/* RentMyCondoMiami — design system "Bay at dusk" (2026-11-04)
   Replaces original.css + refinements.css + owner-home.css.
   Order: fonts > tokens > base > layout > components > templates > home > responsive. */

/* ---------- Fonts (self-hosted, SIL OFL — see /assets/fonts/LICENSE-*.txt) ---------- */
@font-face{font-family:"Instrument Serif";font-style:normal;font-weight:400;font-display:swap;src:url(/assets/fonts/instrument-serif-latin-400-normal.woff2) format("woff2")}
@font-face{font-family:"Instrument Serif";font-style:italic;font-weight:400;font-display:swap;src:url(/assets/fonts/instrument-serif-latin-400-italic.woff2) format("woff2")}
@font-face{font-family:"Instrument Sans";font-style:normal;font-weight:400 700;font-display:optional;src:url(/assets/fonts/instrument-sans-latin-wght-normal.woff2) format("woff2-variations"),url(/assets/fonts/instrument-sans-latin-wght-normal.woff2) format("woff2")}

/* ---------- Tokens ---------- */
:root{
  --bay:#0f2b3b;          /* deep Biscayne Bay — hero, header, footer */
  --bay-2:#173d52;        /* raised surfaces on bay */
  --paper:#fafbfa;        /* gallery white */
  --mist:#eaeff0;         /* water-grey alternate sections */
  --line:#cfd9dc;
  --line-dark:#2f5568;
  --text:#16242d;
  --muted:#4a5b65;
  --water:#22636f;        /* links, small labels on light */
  --dusk:#efcfa6;         /* the one warm note, on bay only */
  --on-bay:#f3f6f6;
  --on-bay-muted:#b9c9d0;
  --danger:#9b2c2c;
  --serif:"Instrument Serif","Iowan Old Style","Palatino Linotype",Georgia,serif;
  --sans:"Instrument Sans","Helvetica Neue",Arial,sans-serif;
  --wrap:1200px;
  --read:43rem;           /* ~70 characters */
  --gutter:clamp(16px,4vw,40px);
  --header-h:72px;
  --header-offset:calc(var(--header-h) + 1px); /* real header height incl. border; updated by site.js when the header wraps */
  --radius:4px;
}

/* ---------- Base ---------- */
*,*::before,*::after{box-sizing:border-box}
[hidden]{display:none!important}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--header-offset) + 20px)}
body{margin:0;background:var(--paper);color:var(--text);font:400 1.0625rem/1.65 var(--sans);text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--water);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:.22em}
a:hover{color:var(--text);text-decoration-thickness:2px}
:focus-visible{outline:3px solid #2b8fa0;outline-offset:3px}
h1,h2,h3,h4{margin:0;font-weight:400;color:inherit}
h1,h2{font-family:var(--serif);letter-spacing:-.005em;text-wrap:balance}
h1{font-size:clamp(2.6rem,5.4vw,4.75rem);line-height:1.02}
h2{font-size:clamp(1.9rem,3.2vw,2.75rem);line-height:1.08}
h3{font:600 1.1875rem/1.35 var(--sans);letter-spacing:-.005em}
h1 strong,h2 strong{font-weight:inherit}
p{margin:0 0 1em}
ul,ol{padding-left:1.25em}
li{margin-bottom:.45em}
strong{font-weight:600}
::selection{background:#cfe3e6}
.skip-link{position:absolute;left:16px;top:-100px;z-index:200;background:#fff;color:var(--text);padding:12px 16px;border-radius:var(--radius)}
.skip-link:focus{top:12px}
.wrap{width:min(var(--wrap),100% - 2*var(--gutter));margin-inline:auto}

/* ---------- Buttons ---------- */
.btn,.btn-gold,.btn-outline,.blog-article-cta a,.submit-btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;min-height:48px;padding:.7em 1.4em;border-radius:var(--radius);border:1px solid var(--bay);background:var(--bay);color:#fff;font:600 1rem/1.25 var(--sans);text-decoration:none;text-align:center;cursor:pointer;transition:background-color .15s,color .15s,border-color .15s}
.btn:hover,.btn-gold:hover,.blog-article-cta a:hover,.submit-btn:hover{background:var(--bay-2);color:#fff;border-color:var(--bay-2)}
.btn--quiet,.btn-outline{background:transparent;color:var(--bay)}
.btn--quiet:hover,.btn-outline:hover{background:var(--bay);color:#fff}
.btn--light{background:#fff;border-color:#fff;color:var(--bay)}
.btn--light:hover{background:var(--dusk);border-color:var(--dusk);color:var(--bay)}
.btn--ghost-light{background:transparent;border-color:rgba(243,246,246,.55);color:var(--on-bay)}
.btn--ghost-light:hover{background:rgba(255,255,255,.08);border-color:#fff;color:#fff}
.submit-btn:disabled{opacity:.6;cursor:progress}

