:root{
  --orange:#d95b22;--orange-dark:#a84218;--cream:#f5f1e8;--navy:#24313c;--navy-dark:#182129;
  --ink:#252525;--muted:#5c5c5c;--line:#cfcac1;--light:#faf9f6;--white:#fff;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background-color:#ddd5c7;background-image:linear-gradient(rgba(255,255,255,.50),rgba(255,255,255,.50)),repeating-linear-gradient(0deg,rgba(255,255,255,.24) 0,rgba(255,255,255,.24) 1px,transparent 1px,transparent 24px),url('property-pattern.svg');background-size:auto,auto,420px 150px;background-attachment:scroll;line-height:1.55;font-size:16px}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}.container{width:min(1040px,calc(100% - 34px));margin:auto}.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:#fff;padding:8px 12px;z-index:999;border:1px solid #555}
.topbar{background:var(--navy-dark);color:#eee;border-bottom:3px solid var(--orange);font-size:13px}.topbar .container{display:flex;justify-content:space-between;gap:20px;padding:7px 0}.topbar strong{color:#fff}.topbar a{color:#fff;text-decoration:underline}
.site-header{background:#fff;border-bottom:1px solid #aaa;position:relative;z-index:50}.header-inner{min-height:100px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:flex;flex-direction:column;align-items:flex-start;gap:4px}.brand img{width:250px;height:auto}.brand-strapline{font-family:Georgia,'Times New Roman',serif;font-size:14px;font-style:italic;color:#6c513b;letter-spacing:.01em;border-top:1px solid #d8cbb8;padding-top:4px;margin-left:3px}.header-actions{display:flex;align-items:center;gap:14px}.call-small{font-family:Georgia,'Times New Roman',serif;font-size:14px;color:#555;text-align:right;line-height:1.2}.call-small strong{display:block;color:var(--navy);font-family:Arial,Helvetica,sans-serif;font-size:22px;margin-top:3px}.menu-btn{display:none;background:#eee;border:1px solid #aaa;border-radius:0;width:42px;height:38px;font-size:21px}
.nav{background:var(--navy);display:flex;align-items:center;border-top:1px solid #101820;border-bottom:1px solid #101820}.nav a{color:#fff;padding:12px 18px;border-right:1px solid #44515d;font-size:14px;font-weight:bold}.nav a:first-child{border-left:1px solid #44515d}.nav a:hover,.nav a[aria-current='page']{background:var(--orange)}
.btn{display:inline-block;border:1px solid #984116;border-radius:2px;padding:10px 16px;font-weight:bold;cursor:pointer;text-align:center;background:#eee}.btn-primary{background:linear-gradient(#e7733d,#c74d17);color:#fff;text-shadow:0 1px 0 rgba(0,0,0,.25);box-shadow:inset 0 1px 0 rgba(255,255,255,.25)}.btn-primary:hover{background:#b84719}.btn-secondary{background:linear-gradient(#fff,#e8e8e8);border-color:#aaa;color:#222}.btn-secondary:hover{background:#eee}.btn-dark{background:var(--navy);color:#fff;border-color:#111}.btn-full{width:100%}
.hero{background-color:#f2ecdf;background-image:linear-gradient(rgba(245,241,232,.91),rgba(245,241,232,.91)),url('property-pattern.svg'),repeating-linear-gradient(135deg,rgba(201,192,179,.14) 0,rgba(201,192,179,.14) 2px,transparent 2px,transparent 18px);background-position:center,center bottom,center;background-repeat:repeat,no-repeat,repeat;background-size:auto,840px 300px,auto;border-bottom:1px solid #bdb3a3;padding:30px 0}.hero-grid{display:grid;grid-template-columns:1.45fr .8fr;gap:28px;align-items:start}.hero-copy{background:#fff;border:1px solid #bdb7ad;padding:28px}.eyebrow{color:var(--orange-dark);font-size:13px;font-weight:bold;text-transform:uppercase;letter-spacing:.04em;margin-bottom:8px}.dot{display:none}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;line-height:1.15;color:var(--navy);font-weight:normal}h1{font-size:42px;margin:0 0 14px}.accent{color:inherit}.hero-copy>p{font-size:18px;color:#444;margin:0 0 18px;max-width:680px}.hero-actions{display:flex;flex-wrap:wrap;gap:9px;margin:16px 0}.trust-row{border-top:1px solid #ddd;border-bottom:1px solid #ddd;padding:11px 0;margin-top:16px;display:flex;flex-wrap:wrap;gap:8px 18px;font-size:14px;color:#444}.tick:before{content:'✓';color:#45733c;font-weight:bold;margin-right:6px}
.hero-card{background:#fff;border:1px solid #bdb7ad;padding:6px}.hero-card img{border-radius:0;aspect-ratio:4/3;object-fit:cover}.floating{position:static;background:#f1eee7;border-top:1px solid #cfcac1;padding:13px 14px;max-width:none}.floating strong{display:block;font-family:Georgia,'Times New Roman',serif;color:var(--navy);font-size:18px}.floating span{font-size:13px;color:#555}
.quick-form{background:#fff;border:3px double #aaa;border-radius:0;padding:18px;margin:20px 0 0;box-shadow:none}.quick-form h2{font-size:21px;margin:0 0 11px}.quick-grid{display:grid;grid-template-columns:1fr 1fr auto;gap:8px}.input{width:100%;padding:10px 11px;border:1px solid #999;border-radius:0;background:#fff;color:#222;outline:none}.input:focus{border-color:#555;box-shadow:0 0 0 1px #555}.form-note{font-size:12px;color:#686868;margin:7px 0 0}
.section{background:#fff;padding:42px 0;border-bottom:1px solid #d8d4cc;position:relative}.section-soft{background-color:#f2eee6;background-image:linear-gradient(rgba(245,243,238,.95),rgba(245,243,238,.95)),url('property-pattern.svg');background-size:auto,630px 225px;background-position:center,right bottom;background-repeat:repeat,no-repeat}.section-orange{background-color:#f4eadc;background-image:linear-gradient(rgba(247,240,232,.95),rgba(247,240,232,.95)),url('property-pattern.svg');background-size:auto,630px 225px;background-position:center,left bottom;background-repeat:repeat,no-repeat}.section-dark{background:var(--navy);color:#fff}.section-head{max-width:760px;margin:0 0 24px;text-align:left;border-bottom:1px solid #bbb;padding-bottom:12px;position:relative}.section-head:after{content:'';position:absolute;left:0;bottom:-2px;width:120px;height:3px;background:var(--orange)}.kicker{font-family:Arial,Helvetica,sans-serif;font-size:12px;font-weight:bold;text-transform:uppercase;letter-spacing:.08em;color:var(--orange-dark);margin-bottom:4px}.section-head h2{font-size:30px;margin:0 0 8px}.section-head p{color:#555;font-size:16px;margin:0}.section-dark .section-head p{color:#ddd}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid #a59c8f;background:#fff;box-shadow:0 1px 0 rgba(255,255,255,.8) inset}.stat{padding:20px 16px 18px;text-align:center;border-right:1px solid #b9b1a5;background:linear-gradient(#fff,#f2ede4);position:relative}.stat:last-child{border-right:0}.stat-badge{width:58px;height:46px;margin:0 auto 11px;display:flex;align-items:center;justify-content:center;border:1px solid #b8a98e;background:linear-gradient(#fff,#e6dcc9);box-shadow:inset 0 1px 0 #fff,0 1px 1px rgba(0,0,0,.08);font-family:Georgia,'Times New Roman',serif;font-size:19px;font-weight:bold;color:var(--navy-dark);line-height:1;text-align:center}.stat:nth-child(3) .stat-badge{color:#446b38;font-size:23px}.stat:nth-child(4) .stat-badge{font-size:16px}.stat strong{font-family:Georgia,'Times New Roman',serif;display:block;font-size:23px;color:var(--orange-dark);font-weight:normal;margin-bottom:5px}.stat>span:not(.stat-kicker):not(.stat-badge){font-size:13px;color:#555;display:block;max-width:190px;margin:0 auto}
