/* ============================================================
   OPTIMAL RENOVATIONS — Shared Design System
   Static build · Kitchener–Waterloo Region
   ============================================================ */
:root{
  --ink:#141518;--ink-2:#2a2d33;--muted:#71767f;
  --paper:#ffffff;--sand:#f5f2ec;--sand-2:#efe9df;--line:#e6e1d7;
  --red:#c1272d;--red-dark:#9e1e23;--red-ink:#7c1518;--red-lift:#e8595e;
  --char:#131417;--char-2:#1b1d21;
  --r:16px;--shadow:0 12px 40px rgba(20,21,24,.10);--shadow-lg:0 30px 80px rgba(20,21,24,.22);
  --ease:cubic-bezier(.16,.84,.44,1);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:var(--paper);line-height:1.65;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img{display:block;max-width:100%}
/* <picture> must not create a box of its own: the inner <img> relies on
   height:100% resolving against the real container (.bg, .gitem, .media). */
picture{display:contents}
/* Images carry intrinsic width/height to reserve space and stop layout shift.
   Where CSS then sizes them by width alone, height must go back to auto or the
   attribute squashes them. Wrapped in :where() so this contributes ZERO
   specificity — any component rule (.gitem img, .bg img) still wins outright,
   while still beating the presentational hint from the height attribute. */
:where(img[width][height]){height:auto}
a{color:inherit;text-decoration:none}
/* Visually hidden but available to screen readers and to any text extraction
   that would otherwise fall back to showing a raw href. */
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
/* Skip link — first focusable element on every page. */
.skip-link{position:absolute;left:-9999px;top:0;z-index:3000;background:var(--red);color:#fff;padding:12px 20px;border-radius:0 0 8px 0;font-weight:700}
.skip-link:focus{left:0}
h1,h2,h3,h4{font-family:'Fraunces',Georgia,serif;font-weight:600;line-height:1.08;letter-spacing:-.015em}
.wrap{max-width:1240px;margin:0 auto;padding:0 28px}
section{position:relative}
.eyebrow{display:inline-flex;align-items:center;gap:9px;font-family:'Inter';font-size:12px;font-weight:700;letter-spacing:.22em;text-transform:uppercase;color:var(--red-ink)}
.eyebrow::before{content:'';width:26px;height:1.5px;background:var(--red)}
.eyebrow.center{justify-content:center}
.eyebrow.light{color:#f0b9bb}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;font-family:'Inter';font-weight:700;font-size:15px;padding:16px 28px;border-radius:100px;transition:.35s var(--ease);cursor:pointer;border:none;position:relative;overflow:hidden}
.btn svg{transition:transform .35s var(--ease)}
.btn-primary{background:var(--red);color:#fff;box-shadow:0 12px 30px rgba(193,39,45,.32)}
.btn-primary:hover{background:var(--red-dark);transform:translateY(-3px)}
.btn-primary:hover svg{transform:translateX(4px)}
.btn-ghost{background:transparent;color:var(--ink);border:1.5px solid rgba(20,21,24,.22)}
.btn-ghost:hover{border-color:var(--ink);transform:translateY(-3px)}
/* Social buttons on the contact page — icon + label, with the Google rating
   inline. Google leads the row because that is where the reviews actually are;
   the contact block previously offered Yelp and not Google at all. */
.btn.social{gap:9px;padding:13px 20px;font-size:14.5px}
.btn.social svg{flex:none}
.btn.social .rev-avg{margin-left:2px;padding:2px 7px;border-radius:100px;background:var(--red);color:#fff;font-size:12.5px;font-weight:700;letter-spacing:.01em}
.btn.social:hover .rev-avg{background:var(--red-dark)}
.btn-light{background:rgba(255,255,255,.10);color:#fff;border:1.5px solid rgba(255,255,255,.35);backdrop-filter:blur(8px)}
.btn-light:hover{background:#fff;color:var(--ink);transform:translateY(-3px)}

/* Loader */
/* The loader is only ever shown when JS is running to take it away again.
   Without html.js it stays display:none, so a JS failure can never leave a
   full-screen charcoal panel covering the site. A CSS-only failsafe also
   hides it after 4s in case the dismiss script never runs. */
#loader{display:none}
html.js #loader{position:fixed;inset:0;z-index:2000;background:var(--char);display:flex;align-items:center;justify-content:center;flex-direction:column;gap:26px;transition:opacity .7s ease,visibility .7s;animation:loaderFailsafe 0s linear 4s forwards}
html.js #loader.done{opacity:0;visibility:hidden;pointer-events:none}
@keyframes loaderFailsafe{to{opacity:0;visibility:hidden;pointer-events:none}}
#loader .mark{width:260px;opacity:0;animation:fadeUp .8s var(--ease) .1s forwards}
#loader .mark img{width:100%;height:auto}
#loader .bar{width:180px;height:2px;background:rgba(255,255,255,.15);border-radius:2px;overflow:hidden}
#loader .bar i{display:block;height:100%;width:0;background:var(--red);animation:load 1.4s var(--ease) forwards}
@keyframes load{to{width:100%}}
@keyframes fadeUp{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:translateY(0)}}
#progress{position:fixed;top:0;left:0;height:3px;width:0;background:linear-gradient(90deg,var(--red),var(--red-lift));z-index:1200}

