1fr;gap:14px;min-width:0}
.crit div{display:grid;gap:6px;align-content:start;padding:20px;border:1px solid rgba(239,231,220,.18);border-radius:var(--r);background:rgba(255,255,255,.04)}
.crit b{font:500 30px/1 var(--serif);color:#fff}
.crit span{font-size:15px;line-height:1.5;color:#d8cdbf}
@media (max-width:620px){.crit{grid-template-columns:1fr}}
.answer .lede{max-width:70ch}
.answer .src{display:block;margin-top:10px;font-size:14px;color:var(--ink-3)}

/* people */
.person{display:flex;gap:16px;align-items:center;min-width:0}
.person img{width:72px;height:72px;border-radius:50%;object-fit:cover;object-position:50% 18%;flex:none;box-shadow:0 0 0 3px var(--card)}
.person b{display:block;font:700 16px/1.3 var(--sans);color:var(--ink)}
.person span{display:block;font-size:13px;color:var(--ink-3);letter-spacing:.02em}
.person p{margin:6px 0 0;font-size:15px;color:var(--ink-2)}
.person.sm{margin-top:16px}.person.sm img{width:52px;height:52px}
.person.on-dark b{color:#fff}.person.on-dark span{color:var(--on-ink-2)}.person.on-dark img{box-shadow:0 0 0 3px rgba(255,255,255,.15)}
.host{display:flex;justify-content:center}.host .person{max-width:640px;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:20px 24px}
.host .person img{width:88px;height:88px}
.team-photo{margin:0;border-radius:var(--r);overflow:hidden;background:var(--sand)}
.team-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 30%}
.team-photo figcaption{font-size:13px;color:var(--ink-3);padding:10px 14px}
/* footer polish: real logo colours on light chips, two columns of links on phones */
footer.site .flogos img{filter:none;opacity:1;background:#fff;border-radius:8px;padding:6px 8px;height:38px;box-sizing:border-box}
@media (max-width:640px){footer.site .wrap{grid-template-columns:minmax(0,1fr) minmax(0,1fr)!important;column-gap:20px}footer.site address a{overflow-wrap:anywhere}footer.site .col:first-child,footer.site .legal{grid-column:1/-1}}
.team{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.team figure{margin:0;display:grid;gap:12px;align-content:start}
.team img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:50% 20%;border-radius:var(--r)}
.team b{display:block;font:600 22px/1.2 var(--serif);color:var(--ink)}.team span{display:block;font:700 12px/1 var(--sans);letter-spacing:.14em;text-transform:uppercase;color:var(--pink-deep);margin-top:6px}
.team p{margin:8px 0 0;font-size:15px;color:var(--ink-2)}
.team-photo.wide img{aspect-ratio:16/10;object-position:50% 28%}
.person img{object-position:50% 12%}
@media (max-width:330px){.team{grid-template-columns:1fr}}
.action{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;margin-block:8px 28px}
.action figure{margin:0;display:grid;gap:8px}
.action img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r)}
.action figcaption{font-size:14px;color:var(--ink-2)}
@media (max-width:640px){.action{grid-template-columns:repeat(2,minmax(0,1fr))}}
.team-photo.wide img{aspect-ratio:4/3;object-position:50% 40%}
.example{display:grid;gap:6px;background:var(--blush);border-radius:var(--r);padding:18px 22px;margin-bottom:28px;max-width:820px}.example b{font-size:16px}.example span{color:var(--ink-2);font-size:15px}
.team .mono{aspect-ratio:4/5;border-radius:var(--r);background:var(--blush);display:grid;place-items:center;font:500 64px/1 var(--serif);color:var(--pink-deep)}
.form-title{grid-column:1/-1;font-size:clamp(22px,2.4vw,28px);margin:0}
.emerg ul{list-style:none;margin:10px 0;padding:0;display:grid;gap:12px}.emerg li{display:grid;gap:2px}.emerg li span{font-size:14px;color:var(--ink-2)}.emerg li strong{font:600 24px/1.1 var(--serif);color:var(--ink)}.emerg li small{font-size:13px;color:var(--ink-3)}
:where(img[src$=".svg"], img[src$=".png"]){width:auto}
/* mobile polish: readable minimum sizes and comfortable tap targets */
.tbc{font-size:12px}
.ba-frame .lbl,.p-minis .ba-frame .lbl{font-size:12px}
.ul-mark span{font-size:11px}
.mtile.txt small{font-size:12px}
@media (max-width:640px){