/* ---------- Site header ---------- */
.site-header{position:sticky;top:0;z-index:50;background:var(--bay);color:var(--on-bay);border-bottom:1px solid rgba(255,255,255,.08)}
.site-header__inner{width:min(1320px,100% - 2*var(--gutter));margin-inline:auto;min-height:var(--header-h);display:flex;align-items:center;gap:24px}
.brand{display:flex;flex-direction:column;color:var(--on-bay);text-decoration:none;line-height:1.1;flex-shrink:0;margin-right:auto}
.brand:hover{color:#fff}
.brand__word{font:400 1.55rem/1 var(--serif);letter-spacing:-.01em}
.brand__word span{font-style:italic}
.brand__by{font-size:.78rem;color:var(--on-bay-muted);margin-top:4px}
.site-nav{display:flex;align-items:center;gap:28px}
.site-nav ul{display:flex;gap:22px;list-style:none;margin:0;padding:0}
.site-nav li{margin:0}
.site-nav a{color:var(--on-bay);text-decoration:none;font-size:.9375rem;white-space:nowrap}
.site-nav ul a:hover,.site-nav ul a[aria-current="page"]{text-decoration:underline;text-underline-offset:.4em}
.site-nav__contact{display:flex;align-items:center;gap:18px}
.site-nav__contact a:not(.btn){color:var(--on-bay-muted)}
.site-nav__contact a:not(.btn):hover{color:#fff}
.site-nav__contact .btn,.site-nav__contact .btn:hover{color:var(--bay)}
.site-nav__contact .btn{min-height:42px;padding:.55em 1.1em;font-size:.9375rem}
.menu-toggle{display:none;min-height:44px;min-width:44px;padding:0 14px;border:1px solid rgba(255,255,255,.35);border-radius:var(--radius);background:transparent;color:var(--on-bay);font:600 .9375rem var(--sans);cursor:pointer}

/* ---------- Footer ---------- */
.site-footer{background:var(--bay);color:var(--on-bay-muted);font-size:.9375rem;line-height:1.7;padding:64px 0 28px}
.site-footer a{color:var(--on-bay)}
.site-footer a:hover{color:var(--dusk)}
.site-footer__grid{display:grid;grid-template-columns:1.3fr 1fr 1.4fr;gap:40px 56px;padding-bottom:40px;border-bottom:1px solid var(--line-dark)}
.site-footer__brand .brand__word{color:var(--on-bay);display:block;margin-bottom:14px}
.site-footer__brand img{width:132px;height:auto;margin:18px 0 0}
.site-footer h2{font:600 .875rem/1.4 var(--sans);color:var(--on-bay);margin-bottom:12px}
.site-footer p{margin:0 0 .6em}
.footer-nav{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:4px 24px}
.footer-nav a{text-decoration:none;padding:4px 0}
.footer-nav a:hover{text-decoration:underline}
.site-footer__legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px 32px;padding-top:24px;font-size:.8125rem}
.analytics-footer{display:flex;gap:20px;align-items:center;flex-wrap:wrap}
.analytics-settings{border:0;background:none;padding:10px 0;font:inherit;color:var(--on-bay);text-decoration:underline;text-underline-offset:.22em;cursor:pointer}
.analytics-status{font-size:.8125rem;color:var(--on-bay-muted);min-height:1em;margin:8px 0 0}