/* Nav */
header.nav{position:fixed;top:0;left:0;right:0;z-index:1000;transition:.4s var(--ease)}
header.nav .bar{display:flex;align-items:center;justify-content:space-between;padding-top:18px;padding-bottom:18px;transition:.4s var(--ease)}
header.nav .logo{display:block;flex:none;line-height:0}
header.nav .logo .lockup{display:block;width:145px;transition:.4s}
header.nav .logo .lockup img{width:100%;height:auto;filter:drop-shadow(0 2px 12px rgba(0,0,0,.75));transition:.4s}
header.nav.scrolled .logo .lockup img,header.nav.solid .logo .lockup img{filter:none}
header.nav nav{display:flex;gap:30px}
header.nav nav a{font-size:14.5px;font-weight:600;color:rgba(255,255,255,.86);transition:.2s;position:relative;white-space:nowrap}
header.nav nav a::after{content:'';position:absolute;left:0;bottom:-6px;width:0;height:2px;background:var(--red);transition:width .3s var(--ease)}
header.nav nav a:hover{color:#fff}header.nav nav a:hover::after{width:100%}
header.nav .right{display:flex;align-items:center;gap:18px}
header.nav .call{display:flex;align-items:center;gap:9px;color:#fff;font-weight:700;font-size:15px;white-space:nowrap}
header.nav .call svg{color:var(--red)}
header.nav .btn{padding:12px 22px;font-size:14px}
header.nav.scrolled{background:rgba(255,255,255,.92);backdrop-filter:blur(16px);box-shadow:0 6px 30px rgba(20,21,24,.08)}
header.nav.scrolled .bar{padding-top:10px;padding-bottom:10px}
header.nav.scrolled nav a,header.nav.scrolled .call{color:var(--ink-2)}
header.nav.scrolled .call{color:var(--ink)}
/* solid variant for interior pages */
header.nav.solid{background:rgba(255,255,255,.94);backdrop-filter:blur(16px);box-shadow:0 4px 24px rgba(20,21,24,.07)}
header.nav.solid nav a{color:var(--ink-2)}
header.nav.solid .call{color:var(--ink)}
header.nav.solid .burger span{background:var(--ink)}
.burger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:6px}
.burger span{width:26px;height:2px;background:#fff;transition:.3s}
header.nav.scrolled .burger span{background:var(--ink)}
@media(max-width:1120px){header.nav nav,header.nav .call{display:none}.burger{display:flex}}
@media(max-width:700px){header.nav .right .btn{display:none}}
@media(max-width:520px){
  header.nav .logo .lockup{width:124px}
}

/* Mobile drawer */
.drawer{position:fixed;inset:0;z-index:1500;background:var(--char);color:#fff;display:flex;flex-direction:column;justify-content:center;padding:70px 34px 40px;transform:translateY(-100%);transition:transform .45s var(--ease);visibility:hidden;overflow-y:auto}
.drawer.open{transform:none;visibility:visible}
.drawer a{font-family:'Fraunces';font-size:24px;padding:13px 0;border-bottom:1px solid rgba(255,255,255,.1)}
.drawer .btn{margin-top:24px;font-family:'Inter';font-size:16px;border-bottom:none}
.drawer .dcall{font-family:'Inter';font-weight:700;font-size:16px;border-bottom:none;text-align:center;margin-top:16px;color:rgba(255,255,255,.75)}
.drawer .x{position:absolute;top:18px;right:22px;background:none;border:none;color:#fff;font-size:40px;line-height:1;cursor:pointer;padding:4px 10px}

