:root{--red:#C62027;--red-dk:#a51a20;--teal:#bce4e3;--taupe:#a1948a;--band:#3a3330;--ink:#2b2b2b;--muted:#5f5f5f;--line:#e4e1de;--paper:#fff;--soft:#f6f4f2;
--f:Arial,Helvetica,sans-serif}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--f);color:var(--ink);background:var(--paper);font-size:16px;line-height:1.6}
img{max-width:100%;height:auto}
a{color:var(--red)}
.wrap{max-width:1140px;margin:0 auto;padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
.topbar{background:var(--teal);font-size:.8rem;font-weight:700}
.topbar .wrap{display:flex;justify-content:flex-end;padding-block:6px}
.topbar a{color:#111;text-decoration:none}
.site-header{background:#fff;border-bottom:1px solid var(--line);position:relative;z-index:20}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:10px}
.logo img{display:block;height:64px;width:auto}
.mainnav ul{list-style:none;margin:0;padding:0}
.mainnav>ul{display:flex;gap:28px;align-items:center}
.mainnav>ul>li>a,.sub-btn{font:500 .8rem var(--f);letter-spacing:.04em;color:#222;text-decoration:none;background:none;border:0;cursor:pointer;padding:8px 0}
.mainnav>ul>li>a:hover,.sub-btn:hover{color:var(--red)}
.has-sub{position:relative}
.sub{display:none;position:absolute;top:100%;left:-16px;background:#fff;border:1px solid var(--line);box-shadow:0 8px 24px rgba(0,0,0,.12);min-width:240px;padding:6px 0!important;z-index:30}
.sub a{display:block;padding:8px 16px;color:#222;text-decoration:none;font-size:.9rem}
.sub a:hover{background:var(--soft);color:var(--red)}
.has-sub:hover .sub,.has-sub.open .sub{display:block}
.menu-btn{display:none}
.hdr-right{display:flex;align-items:center;gap:28px}
.login-top{display:inline-flex;align-items:center;gap:8px;background:var(--red);color:#fff;font:700 .85rem var(--f);letter-spacing:.05em;text-decoration:none;padding:12px 18px;border-radius:4px;box-shadow:0 2px 6px rgba(0,0,0,.15);white-space:nowrap}
.login-top:hover{background:var(--red-dk);color:#fff}
@media (max-width:820px){
 .menu-btn{display:block;font:600 .9rem var(--f);background:none;border:1px solid var(--line);border-radius:4px;padding:8px 12px;cursor:pointer}
 .mainnav>ul{display:none;position:absolute;left:0;right:0;top:100%;background:#fff;flex-direction:column;align-items:stretch;gap:0;border-bottom:1px solid var(--line);box-shadow:0 8px 20px rgba(0,0,0,.1)}
 .mainnav.open>ul{display:flex}
 .mainnav>ul>li>a,.sub-btn{display:block;width:100%;text-align:left;padding:12px 16px;font-size:.95rem}
 .sub{position:static;box-shadow:none;border:0;background:var(--soft)}
 .has-sub:hover .sub{display:none}.has-sub.open .sub{display:block}
 .logo img{height:44px}
 .hdr-right{gap:10px;flex-direction:row-reverse}
 .login-top{padding:10px 12px;font-size:.8rem}
 .site-header .wrap{gap:10px}
}
/* banners */
.banner{background:var(--band);padding-block:6px}
.banner-inner{position:relative;max-width:1140px;margin:0 auto;aspect-ratio:1140/220;background-size:cover;background-position:center;display:grid;place-items:center}
.banner h1{margin:0;color:#fff;font-weight:700;font-size:clamp(1.6rem,4.5vw,3rem);text-transform:uppercase;text-align:center;text-shadow:0 2px 12px rgba(0,0,0,.55);padding:0 16px;text-wrap:balance}
@media (max-width:600px){.banner-inner{aspect-ratio:auto;min-height:140px}}
.hero{background:var(--band);padding-block:6px}
