:root {
  --paper: #F7F5F3;
  --surface: #FDFDFC;
  --ink: #161616;
  --ink-2: #3B3935;
  --muted: #6E6963;
  --line: #E3DFD9;
  --panel: #141414;
  --panel-2: #1C1C1C;
  --panel-line: #2E2D2B;
  --panel-text: #D9D5CF;
  --panel-muted: #9C968E;
  --copper: #A96C46;
  --copper-dark: #8E5835;
  --copper-light: #C98D66;
  --copper-tint: #F6ECE5;
  --slate: #404A56;
  --font-head: "Schibsted Grotesk", "Inter", system-ui, -apple-system, "Segoe UI", sans-serif;
  --font-body: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --font-mono: "JetBrains Mono", ui-monospace, SFMono-Regular, Menlo, Consolas, monospace;
  --wrap: 1320px;
  --gutter: clamp(20px, 4vw, 40px);
  --nav-h: 72px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-padding-top: calc(var(--nav-h) + 16px); -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: no-preference) { html { scroll-behavior: smooth; } }
body {
  margin: 0; background: var(--paper); color: var(--ink);
  font-family: var(--font-body); font-size: 17px; line-height: 1.6;
  -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: inherit; }
button, input, select, textarea { font: inherit; color: inherit; }
:focus-visible { outline: 3px solid var(--copper-light); outline-offset: 2px; }
.sr-only { position: absolute; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0,0,0,0); white-space: nowrap; border: 0; }
.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.icon { width: 20px; height: 20px; flex: none; fill: none; stroke: currentColor; stroke-width: 1.8; stroke-linecap: round; stroke-linejoin: round; }

/* law-date swaps */
.when-after { display: none; }
.law-live .when-before { display: none; }
.law-live .when-after { display: inline; }

/* ---------- type ---------- */
h1, h2, h3 { font-family: var(--font-head); margin: 0; letter-spacing: -0.025em; }
h2 { font-size: clamp(34px, 4.4vw, 56px); line-height: 1.04; font-weight: 800; max-width: 20ch; }
h3 { font-size: 22px; line-height: 1.2; font-weight: 700; letter-spacing: -0.015em; }
.eyebrow {
  font-family: var(--font-mono); font-size: 13px; font-weight: 500; letter-spacing: 0.14em;
  text-transform: uppercase; color: var(--copper); margin: 0 0 18px;
}
.lede { font-size: 19px; line-height: 1.6; color: var(--muted); max-width: 60ch; margin: 22px 0 0; }

/* ---------- buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 12px;
  min-height: 56px; padding: 0 28px; border: 1px solid transparent; border-radius: 0;
  font-family: var(--font-body); font-size: 17px; font-weight: 600; text-decoration: none;
  cursor: pointer; transition: background-color .15s ease, border-color .15s ease, color .15s ease;
}
.btn .icon { width: 19px; height: 19px; }
.btn-primary { background: var(--copper); color: #fff; }
.btn-primary:hover { background: var(--copper-dark); }
.btn-ghost { background: transparent; color: #fff; border-color: rgba(255,255,255,.55); }
.btn-ghost:hover { border-color: #fff; background: rgba(255,255,255,.06); }
.btn-dark { background: var(--panel); color: #fff; }
.btn-dark:hover { background: #2a2a2a; }
.btn[disabled] { background: #B5B8BD; border-color: #B5B8BD; color: #fff; cursor: not-allowed; }
.link {
  display: inline-flex; align-items: center; gap: 8px; color: var(--copper); font-weight: 600;
  text-decoration: none; background: none; border: 0; padding: 0; cursor: pointer; font-size: 17px; text-align: left;
}
.link:hover { color: var(--copper-dark); text-decoration: underline; text-underline-offset: 3px; }
.link .icon { width: 17px; height: 17px; }

/* ---------- nav ---------- */
.nav {
  position: sticky; top: 0; z-index: 50; height: var(--nav-h);
  background: rgba(247,245,243,.97); border-bottom: 1px solid var(--line);
  backdrop-filter: saturate(1.2) blur(6px); -webkit-backdrop-filter: saturate(1.2) blur(6px);
}
.nav .wrap { height: 100%; display: flex; align-items: center; justify-content: space-between; gap: 24px; max-width: 1360px; }
.brand { display: flex; align-items: center; gap: 14px; text-decoration: none; }
.brand-mark {
  display: grid; place-items: center; height: 42px; padding: 0 9px; min-width: 42px;
  background: var(--copper); color: #fff; font-family: var(--font-head); font-weight: 800;
  font-size: 15px; letter-spacing: 0.04em;
}
.brand-name { font-family: var(--font-head); font-weight: 800; font-size: 21px; letter-spacing: -0.02em; }
.nav-links { display: flex; gap: 30px; }
.nav-links a { text-decoration: none; color: var(--ink-2); font-size: 16px; }
.nav-links a:hover { color: var(--copper); }
.nav-right { display: flex; align-items: center; gap: 22px; }
.nav-phone { font-family: var(--font-mono); font-size: 15px; text-decoration: none; white-space: nowrap; }
.nav-phone:hover { color: var(--copper); }
.nav .btn { min-height: 46px; padding: 0 22px; font-size: 16px; }