/* Hero (home) — two column with form */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;overflow:hidden;color:#fff;padding:132px 0 72px}
.hero .bg{position:absolute;inset:0;z-index:0}
.hero .bg img{position:relative;z-index:0;width:100%;height:100%;object-fit:cover;animation:ken 22s ease-in-out infinite alternate}
@keyframes ken{from{transform:scale(1)}to{transform:scale(1.05)}}
/* Background video sits above the poster, below the gradient. Hidden until it
   can actually play, so a missing/blocked file simply leaves the poster in place. */
.hero .bg .hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1;opacity:0;transition:opacity 1.2s ease;pointer-events:none}
.hero .bg .hero-video.ready{opacity:1}
.hero .bg::after{content:'';position:absolute;inset:0;z-index:2;background:linear-gradient(100deg,rgba(15,16,19,.94) 0%,rgba(15,16,19,.8) 40%,rgba(15,16,19,.52) 72%,rgba(15,16,19,.42) 100%)}
@media(max-width:820px){.hero .bg .hero-video{display:none}}
.hero-grid{position:relative;z-index:2;display:grid;grid-template-columns:minmax(0,1fr) minmax(360px,430px);gap:52px;align-items:center;width:100%}
.hero-copy{max-width:600px}
.hero h1{font-size:clamp(38px,4.7vw,62px);font-weight:600;margin:20px 0 22px;letter-spacing:-.03em;overflow-wrap:break-word}
.hero h1 .em{font-style:italic;color:var(--red-lift)}
.hero .lead{font-size:clamp(16px,1.6vw,18.5px);color:rgba(255,255,255,.86);max-width:520px;margin-bottom:26px}
.hero .seclink{display:inline-flex;align-items:center;gap:9px;font-weight:700;font-size:14.5px;color:#fff;border-bottom:1.5px solid rgba(255,255,255,.4);padding-bottom:3px;transition:.2s}
.hero .seclink:hover{border-color:#fff}.hero .seclink svg{transition:transform .3s var(--ease)}.hero .seclink:hover svg{transform:translateX(4px)}
/* Three chips must sit on one row. At gap:26px with wrapping they broke to two
   and the orphaned third read as unfinished. nowrap + min-width:0 lets them
   shrink to fit instead of wrapping; below 980px the whole strip is hidden
   anyway, so there is no width at which they need to stack. */
.hero .chips{display:flex;gap:18px;flex-wrap:nowrap;margin-top:30px}
.hero .chip{display:flex;align-items:center;gap:9px;font-size:13.5px;font-weight:600;color:rgba(255,255,255,.92);min-width:0}
.hero .chip svg{flex:none;color:var(--red)}
.hero .chip .s{display:flex;flex-direction:column;line-height:1.2;min-width:0}
.hero .chip .s b{font-size:13.5px;white-space:nowrap}
.hero .chip .s span{font-size:11px;color:rgba(255,255,255,.6);font-weight:500;white-space:nowrap;overflow:hidden;text-overflow:ellipsis}
@media(max-width:1080px){.hero{min-height:auto;padding:116px 0 60px}.hero-grid{grid-template-columns:1fr;gap:30px}.hero-copy{max-width:680px}.hero .chips{display:none}}

/* Quote form card (hero + inline) */
/* Compact hero card — narrower column + tighter internals so it supports the
   headline instead of competing with it. */
.qform{background:#fff;color:var(--ink);border-radius:16px;box-shadow:var(--shadow-lg);padding:18px 20px 15px}
.qform h3{font-family:'Fraunces';font-size:20px;font-weight:600;margin-bottom:2px}
.qform .sub{font-size:12px;color:var(--muted);margin-bottom:11px}
.qform label{display:block;font-size:10.5px;font-weight:700;letter-spacing:.07em;text-transform:uppercase;color:var(--muted);margin:8px 0 3px}
.qform input,.qform select,.qform textarea{width:100%;padding:8px 12px;border:1.5px solid var(--line);border-radius:9px;font:inherit;font-size:14px;background:#fbfaf7;transition:.2s}
.qform input:focus,.qform select:focus,.qform textarea:focus{outline:none;border-color:var(--red);background:#fff}
.qform .row{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.qform .btn{width:100%;margin-top:14px;padding-top:14px;padding-bottom:14px}
.qform .fine{font-size:11.5px;color:var(--muted);text-align:center;margin-top:10px}
.qform-err{display:none;margin-top:12px;padding:11px 14px;border-radius:9px;background:#fdeaea;border:1px solid #f3c2c4;color:var(--red-ink);font-size:13.5px;font-weight:600;text-align:center}
.qform button[disabled]{opacity:.65;cursor:wait}
.qform-ok{display:none;text-align:center;padding:26px 6px}
.qform-ok.show{display:block}
.qform-ok .ic{width:56px;height:56px;border-radius:50%;background:var(--red);color:#fff;display:flex;align-items:center;justify-content:center;margin:0 auto 14px}
.qform-ok h3{font-family:'Fraunces';font-size:22px;margin-bottom:6px}.qform-ok p{color:var(--muted);font-size:14px}
@media(max-width:520px){.qform .row{grid-template-columns:1fr}}