  .policy .toc a{display:inline-block;padding-block:8px}
  footer.site .col a{display:inline-block;padding-block:4px}
  .crumbs a{display:inline-block;padding-block:8px}
}
.onsite-row{display:grid;gap:12px;padding-block:8px 28px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.onsite-row>div{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.onsite-row figure{margin:0;display:grid;gap:8px}
.onsite-row img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:var(--r)}
.onsite-row figcaption{font-size:14px;color:var(--ink-2)}
@media (max-width:640px){.onsite-row>div{grid-template-columns:1fr}}
/* grouped navigation */
nav.main{gap:30px;align-items:center}
nav.main .dd{position:relative}
nav.main .dd>a::after{content:"";display:inline-block;width:6px;height:6px;margin-left:7px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:translateY(-3px) rotate(45deg);opacity:.6}
nav.main .dd-menu{position:absolute;top:100%;left:-16px;min-width:240px;padding:10px;background:var(--card);border:1px solid var(--line);border-radius:12px;box-shadow:0 14px 34px rgba(33,28,31,.12);display:grid;gap:2px;opacity:0;visibility:hidden;transform:translateY(6px);transition:opacity .15s,transform .15s,visibility .15s;z-index:40}
nav.main .dd:hover .dd-menu,nav.main .dd:focus-within .dd-menu{opacity:1;visibility:visible;transform:none}
nav.main .dd-menu a{border:0;padding:9px 12px;border-radius:8px;font-weight:500;font-size:15px}
nav.main .dd-menu a:hover{background:var(--sand)}
a.mtile,a.ptile,a.ubadge,.glogos a,.flogos a{text-decoration:none!important;color:inherit!important}
a.mtile,a.ptile,a.ubadge{transition:box-shadow .15s,transform .15s}
a.mtile:hover,a.ptile:hover,a.ubadge:hover{box-shadow:0 6px 18px rgba(33,28,31,.10);transform:translateY(-1px)}
/* layout audit, Oct 2026: tidy grids and spacing at phone width */
.loft .thumbs{grid-template-columns:none;grid-auto-flow:column;grid-auto-columns:1fr}
.contact>*,.details>div{min-width:0}
.details strong{overflow-wrap:anywhere}
form.enq{min-width:0}form.enq :is(input,select,textarea){min-width:0;width:100%;box-sizing:border-box}
@media (max-width:760px){
  .mhead{grid-template-columns:1fr;gap:16px;align-items:start}
  .mlogos img{width:64px!important}
  .meicr{padding:22px;gap:20px;margin-top:36px}
  .mlinks{gap:10px}.mlinks a{padding:14px}
  .glogos .sep{display:none}
}
@media (max-width:860px){.plist{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.plist a{padding:16px}}
@media (max-width:360px){.plist{grid-template-columns:1fr}}
@media (max-width:640px){
  .sec{padding-block:56px}
  .hero-split{padding-block:28px 52px}
  .hero-split .media .big{aspect-ratio:1/1}
  .hero-split .media .inset{width:34%;right:10px;bottom:-22px;border-width:4px}
  .hero-split .points{display:grid;gap:8px}
  .actions{display:grid;grid-template-columns:minmax(0,1fr);width:100%}
  .actions .btn,.meicr .actions .btn,.p-tx .btn{width:100%;justify-self:stretch}
  .cta .wrap{padding-block:44px}
  .trust .wrap{display:grid;gap:12px;padding-block:20px}
  .members{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:10px}
  .members .label{grid-column:1/-1}
  .members .mtile{width:100%;padding:0 10px}
  .plat{display:grid;grid-template-columns:minmax(0,1fr);gap:10px}
  .plat .ptile{width:100%;box-sizing:border-box}
  .action figure:nth-child(3):last-child{grid-column:1/-1}
  .action figure:nth-child(3):last-child img{aspect-ratio:16/10}
  .host .person{flex-direction:column;align-items:flex-start;padding:20px}
  .details strong{font-size:20px}
}
.plist a{align-content:start}
@media (max-width:640px){.members,.plat{width:100%}.plist b{font-size:16px;line-height:1.3}}
/* classes replacing inline styles */
footer.site .ftag{margin-top:16px;max-width:34ch}
.mob-nav .mob-cta{margin-top:14px}
.stack.g10{gap:10px}.stack.g6{gap:6px}
h1.h1-md{font-size:clamp(38px,5vw,64px)}h1.h1-sm{font-size:clamp(36px,4.6vw,58px)}
.sec.pt-hero{padding-top:clamp(28px,4vw,56px)}.sec.pt-20{padding-top:20px}