.cards-3{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.card{background:linear-gradient(#fff,#fbfaf7);border:1px solid #bbb;border-top:4px solid var(--navy);border-radius:0;padding:18px;box-shadow:0 1px 0 rgba(255,255,255,.9) inset;position:relative}.card:after{content:'';position:absolute;right:0;top:0;border-top:26px solid #ebe3d4;border-left:26px solid transparent}.card h3{font-size:20px;margin:0 0 8px}.card p{color:#555;margin:0;font-size:14px}.icon{width:auto;height:auto;border:0;border-radius:0;background:transparent;color:var(--orange-dark);display:block;font-size:22px;font-weight:bold;margin:0 0 8px}.learn{display:inline-block;color:var(--orange-dark);font-weight:bold;margin-top:12px;text-decoration:underline}
.process{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border:1px solid #bbb;background:#fff;counter-reset:steps}.step{position:relative;background:#fff;border:0;border-right:1px solid #bbb;border-radius:0;padding:18px;counter-increment:steps}.step:last-child{border-right:0}.step:before{content:'Step ' counter(steps);display:block;width:auto;height:auto;border-radius:0;background:transparent;color:var(--orange-dark);font-family:Arial,Helvetica,sans-serif;font-size:12px;text-transform:uppercase;font-weight:bold;margin-bottom:7px}.step h3{font-size:18px;margin-bottom:6px}.step p{font-size:13px;color:#555;margin:0}
.split{display:grid;grid-template-columns:1.2fr .8fr;gap:30px;align-items:start}.checklist{display:grid;gap:9px;margin:17px 0}.check{display:flex;gap:9px}.check b{color:#45733c}.panel{background:#fff;border:1px solid #aaa;border-radius:0;padding:20px;box-shadow:none}.panel h3{font-size:22px}.panel ul{padding-left:19px;color:#555}
.situations{display:grid;grid-template-columns:repeat(4,1fr);gap:10px}.situation{border:1px solid #bbb;background:linear-gradient(#fff,#f9f6f0);border-radius:0;padding:15px;min-height:118px;box-shadow:0 1px 0 rgba(255,255,255,.85) inset;position:relative}.situation:before{content:'';position:absolute;left:0;top:0;bottom:0;width:4px;background:var(--orange)}.situation strong{display:block;margin-bottom:5px;color:var(--navy);font-family:Georgia,'Times New Roman',serif;font-size:17px}.situation span{font-size:13px;color:#555}
.faq{max-width:850px;margin:0}.faq details{background:#fff;border:1px solid #bbb;border-radius:0;padding:0 14px;margin:7px 0}.faq summary{font-weight:bold;cursor:pointer;padding:13px 30px 13px 0;position:relative;color:var(--navy)}.faq summary:after{content:'+';position:absolute;right:2px;color:var(--orange-dark)}.faq details[open] summary:after{content:'–'}.faq p{color:#555;margin-top:0;padding-bottom:13px}
.cta{display:flex;align-items:center;justify-content:space-between;gap:25px;padding:24px;border:1px solid #9b3e17;border-radius:0;background:linear-gradient(180deg,#d96831,#c4511c);color:#fff;box-shadow:inset 0 1px 0 rgba(255,255,255,.25)}.cta h2{font-size:27px;color:#fff;margin:0 0 4px}.cta p{margin:0;color:#fff}.cta .btn{background:#fff;color:#222;border-color:#914116;white-space:nowrap}
