:root{--ink:#192e38;--muted:#54616a;--accent:#a2442e;--paper:#fff;--soft:#f4f5f3;--line:#dce1df;--max:1180px;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:var(--paper);font-synthesis:none}*{box-sizing:border-box}body{margin:0;font-size:16px;line-height:1.65}a{color:inherit;text-decoration-thickness:1px;text-underline-offset:4px}a:hover{color:var(--accent)}button,input{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #bd603d;outline-offset:5px}h1,h2,h3,p,figure{margin:0}h1,h2,h3{line-height:1.16;text-wrap:balance}h1{font-size:clamp(36px,4vw,56px);letter-spacing:-1.8px;font-weight:750}h2{font-size:clamp(27px,3vw,36px);letter-spacing:-.9px}h3{font-size:21px;letter-spacing:-.4px}p{margin:0 0 18px}p:last-child{margin-bottom:0}.wrap{max-width:var(--max);margin:0 auto;padding:0 28px}.skip{position:absolute;left:20px;top:-100px;padding:12px;background:white;z-index:10}.skip:focus{top:10px}.utility{background:var(--ink);color:#f0f3f2;font-size:12px;letter-spacing:.25px}.utility .wrap{display:flex;justify-content:space-between;gap:15px;padding-top:8px;padding-bottom:8px}header{background:white;border-bottom:1px solid var(--line)}.nav{display:flex;align-items:center;justify-content:space-between;gap:28px;min-height:96px}.logo{display:inline-flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink);font-size:24px;font-weight:750;line-height:1.05;letter-spacing:-.6px}.logo small{display:block;font-size:10px;letter-spacing:2.3px;margin-top:9px;font-weight:700}.mark{display:grid;place-items:center;color:var(--accent);width:37px}.mark svg{width:37px;height:37px}.navlinks{display:flex;gap:28px;align-items:center;font-size:14px;font-weight:600}.navlinks>a{text-decoration:none;white-space:nowrap}.navlinks>a[aria-current]{text-decoration:underline;text-decoration-color:var(--accent);text-decoration-thickness:2px;text-underline-offset:10px}.button{display:inline-flex;align-items:center;justify-content:center;gap:24px;min-height:50px;padding:14px 21px;background:var(--ink);border:1px solid var(--ink);border-radius:2px;color:white;font-size:14px;font-weight:700;line-height:1.4;text-decoration:none;transition:background .15s}.button:hover{background:#314c58;border-color:#314c58;color:white}.button.light{background:white;color:var(--ink);border-color:white}.button.light:hover{background:#e4eae7;border-color:#e4eae7}.nav-button{min-height:42px;padding:10px 15px;font-size:13px;gap:16px}.menu-button{display:none}.eyebrow,.kicker{font-size:11px;line-height:1.7;letter-spacing:1.35px;font-weight:700;color:var(--accent);margin-bottom:18px}.eyebrow span{color:var(--muted);letter-spacing:1px}.lead{font-size:18px;line-height:1.75;color:var(--muted);margin-top:22px;max-width:760px}.hero{display:grid;grid-template-columns:1.1fr 1fr;gap:52px;padding:58px 0 60px;align-items:center}.hero h1{max-width:620px}.hero h1 br{display:none}.hero .lead{font-size:17px;line-height:1.7;margin-top:24px;max-width:550px}.hero-actions{display:flex;gap:24px;align-items:center;flex-wrap:wrap;margin:28px 0 20px}.textlink{font-size:14px;font-weight:700;text-decoration:none;display:inline-flex;gap:14px;align-items:center}.textlink:hover{text-decoration:underline}.scope-note{font-size:12px;line-height:1.6;color:var(--muted);max-width:520px;padding-left:12px;border-left:2px solid var(--accent)}.property-photo{position:relative;align-self:stretch;min-height:445px;margin-top:4px}.property-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:58% center;position:absolute;inset:0}.property-photo figcaption{position:absolute;bottom:0;right:0;padding:5px 9px;font-size:9px;background:#192e38d9;color:white}.property-photo figcaption a:hover{color:white}.section{padding:58px 0;border-top:1px solid var(--line)}.split{display:grid;grid-template-columns:1fr 1fr;gap:72px;align-items:start}.section-intro{max-width:740px}.section-intro .lead{font-size:17px}.surface{border-left:3px solid var(--accent);padding:5px 0 5px 28px}.surface>p{font-size:15px;color:var(--muted);margin-top:15px}.list{list-style:none;padding:0;margin:24px 0 0;counter-reset:steps}.list li{padding:18px 0;border-top:1px solid var(--line);display:flex;gap:15px;counter-increment:steps}.list li:before{content:counter(steps,decimal-leading-zero);font-size:12px;font-weight:700;color:var(--accent);padding-top:4px}.list strong{font-size:16px}.list p{font-size:14px;color:var(--muted);margin-top:5px}.situation-grid{display:grid;grid-template-columns:1fr 