/* Interior page hero */
.phero{position:relative;color:#fff;overflow:hidden;padding:150px 0 70px}
.phero .bg{position:absolute;inset:0;z-index:0}
.phero .bg img{width:100%;height:100%;object-fit:cover}
.phero .bg::after{content:'';position:absolute;inset:0;background:linear-gradient(100deg,rgba(15,16,19,.94) 0%,rgba(15,16,19,.8) 45%,rgba(15,16,19,.55) 100%)}
.phero-grid{position:relative;z-index:2;display:grid;grid-template-columns:minmax(0,1fr) minmax(380px,505px);gap:44px;align-items:center}
.phero-copy{max-width:640px}
.phero h1{font-size:clamp(32px,4.2vw,54px);font-weight:600;margin:18px 0 18px}
.phero p{font-size:clamp(15.5px,1.7vw,18px);color:rgba(255,255,255,.86);max-width:600px;margin-bottom:26px}
.phero .actions{display:flex;gap:14px;flex-wrap:wrap}
.crumb{display:flex;gap:8px;align-items:center;font-size:13px;color:rgba(255,255,255,.6);margin-bottom:6px;flex-wrap:wrap}
.crumb a:hover{color:#fff}.crumb span{opacity:.5}
.crumb.dark{color:var(--muted);margin-bottom:14px}
.crumb.dark a{color:var(--muted)}.crumb.dark a:hover{color:var(--red-ink)}
.phero-grid.single{grid-template-columns:1fr}
.phero-grid.single .phero-copy{max-width:760px}
@media(max-width:1080px){.phero{padding:120px 0 56px}.phero-grid{grid-template-columns:1fr;gap:30px}}

/* Marquee */
.marquee{background:var(--char);color:#fff;padding:20px 0;overflow:hidden}
.marquee .track{display:flex;width:max-content;animation:scroll 44s linear infinite}
.marquee .seq{display:flex;align-items:center;gap:22px;padding-right:22px;white-space:nowrap}
.marquee a{font-family:'Fraunces';font-size:18px;color:rgba(255,255,255,.72);text-decoration:none;transition:color .2s}
.marquee a:hover,.marquee a:focus-visible{color:#fff;text-decoration:underline;text-underline-offset:4px}
.marquee a:focus-visible{outline:2px solid var(--red);outline-offset:4px;border-radius:3px}
.marquee .sep{color:var(--red);font-size:15px}
/* Pause while reading or tabbing through. */
.marquee:hover .track,.marquee:focus-within .track{animation-play-state:paused}
/* Reduced motion / no JS: no animation, wrap the links onto multiple lines
   and drop the duplicate track entirely so nothing is announced twice. */
@media(prefers-reduced-motion:reduce){
  .marquee{padding:22px 0}
  .marquee .track{animation:none;width:auto;max-width:1240px;margin:0 auto;padding:0 28px;flex-wrap:wrap}
  .marquee .seq{flex-wrap:wrap;white-space:normal;row-gap:10px;justify-content:center}
  .marquee .seq[aria-hidden="true"]{display:none}
}
@keyframes scroll{to{transform:translateX(-50%)}}

/* Stats */
.stats{background:var(--sand);padding:46px 0}
/* Column count follows the number of VERIFIED stats, so withholding a figure
   leaves a balanced band rather than an empty cell. 2x2 on mobile per QA. */
/* The band is built to hold four figures. With two or three verified, a plain
   repeat(n,1fr) stretched them across the full 1240px wrap and left each number
   marooned in whitespace — it read as a broken four-column row rather than an
   intentional two. Constraining the track width keeps the group centred and
   deliberate at any count. */
.stats .grid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.stats .grid.cols-2{grid-template-columns:repeat(2,1fr);max-width:560px;margin:0 auto}
.stats .grid.cols-3{grid-template-columns:repeat(3,1fr);max-width:840px;margin:0 auto}
/* Five or more would otherwise inherit repeat(4,1fr) and orphan the last
   figure on a row of its own. Auto-fit keeps any count balanced. */
.stats .grid.cols-5,.stats .grid.cols-6{grid-template-columns:repeat(auto-fit,minmax(150px,1fr))}
@media(max-width:820px){.stats .grid,.stats .grid.cols-3{grid-template-columns:repeat(2,1fr);gap:38px 20px}}
@media(max-width:420px){.stats .grid.cols-2{gap:32px 16px}}
/* Scope note under the stats band — quiet by design. It qualifies which
   figures are the owner's career totals vs the company's, which is what makes
   an unqualified "300+ Projects" safe to publish under a 2021 company. */
.stats-note{margin-top:26px;text-align:center;font-size:12.5px;line-height:1.6;color:var(--muted);max-width:620px;margin-left:auto;margin-right:auto}
.stat .n .static{font-size:.6em}
.stat{text-align:center}
.stat .n{font-family:'Fraunces';font-size:clamp(40px,4.6vw,60px);font-weight:600;color:var(--ink);line-height:1;letter-spacing:-.02em}
.stat .n .suf{color:var(--red)}
.stat .l{margin-top:10px;font-size:13px;font-weight:600;letter-spacing:.05em;text-transform:uppercase;color:var(--muted)}

