:root{--bg:#151719;--surface:#23272b;--line:#444b52;--accent:#ff8a32;--hover:#ffaa66;--text:#f5f3ee;--muted:#bcc2c8}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{background:var(--bg);color:var(--text);font-family:Arial,Helvetica,sans-serif;line-height:1.65}a{color:inherit;text-decoration:none}a:hover{color:var(--accent)}img{max-width:100%;height:auto}h1,h2,h3{font-weight:800;line-height:1.08;letter-spacing:-.04em}h1{font-size:clamp(3.3rem,6.6vw,6.8rem);max-width:800px}h2{font-size:clamp(2.2rem,4vw,3.8rem);margin-bottom:22px}h3{font-size:1.35rem;letter-spacing:-.025em}p{color:var(--muted)}.container{max-width:1320px;padding-left:28px;padding-right:28px}.eyebrow{color:var(--accent);font-size:.7rem;font-weight:800;letter-spacing:.16em;margin-bottom:22px}.section{padding:105px 0}.section-alt{background:#1b1e21}.section-head{max-width:750px;margin-bottom:42px}.section-head p:last-child{max-width:650px}.muted,.fine{color:var(--muted)}.fine{font-size:.8rem}.site-header{position:sticky;top:0;z-index:1030;background:#151719;border-bottom:1px solid var(--line)}.navbar{min-height:88px;gap:20px}.brand{display:inline-flex;align-items:center;gap:12px;font-size:1.25rem;font-weight:900;letter-spacing:-.05em;line-height:1.1;color:var(--text)}.brand-pro{display:block;font-size:.51rem;letter-spacing:.2em;margin-top:6px}.brand-icon{display:grid;place-items:center;width:42px;height:46px;background:var(--accent);color:var(--bg);font-size:2.4rem;transform:skew(-8deg)}.nav-link{color:var(--muted);font-size:.77rem;padding:12px!important}.nav-link:hover,.nav-link:focus{color:var(--accent)}.header-phone{font-size:.8rem;margin:0 22px;white-space:nowrap}.navbar-toggler{color:var(--text);border:1px solid var(--line);font-size:.9rem;padding:12px}.btn{border-radius:3px;padding:14px 20px;font-weight:700;font-size:.8rem;display:inline-flex;align-items:center;justify-content:center;gap:20px;min-height:48px;white-space:normal;text-align:left;transition:background .18s,color .18s}.btn-primary{--bs-btn-color:#151719;--bs-btn-bg:#ff8a32;--bs-btn-border-color:#ff8a32;--bs-btn-hover-color:#151719;--bs-btn-hover-bg:#ffaa66;--bs-btn-hover-border-color:#ffaa66;--bs-btn-active-color:#151719;--bs-btn-active-bg:#ffaa66;--bs-btn-active-border-color:#ffaa66;color:#151719;background:var(--accent);border:1px solid var(--accent)}.btn-outline{color:var(--text);border:1px solid #9ba1a7;background:transparent}.btn-outline:hover,.btn-outline:focus-visible,.btn-outline:active{background:var(--accent);color:#151719;border-color:var(--accent)}.btn-primary:hover,.btn-primary:focus-visible,.btn-primary:active{color:#151719;background:var(--hover);border-color:var(--hover)}:focus-visible{outline:3px solid #ffbb85!important;outline-offset:5px;box-shadow:none!important}.skip{position:fixed;top:-100px;left:20px;z-index:2000;background:var(--accent);color:#151719;padding:15px}.skip:focus{top:10px}.hero{position:relative;min-height:760px;display:flex;align-items:center;overflow:hidden}.hero-photo,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 55%}.hero-shade{background:linear-gradient(90deg,rgba(10,13,15,.94),rgba(10,13,15,.67) 42%,rgba(10,13,15,.08) 85%)}.hero-inner{position:relative;padding-top:80px;padding-bottom:95px}.hero h1 em{font-style:normal;color:var(--accent)}.hero-copy{max-width:470px;margin:28px 0;color:#e0e2e3;font-size:1.05rem}.actions{display:flex;flex-wrap:wrap;gap:12px}.hero-note{font-size:.77rem;margin-top:26px;color:#d1d5d7}.hero-index{position:absolute;right:35px;bottom:28px;color:#fff;font-size:.62rem;letter-spacing:.18em}.service-strip{border-bottom:1px