.sec.answer{padding-block:28px 0}
figure.review{margin:0}.head.m0{margin:0}.head.mt72{margin-top:72px}
.stack.stick{position:sticky;top:100px}
.tier.dark{background:var(--ink);color:var(--on-ink);border:0}
.label.gold{color:#8a6b3f}
.route .tx .label{color:#ffd0e2}.route .tx h3{color:#fff}
.label.on-dark{color:var(--on-ink-2)}h3.on-dark{color:#fff}ul.on-dark{color:var(--on-ink)}
@media (max-width:920px){.stack.stick{position:static}}
/* mobile home hero: photo in the first view, tighter text */
@media (max-width:640px){
  .hero-split{padding-block:14px 44px}
  .hero-split .wrap{gap:22px}
  .hero-split .media{order:-1;margin-inline:-6px}
  .hero-split .media .big{aspect-ratio:4/3}
  .hero-split .media .inset{width:30%;right:12px;bottom:-18px}
  .hero-split .stack{gap:16px!important}
  .hero-split h1{font-size:clamp(36px,10.4vw,44px);line-height:1.04}
  .hero-split .lede{font-size:16px;line-height:1.6}
  .hero-split .points{display:grid;gap:6px;font-size:14px;padding:12px 14px;background:var(--card);border:1px solid var(--line);border-radius:12px}
  .hero-split .small{font-size:14px}
}
@media (max-width:640px){
  .hero-split .media .inset{bottom:12px;width:28%}
  .trust .wrap{grid-template-columns:minmax(0,1fr);justify-content:stretch}
}
.emerg li>*{grid-column:2}
.details>.person{display:flex}
@media (max-width:640px){footer.site .wrap>.col:nth-child(5){grid-column:1/-1}}
/* desktop polish */
.hero-split h1{font-size:clamp(44px,4.8vw,72px)}
.hero-split h1 .acc{white-space:nowrap}
.hero-split .points{display:grid;gap:6px;font-size:14px;padding:12px 16px;background:var(--card);border:1px solid var(--line);border-radius:12px;justify-self:start}
.example{margin-bottom:44px}
@media (min-width:921px){
  .split>.duo{grid-template-columns:1fr;gap:16px;align-self:center}
  .split>.duo .photo{aspect-ratio:3/2}
  .split>.duo .photo:last-child{aspect-ratio:3/2;margin:0 0 0 18%}
}
@media (max-width:640px){.hero-split h1{font-size:clamp(36px,10.4vw,44px)}.hero-split .points{justify-self:stretch}}
.team-photo.hugo{margin-top:10px}
.team-photo.hugo img{aspect-ratio:4/3;object-position:50% 38%}

/* ================= round 2: usability and polish ================= */
.label.pink,.sand .label.pink,.cta .label.pink{color:var(--pink-text)}
.pillar .n,.step::before{color:var(--pink-text)}
:focus-visible{outline:3px solid var(--pink);outline-offset:3px}
a:focus-visible,.btn:focus-visible,button:focus-visible{border-radius:999px}
input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid rgba(194,58,116,.35);outline-offset:0;border-color:var(--pink)}
.hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
/* header: menu button with an icon, desktop nav with clear active state */
.menu-btn{align-items:center;gap:10px;min-height:46px;padding:10px 18px 10px 16px}
.menu-btn .mi{position:relative;width:18px;height:12px;border-block:2px solid currentColor}
.menu-btn .mi::after{content:"";position:absolute;left:0;right:0;top:3px;height:2px;background:currentColor}
.menu-open .menu-btn .mi{border-color:transparent}
.menu-open .menu-btn .mi::after{top:3px;transform:rotate(45deg)}
.menu-open .menu-btn .mi::before{content:"";position:absolute;left:0;right:0;top:3px;height:2px;background:currentColor;transform:rotate(-45deg)}
nav.main>a[aria-current=page],nav.main .dd>a[aria-current=page]{color:var(--pink-text)}
/* mobile menu: full height panel, grouped, big tap targets */
.mob-nav{position:fixed;left:0;right:0;top:calc(78px + env(safe-area-inset-top,0px));bottom:0;overflow-y:auto;overscroll-behavior:contain;background:var(--paper);border-top:1px solid var(--line);padding:8px max(20px,env(safe-area-inset-right,0px)) calc(24px + env(safe-area-inset-bottom,0px)) max(20px,env(safe-area-inset-left,0px));display:grid;align-content:start;gap:18px}
.mob-nav .mgrid{display:grid;gap:4px}
.mob-nav .mgrp{display:grid;padding-block:10px 6px;border-bottom:1px solid var(--line)}
.mob-nav .mh{font:700 12px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--ink-3);padding:8px 0 4px}