.hero-inner{background:url(/assets/img/hero-family.jpg) center/cover;min-height:clamp(260px,40vw,520px);display:flex;align-items:flex-start;padding-top:clamp(20px,4.5vw,64px)}
.hero-inner .wrap{width:100%;max-width:none;padding-left:max(20px,3vw,env(safe-area-inset-left,0px))}
.hero h1{margin:0;color:var(--red);font-weight:800;font-size:clamp(2rem,5vw,3.6rem);line-height:1.05;text-transform:uppercase}
.hero h1 small{display:block;color:#333;font-weight:400;font-size:.42em;letter-spacing:.02em;margin-bottom:6px}
@media (max-width:600px){.hero-inner{background-position:0% center;padding-top:14px}.hero h1{font-size:1.65rem}}
/* content */
main{display:block}
.section{padding-block:48px}
.section.soft{background:var(--soft)}
.title{color:var(--red);font-weight:300;letter-spacing:.06em;text-transform:uppercase;font-size:clamp(1.5rem,3vw,2.2rem);margin:0 0 20px;text-wrap:balance}
.title.dark{color:#555;font-weight:500}
.red-h{color:var(--red);text-transform:uppercase;letter-spacing:.03em;margin:24px 0 8px}
.prose{max-width:820px}
.prose h3{color:var(--red);text-transform:uppercase;font-size:1.05rem;margin:28px 0 8px}
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:16px 48px}
.two-col>*{min-width:0}
@media (max-width:760px){.two-col{grid-template-columns:1fr}}
.center{text-align:center}
.divider{display:flex;align-items:center;gap:16px;justify-content:center;margin:0 0 20px}
.divider::before,.divider::after{content:"";height:1px;background:#bbb;width:120px}
.divider img{width:46px}
.btn{display:inline-block;background:var(--red);color:#fff;border:0;border-radius:3px;padding:10px 22px;font:700 1rem var(--f);text-decoration:none;cursor:pointer}
.btn:hover{background:var(--red-dk)}
.btn.dark{background:#2e3539}
.btn:focus-visible,a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #1b6fd1;outline-offset:2px}
/* home tools */
.home-grid{display:grid;grid-template-columns:1.1fr 1fr;gap:40px;align-items:center}
.home-grid>*{min-width:0}
@media (max-width:860px){.home-grid{grid-template-columns:1fr}}
.tools{display:grid;gap:16px}
.tool{display:flex;align-items:center;justify-content:center;gap:16px;background:var(--red);color:#fff;text-decoration:none;font-weight:700;font-size:clamp(1.1rem,2.2vw,1.6rem);border-radius:4px;padding:18px 20px;box-shadow:0 2px 6px rgba(0,0,0,.15)}
.tool:hover{background:var(--red-dk)}
.tool img,.tool svg{width:44px;height:44px;flex:0 0 auto;object-fit:contain}
.app-band{display:grid;grid-template-columns:1fr 1fr}
.app-band>*{min-width:0}
.app-l{background:#c1b6ac;padding:48px max(16px,env(safe-area-inset-left,0px))}
.app-r{background:#cde9e8;padding:48px 16px;text-align:center}
.app-l .inner{max-width:520px;margin-left:auto;display:grid;grid-template-columns:auto 1fr;gap:24px;align-items:center}
.app-l h2{margin:0;font-size:clamp(2.4rem,6vw,4.4rem);line-height:.95;color:#2a2a2a;font-weight:800}
.app-l h2 small{display:block;font-size:.3em;font-weight:500;letter-spacing:.08em}
.store{display:flex;gap:10px;flex-wrap:wrap;margin-top:12px}
.store img{height:40px;width:auto}
.app-r img{width:min(260px,70%)}
.app-r .hashtag{color:var(--red);font-weight:800;font-size:1.5rem;margin:12px 0 0}
@media (max-width:860px){.app-band{grid-template-columns:1fr}.app-l .inner{margin:0 auto;grid-template-columns:1fr}}
.questions{text-align:center;padding-block:48px}