/* Section shell */
.sec{padding:66px 0}
.sec.sm{padding:50px 0}
.sec-head{max-width:680px;margin-bottom:48px}
.sec-head.center{margin-left:auto;margin-right:auto;text-align:center}
.sec-head h2{font-size:clamp(32px,4.2vw,50px);margin:18px 0 16px;font-weight:600}
.sec-head p{font-size:17px;color:var(--muted)}
.bg-sand{background:var(--sand)}
.bg-char{background:var(--char);color:#fff}
.bg-char .sec-head h2{color:#fff}.bg-char .sec-head p{color:rgba(255,255,255,.68)}

/* Reveal */
/* Scroll reveals are PROGRESSIVE ENHANCEMENT, never a precondition for
   content being visible. The hiding rule is scoped to html.js, which is set
   synchronously by an inline script in <head>. If JS is disabled, blocked, or
   fails to execute, .js is never added and every section renders at full
   opacity. Previously .reveal{opacity:0} applied unconditionally, so any JS
   failure rendered the entire page blank. */
html.js .reveal{opacity:0;transform:translateY(34px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
html.js .reveal.in{opacity:1;transform:none}
/* Failsafe: html.js is set in <head>, but main.js loads at end of body. If it
   404s or is blocked, nothing would ever add .in and the page would stay
   blank. This animation reveals everything after 5s — and main.js disarms it
   on its very first line by adding .js-ready, so in the normal case the
   scroll reveals still behave exactly as designed. */
html.js:not(.js-ready) .reveal{animation:revealFailsafe 0s linear 5s forwards}
@keyframes revealFailsafe{to{opacity:1;transform:none}}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}

/* Prose */
.prose{max-width:760px}
.prose p{font-size:17px;color:var(--ink-2);margin-bottom:20px}
.prose h2{font-size:clamp(28px,3.6vw,40px);margin:0 0 18px}
.prose h3{font-size:24px;margin:34px 0 12px}
.prose strong{color:var(--ink)}
.prose a{color:var(--red-ink);text-decoration:underline;text-underline-offset:3px}
.prose ul{margin:0 0 20px 20px;color:var(--ink-2)}
.prose li{margin-bottom:9px;font-size:16.5px}
.lead{font-size:19.5px;color:var(--ink-2);line-height:1.6}

/* Services grid (image cards) */
.svc-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px}
@media(max-width:820px){.svc-grid{grid-template-columns:1fr}}
.svc{position:relative;border-radius:var(--r);overflow:hidden;min-height:380px;display:flex;align-items:flex-end;color:#fff;box-shadow:var(--shadow)}
.svc img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease);z-index:0}
.svc::after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(15,16,19,.92) 0%,rgba(15,16,19,.35) 55%,rgba(15,16,19,.1) 100%);z-index:1}
.svc:hover img{transform:scale(1.07)}
.svc .c{position:relative;z-index:2;padding:34px;width:100%}
.svc .num{font-family:'Fraunces';font-size:14px;color:var(--red-lift);font-weight:600;letter-spacing:.1em}
.svc h3{font-size:27px;margin:8px 0 9px;font-weight:600}
.svc p{font-size:14.5px;color:rgba(255,255,255,.82);max-width:430px;margin-bottom:16px}
.svc .go{display:inline-flex;align-items:center;gap:9px;font-weight:700;font-size:14px;color:#fff;opacity:.9}
.svc .go svg{transition:transform .3s var(--ease)}.svc:hover .go svg{transform:translateX(5px)}

/* Link tiles (hub -> city, city -> sibling) */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
@media(max-width:900px){.tiles{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tiles{grid-template-columns:1fr}}
/* 10-item service lists: two even columns (5 rows) instead of three, which
   left a single tile orphaned on a fourth row. Only applied where the list is
   exactly the 10 services — the 9- and 6-item lists stay 3-up, already even. */
.tiles.even2{grid-template-columns:repeat(2,1fr)}
@media(max-width:560px){.tiles.even2{grid-template-columns:1fr}}
/* 4-up variant — keeps the four service areas on a single row */
.tiles.four{grid-template-columns:repeat(4,1fr)}
.tiles.four .tile-l{padding:18px 16px;font-size:14.5px;gap:10px}
@media(max-width:1040px){.tiles.four{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.tiles.four{grid-template-columns:1fr}}
.tile-l{display:flex;align-items:center;justify-content:space-between;gap:14px;background:#fff;border:1px solid var(--line);border-radius:12px;padding:18px 20px;font-weight:600;font-size:15px;transition:.25s var(--ease)}
.tile-l:hover{border-color:var(--red);transform:translateY(-3px);box-shadow:var(--shadow)}
.tile-l svg{color:var(--red);flex:none;transition:transform .3s var(--ease)}
.tile-l:hover svg{transform:translateX(4px)}
.bg-sand .tile-l{background:#fff}

/* Feature cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
@media(max-width:900px){.cards{grid-template-columns:1fr}}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:28px;box-shadow:var(--shadow);transition:.3s var(--ease)}
.card:hover{transform:translateY(-5px);box-shadow:var(--shadow-lg)}
.card .ic{width:50px;height:50px;border-radius:13px;background:var(--sand-2);display:flex;align-items:center;justify-content:center;color:var(--red);margin-bottom:16px}
.card h3{font-size:19px;margin-bottom:8px}
.card p{font-size:14.5px;color:var(--muted)}