.mob-nav a{font:600 18px/1.3 var(--sans);padding:11px 0;border:0;text-decoration:none;display:flex;justify-content:space-between;align-items:center;min-height:46px}
.mob-nav .mgrp a::after{content:"";width:8px;height:8px;border-right:2px solid var(--ink-3);border-top:2px solid var(--ink-3);transform:rotate(45deg);opacity:.55}
.mob-nav a[aria-current=page]{color:var(--pink-text)}
.mob-nav .mob-ctas{display:grid;gap:10px}
.mob-nav .mob-ctas .btn{width:100%;justify-content:center;min-height:52px}
.mob-nav .mob-cta{margin:0}
@media (min-width:600px) and (max-width:1060px){.mob-nav .mgrid{grid-template-columns:1fr 1fr;column-gap:32px}}
.menu-open,.menu-open body{overflow:hidden}
/* sticky phone action bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1.4fr 1fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:25;padding:10px max(14px,env(safe-area-inset-left,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(14px,env(safe-area-inset-right,0px));background:rgba(248,245,241,.96);backdrop-filter:saturate(1.3) blur(10px);border-top:1px solid var(--line);box-shadow:0 -8px 24px rgba(33,28,31,.08);transform:translateY(110%);transition:transform .25s ease;visibility:hidden}
  .mbar.show{transform:none;visibility:visible}
  .mbar .btn{width:100%;padding:13px 12px;min-height:48px}
  .menu-open .mbar{display:none}
  footer.site{padding-bottom:calc(76px + env(safe-area-inset-bottom,0px))}
}
@media (prefers-reduced-motion:reduce){.mbar{transition:none}}
/* fees at a glance */
.glance{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:12px;margin-bottom:28px;max-width:820px}
.glance a{display:grid;gap:4px;align-content:start;padding:16px 18px;border:1px solid var(--line);border-radius:var(--r);background:var(--card);text-decoration:none!important;color:var(--ink)!important;transition:border-color .15s}
.glance a:hover{border-color:var(--ink)}
.glance a.on{border:2px solid var(--ink)}
.glance b{font:600 34px/1 var(--serif);font-variant-numeric:tabular-nums}
.glance span{font-size:14px;line-height:1.35;color:var(--ink-2)}
@media (max-width:640px){
  .glance{gap:8px}.glance a{padding:14px 12px}.glance b{font-size:28px}.glance span{font-size:13px}
  .tiers{gap:28px}.tier.feature{order:-1;margin-top:10px}
  .tier{padding:24px 20px}.tier li{font-size:16px}.tier .fee{font-size:40px}
  .example{padding:16px 18px}
}
/* rooms and homes: easier to scan on a phone */
.room .status{box-shadow:0 2px 8px rgba(0,0,0,.12)}
@media (max-width:640px){
  .rooms{gap:18px}
  .room .ph{aspect-ratio:16/11}
  .room .tx{padding:18px 18px 20px;gap:9px}
  .room .price{font-size:30px}
  .room .btn{width:100%;justify-self:stretch;min-height:50px}
  .room .meta{font-size:15px}
  .badges span{font-size:13px}
  .houses{gap:30px}.house .tx{padding-top:14px}
}
/* form: hints, inline errors, success panel */
form.enq .form-sub{grid-column:1/-1;margin:0}
form.enq .hint{font:400 13px/1.4 var(--sans);color:var(--ink-3)}
form.enq .err{font:600 13px/1.4 var(--sans);color:#b3261e}
form.enq [aria-invalid=true]{border-color:#b3261e;background:#fff8f7}
form.enq ::placeholder{color:#9a9093}
.sent.bad{color:#b3261e}
.enq-done{display:grid;gap:14px;justify-items:start;background:var(--card);border:1px solid var(--line);border-radius:var(--r);padding:32px;outline:none}
.enq-done h2{font-size:clamp(26px,3vw,34px)}
@media (max-width:640px){form.enq .btn{width:100%;justify-self:stretch;min-height:52px}.enq-done{padding:24px}}
/* section rhythm and type on phones */
@media (max-width:640px){
  h2{font-size:clamp(28px,8vw,34px)}
  .head{margin-bottom:32px;gap:14px}
  .lede{font-size:17px}
  .faq summary{font-size:17px;padding-block:18px}
  .crumbs{padding-top:14px}
  .page-hero{padding-top:18px}
}
/* the header's blur would trap the fixed menu panel inside it, so drop it while the menu is open */
.menu-open header.site{backdrop-filter:none;-webkit-backdrop-filter:none;background:var(--paper)}
.glance-wrap .glance{margin:0}