/* ---------- Shared content pieces ---------- */
.section{padding:clamp(64px,9vw,120px) 0}
.section--mist{background:var(--mist)}
.section--bay{background:var(--bay);color:var(--on-bay)}
.section-head{max-width:46rem;margin-bottom:clamp(32px,4vw,56px)}
.section-head p{color:var(--muted);font-size:1.125rem;margin-top:16px}
.label{display:block;font-size:.9375rem;color:var(--water);margin-bottom:14px}
.section--bay .label{color:var(--dusk)}
.section-eyebrow,.owner-eyebrow{font-size:.9375rem;color:var(--water);margin:0 0 14px;letter-spacing:0;text-transform:none;font-weight:500}
.lead{font-size:clamp(1.15rem,1.6vw,1.3rem);line-height:1.55;color:var(--muted)}
.note{border-left:3px solid var(--water);background:var(--mist);padding:16px 20px;margin:24px 0;font-size:.96875rem}
.note p:last-child{margin:0}
.contact-detail a{white-space:nowrap}

/* ---------- Interior page template ---------- */
.document-page{display:block;padding-bottom:clamp(56px,8vw,104px)}
.page-intro{background:var(--mist);border-bottom:1px solid var(--line);padding:clamp(28px,4vw,48px) 0 clamp(40px,6vw,72px);margin-bottom:clamp(40px,6vw,72px)}
.page-intro__inner{width:min(var(--wrap),100% - 2*var(--gutter));margin-inline:auto}
.page-intro__inner>*{max-width:52rem}
.page-intro h1{font-size:clamp(2.3rem,4.6vw,4rem);margin:8px 0 20px}
.page-intro .lead{max-width:40rem;margin-bottom:24px}
.page-intro .btn-gold{margin:4px 16px 8px 0}
.page-intro p:not(.lead):not(.section-eyebrow){color:var(--muted)}
.page-intro--split .page-intro__inner{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:center}
.page-intro--split .page-intro__inner>*{max-width:none}
.page-intro--split .advisor-portrait{margin:0;max-width:none}
.breadcrumb{font-size:.875rem;color:var(--muted);margin:0 0 28px}
.breadcrumb a{color:var(--muted)}
.language-link{display:inline-block;font-size:.9375rem;margin:8px 0 0}
.blog-article-meta{font-size:.9375rem;color:var(--muted);margin:0 0 16px}

.page-body{width:min(var(--wrap),100% - 2*var(--gutter));margin-inline:auto;display:grid;grid-template-columns:minmax(0,var(--read)) minmax(0,1fr);gap:clamp(40px,7vw,104px);align-items:start}
.page-body--single{grid-template-columns:minmax(0,var(--read))}
.prose{min-width:0}
.prose>h2,.prose section>h2{margin:2.2em 0 .6em}
.prose>h2:first-child{margin-top:0}
.prose h3{margin:1.8em 0 .5em}
.prose>p,.prose li,.prose dd{max-width:var(--read)}
.prose ol{counter-reset:step;list-style:none;padding:0;margin:1.2em 0 1.6em}
.prose ol>li{counter-increment:step;position:relative;padding:14px 0 14px 52px;border-top:1px solid var(--line);margin:0}
.prose ol>li::before{content:counter(step);position:absolute;left:0;top:10px;font:400 1.6rem/1 var(--serif);color:var(--water)}
.prose ul{margin:1em 0 1.4em}
.prose dl{margin:1.2em 0 1.6em;border-top:1px solid var(--line)}
.prose dt{font-weight:600;padding-top:14px}
.prose dd{margin:4px 0 0;padding-bottom:14px;border-bottom:1px solid var(--line);color:var(--muted)}
.prose figure{margin:32px 0}
.prose figcaption{font-size:.875rem;color:var(--muted);margin-top:10px}
.prose .btn-gold{margin:8px 0}
.article-source{font-size:.875rem;color:var(--muted)}
.article-toc{display:flex;flex-direction:column;gap:6px;margin:8px 0 0;padding:20px 0 0;border-top:1px solid var(--line);font-size:.9375rem;max-width:30rem}
.article-toc strong{font-weight:600;margin-bottom:4px}
.comparison-wrap{overflow-x:auto;margin:24px 0;border:1px solid var(--line);border-radius:var(--radius);background:#fff}
.owner-table{border-collapse:collapse;width:100%;min-width:560px;font-size:.9375rem}
.owner-table caption{text-align:left;font-weight:600;padding:14px 16px}
.owner-table th,.owner-table td{text-align:left;vertical-align:top;padding:12px 16px;border-top:1px solid var(--line)}
.owner-table thead th{background:var(--mist);font-weight:600}
.owner-table tbody th{font-weight:600}
.blog-article-cta{margin:32px 0}