.questions h2{color:var(--red);font-size:clamp(1.8rem,4vw,2.6rem);margin:0 0 12px;text-transform:uppercase}
/* contact + locations */
.cards3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}
@media (max-width:760px){.cards3{grid-template-columns:1fr}}
.card-k{font-size:.85rem;color:#444;display:flex;gap:8px;align-items:center}
.card-k img{width:22px}
.card h3{color:var(--red);text-transform:uppercase;margin:6px 0 2px;font-size:1.15rem}
.card p{margin:0}
.loc h3{color:var(--red);font-weight:500;font-size:1.3rem;margin:0 0 4px}
.loc p{margin:0;font-size:.95rem;color:#333}
.loc .ph{font-weight:700}
/* forms */
.form{display:grid;grid-template-columns:1fr 1fr;gap:14px 28px;max-width:760px;margin:0 auto}
.form>*{min-width:0}
.form .full{grid-column:1/-1}
.form label{display:block;font-size:.85rem;color:#444;margin-bottom:4px}
.form input,.form textarea,.form select{width:100%;font:inherit;border:1px solid #cfcfcf;border-radius:3px;padding:9px 10px;background:#fafafa}
.form textarea{min-height:110px}
@media (max-width:600px){.form{grid-template-columns:1fr}}
.note{background:var(--soft);border-left:4px solid var(--red);padding:12px 16px;max-width:760px;margin:0 auto 24px;font-size:.95rem}
/* accordion */
.accordion{max-width:860px;margin:0 auto;display:grid;gap:10px}
.accordion details{border:1px solid var(--line);border-radius:4px;background:#fff}
.accordion summary{cursor:pointer;padding:14px 18px;font-weight:700;color:var(--red);list-style:none;display:flex;justify-content:space-between;gap:12px}
.accordion summary::-webkit-details-marker{display:none}
.accordion summary::after{content:"+";font-size:1.3rem;line-height:1}
.accordion details[open] summary::after{content:"\2212"}
.acc-body{padding:0 18px 12px}
/* fsbo */
.steps-strip{background:#c1b6ac;padding-block:28px}
.steps{display:flex;gap:6px;flex-wrap:wrap;justify-content:center;max-width:900px;margin:0 auto}
.steps button{font:500 .9rem var(--f);background:none;border:0;border-bottom:2px solid transparent;padding:10px 12px;cursor:pointer;color:#444}
.steps button[aria-selected=true]{color:var(--red);border-color:var(--red);background:#fff}
.step-panel{max-width:860px;margin:24px auto 0}
.step-panel h2{font-size:1.3rem;text-transform:uppercase;margin:0 0 12px;color:var(--red)}
.step-panel h2 span{color:var(--taupe)}
.tiles{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;margin-top:40px}
.tiles a{background:var(--teal);color:#222;text-decoration:none;text-align:center;padding:28px 12px;font-weight:700;text-transform:uppercase;line-height:1.3;border-radius:3px}
.tiles a span{display:block;color:var(--red);font-size:1.3rem}
@media (max-width:700px){.tiles{grid-template-columns:1fr}}
/* reports */
.reports{display:grid;grid-template-columns:200px 160px minmax(0,1fr);gap:20px;align-items:start}
@media (max-width:860px){.reports{grid-template-columns:1fr}}
.rlist{display:grid;gap:6px}
.rlist .k{font-size:1.1rem;margin:0 0 4px}
.rlist button,.rcat button{font:700 .85rem var(--f);text-align:left;background:var(--red);color:#fff;border:0;border-radius:3px;padding:6px 10px;cursor:pointer}
.rlist button[aria-pressed=true],.rcat button[aria-pressed=true]{background:#2e3539}
.rcat{display:grid;gap:6px}
.rcat button{text-align:center}
@media (max-width:860px){.rlist{grid-template-columns:repeat(auto-fill,minmax(120px,1fr))}.rlist .k{grid-column:1/-1}.rcat{grid-template-columns:1fr 1fr}}