/* ---------- hero ---------- */
.hero { position: relative; background: var(--panel); color: #fff; overflow: hidden; isolation: isolate; }
.hero-media { position: absolute; inset: 0 0 0 auto; width: 64%; z-index: -2; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: 52% 50%; }
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(90deg, var(--panel) 0%, var(--panel) 36%, rgba(20,20,20,.78) 44%, rgba(20,20,20,.3) 60%, rgba(20,20,20,.08) 82%, rgba(20,20,20,0) 100%),
    linear-gradient(0deg, rgba(20,20,20,.6) 0%, rgba(20,20,20,0) 30%);
}
.hero-inner { position: relative; min-height: min(860px, calc(100svh - var(--nav-h))); padding-top: clamp(64px, 9vh, 110px); padding-bottom: clamp(64px, 9vh, 104px); display: flex; flex-direction: column; justify-content: center; max-width: 1360px; }
.countdown {
  display: inline-flex; align-self: flex-start; align-items: center; gap: 10px;
  padding: 8px 16px; border: 1px solid rgba(201,141,102,.55); border-radius: 999px;
  font-family: var(--font-mono); font-size: 13.5px; color: #EDE8E1; background: rgba(20,20,20,.5);
}
.countdown .dot { width: 7px; height: 7px; border-radius: 50%; background: var(--copper-light); }
.hero h1 {
  margin-top: 28px; font-size: clamp(40px, 5vw, 74px); line-height: 1.0; font-weight: 800;
  letter-spacing: -0.035em; max-width: 14ch; text-wrap: balance;
}
.hero-sub { margin: 28px 0 0; font-size: clamp(18px, 1.6vw, 22px); line-height: 1.5; color: #E4DFD8; max-width: 38ch; }
.hero-ctas { display: flex; flex-wrap: wrap; gap: 16px; margin-top: 40px; }
.hero-tagline { margin: 26px 0 0; font-family: var(--font-mono); font-size: 14px; line-height: 1.7; color: #B9B3AB; max-width: 72ch; }
.hero-card {
  position: absolute; right: var(--gutter); bottom: clamp(40px, 7vh, 72px); width: 340px;
  background: rgba(20,20,20,.94); border: 1px solid var(--panel-line); padding: 28px 30px 30px;
}
.hero-card .k { font-family: var(--font-mono); font-size: 12.5px; letter-spacing: .12em; text-transform: uppercase; color: var(--panel-muted); margin: 0; }
.hero-card h2 { font-size: 30px; line-height: 1.1; margin-top: 12px; max-width: none; letter-spacing: -0.02em; }
.hero-card p:last-child { margin: 20px 0 0; padding-top: 20px; border-top: 1px solid var(--panel-line); color: var(--panel-text); font-size: 15.5px; line-height: 1.55; }

/* ---------- sections ---------- */
.section { padding: clamp(80px, 10vw, 128px) 0; }
.section-alt { background: var(--surface); }
.section-head { margin-bottom: clamp(40px, 5vw, 64px); }

/* law */
.law-grid { display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); gap: clamp(40px, 6vw, 96px); align-items: start; }
.law-grid .lede { font-size: 18px; }
.law-list { list-style: none; padding: 0; margin: 0; display: grid; gap: 30px; }
.law-list li { display: grid; grid-template-columns: 48px 1fr; gap: 24px; align-items: start; font-size: clamp(18px, 1.6vw, 21px); line-height: 1.5; color: var(--ink); }
.law-list .n { display: grid; place-items: center; width: 48px; height: 48px; background: var(--copper); color: #fff; font-family: var(--font-body); font-weight: 600; font-size: 17px; }
.law-list li > span:last-child { padding-top: 8px; }
.notice { display: flex; gap: 16px; margin-top: 44px; padding: 24px 28px; background: #F3F1EE; border: 1px solid var(--line); color: var(--muted); font-size: 16px; line-height: 1.55; }
.notice strong { color: var(--ink); }
.notice .icon { margin-top: 2px; color: var(--ink-2); }