/* Neighbourhood chips */
.chips-list{display:flex;flex-wrap:wrap;gap:10px;margin-top:10px}
.chip-n{display:inline-flex;align-items:center;gap:8px;background:#fff;border:1px solid var(--line);border-radius:100px;padding:9px 16px;font-size:14px;font-weight:600;color:var(--ink-2)}
.chip-n::before{content:'';width:6px;height:6px;border-radius:50%;background:var(--red)}
.bg-char .chip-n{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.14);color:#fff}

/* Split media */
.split{display:grid;grid-template-columns:1.05fr 1fr;gap:64px;align-items:center}
@media(max-width:900px){.split{grid-template-columns:1fr;gap:40px}}
.media{position:relative;border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow-lg)}
.media img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/5}
.media .float{position:absolute;left:22px;bottom:22px;right:22px;background:rgba(255,255,255,.14);backdrop-filter:blur(16px);border:1px solid rgba(255,255,255,.25);border-radius:14px;padding:18px 20px;color:#fff;display:flex;align-items:center;gap:15px}
.media .float .big{font-family:'Fraunces';font-size:36px;font-weight:600;line-height:1}
.media .float .t{font-size:13px;color:rgba(255,255,255,.85)}

/* Process */
.proc-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:0}
@media(max-width:900px){.proc-grid{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.proc-grid{grid-template-columns:1fr}}
.pstep{padding:32px 26px 32px 0;position:relative}
.pstep::before{content:'';position:absolute;top:14px;left:0;right:0;height:2px;background:var(--line)}
.pstep .dot{position:absolute;top:8px;left:0;width:14px;height:14px;border-radius:50%;background:var(--red);box-shadow:0 0 0 5px var(--sand),0 0 0 6px var(--line)}
.pstep .n{font-family:'Fraunces';font-size:14px;color:var(--red);font-weight:600;margin-top:24px;letter-spacing:.1em}
.pstep h3{font-size:20px;margin:8px 0 9px}.pstep p{font-size:14.5px;color:var(--muted)}

/* Why list */
.why-list{display:grid;gap:24px;margin-top:28px}
.why-item{display:flex;gap:16px}
.why-item .ic{flex:none;width:50px;height:50px;border-radius:13px;background:var(--sand-2);display:flex;align-items:center;justify-content:center;color:var(--red)}
.why-item h4{font-size:18px;font-family:'Fraunces';margin-bottom:5px}
.why-item p{font-size:14.5px;color:var(--muted)}

/* Gallery */
.gal-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:210px;gap:15px}
@media(max-width:900px){.gal-grid{grid-template-columns:repeat(2,1fr)}}
.gitem{position:relative;border-radius:14px;overflow:hidden}
.gitem.wide{grid-column:span 2;grid-row:span 2}
.gitem.tall{grid-row:span 2}
.gitem img{width:100%;height:100%;object-fit:cover;transition:transform .7s var(--ease)}
.gitem::after{content:'';position:absolute;inset:0;background:linear-gradient(to top,rgba(15,16,19,.65),transparent 60%);opacity:0;transition:.4s}
.gitem:hover img{transform:scale(1.07)}.gitem:hover::after{opacity:1}
.gitem .cap{position:absolute;left:16px;bottom:14px;z-index:2;font-size:12.5px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:#fff;opacity:0;transform:translateY(8px);transition:.4s}
.gitem:hover .cap{opacity:1;transform:none}

/* Quote form additions */
.hp-field{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.qform textarea{width:100%;font:inherit;font-size:14px;padding:8px 12px;border:1px solid var(--line);
  border-radius:10px;background:#fbfaf9;color:var(--ink);resize:vertical;min-height:56px}
.qform textarea:focus{outline:none;border-color:var(--red);box-shadow:0 0 0 3px rgba(193,39,45,.12)}
.qform .req{color:var(--red)}
.qform .opt{color:var(--muted);font-weight:400;text-transform:none;letter-spacing:0}
.qform .consent{font-size:11.5px;line-height:1.5;color:var(--muted);margin-top:10px}
.qform .consent a{text-decoration:underline;text-underline-offset:2px;color:var(--red-ink)}
/* Per-field errors: red text under the input, plus a red border on the field. */
.qform .field-err{font-size:12.5px;color:var(--red-ink);margin-top:5px;font-weight:600}
.qform [aria-invalid="true"]{border-color:var(--red);background:#fff7f7}
.qform [aria-invalid="true"]:focus{box-shadow:0 0 0 3px rgba(193,39,45,.18)}
/* Form-level error (server/network). */
.qform-err{margin-top:12px;padding:11px 14px;border-radius:10px;background:#fff2f2;
  border:1px solid rgba(193,39,45,.3);color:var(--red-ink);font-size:13.5px;font-weight:600}
.qform-err[hidden]{display:none}