/* contact aside (service, area and decision pages) */
.contact-card{position:sticky;top:calc(var(--header-offset) + 24px);background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:24px;max-width:24rem;justify-self:end;font-size:.9375rem}
.contact-card img{width:100%;height:auto;border-radius:2px;margin-bottom:18px}
.contact-card__name{font:400 1.6rem/1.1 var(--serif);margin:0 0 6px}
.contact-card p{color:var(--muted)}
.contact-card .btn{width:100%;margin:6px 0 16px}
.contact-card ul{list-style:none;padding:0;margin:0;border-top:1px solid var(--line)}
.contact-card li{margin:0;border-bottom:1px solid var(--line)}
.contact-card li a{display:flex;justify-content:space-between;gap:12px;padding:11px 0;text-decoration:none;color:var(--text)}
.contact-card li a span{color:var(--muted)}
.contact-card li a:hover span{color:var(--water)}

/* closing contact panel present in many pages */
.owner-contact{background:var(--bay);color:var(--on-bay);border-radius:var(--radius);padding:clamp(28px,4vw,44px);margin:56px 0 32px}
.owner-contact h2{margin:0 0 12px!important;color:#fff}
.owner-contact p{color:var(--on-bay-muted)}
.owner-contact a{color:#fff}
.owner-contact .btn-gold{background:#fff;color:var(--bay);border-color:#fff;margin:8px 0 12px}
.owner-contact .btn-gold:hover{background:var(--dusk);border-color:var(--dusk)}

/* past rental block inside area pages */
.case-study{display:grid;grid-template-columns:minmax(0,1fr);gap:0;margin:40px 0;background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.case-study img{width:100%;aspect-ratio:3/2;object-fit:cover}
.case-study h2{font-size:1.75rem;margin:24px 24px 10px!important}
.case-study p{margin:0 24px 16px}
.case-study .note{margin:0;border-left:0;border-top:1px solid var(--line);font-size:.875rem;color:var(--muted);padding:14px 24px}

/* areas directory */
.area-directory{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 32px;margin:24px 0 32px;border-top:1px solid var(--line)}
.area-directory a{display:block;padding:16px 0;border-bottom:1px solid var(--line);text-decoration:none;color:var(--text)}
.area-directory strong{display:block;font:400 1.5rem/1.2 var(--serif);color:var(--text)}
.area-directory span{display:block;font-size:.9375rem;color:var(--muted);margin-top:4px}
.area-directory a:hover strong{color:var(--water)}

/* profile */
.advisor-portrait{width:100%;max-width:var(--read);border-radius:2px;margin:8px 0 8px}
.advisor-details{display:grid;grid-template-columns:max-content 1fr;gap:0 24px;border-top:1px solid var(--line)}
.advisor-details dt,.advisor-details dd{padding:12px 0;border-bottom:1px solid var(--line);margin:0}
.advisor-details dt{font-weight:600}
.advisor-details dd{color:var(--muted)}

/* case study template */
.case-plate{width:min(var(--wrap),100% - 2*var(--gutter));margin:0 auto clamp(40px,6vw,72px)}
.case-plate--narrow{width:min(var(--wrap),100% - 2*var(--gutter))}
.case-plate--narrow img{max-width:960px}
.case-plate img{width:100%;height:auto;max-height:78vh;object-fit:cover;border-radius:2px}
.case-plate figcaption{font-size:.875rem;color:var(--muted);margin-top:10px}
.case-facts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0;margin:0;border-top:1px solid var(--text);border-bottom:1px solid var(--line)}
.case-facts div{padding:18px 20px 18px 0}
.case-facts div+div{padding-left:20px;border-left:1px solid var(--line)}
.case-facts dt{font-size:.875rem;color:var(--muted);margin-bottom:4px}
.case-facts dd{margin:0;font-weight:600}
.case-facts--result dd{font:400 1.6rem/1.15 var(--serif)}
.case-facts-wrap{width:min(var(--wrap),100% - 2*var(--gutter));margin:-24px auto clamp(40px,6vw,64px)}