/* ADU types */
.types { display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 24px; }
.type-card { background: var(--surface); border: 1px solid var(--line); display: flex; flex-direction: column; }
.type-card figure { margin: 0; position: relative; aspect-ratio: 4 / 3; overflow: hidden; background: #ddd; }
.type-card img { width: 100%; height: 100%; object-fit: cover; }
.badge {
  position: absolute; left: 14px; top: 14px; padding: 6px 12px; background: var(--copper); color: #fff;
  font-size: 13px; font-weight: 600; line-height: 1.3;
}
/* floor plan flip on ADU type cards */
.flip .plan {
  position: absolute; inset: 0; display: flex; flex-direction: column; justify-content: space-between;
  padding: 16px 18px 14px; background: rgba(22, 30, 34, .93); color: #E7B894;
  opacity: 0; transition: opacity .25s ease; pointer-events: none;
}
.plan-k, .plan-foot { margin: 0; font-family: var(--font-mono); font-size: 11.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--copper-light); }
.plan-foot { color: #9AA3A8; font-size: 11px; letter-spacing: .08em; text-transform: none; padding-right: 110px; line-height: 1.4; }
.plan-svg { width: 100%; flex: 1; min-height: 0; margin: 8px 0 10px; }
.plan-toggle {
  position: absolute; right: 12px; bottom: 12px; z-index: 2; padding: 7px 12px; border: 0; cursor: pointer;
  background: rgba(253,253,252,.92); color: var(--ink-2); font-family: var(--font-mono); font-size: 12px; letter-spacing: .14em; text-transform: uppercase;
}
.plan-toggle:hover { background: #fff; }
.lbl-photo { display: none; }
.flip.show-plan .plan { opacity: 1; }
.flip.show-plan .lbl-plan { display: none; }
.flip.show-plan .lbl-photo { display: inline; }
.flip.show-plan .badge { opacity: 0; }
.flip .badge { transition: opacity .2s ease; z-index: 1; }
@media (hover: hover) {
  .type-card:hover .flip:not(.force-photo) .plan { opacity: 1; }
  .type-card:hover .flip:not(.force-photo) .lbl-plan { display: none; }
  .type-card:hover .flip:not(.force-photo) .lbl-photo { display: inline; }
  .type-card:hover .flip:not(.force-photo) .badge { opacity: 0; }
}
/* compact, wide calculator so it fits on one screen */
#calculator { padding-top: clamp(48px, 5vw, 72px); padding-bottom: clamp(48px, 5vw, 72px); }
#calculator .wrap { max-width: 1560px; }
#calculator .section-head { margin-bottom: 22px; }
#calculator .section-head .eyebrow { margin-bottom: 12px; }
#calculator .section-head h2 { font-size: clamp(28px, 2.9vw, 38px); max-width: none; }
#calculator .section-head .lede { margin-top: 8px; font-size: 16.5px; max-width: 80ch; }
.tool-calc { grid-template-columns: minmax(0, 1fr) minmax(0, 1.05fr); gap: 24px; }
.tool-calc .panel-light { padding: 26px 28px 28px; }
.tool-calc .panel-dark { padding: 26px 30px 28px; }
.tool-calc .row { margin-bottom: 18px; }
.tool-calc .field-label { margin-bottom: 8px; font-size: 12px; }
.chips { display: flex; flex-wrap: wrap; gap: 8px; }
.chips .opt { flex: 0 1 auto; min-height: 44px; min-width: 0; padding: 9px 15px; font-size: 15.5px; font-weight: 500; line-height: 1.25; }
.chips .opt .flag { margin-top: 2px; font-size: 10px; }
.tool-calc .calc-more { margin-top: 16px; padding: 14px 18px; font-size: 15.5px; }
.tool-calc .calc-more .sub { margin-top: 2px; font-size: 13px; }
.tool-calc .stats { gap: 18px 24px; }
.tool-calc .stats:not(.stats-fin) .stat:first-child { padding-bottom: 18px; }
.tool-calc .stats:not(.stats-fin) .stat:first-child .v { font-size: clamp(32px, 2.9vw, 42px); }
.tool-calc .stat .k { margin-bottom: 6px; }
.tool-calc .stat .v { font-size: clamp(24px, 2.2vw, 32px); }
.tool-calc .stats { gap: 14px 24px; }
.tool-calc .stats-fin { margin-top: 18px; padding-top: 18px; }
.tool-calc .fin-line { margin-top: 12px; font-size: 15.5px; }
.tool-calc .fin-fine { margin-top: 8px; }
.tool-calc .fin-flag { margin-top: 14px; padding: 12px 14px; font-size: 14.5px; }
.tool-calc .chart-wrap { margin-top: 16px; }
.tool-calc .chart-wrap .k { margin-bottom: 8px; }
.tool-calc .calc-cta { margin-top: 18px; }
.tool-calc .calc-cta .btn { min-height: 52px; }
.tool-calc .calc-note { font-size: 13px; }
.tool-calc .calc-share-link { margin-top: 12px; }
@media (max-width: 760px) {
  #calculator .wrap { max-width: none; }
  .tool-calc .panel-light, .tool-calc .panel-dark { padding: 22px 20px 24px; }
  .chips .opt { min-height: 42px; padding: 8px 13px; font-size: 15px; }
}
/* calculator: sticky results, collapsible financing, compact chips */
@media (min-width: 961px) {
  .tool-calc { align-items: start; }
  .tool-calc .panel-dark { position: sticky; top: calc(var(--nav-h) + 20px); }
}
.calc-more {
  display: flex; align-items: center; justify-content: space-between; gap: 16px; width: 100%;
  margin-top: 4px; padding: 18px 20px; background: #F4F2EF; border: 1px solid var(--line);
  font-size: 16.5px; font-weight: 600; color: var(--ink); cursor: pointer; text-align: left;
}
.calc-more:hover { border-color: #C9C2B9; }
.calc-more .icon { color: var(--copper); transition: transform .2s ease; }
.calc-more[aria-expanded="true"] .icon { transform: rotate(180deg); }
.calc-more .sub { display: block; margin-top: 3px; font-size: 14px; font-weight: 400; color: var(--muted); }
#fin-block { margin-top: 26px; }
.opts-chips { display: flex; flex-wrap: wrap; gap: 8px; }
.opts-chips .opt { flex: 0 1 auto; min-height: 42px; min-width: 0; padding: 8px 14px; font-size: 15px; }
.field-note { margin: 8px 0 0; font-size: 13.5px; color: var(--muted); line-height: 1.45; }
.calc-share-link { display: flex; align-items: center; gap: 10px; margin-top: 18px; }
.calc-share-link .link { color: var(--copper-light); font-size: 15px; }
.calc-share-link .ok { font-family: var(--font-mono); font-size: 13px; color: #8FCB9B; }
/* mobile running total */
.calc-bar { display: none; }
@media (max-width: 760px) {
  .calc-bar {
    position: fixed; left: 0; right: 0; bottom: 72px; z-index: 55; display: none;
    padding: 10px 16px calc(10px + env(safe-area-inset-bottom, 0px));
    background: rgba(20,20,20,.97); border-top: 1px solid var(--panel-line);
    font-family: var(--font-mono); font-size: 13px; color: var(--panel-muted);
  }
  .calc-bar.on { display: flex; gap: 18px; justify-content: space-between; }
  .calc-bar b { display: block; font-family: var(--font-body); font-size: 17px; font-weight: 700; color: #fff; letter-spacing: -.01em; }
  .calc-bar .good b { color: #8FCB9B; }
}
/* financing results */
.stats-fin { margin-top: 26px; padding-top: 26px; border-top: 1px solid var(--panel-line); }
.stat .v.good { color: #8FCB9B; }
.stat .v.warn { color: #E7B894; }
.fin-line { margin: 20px 0 0; color: var(--panel-text); font-size: 16.5px; line-height: 1.55; }
.fin-fine { margin: 10px 0 0; font-size: 13px; color: var(--panel-muted); line-height: 1.5; }
/* recommended + caution styling on financing buttons */
.opt .flag { display: block; margin-top: 4px; font-family: var(--font-mono); font-size: 10.5px; letter-spacing: .08em; text-transform: uppercase; color: var(--copper); font-weight: 500; }
.opt.caution .flag { color: #A6552F; }
.fin-flag { display: flex; gap: 12px; margin: 20px 0 0; padding: 16px 18px; border: 1px solid var(--panel-line); background: #1E1D1B; color: var(--panel-text); font-size: 15.5px; line-height: 1.5; }
.fin-flag .icon { flex: none; margin-top: 2px; color: var(--copper-light); width: 18px; height: 18px; }
.fin-flag b { color: #fff; font-weight: 600; }
.fin-flag button { margin-top: 8px; }
/* pay-for-it cards */
.pay { display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 24px; }
.pay-card { background: var(--surface); border: 1px solid var(--line); padding: 30px 28px 32px; display: flex; flex-direction: column; }
.pay-card .icon { width: 28px; height: 28px; color: var(--copper); stroke-width: 1.6; margin-bottom: 22px; }
.pay-card h3 { font-size: 21px; }
.pay-card .rate { margin: 10px 0 0; font-family: var(--font-mono); font-size: 13px; color: var(--ink-2); }
.pay-card p.d { margin: 14px 0 0; color: var(--muted); font-size: 16px; line-height: 1.55; flex: 1; }
.pay-card .fit { margin: 18px 0 0; font-size: 15px; color: var(--ink); }
.pay-card .fit b { font-weight: 600; }
@media (max-width: 1180px) { .pay { grid-template-columns: repeat(2, minmax(0,1fr)); } }
@media (max-width: 760px) { .pay { grid-template-columns: 1fr; } }
.type-body { padding: 26px 26px 28px; display: flex; flex-direction: column; gap: 12px; flex: 1; }
.type-body p { margin: 0; color: var(--muted); font-size: 16px; line-height: 1.55; flex: 1; }
.type-body .rent { font-family: var(--font-mono); font-size: 13px; color: var(--ink-2); flex: 0; }
.type-body .link { font-size: 16px; }
.type-body .link { margin-top: 8px; }