/* Two-column prose. Holds >=320px per column or stacks — no squeezed
   middle state at tablet widths (QA item 23). */
.two-col{display:grid;grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:38px 46px}
.two-col h3{font-size:20px;margin-bottom:12px}
.two-col p{color:var(--ink-2);margin-bottom:14px}
.two-col p:last-child{margin-bottom:0}

/* Testimonials */
/* Reviews are verbatim and run from 118 to 885 characters. Two bad options
   were tried: stretching every card to the longest left short reviews floating
   in whitespace; letting each size itself (align-items:start) produced the
   ragged three-different-heights look. Neither is a layout problem — it is a
   content-length problem, so it is solved in the card: a capped body with a
   fade and a link to the full text, attribution pinned to the bottom edge.
   The complete review is always one click away on testimonials.html, which
   renders every one of them unclamped. */
.tst-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;align-items:stretch}
@media(max-width:900px){.tst-grid{grid-template-columns:1fr}}
.tst-grid .tcard{display:flex;flex-direction:column;height:100%}
.tcard .qbody{position:relative;overflow:hidden}
.tcard.clamp .qbody{max-height:15.4em}
.tcard.clamp .qbody::after{content:'';position:absolute;left:0;right:0;bottom:0;height:3.2em;background:linear-gradient(to bottom,rgba(255,255,255,0),#fff 78%);pointer-events:none}
.tcard .more{display:inline-block;margin:2px 0 18px;font-size:13px;font-weight:700;color:var(--red)}
.tcard .more:hover{text-decoration:underline}
.tcard .who{margin-top:auto}
.tcard{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:30px;box-shadow:var(--shadow)}
.tcard .stars{color:var(--red);letter-spacing:3px;font-size:16px;margin-bottom:12px}
.tcard .q{font-family:'Fraunces';font-size:18px;line-height:1.5;color:var(--ink-2);margin-bottom:14px;font-weight:400}
.tcard .q:last-of-type{margin-bottom:20px}
/* Featured review on the charcoal band. */
.tcard.tband{max-width:820px;margin:0 auto;text-align:center;background:transparent;border:none;box-shadow:none;color:#fff}
.tcard.tband .stars{justify-content:center}
.tcard.tband .q{font-size:22px;color:#fff}
.tcard.tband .who{justify-content:center;text-align:left}
.tcard.tband .who b{color:#fff}
.tcard.tband .who span{color:rgba(255,255,255,.6)}
@media(max-width:700px){.tcard.tband .q{font-size:19px}}
/* Sourced rating under a section heading. */
.rating-line{margin-top:12px;font-size:15px;color:var(--muted)}
.rating-line b{color:var(--ink)}
.rating-line .rl-stars{color:var(--red);letter-spacing:2px}
.bg-char .rating-line{color:rgba(255,255,255,.6)}
.bg-char .rating-line b{color:#fff}
.tcard .who{display:flex;align-items:center;gap:12px}
.tcard .av{width:42px;height:42px;border-radius:50%;background:var(--red);color:#fff;display:flex;align-items:center;justify-content:center;font-weight:700;font-family:'Fraunces';flex:none}
.tcard .who b{font-size:14.5px;display:block}.tcard .who span{font-size:12.5px;color:var(--muted)}
.tst-note{text-align:center;margin-top:30px;font-size:13px;color:var(--muted)}
.bg-char .tst-note{color:rgba(255,255,255,.5)}

/* FAQ accordion */
.faq{max-width:840px;margin:0 auto}
.qa{border-bottom:1px solid var(--line)}
.qa button{width:100%;text-align:left;background:none;border:none;cursor:pointer;padding:24px 0;display:flex;justify-content:space-between;align-items:center;gap:20px;font-family:'Fraunces';font-size:19px;font-weight:600;color:var(--ink)}
.qa .ico{flex:none;width:30px;height:30px;border-radius:50%;border:1.5px solid var(--line);display:flex;align-items:center;justify-content:center;color:var(--red);transition:.3s;font-size:20px;line-height:1}
.qa.open .ico{background:var(--red);border-color:var(--red);color:#fff;transform:rotate(45deg)}
.qa .a{max-height:0;overflow:hidden;transition:max-height .4s var(--ease)}
.qa .a p{font-size:16px;color:var(--muted);padding:0 0 24px}

/* Financing (toggle-able) */
.finance{background:linear-gradient(120deg,var(--char),var(--char-2));color:#fff;border-radius:var(--r);padding:48px;display:grid;grid-template-columns:1.3fr 1fr;gap:36px;align-items:center;box-shadow:var(--shadow-lg)}
@media(max-width:820px){.finance{grid-template-columns:1fr;padding:34px}}
.finance h3{font-size:28px;margin-bottom:12px}
.finance p{color:rgba(255,255,255,.8);font-size:15.5px}
.finance .big{font-family:'Fraunces';font-size:50px;font-weight:600;color:#fff;line-height:1}
.finance .big .suf{color:var(--red-lift)}
.finance .sm{font-size:12.5px;color:rgba(255,255,255,.6);margin-top:6px}