/* case index */
.case-entries{display:grid;gap:clamp(40px,6vw,72px);margin:16px 0 48px}
.case-entry{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:clamp(24px,4vw,48px);align-items:center}
.case-entry img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:2px}
.case-entry h2{margin:0 0 14px!important;font-size:clamp(1.7rem,2.6vw,2.3rem)}
.case-entry h2 a{color:var(--text);text-decoration:none}
.case-entry h2 a:hover{color:var(--water);text-decoration:underline}
.case-entry p{color:var(--muted)}
.page-body--wide{grid-template-columns:minmax(0,1fr)}

/* ---------- Form ---------- */
.valuation-form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:clamp(22px,3.4vw,40px);box-shadow:0 1px 0 var(--line),0 24px 48px -32px rgba(15,43,59,.35)}
.form-title{font:400 1.9rem/1.1 var(--serif);margin-bottom:6px}
.form-subtitle{color:var(--muted);margin-bottom:24px}
.preview-notice{border:1px dashed var(--water);background:#f1f7f8;color:var(--text);font-size:.875rem;padding:10px 14px;border-radius:var(--radius);margin:0 0 20px}
.form-row{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 16px}
.form-group{margin-bottom:18px;min-width:0}
.form-group label{display:block;font-size:.9375rem;font-weight:600;margin-bottom:6px}
.form-group input,.form-group select,.form-group textarea{width:100%;min-height:48px;padding:11px 14px;border:1px solid #74868f;border-radius:var(--radius);background:#fff;color:var(--text);font:400 1rem/1.4 var(--sans)}
.form-group select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--bay) 50%),linear-gradient(135deg,var(--bay) 50%,transparent 50%);background-position:calc(100% - 20px) 21px,calc(100% - 15px) 21px;background-size:5px 5px;background-repeat:no-repeat;padding-right:40px}
.form-group textarea{min-height:110px;resize:vertical}
.form-group input::placeholder,.form-group textarea::placeholder{color:#5f6e76}
.form-group input:focus,.form-group select:focus,.form-group textarea:focus{border-color:var(--bay);outline:3px solid #2b8fa0;outline-offset:1px}
.form-group input:user-invalid,.form-group select:user-invalid{border-color:var(--danger)}
.optional-details{margin:2px 0 20px;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.optional-details summary{cursor:pointer;padding:14px 0;font-weight:600;color:var(--water);min-height:44px}
.optional-details[open] summary{margin-bottom:6px}
.form-error{display:none;border:1px solid var(--danger);background:#fbf0f0;color:var(--danger);border-radius:var(--radius);padding:12px 16px;margin:0 0 16px;font-size:.9375rem}
.form-error p{margin:0}
.form-error a{color:var(--danger)}
.submit-btn{width:100%;min-height:54px;font-size:1.0625rem}
.form-success{text-align:left;padding:8px 0}
.form-success .checkmark{width:48px;height:48px;border-radius:50%;background:var(--bay);color:#fff;display:grid;place-items:center;font-size:1.4rem;margin-bottom:16px}
.form-success h3{font:400 1.9rem/1.1 var(--serif);margin-bottom:10px}
.form-success p{color:var(--muted)}
.form-privacy{font-size:.8125rem;color:var(--muted);margin:16px 0 0}

/* ---------- Home ---------- */


.owner-price{font-weight:600;color:var(--text);margin-bottom:12px}



.rentals-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:36px 20px}
.rental-card{margin:0}
.rental-img{position:relative}
.rental-img img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:2px}
.rental-tag{position:absolute;left:10px;top:10px;background:rgba(250,251,250,.94);color:var(--text);font-size:.8125rem;font-weight:600;padding:3px 9px;border-radius:2px}
.rental-info{padding-top:12px}
.rental-price{font:400 1.6rem/1.1 var(--serif)}
.rental-price span{font:400 .9375rem var(--sans);color:var(--muted);margin-left:2px}
.rental-building{font-weight:600;margin-top:6px;line-height:1.35}
.rental-address{font-size:.9375rem;color:var(--muted)}
.rental-details-row{display:flex;flex-wrap:wrap;gap:4px 14px;margin-top:8px;font-size:.875rem;color:var(--text)}
.rental-detail span{color:var(--muted)}