.page-hero{padding:34px 0;background:#f5f1e8;border-bottom:1px solid #c7c0b5}.page-hero .container{max-width:1040px;text-align:left}.page-hero h1{font-size:38px;margin:0 0 9px}.page-hero p{font-size:16px;color:#555;max-width:760px;margin:0}.content{max-width:820px;margin:0}.content h2{font-size:27px;margin-top:32px;border-bottom:1px solid #ccc;padding-bottom:6px}.content p,.content li{color:#555}
.contact-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:20px;align-items:start}.contact-box{background:var(--navy);color:#fff;border-radius:0;padding:22px;border:1px solid #111}.contact-box h2,.contact-box h3{color:#fff}.contact-box p{color:#ddd}.contact-box a{font-weight:bold}.contact-list{display:grid;gap:12px;margin-top:18px}.contact-item{padding-top:12px;border-top:1px solid #5c6975}.contact-form{background:#fff;border:1px solid #aaa;border-radius:0;padding:22px;box-shadow:none}.field{margin-bottom:14px}.field label{display:block;font-size:13px;font-weight:bold;margin-bottom:4px}.field textarea{min-height:110px;resize:vertical}.two{display:grid;grid-template-columns:1fr 1fr;gap:11px}.honeypot{position:absolute;left:-10000px!important}.notice{background:#fff3dc;border:1px solid #d3af75;border-radius:0;padding:11px 12px;color:#6a4a1f;font-size:13px;margin-bottom:15px}.review-note{max-width:780px;margin:0;background:#fff;border:1px solid #aaa;border-radius:0;padding:22px;text-align:left;box-shadow:none}
.footer{background:#222b32;color:#ddd;padding:30px 0 18px;border-top:5px solid var(--orange)}.footer-grid{display:grid;grid-template-columns:1.5fr .75fr .75fr;gap:30px}.footer-logo{width:205px;filter:brightness(0) invert(1);opacity:.95;margin-bottom:10px}.footer h3{font-family:Arial,Helvetica,sans-serif;font-size:14px;color:#fff;margin:0 0 9px;text-transform:uppercase}.footer a{display:block;margin:5px 0;color:#ddd;text-decoration:underline}.footer p{font-size:13px}.foot-bottom{border-top:1px solid #4b545c;margin-top:22px;padding-top:13px;font-size:11px;color:#aaa;display:flex;justify-content:space-between;gap:20px}.mobile-call{display:none;position:fixed;left:8px;right:8px;bottom:8px;z-index:60;background:var(--orange);color:#fff;padding:11px;border:1px solid #8d3814;text-align:center;font-weight:bold}
.home-intro{background:linear-gradient(#fff,#fbfaf6);border:1px solid #bdb7ad;padding:25px;box-shadow:0 1px 0 rgba(255,255,255,.85) inset}.home-intro h1{font-size:40px}.offer-box{background:linear-gradient(#fff,#f8f4ec);border:1px solid #9f978b;box-shadow:0 1px 0 rgba(255,255,255,.85) inset}.offer-box-title{background:var(--navy);color:#fff;font-family:Georgia,'Times New Roman',serif;font-size:22px;padding:12px 15px;border-bottom:4px solid var(--orange)}.offer-box-body{padding:16px}.offer-box-body p{font-size:14px;color:#555;margin-top:0}.classic-columns{display:grid;grid-template-columns:2fr 1fr;gap:22px}.side-box{border:1px solid #bbb;background:#fff;margin-bottom:15px}.side-box h3{font-family:Arial,Helvetica,sans-serif;font-size:15px;color:#fff;background:var(--navy);margin:0;padding:9px 11px;font-weight:bold}.side-box .body{padding:13px}.side-box .body p,.side-box .body li{font-size:13px;color:#555}.plain-list{margin:0;padding-left:18px}.plain-list li{margin:5px 0}