/* shared panel layout (checker + calculator) */
.tool { display: grid; grid-template-columns: minmax(0, 1.12fr) minmax(0, 1fr); gap: 32px; align-items: stretch; }
.panel-light { background: var(--surface); border: 1px solid var(--line); padding: clamp(28px, 3.4vw, 48px); }
.panel-dark { background: var(--panel); color: #fff; padding: clamp(28px, 3.4vw, 48px); display: flex; flex-direction: column; }
.field-label {
  display: flex; align-items: center; gap: 8px; margin: 0 0 12px;
  font-family: var(--font-mono); font-size: 13px; font-weight: 500; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-2);
}
.field-label .icon { width: 16px; height: 16px; color: var(--muted); }
.input, .select, .textarea {
  width: 100%; min-height: 56px; padding: 0 18px; background: #F4F2EF; border: 1px solid var(--line);
  border-radius: 0; font-size: 17px; color: var(--ink); appearance: none; -webkit-appearance: none;
}
.textarea { padding: 14px 18px; min-height: 110px; resize: vertical; line-height: 1.5; }
.select {
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='14' height='14' viewBox='0 0 24 24' fill='none' stroke='%23161616' stroke-width='2' stroke-linecap='round' stroke-linejoin='round'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 18px center; padding-right: 44px; cursor: pointer;
}
.input::placeholder, .textarea::placeholder { color: #A29C95; }
.input:focus, .select:focus, .textarea:focus { outline: none; border-color: var(--copper); box-shadow: 0 0 0 3px rgba(169,108,70,.18); background-color: #fff; }
.hint { margin: 8px 0 0; font-size: 14px; color: var(--muted); line-height: 1.45; }
.hint a { color: var(--copper); }
.opts { display: flex; flex-wrap: wrap; gap: 10px; }
.opt {
  min-height: 52px; padding: 10px 18px; min-width: 76px; background: #F4F2EF; border: 1px solid var(--line);
  cursor: pointer; font-size: 17px; line-height: 1.3; text-align: left; color: var(--ink);
  transition: border-color .12s ease, background-color .12s ease;
}
.opt:hover { border-color: #C9C2B9; }
.opt[aria-pressed="true"] { background: var(--copper-tint); border-color: var(--copper); box-shadow: inset 0 0 0 1px var(--copper); color: var(--copper-dark); font-weight: 600; }
.opt[disabled] { opacity: .35; cursor: not-allowed; }
.opts .opt { flex: 1 1 0; text-align: center; padding: 10px 8px; }
.opts-grid { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); gap: 10px; }
.opts-grid .opt { min-height: 64px; font-weight: 600; }
.opts-grid.two { grid-template-columns: repeat(2, minmax(0,1fr)); }
.tool-calc { grid-template-columns: minmax(0, .92fr) minmax(0, 1.08fr); }
.row { margin-bottom: 28px; }
.row-2 { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; margin-bottom: 28px; }
.row-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-bottom: 32px; }