.about{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);gap:clamp(32px,6vw,88px);align-items:start}
.about__photo{margin:0}
.about__photo img{width:100%;border-radius:2px}
.about__photo figcaption{display:flex;align-items:center;justify-content:space-between;gap:16px;margin-top:14px;font-size:.875rem;color:var(--muted)}
.about__photo figcaption img{width:120px;height:auto;filter:invert(1) brightness(.2);border-radius:0}
.about-text h2{margin-bottom:22px}
.about-text p{max-width:var(--read)}
.about-credentials{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 24px;margin-top:28px;border-top:1px solid var(--line)}
.credential{padding:14px 0;border-bottom:1px solid var(--line);font-size:.9375rem;color:var(--muted)}
.credential strong{display:block;color:var(--text)}

.start{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:clamp(32px,6vw,88px);align-items:start}
.start__intro{position:sticky;top:calc(var(--header-offset) + 32px)}
.start__intro h2{margin-bottom:20px}
.start__intro p{color:var(--muted);max-width:30rem}
.start__direct{list-style:none;padding:0;margin:28px 0 0;border-top:1px solid var(--line);max-width:26rem}
.start__direct li{margin:0;border-bottom:1px solid var(--line)}
.start__direct a{display:flex;justify-content:space-between;gap:12px;padding:13px 0;text-decoration:none;color:var(--text)}
.start__direct a span,.contact-card li a span{color:var(--muted);min-width:0;overflow-wrap:anywhere;text-align:right}
.start__direct a:hover span{color:var(--water)}

.service-strip-inner{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:clamp(32px,6vw,88px)}
.service-strip-inner p{color:var(--on-bay-muted)}
.service-links{list-style:none;margin:0;padding:0;border-top:1px solid var(--line-dark)}
.service-links li{margin:0;border-bottom:1px solid var(--line-dark)}
.service-links a{display:block;padding:18px 0;color:#fff;text-decoration:none;font:400 1.45rem/1.2 var(--serif)}
.service-links a span{display:block;font:400 .9375rem/1.5 var(--sans);color:var(--on-bay-muted);margin-top:4px}
.service-links a:hover{color:var(--dusk)}

.faq-list{border-top:1px solid var(--text);max-width:52rem}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item h3{margin:0}
.faq-question{display:flex;justify-content:space-between;gap:24px;width:100%;padding:20px 0;border:0;background:none;color:var(--text);font:600 1.125rem/1.4 var(--sans);text-align:left;cursor:pointer}
.faq-question::after{content:"+";width:1em;text-align:center;font:400 1.6rem/1 var(--serif);color:var(--water);flex-shrink:0}
.faq-question[aria-expanded="true"]::after{content:"\2212"}
.faq-answer{padding:0 0 20px;color:var(--muted);max-width:var(--read)}
.faq-answer p{margin:0}

.blog-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 48px;border-top:1px solid var(--text)}
.blog-card{display:block;padding:22px 0;border-bottom:1px solid var(--line);text-decoration:none;color:var(--text)}
.blog-card-tag{display:block;font-size:.875rem;color:var(--water);margin-bottom:6px}
.blog-card h3{font:400 1.5rem/1.2 var(--serif);margin-bottom:8px}
.blog-card p{color:var(--muted);font-size:.96875rem;margin:0 0 8px}
.blog-read-more{font-size:.9375rem;font-weight:600;color:var(--water)}
.blog-card:hover h3{text-decoration:underline;text-underline-offset:.15em;text-decoration-thickness:1px}
.blog-intro{max-width:46rem;color:var(--muted);margin:16px 0 0}

.areas-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:0 32px;border-top:1px solid var(--text)}
.area-tag{display:block;padding:12px 0;border-bottom:1px solid var(--line);color:var(--text);text-decoration:none;font-size:1rem}
a.area-tag{font-weight:600}
a.area-tag:hover{color:var(--water);text-decoration:underline}
.areas-also{margin-top:28px;color:var(--muted);max-width:52rem}

.seo-inner{columns:2;column-gap:clamp(32px,6vw,88px)}
.seo-inner h2{column-span:all;margin-bottom:24px;max-width:20ch}
.seo-inner h3{margin:0 0 8px;break-after:avoid}
.seo-inner p{break-inside:avoid;margin-bottom:28px}
.faq-section .wrap{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2fr);gap:0 clamp(32px,6vw,88px);align-items:start}

.cta-section{text-align:center}
.cta-inner{width:min(46rem,100% - 2*var(--gutter));margin-inline:auto}
.cta-inner h2{color:#fff;margin-bottom:16px}
.cta-inner p{color:var(--on-bay-muted);margin-bottom:30px}
.cta-buttons{display:flex;flex-wrap:wrap;justify-content:center;gap:12px}