solid var(--line);background:var(--surface)}.service-strip .container{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;padding-top:24px;padding-bottom:24px;font-size:.68rem;font-weight:700;letter-spacing:.12em}.service-strip span:before{content:'↗';color:var(--accent);margin-right:13px}.service-card{background:var(--surface);border:1px solid var(--line);padding:30px;height:100%;display:flex;flex-direction:column}.card-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:35px}.service-icon{color:var(--accent);font-size:2.5rem;line-height:1}.number{color:var(--muted);font-size:.7rem}.service-card p{font-size:.91rem;margin:15px 0 28px}.service-card .btn{align-self:flex-start;margin-top:auto}.compare-card{background:var(--surface);border:1px solid var(--line);height:100%}.comparison{position:relative;aspect-ratio:3/2;overflow:hidden;--reveal:50%}.comparison img{width:100%;height:100%;object-fit:cover;display:block}.comparison .after{position:absolute;inset:0;clip-path:inset(0 calc(100% - var(--reveal)) 0 0)}.divider{position:absolute;left:var(--reveal);top:0;bottom:0;width:2px;background:var(--accent);transform:translateX(-1px)}.image-label{position:absolute;bottom:12px;padding:4px 8px;background:#151719e8;color:#fff;font-size:.58rem;letter-spacing:.1em}.before-label{right:12px}.after-label{left:12px}.compare-body{padding:24px}.compare-body h3{margin-bottom:25px}.compare-body label{font-size:.78rem;display:flex;justify-content:space-between}.compare-range{width:100%;accent-color:var(--accent);min-height:36px;cursor:ew-resize}.project-card{height:100%;border-bottom:1px solid var(--line);padding-bottom:20px}.project-card img{aspect-ratio:4/3;object-fit:cover;width:100%}.project-card>div{padding-top:22px}.project-card .eyebrow{font-size:.56rem;margin-bottom:12px}.project-card h3{min-height:55px}.project-card .btn{font-size:.72rem;padding:12px}.property-card{position:relative}.property-card img{aspect-ratio:16/10;width:100%;object-fit:cover}.property-card>div{padding:30px;background:var(--surface);border:1px solid var(--line)}.feature-image{width:100%;aspect-ratio:1/1;object-fit:cover}.approach-list{list-style:none;padding:0;margin:0 0 25px}.approach-list li{display:flex;gap:20px;margin-bottom:22px}.approach-list li>span{color:var(--accent)}.approach-list h3{font-size:1.05rem}.approach-list p{font-size:.87rem;margin:7px 0}.city-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-bottom:22px}.city-grid .btn{justify-content:space-between}.review{height:100%;padding:28px;border:1px solid var(--line);margin:0}.quote-mark{font-size:4rem;line-height:1;color:var(--accent)}.review p{color:var(--text);font-size:1rem}.review footer{font-size:.62rem;letter-spacing:.12em;color:var(--muted);margin-top:25px}.step{border-top:1px solid var(--line);padding-top:25px}.step>span{font-size:2.3rem;color:var(--accent);font-weight:800}.step h3{margin:20px 0 14px}.step p{font-size:.9rem}form{background:var(--surface);padding:35px;border:1px solid var(--line)}label{display:block;font-size:.8rem;margin-bottom:8px;color:var(--text)}.form-control,.form-select{background-color:#171a1c;color:var(--text);border:1px solid #727b83;border-radius:3px;padding:12px;min-height:48px;color-scheme:dark}.form-select{--bs-form-select-bg-img:url("data:image/svg+xml,%3csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 16 16'%3e%3cpath fill='none' stroke='%23f5f3ee' stroke-linecap='round' stroke-linejoin='round' stroke-width='2' d='m2 5 6 6 