.rframe{min-height:600px;border:0;width:100%}
.rtitle{text-align:center;margin:0 0 12px;font-size:1.3rem}
/* property watch */
.county-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(150px,1fr));gap:10px;max-width:900px;margin:16px auto 0}
.county-grid a,.county-grid span{display:block;text-align:center;padding:10px;border:1px solid var(--line);border-radius:3px;text-decoration:none;font-weight:500}
.county-grid a{color:#fff;background:var(--red)}
.county-grid span{color:#888;background:var(--soft)}
/* footer */
.site-footer{background:#2b2523;color:#ddd;font-size:.9rem;padding-block:40px 24px}
.site-footer a{color:#fff}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr;gap:32px}
.foot-grid>*{min-width:0}
@media (max-width:760px){.foot-grid{grid-template-columns:1fr}}
.hashtag{font-weight:800;color:#fff;font-size:1.3rem;margin:0 0 8px}
.foot-h{font-weight:700;color:#fff;margin:0 0 8px;letter-spacing:.05em}
.foot-svc ul{list-style:none;margin:0;padding:0;columns:2;gap:24px}
.foot-svc li{margin:0 0 6px;break-inside:avoid}
.foot-svc a{text-decoration:none;font-size:.8rem;letter-spacing:.03em}
.badges{display:flex;flex-wrap:wrap;gap:18px;align-items:center;justify-content:center;margin-top:28px}
.badges img{height:56px;width:auto;border-radius:4px}
.fine{text-align:center;margin-top:24px;font-size:.8rem;color:#bbb}
.fine a{color:#ddd}
.coming{max-width:640px;margin:0 auto;text-align:center}
/* client login */
.login-band{background:#f6f3f0;border-top:6px solid var(--red);padding-block:48px 64px}
.login-grid{display:grid;grid-template-columns:minmax(0,460px);justify-content:center;font-family:Arial,Helvetica,sans-serif;color:#362f2d}
.login-card{background:#fff;border:1px solid #e3ddd7;border-radius:14px;padding:32px 28px;display:grid;gap:14px}
.login-logo{width:220px;height:auto}
.login-eyebrow{margin:0;font-size:11px;letter-spacing:3px;font-weight:bold;color:#6f665f}
.login-card h1{margin:0;font-size:28px}
.login-sub{margin:0;color:#6f665f;font-size:15px;line-height:1.5}
.login-form{display:grid;gap:8px}
.login-form label{font-size:13px;font-weight:bold;color:#6f665f}
.login-form input{height:48px;border:1px solid #d8d0c8;border-radius:10px;padding:0 13px;font:17px Arial,Helvetica,sans-serif;background:#fcfbfa}
.login-btn{height:52px;border-radius:11px;background:#b22c1b;margin-top:6px;font-family:Arial,Helvetica,sans-serif}
.login-btn:disabled{opacity:.6;cursor:not-allowed}
.login-note{display:flex;gap:10px;align-items:flex-start;background:#ece6df;border-radius:12px;padding:14px}
.login-note svg{flex-shrink:0;margin-top:1px}
.login-note p{margin:0;font-size:13px;line-height:1.45}
.login-help{margin:0;font-size:14px;color:#6f665f;line-height:1.5}
.login-help a{color:#b22c1b}
.login-side h2{margin:8px 0 16px;font-size:24px}
.login-tiles{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}
@media (max-width:520px){.login-tiles{grid-template-columns:minmax(0,1fr)}}
.lt{background:#fff;border:1px solid #e3ddd7;border-radius:14px;padding:16px 14px;display:flex;flex-direction:column;gap:4px}
.lt .n{font-size:11px;font-weight:bold;letter-spacing:2px;color:#b22c1b;margin-bottom:6px}
.lt .t{font-size:18px;font-weight:bold}
.lt .d{font-size:13px;color:#6f665f;line-height:1.4}
.login-app{margin:16px 0 0;font-size:14px;color:#6f665f}