1fr;column-gap:48px;margin-top:30px}.situation-card{padding:25px 30px 25px 0;border-top:1px solid var(--line);display:block;text-decoration:none;position:relative}.situation-card:after{content:'↗';position:absolute;right:0;top:26px;color:var(--accent);font-size:20px}.situation-card:hover h3{color:var(--accent);text-decoration:underline;text-underline-offset:4px}.situation-card p{font-size:14px;color:var(--muted);margin:12px 0 14px;line-height:1.7}.situation-card .textlink{font-size:12px;color:var(--ink)}.hub-link{margin-top:16px}.guide-card{background:var(--soft);border-top:3px solid var(--ink);padding:30px}.guide-card h2{font-size:25px}.guide-card p:not(.kicker){font-size:15px;color:var(--muted);margin:18px 0 22px}.faq{margin-top:26px;max-width:860px}.faq details{border-top:1px solid var(--line);padding:0}.faq details:last-child{border-bottom:1px solid var(--line)}.faq summary{cursor:pointer;list-style:none;display:flex;align-items:center;justify-content:space-between;gap:25px;font-size:17px;font-weight:600;padding:22px 0}.faq summary::-webkit-details-marker{display:none}.faq summary:after{content:'+';color:var(--accent);font-size:25px;line-height:1;font-weight:400}.faq details[open] summary:after{content:'−'}.faq details p{font-size:16px;max-width:760px;color:var(--muted);padding:0 30px 22px 0}.callout{margin:0 0 60px;background:var(--ink);padding:40px;display:grid;grid-template-columns:1.2fr 1fr;gap:55px;color:white;align-items:center}.callout .kicker{color:#e9b39a}.callout h2{font-size:30px;letter-spacing:-.7px}.callout p:not(.kicker){color:#d1dcdf;font-size:15px;margin-top:16px}.callout-links{display:flex;flex-direction:column;gap:18px;align-items:flex-start}.callout-links>a:not(.button){font-size:13px;color:white}.callout-links>a:not(.button) span{margin-left:10px}.breadcrumbs{font-size:12px;color:var(--muted);padding:25px 0 32px}.breadcrumbs a{text-decoration:none}.breadcrumbs a:hover{text-decoration:underline}.subhero{padding:0 0 40px}.subhero-heading{display:grid;grid-template-columns:185px 1fr;gap:34px}.subhero-heading>.eyebrow{border-top:3px solid var(--accent);padding-top:14px;margin-top:8px}.subhero h1{font-size:clamp(32px,3.6vw,47px);max-width:850px;letter-spacing:-1.3px;line-height:1.14}.subhero .lead{max-width:820px;font-size:17px;margin-top:20px;line-height:1.75}.situation-layout{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:72px;padding-top:38px}.situation-article>section,.article>section{margin-bottom:34px}.situation-article>section:last-child,.article>section:last-child{margin-bottom:0}.situation-article h2,.article h2{font-size:25px;line-height:1.25;letter-spacing:-.4px;margin-bottom:14px}.situation-article p,.article p{color:var(--muted);font-size:17px;line-height:1.85}.preparation{background:var(--soft);padding:25px;align-self:start;border-top:3px solid var(--accent)}.preparation .kicker{font-size:10px;margin-bottom:9px}.preparation h2{font-size:22px;letter-spacing:-.5px}.preparation ul{list-style:none;margin:24px 0 0;padding:0}.preparation li{font-size:14px;color:var(--muted);padding:13px 0 13px 21px;border-top:1px solid var(--line);position:relative;line-height:1.65}.preparation li:before{content:'✓';position:absolute;left:0;color:var(--accent);font-weight:700}.article{padding-left:219px;padding-right:80px}.article .section-number{font-size:12px;color:var(--accent);font-weight:700;letter-spacing:1px;margin-bottom:8px}footer{background:var(--soft);border-top:1px solid var(--line);padding:44px 0 22px}.foot{display:flex;justify-content:space-between;gap:50px;padding-bottom:30px}.foot>div{max-width:400px}.foot p{font-size:14px;color:var(--muted);margin-top:20px}.footlinks{display:grid;grid-template-columns:1fr 1fr;column-gap:45px;row-gap:10px;align-content:start;font-size:13px}.footlinks a{text-decoration:none}.footlinks a:hover{text-decoration:underline}.footnote{border-top:1px solid var(--line);padding-top:20px;display:flex;justify-content:space-between;gap:30px;font-size:11px;color:var(--muted)}.footnote p{max-width:530px}.dashboard{padding-top:60px;padding-bottom:60px}.dashboard h1{max-width:700px}.dashboard>.lead{max-width:630px}.site-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px;margin:45px 0}.site-tile{border-top:3px solid var(--ink);background:var(--soft);padding:28px;text-decoration:none}.site-tile h2{font-size:30px}.site-tile .kicker{display:block;margin-bottom:15px}.site-tile p{margin:20px 0;font-size:15px;color:var(--muted)}.site-tile:hover{background:#eaeeeb}