/* checker results */
.results-empty { margin: auto; text-align: center; color: var(--panel-text); max-width: 30ch; font-size: 18px; line-height: 1.55; }
.results-empty .icon { display: block; width: 44px; height: 44px; color: var(--copper-light); margin: 0 auto 18px; stroke-width: 1.5; }
.results h3 { color: #fff; font-size: 26px; margin-bottom: 22px; }
.results ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 16px; }
.results li { display: grid; grid-template-columns: 22px 1fr; gap: 14px; color: var(--panel-text); font-size: 17px; line-height: 1.5; }
.results li .icon { color: var(--copper-light); margin-top: 3px; }
.results li strong { color: #fff; font-weight: 600; }
.results .fine { margin: 24px 0 0; font-size: 14px; color: var(--panel-muted); line-height: 1.5; }
.results .actions { display: flex; flex-wrap: wrap; gap: 14px 24px; align-items: center; margin-top: 30px; }
.results .link { color: var(--copper-light); }
.results .link:hover { color: #fff; }

/* calculator */
.stats { display: grid; grid-template-columns: 1fr 1fr; gap: 28px 32px; }
.stats:not(.stats-fin) .stat:first-child { grid-column: 1 / -1; padding-bottom: 26px; border-bottom: 1px solid var(--panel-line); }
.stats:not(.stats-fin) .stat:first-child .v { font-size: clamp(40px, 4.2vw, 60px); }
.stat .k { display: flex; align-items: center; gap: 8px; font-family: var(--font-mono); font-size: 12.5px; letter-spacing: .1em; text-transform: uppercase; color: var(--panel-muted); margin: 0 0 12px; }
.stat .k .icon { width: 16px; height: 16px; }
.stat .v { margin: 0; font-family: var(--font-head); font-weight: 800; font-size: clamp(28px, 2.6vw, 38px); line-height: 1.08; letter-spacing: -0.02em; color: #fff; }
.stat .v.copper { color: var(--copper-light); }
.stat .v small { font-size: .55em; font-weight: 600; color: var(--panel-muted); letter-spacing: 0; }
.chart-wrap { margin-top: 40px; }
.chart-wrap .k { font-family: var(--font-mono); font-size: 12.5px; letter-spacing: .1em; text-transform: uppercase; color: var(--panel-muted); margin: 0 0 14px; }
.chart { width: 100%; height: auto; display: block; }
.calc-cta { margin-top: 36px; }
.calc-note { margin: 16px 0 0; font-size: 14px; color: var(--panel-muted); line-height: 1.5; }