/* CTA band */
.cta{position:relative;color:#fff;overflow:hidden}
.cta .bg{position:absolute;inset:0}.cta .bg img{width:100%;height:100%;object-fit:cover}
.cta .bg::after{content:'';position:absolute;inset:0;background:linear-gradient(100deg,rgba(124,21,24,.95),rgba(19,20,23,.9))}
.cta-inner{position:relative;z-index:2;text-align:center;padding:62px 0;max-width:760px;margin:0 auto}
.cta h2{font-size:clamp(32px,4.4vw,54px);font-weight:600;margin-bottom:18px}
.cta p{font-size:17.5px;color:rgba(255,255,255,.85);margin-bottom:32px}
.cta .actions{display:flex;gap:16px;justify-content:center;flex-wrap:wrap}

/* Quote block (contact / inline) */
.quote-grid{display:grid;grid-template-columns:1fr 440px;gap:56px;align-items:start}
@media(max-width:940px){.quote-grid{grid-template-columns:1fr;gap:40px}}
.info-list{list-style:none;display:grid;gap:16px;margin-top:24px}
.info-list li{display:flex;gap:14px;align-items:flex-start;font-size:16px}
.info-list svg{color:var(--red);flex:none;margin-top:3px}
.info-list b{display:block}.info-list span{color:var(--muted);font-size:14.5px}
.map{border-radius:var(--r);overflow:hidden;box-shadow:var(--shadow);border:1px solid var(--line);min-height:320px}
.map iframe{width:100%;height:100%;min-height:320px;border:0;display:block}

/* Footer */
footer{background:var(--char);color:#9aa0a8;padding:60px 0 24px;font-size:14px}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.15fr;gap:34px;align-items:start;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.1)}
@media(max-width:820px){.foot{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.foot{grid-template-columns:1fr}}
.foot .brand{margin:0 0 16px;width:186px}
.foot .brand img{width:100%;height:auto}
.foot p{max-width:265px;line-height:1.65;font-size:13.5px}
.foot .badge{display:inline-flex;align-items:center;gap:8px;margin-top:14px;border:1px solid rgba(255,255,255,.2);border-radius:100px;padding:7px 15px;font-size:12px;font-weight:700;color:#f0c9ca}
.foot h4{color:#fff;font-family:'Inter';font-size:12px;letter-spacing:.16em;text-transform:uppercase;margin:0 0 18px;line-height:1.5}
.foot ul{list-style:none;display:grid;gap:12px;margin:0}
.foot li{line-height:1.5;min-height:22px;display:flex;align-items:flex-start}
.foot a:hover{color:#fff}
.foot .contact li{gap:10px;margin:0}
.foot .contact svg{color:var(--red);flex:none;margin-top:4px}
.legal{display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;padding-top:24px;font-size:13px}

/* Floating actions */
.float-actions{position:fixed;right:22px;bottom:24px;z-index:900;display:flex;flex-direction:column;gap:12px}
.fab{width:54px;height:54px;border-radius:50%;display:flex;align-items:center;justify-content:center;box-shadow:var(--shadow-lg);transition:.3s var(--ease)}
.fab.call{background:#fff;color:var(--red)}
.fab.text,.fab.quote{background:var(--red);color:#fff}
.fab:hover{transform:scale(1.08) translateY(-2px)}
@media(max-width:700px){.float-actions{display:none}}
.mbar{display:none;position:fixed;bottom:0;left:0;right:0;z-index:950;background:rgba(255,255,255,.97);backdrop-filter:blur(12px);border-top:1px solid var(--line);padding:11px 14px calc(11px + env(safe-area-inset-bottom));gap:10px;box-shadow:0 -6px 26px rgba(20,21,24,.10)}
.mbar .btn{padding:13px 14px;font-size:14.5px;box-shadow:none}
.mbar .mcall{flex:1;background:#fff;color:var(--ink);border:1.5px solid var(--line)}
.mbar .mcall:hover{border-color:var(--ink);transform:none}
.mbar .mquote{flex:1.4;background:var(--red);color:#fff}
.mbar .mquote:hover{background:var(--red-dark);transform:none}
@media(max-width:700px){.mbar{display:flex}body{padding-bottom:78px}}

/* Reduced motion: everything is simply present. The selector must match the
   specificity of `html.js .reveal` or the hiding rule would still win and the
   page would stay blank for users who prefer reduced motion. */
@media(prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important}
  html.js .reveal,.reveal{opacity:1!important;transform:none!important}
  html.js #loader{display:none!important}
}