@media(min-width:1500px){.hero{padding-top:72px;padding-bottom:72px}.property-photo{min-height:460px}}
@media(max-width:1000px){.navlinks{gap:19px}.nav{gap:15px}.nav-button{display:none}.hero{gap:30px}.hero h1{font-size:44px}.hero-actions{gap:16px}.split{gap:40px}.situation-layout{gap:40px;grid-template-columns:minmax(0,1fr) 270px}.subhero-heading{grid-template-columns:150px 1fr;gap:28px}.article{padding-left:178px;padding-right:20px}.callout{gap:30px}.site-grid{grid-template-columns:1fr 1fr}}
@media(max-width:720px){.wrap{padding-left:22px;padding-right:22px}.utility{font-size:10px}.utility .wrap{padding-top:7px;padding-bottom:7px}.nav{min-height:80px;position:relative;flex-wrap:wrap}.logo{font-size:21px;gap:9px}.logo small{font-size:9px;letter-spacing:2px;margin-top:7px}.mark,.mark svg{width:32px;height:32px}.menu-button{display:flex;align-items:center;gap:10px;background:none;border:1px solid var(--line);border-radius:2px;padding:8px 10px;font-size:12px;color:var(--ink)}.navlinks{display:none;flex-basis:100%;padding-bottom:18px;gap:0;flex-direction:column;align-items:stretch}.navlinks.open{display:flex}.navlinks>a{padding:13px 0;border-top:1px solid var(--line)}.navlinks .nav-button{display:none}.navlinks>a[aria-current]{text-underline-offset:5px}.hero{display:flex;flex-direction:column;gap:28px;padding:32px 0 38px;align-items:stretch}.hero h1{font-size:39px;letter-spacing:-1.2px;max-width:540px}.eyebrow{font-size:10px;letter-spacing:1px;margin-bottom:15px}.hero .lead{font-size:16px;margin-top:20px}.hero-actions{margin-top:24px;margin-bottom:20px;gap:18px}.hero-actions .button{font-size:13px;padding:13px 16px;gap:18px}.hero-actions .textlink{font-size:13px}.property-photo{min-height:0;height:260px;margin-top:0}.property-photo img{object-position:50% 60%}.scope-note{font-size:11px}.section{padding:36px 0}.split{grid-template-columns:1fr;gap:30px}h2{font-size:29px}.section-intro .lead,.lead{font-size:16px}.surface{padding-left:21px}.situation-grid{grid-template-columns:1fr;margin-top:25px}.situation-card{padding-top:22px;padding-bottom:22px}.situation-card h3{font-size:20px}.situation-card p{font-size:14px}.guide-card{padding:25px}.faq summary{font-size:16px;padding:20px 0;gap:15px}.faq details p{font-size:15px;padding-right:10px}.callout{grid-template-columns:1fr;padding:27px 23px;gap:27px;margin-bottom:38px}.callout h2{font-size:27px}.callout .button{font-size:13px;padding:12px 16px}.breadcrumbs{font-size:11px;padding:22px 0 25px}.subhero{padding-bottom:30px}.subhero-heading{display:block}.subhero-heading>.eyebrow{border:0;padding:0;margin:0 0 15px;font-size:10px}.subhero-heading>.eyebrow br{display:none}.subhero-heading>.eyebrow span:before{content:' / ';padding:0 4px}.subhero h1{font-size:34px;letter-spacing:-1px;line-height:1.14}.subhero .lead{font-size:16px;line-height:1.75;margin-top:18px}.situation-layout{grid-template-columns:1fr;gap:28px;padding-top:30px}.situation-article h2,.article h2{font-size:23px;margin-bottom:12px}.situation-article p,.article p{font-size:16px;line-height:1.8}.situation-article>section,.article>section{margin-bottom:28px}.preparation{padding:24px}.preparation ul{margin-top:20px}.article{padding-left:0;padding-right:0}.foot{flex-direction:column;gap:28px}.footlinks{column-gap:30px;row-gap:12px;max-width:380px}.footnote{flex-direction:column;gap:12px}.footnote p{margin:0}.dashboard{padding-top:36px;padding-bottom:40px}.dashboard h1{font-size:39px;letter-spacing:-1.2px}.site-grid{grid-template-columns:1fr;gap:18px;margin:30px 0}.site-tile{padding:24px}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}
/* Let the guide list provide its own divider beneath the introduction. */
.subhero + .section:has(> .situation-grid){border-top:0;padding-top:0}
.subhero + .section > .situation-grid{margin-top:0}

/* Property inquiry forms */
.property-intake{display:grid;grid-template-columns:minmax(240px,.8fr) minmax(0,1.2fr);gap:60px;scroll-margin-top:24px}.intake-intro .lead{margin-bottom:24px}.intake-privacy{font-size:12px;color:var(--muted);margin-top:24px;max-width:430px}.intake-form{min-width:0}.intake-form iframe{display:block;border:0;max-width:100%}.form-fallback{font-size:12px;color:var(--muted);padding-top:12px}.form-fallback a{font-weight:700}@media(max-width:720px){.property-intake{grid-template-columns:1fr;gap:28px}.property-intake h2{font-size:29px}.navlinks .nav-button{display:flex;padding:12px 16px;margin-top:12px}}