/* permits */
.three { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); gap: 32px; }
.plain-card { background: #F3F1EE; border: 1px solid var(--line); padding: 36px 36px 40px; }
.plain-card .icon { width: 30px; height: 30px; color: var(--copper); stroke-width: 1.6; margin-bottom: 26px; }
.plain-card p { margin: 14px 0 0; color: var(--muted); font-size: 16.5px; line-height: 1.6; }
.after-cards { margin-top: 44px; }
.after-cards p { margin: 18px 0 0; color: var(--muted); font-size: 16px; }

/* process */
.steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, minmax(0,1fr)); gap: 28px; }
.step { background: var(--surface); border: 1px solid var(--line); padding: 30px 30px 36px; }
.step-top { display: flex; justify-content: space-between; align-items: center; margin-bottom: 28px; }
.step-top .num { font-family: var(--font-mono); font-size: 14px; color: var(--muted); }
.step-top .icon { width: 26px; height: 26px; color: var(--copper); stroke-width: 1.6; }
.step .when { font-family: var(--font-mono); font-size: 13px; letter-spacing: .12em; text-transform: uppercase; color: var(--copper); margin: 0 0 10px; }
.step p { margin: 14px 0 0; color: var(--muted); font-size: 16px; line-height: 1.6; }

/* who it's for */
.uses { display: grid; grid-template-columns: repeat(3, minmax(0,1fr)); gap: 32px; }
.use { background: var(--surface); border: 1px solid var(--line); display: flex; flex-direction: column; }
.use figure { margin: 0; aspect-ratio: 19 / 10; overflow: hidden; background: #ddd; }
.use img { width: 100%; height: 100%; object-fit: cover; }
.use-body { padding: 30px 32px 34px; display: flex; flex-direction: column; flex: 1; }
.use-body h3 { display: flex; align-items: center; gap: 12px; font-size: 26px; }
.use-body h3 .icon { width: 24px; height: 24px; color: var(--copper); }
.use-body > p { margin: 14px 0 0; color: var(--muted); font-size: 16.5px; line-height: 1.6; }
.dash-list { list-style: none; margin: 22px 0 0; padding: 0; display: grid; gap: 10px; flex: 1; align-content: start; }
.dash-list li { display: grid; grid-template-columns: 22px 1fr; gap: 12px; align-items: baseline; font-size: 16.5px; }
.dash-list li::before { content: ""; width: 18px; height: 4px; background: var(--copper); transform: translateY(-4px); }
.use-body .link { margin-top: 28px; }

/* management band */
.band { background: var(--slate); color: #fff; padding: clamp(56px, 7vw, 88px) 0; }
.band .wrap { display: grid; grid-template-columns: auto 1fr auto; gap: 32px; align-items: center; }
.band-icon { display: grid; place-items: center; width: 64px; height: 64px; background: var(--copper); align-self: start; }
.band-icon .icon { width: 28px; height: 28px; stroke: #fff; }
.band .eyebrow { color: var(--copper-light); margin: 0 0 10px; font-size: 13px; }
.band h2 { font-size: clamp(30px, 3.4vw, 44px); max-width: none; }
.band p { margin: 14px 0 0; color: #DCE0E5; font-size: 18px; line-height: 1.6; max-width: 62ch; }

/* faq */
.faq-wrap { max-width: 900px; margin: 0 auto; }
.faq-wrap h2 { text-align: center; margin: 0 auto 48px; }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary {
  list-style: none; cursor: pointer; display: flex; justify-content: space-between; align-items: center; gap: 24px;
  padding: 26px 0; font-family: var(--font-head); font-size: clamp(19px, 1.8vw, 23px); font-weight: 700; letter-spacing: -0.015em;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary .icon { color: var(--muted); transition: transform .2s ease; }
.faq details[open] summary .icon { transform: rotate(180deg); }
.faq .answer { padding: 0 48px 28px 0; color: var(--ink-2); font-size: 17px; line-height: 1.65; }
.faq .answer p { margin: 0; max-width: 70ch; }