@media(max-width:900px){.header-inner{min-height:82px}.brand img{width:220px}.brand-strapline{font-size:13px}.header-actions>.btn{display:none}.menu-btn{display:block}.nav{display:none;position:absolute;left:17px;right:17px;top:82px;flex-direction:column;align-items:stretch;border:1px solid #111;box-shadow:0 5px 15px rgba(0,0,0,.2)}.nav.open{display:flex}.nav a{border-right:0;border-bottom:1px solid #44515d}.hero-grid,.split,.contact-layout,.classic-columns{grid-template-columns:1fr}.cards-3{grid-template-columns:1fr 1fr}.process{grid-template-columns:1fr 1fr}.step:nth-child(2){border-right:0}.step{border-bottom:1px solid #bbb}.step:nth-last-child(-n+2){border-bottom:0}.situations{grid-template-columns:1fr 1fr}.stats{grid-template-columns:1fr 1fr}.stat:nth-child(2){border-right:0}.stat:nth-child(-n+2){border-bottom:1px solid #bbb}.quick-grid{grid-template-columns:1fr 1fr}.quick-grid .btn{grid-column:1/-1}.footer-grid{grid-template-columns:1fr 1fr}.footer-grid>div:first-child{grid-column:1/-1}}
@media(max-width:620px){body{font-size:15px}.container{width:min(100% - 22px,1040px)}.topbar .container{justify-content:center;text-align:center}.topbar .top-extra{display:none}.header-inner{min-height:72px}.brand img{width:185px}.brand-strapline{font-size:11px;max-width:190px;line-height:1.2}.call-small{display:none}.nav{top:72px;left:11px;right:11px}.hero{padding:18px 0}.hero-copy{padding:19px}.home-intro h1,h1{font-size:32px}.hero-copy>p{font-size:16px}.hero-card{display:none}.quick-grid,.cards-3,.process,.situations,.stats,.two{grid-template-columns:1fr}.quick-grid .btn{grid-column:auto}.stat{border-right:0;border-bottom:1px solid #bbb}.stat:last-child{border-bottom:0}.step{border-right:0;border-bottom:1px solid #bbb!important}.step:last-child{border-bottom:0!important}.section{padding:30px 0}.section-head h2{font-size:26px}.cta{padding:18px;flex-direction:column;align-items:flex-start}.footer-grid{grid-template-columns:1fr}.footer-grid>div:first-child{grid-column:auto}.foot-bottom{flex-direction:column;padding-bottom:55px}.mobile-call{display:block}.contact-form,.contact-box{padding:17px}}

.decor-note{background:#efe7d7;border:1px solid #d5c7ab;padding:10px 12px;font-size:13px;color:#5c4a2f;margin-top:12px}
.stat-kicker{display:block;font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:#6c6b68;margin-bottom:3px;font-weight:bold}

/* V4 classic tile badges: explicit flex alignment avoids browser line-height drift */
.stat:before{display:none!important;content:none!important}.stat-badge{width:58px;height:46px;margin:0 auto 11px;display:flex;align-items:center;justify-content:center;border:1px solid #b8a98e;background:linear-gradient(#fff,#e6dcc9);box-shadow:inset 0 1px 0 #fff,0 1px 1px rgba(0,0,0,.08);font-family:Georgia,'Times New Roman',serif;font-size:19px;font-weight:bold;color:var(--navy-dark);line-height:1;text-align:center}.stat:nth-child(3) .stat-badge{color:#446b38;font-size:23px}.stat:nth-child(4) .stat-badge{font-size:15px}
.property-rule{height:14px;margin:17px 0 12px;background:url('property-pattern.svg') center 54%/420px 150px no-repeat;opacity:.40;border-top:1px solid #d4c9b8;border-bottom:1px solid #e4dccc}

.form-status{padding:11px 12px;margin:0 0 14px;border:1px solid #a9a9a9;background:#f5f3ee;font-size:13px}.form-status-error{border-color:#b65a4f;background:#fff1ef;color:#74251d}.form-status a{text-decoration:underline;font-weight:bold}.call-small strong a{color:var(--navy);text-decoration:none}.call-small strong a:hover{text-decoration:underline}