6-6'/%3e%3c/svg%3e")}.form-control:focus,.form-select:focus{color:var(--text);background-color:#171a1c;border-color:var(--accent)}.form-control::placeholder{color:#a8afb5}.form-control[readonly]{background:#171a1c}.form-note{border-left:2px solid var(--accent);padding-left:20px;font-size:.87rem}small{font-size:.73rem;color:var(--muted)}.phone-large{font-size:1.35rem;color:var(--text);font-weight:700}.email-address{overflow-wrap:anywhere}.text-button{background:none;border:0;color:inherit;text-decoration:underline;padding:0;cursor:pointer}.text-button:hover{color:var(--accent)}.accordion-item{background:transparent;color:var(--text);border:0;border-bottom:1px solid var(--line)}.accordion-button,.accordion-button:not(.collapsed){background:transparent;color:var(--text);box-shadow:none;font-size:.95rem;font-weight:600;padding:23px 0}.accordion-button:after{filter:invert(1)}.accordion-body{padding:0 0 25px;color:var(--muted);font-size:.9rem}.modal-content{background:var(--surface);color:var(--text);border:1px solid var(--line)}.modal-header,.modal-footer{border-color:var(--line)}.modal-body{padding:25px}.site-footer{padding:65px 0 25px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line);padding-bottom:35px;margin-bottom:25px}.footer-top p{margin:0;font-size:.9rem}.footer-links{display:flex;gap:25px;flex-wrap:wrap;font-size:.8rem;margin-bottom:28px}.mobile-actions{display:none}#draft-panel{border-top:1px solid var(--line);padding-top:25px}#form-status{color:var(--accent)}
@media(min-width:1400px){.hero{min-height:800px}}@media(max-width:1199px){.navbar-collapse{padding:20px 0}.navbar-nav{margin-bottom:15px}.header-phone{display:inline-block;margin:15px 20px 15px 0}.hero{min-height:710px}.hero-shade{background:linear-gradient(90deg,#101315eF,#101315b8 55%,#10131545)}}@media(max-width:767px){.container{padding-left:22px;padding-right:22px}.section{padding:65px 0}.section-head{margin-bottom:30px}.hero{min-height:700px}.hero-photo{object-position:65% center}.hero-shade{background:linear-gradient(90deg,#101315ed,#10131599)}.hero-inner{padding-top:60px;padding-bottom:75px}.hero h1{font-size:clamp(3.1rem,11vw,4.8rem)}.hero-copy{font-size:.95rem}.hero-index{display:none}.service-strip .container{display:grid;grid-template-columns:1fr 1fr;font-size:.55rem;gap:15px}.service-strip span:before{margin-right:5px}.section-head h2{font-size:2.55rem}.city-grid{grid-template-columns:1fr 1fr}.city-grid .btn{font-size:.73rem;padding:12px;gap:8px}.feature-image{aspect-ratio:4/3}.footer-top{align-items:flex-start;flex-direction:column}form{padding:22px}.mobile-actions{position:fixed;bottom:0;left:0;right:0;z-index:1020;display:grid;grid-template-columns:1fr 2fr;padding-bottom:env(safe-area-inset-bottom);background:var(--bg);border-top:1px solid var(--line)}.mobile-actions a{padding:16px;text-align:center;font-size:.85rem;font-weight:700}.mobile-actions a:last-child{background:var(--accent);color:var(--bg)}body{padding-bottom:calc(60px + env(safe-area-inset-bottom))}.brand{font-size:1.1rem}.brand-icon{width:34px;height:40px}.navbar{min-height:78px}.footer-links{gap:20px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}@media print{.site-header,.mobile-actions,.hero-shade,.btn,.modal{display:none!important}body{background:#fff;color:#111;padding:0}p,h1,h2,h3{color:#111}.section{padding:25px 0}.hero{min-height:0}.hero-photo{display:none}.hero-inner{padding:25px}.hero h1 em{color:#111}}
@media(max-width:767px){.row.g-5{--bs-gutter-x:1.5rem}}
@media(max-width:767px){.section-head h2{font-size:clamp(1.95rem,8.5vw,2.55rem)}h2,h3{overflow-wrap:break-word}}
@media(max-width:767px){.hero-photo{object-position:78% center}}