/* request / lead form */
.request { background: var(--panel); color: #fff; }
.request-grid { display: grid; grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); gap: clamp(40px, 6vw, 88px); align-items: start; }
.request h2 { color: #fff; }
.request .lede { color: var(--panel-text); }
.next { list-style: none; counter-reset: next; margin: 44px 0 0; padding: 0; display: grid; gap: 22px; }
.next li { counter-increment: next; display: grid; grid-template-columns: 40px 1fr; gap: 18px; color: var(--panel-text); font-size: 17px; line-height: 1.5; }
.next li::before { content: counter(next); display: grid; place-items: center; width: 40px; height: 40px; border: 1px solid var(--copper); color: var(--copper-light); font-family: var(--font-mono); font-size: 15px; }
.next strong { color: #fff; display: block; font-weight: 600; }
.request-contact { margin-top: 40px; padding-top: 28px; border-top: 1px solid var(--panel-line); color: var(--panel-muted); font-size: 16px; }
.request-contact a { color: #fff; font-family: var(--font-mono); text-decoration: none; }
.request-contact a:hover { color: var(--copper-light); }
.form-card { background: var(--surface); color: var(--ink); padding: clamp(28px, 3.6vw, 48px); }
.form-top { display: flex; justify-content: space-between; align-items: baseline; gap: 16px; margin-bottom: 28px; }
.form-top h3 { font-size: 24px; }
.form-top .stepno { font-family: var(--font-mono); font-size: 13px; color: var(--muted); white-space: nowrap; }
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 22px 20px; }
.form-grid .full { grid-column: 1 / -1; }
.form-grid label.lbl { display: block; font-size: 15px; font-weight: 600; margin-bottom: 8px; }
.form-grid label.lbl .opt-tag { font-weight: 400; color: var(--muted); }
.err { margin: 6px 0 0; font-size: 14px; color: #B3261E; line-height: 1.35; }
.form-grid > div { min-height: 84px; }
.form-grid > div.full:has(.check), .form-grid > div.full:has(.textarea) { min-height: 0; }
.input[aria-invalid="true"], .select[aria-invalid="true"] { border-color: #B3261E; }
.check { display: flex; align-items: flex-start; gap: 12px; font-size: 16px; cursor: pointer; }
.check input { width: 22px; height: 22px; margin: 1px 0 0; accent-color: var(--copper); flex: none; }
.form-actions { display: flex; flex-wrap: wrap; gap: 16px 24px; align-items: center; margin-top: 30px; scroll-margin-bottom: 120px; }
.form-actions .btn { flex: 1 1 260px; }
.form-fine { margin: 18px 0 0; font-size: 13.5px; color: var(--muted); line-height: 1.5; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.thanks { text-align: left; }
.thanks .icon-ok { display: grid; place-items: center; width: 56px; height: 56px; background: var(--copper); margin-bottom: 24px; }
.thanks .icon-ok .icon { stroke: #fff; width: 28px; height: 28px; stroke-width: 2.4; }
.thanks h3 { font-size: 30px; }
.thanks p { color: var(--muted); font-size: 17.5px; margin: 14px 0 0; max-width: 46ch; }
.thanks .form-actions .btn { flex: 0 1 auto; }
[hidden] { display: none !important; }

/* "we'll cover this on your call" chips above the form */
.ctx { margin-bottom: 24px; padding: 16px 18px; background: var(--copper-tint); border: 1px solid #E6D3C5; }
.ctx p { margin: 0 0 10px; font-family: var(--font-mono); font-size: 12px; letter-spacing: .1em; text-transform: uppercase; color: var(--copper-dark); }
.ctx ul { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
.ctx li { display: flex; align-items: center; gap: 8px; padding: 7px 12px; background: #fff; border: 1px solid #E6D3C5; font-size: 14.5px; }
.ctx li .icon { width: 15px; height: 15px; color: var(--copper); stroke-width: 2.4; }
.ctx li button { border: 0; background: none; padding: 0 0 0 2px; margin-left: 2px; cursor: pointer; color: var(--muted); font-size: 16px; line-height: 1; }
.ctx li button:hover { color: var(--ink); }
.btn.added { background: #2F7D46; }
/* city pages */
.hero-city .hero-inner { min-height: min(560px, 62vh); }
.hero-city h1 { font-size: clamp(38px, 4.6vw, 64px); max-width: 16ch; }
.status-pill { display: inline-block; margin-top: 22px; padding: 8px 16px; border: 1px solid; border-radius: 999px; font-family: var(--font-mono); font-size: 13px; letter-spacing: .06em; text-transform: uppercase; }
.law-list.plain li { grid-template-columns: 32px 1fr; gap: 16px; font-size: 17.5px; }
.law-list.plain .n { width: 32px; height: 32px; background: var(--copper-tint); color: var(--copper); }
.law-list.plain .n .icon { width: 17px; height: 17px; stroke-width: 2.6; }
.law-list.plain li > span:last-child { padding-top: 4px; }
.rent-box { margin-top: 30px; padding: 24px 26px; background: #F3F1EE; border: 1px solid var(--line); }
.rent-box .k { margin: 0 0 14px; font-family: var(--font-mono); font-size: 12.5px; letter-spacing: .1em; text-transform: uppercase; color: var(--ink-2); }
.rent-table { width: 100%; border-collapse: collapse; }
.rent-table th, .rent-table td { text-align: left; padding: 9px 0; border-bottom: 1px solid var(--line); font-size: 16.5px; font-weight: 400; }
.rent-table th { color: var(--ink); }
.rent-table td { text-align: right; font-family: var(--font-mono); font-size: 15px; color: var(--copper-dark); }
.rent-table tr:last-child th, .rent-table tr:last-child td { border-bottom: 0; }
.city-links { display: flex; flex-wrap: wrap; gap: 6px 14px; }
.city-strip { background: var(--panel); color: #fff; padding: 44px 0; }
.city-strip .wrap { display: flex; flex-wrap: wrap; align-items: baseline; gap: 12px 26px; }
.city-strip h2 { font-size: 24px; max-width: none; color: #fff; }
.city-strip .list { display: flex; flex-wrap: wrap; gap: 8px 18px; }
.city-strip a { color: var(--panel-text); text-decoration: none; font-size: 16.5px; border-bottom: 1px solid transparent; }
.city-strip a:hover { color: #fff; border-color: var(--copper); }
/* footer */
.footer { background: #0F0F0F; color: var(--panel-muted); padding: 56px 0 40px; font-size: 15px; }
.footer .wrap { display: grid; grid-template-columns: 1.3fr 1fr 1fr; gap: 40px; }
.footer .brand-name { color: #fff; }
.footer p { margin: 14px 0 0; line-height: 1.6; }
.footer a { color: #E9E4DD; text-decoration: none; }
.footer a:hover { color: var(--copper-light); }
.footer .k { font-family: var(--font-mono); font-size: 12.5px; letter-spacing: .12em; text-transform: uppercase; color: #7D776F; margin: 0 0 12px; }
.footer .legal { grid-column: 1 / -1; margin-top: 12px; padding-top: 24px; border-top: 1px solid #242424; font-size: 13px; color: #7D776F; line-height: 1.6; }

/* sticky mobile bar */
.mobile-bar { display: none; }

/* ---------- responsive ---------- */
@media (max-width: 1180px) {
  .nav-links { display: none; }
  .types { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .steps { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .hero-card { position: static; margin-top: 48px; width: 100%; max-width: 520px; }
  .hero-media { width: 100%; }
  .hero::before { background: linear-gradient(90deg, rgba(20,20,20,.94) 0%, rgba(20,20,20,.82) 55%, rgba(20,20,20,.55) 100%); }
}
@media (max-width: 960px) {
  .law-grid, .tool, .request-grid { grid-template-columns: 1fr; }
  .three, .uses { grid-template-columns: 1fr; }
  .uses { max-width: 620px; }
  .band .wrap { grid-template-columns: auto 1fr; }
  .band .wrap > .btn { grid-column: 1 / -1; justify-self: start; }
  .footer .wrap { grid-template-columns: 1fr 1fr; }
  .footer .wrap > div:first-child { grid-column: 1 / -1; }
}
@media (max-width: 760px) {
  :root { --nav-h: 64px; }
  body { font-size: 16.5px; }
  .footer { padding-bottom: 120px; }
  .nav .btn { display: none; }
  .countdown { font-size: 12.5px; padding: 7px 14px; }
  .stats:not(.stats-fin) .stat:first-child .v { font-size: clamp(32px, 9vw, 48px); }
  .stat .v { font-size: clamp(24px, 6.6vw, 34px); }
  .nav-phone { display: none; }
  .brand-name { font-size: 18px; }
  .brand-mark { height: 38px; font-size: 14px; }
  .nav .btn { min-height: 42px; padding: 0 16px; font-size: 15px; }
  .hero-media { position: relative; inset: auto; width: 100%; height: 300px; z-index: 0; }
  .hero::before { display: none; }
  .hero-media::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, var(--panel) 0%, rgba(20,20,20,.25) 55%, rgba(20,20,20,.1) 100%); }
  .hero-inner { min-height: 0; padding-top: 0; margin-top: -72px; padding-bottom: 56px; }
  .hero h1 { margin-top: 22px; }
  .hero-ctas .btn { width: 100%; }
  .types, .steps { grid-template-columns: 1fr; }
  .row-2, .row-3, .form-grid { grid-template-columns: 1fr; }
  .opts-grid { grid-template-columns: repeat(2, minmax(0,1fr)); }
  .law-list li { grid-template-columns: 40px 1fr; gap: 16px; }
  .law-list .n { width: 40px; height: 40px; }
  .law-list li > span:last-child { padding-top: 4px; }
  .faq .answer { padding-right: 0; }
  .band .wrap { grid-template-columns: 1fr; }
  .footer .wrap { grid-template-columns: 1fr; }
  .mobile-bar {
    display: grid; grid-template-columns: 1fr 1.4fr; position: fixed; left: 0; right: 0; bottom: 0; z-index: 60;
    padding: 10px 12px calc(10px + env(safe-area-inset-bottom, 0px)); gap: 10px;
    background: rgba(20,20,20,.97); border-top: 1px solid var(--panel-line);
  }
  .mobile-bar .btn { min-height: 52px; font-size: 16px; padding: 0 12px; }
}
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition: none !important; animation: none !important; }
}