/* ---------- Responsive ---------- */
@media (max-width:1180px){
  .js .menu-toggle{display:inline-flex;align-items:center}
  .js .site-nav{display:none}
  .js .site-header.is-open .site-nav{display:flex}
  .site-header__inner{flex-wrap:wrap;padding:12px 0}
  .site-nav{flex-basis:100%;flex-direction:column;align-items:flex-start;gap:20px;padding:8px 0 20px}
  .site-nav ul{flex-direction:column;gap:0;width:100%}
  .site-nav ul a{display:block;padding:12px 0;font-size:1.125rem;border-bottom:1px solid var(--line-dark)}
  .site-nav__contact{flex-wrap:wrap}
  .site-nav__contact a:not(.btn){display:inline-flex;align-items:center;min-height:44px}
  html:not(.js) .site-nav ul{flex-direction:row;flex-wrap:wrap;gap:0 18px}
  html:not(.js) .site-nav ul a{border:0;padding:8px 0;font-size:1rem}
  .rentals-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
}
@media (max-width:1024px){
  .page-body{grid-template-columns:minmax(0,1fr)}
  .page-intro--split .page-intro__inner{grid-template-columns:minmax(0,1fr)}
  .contact-card{position:static;justify-self:stretch;max-width:var(--read);display:grid;grid-template-columns:200px minmax(0,1fr);gap:0 24px}
  .contact-card img{grid-row:span 4;margin:0}
  .about,.start,.service-strip-inner{grid-template-columns:minmax(0,1fr)}
  .start__intro{position:static}
  .faq-section .wrap{grid-template-columns:minmax(0,1fr)}
  .areas-grid{grid-template-columns:repeat(3,minmax(0,1fr))}
  .case-facts{grid-template-columns:repeat(2,minmax(0,1fr))}
  .case-facts div:nth-child(3){padding-left:0;border-left:0}
  .case-facts div:nth-child(n+3){border-top:1px solid var(--line)}
}
@media (max-width:820px){
  .rentals-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
  .blog-grid{grid-template-columns:minmax(0,1fr)}
  .seo-inner{columns:1}
  .site-footer__grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}
  .site-footer__brand{grid-column:1/-1}
  .case-entry{grid-template-columns:minmax(0,1fr)}
}
@media (max-width:600px){
  body{font-size:1rem}
  .form-row{grid-template-columns:minmax(0,1fr)}
  .rentals-grid{grid-template-columns:minmax(0,1fr);gap:32px}
  .areas-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:0 16px}
  .area-directory{grid-template-columns:minmax(0,1fr)}
  .cta-buttons .btn{flex:1 1 100%}
  .site-footer__grid{grid-template-columns:minmax(0,1fr)}
  .footer-nav{grid-template-columns:minmax(0,1fr)}
  .footer-nav a{padding:8px 0}
  .contact-card{display:block}
  .contact-card img{margin-bottom:18px}
  .case-facts{grid-template-columns:minmax(0,1fr)}
  .case-facts div,.case-facts div+div{padding:14px 0;border-left:0}
  .case-facts div+div{border-top:1px solid var(--line)}
  .about-credentials{grid-template-columns:minmax(0,1fr)}
  .advisor-details{grid-template-columns:minmax(0,1fr)}
  .advisor-details dt{border-bottom:0;padding-bottom:0}
  .brand__word{font-size:1.35rem}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{transition:none!important;animation:none!important;scroll-behavior:auto!important}
}
@media print{
  .site-header,.analytics-choice,.menu-toggle{display:none!important}
  body{background:#fff}
}
.useful-links{list-style:none;padding:0;margin:32px 0 0;border-top:1px solid var(--line);max-width:30rem}
.useful-links li{margin:0;border-bottom:1px solid var(--line)}
.useful-links a{display:block;padding:12px 0;text-decoration:none;color:var(--text)}
.useful-links a:hover{color:var(--water);text-decoration:underline}

/* =====================================================================
   Home reorganisation (2026-11-04, iteration 2): shorter path to the form
   ===================================================================== */
.section--tight{padding:clamp(48px,6vw,84px) 0}
.section--compact{padding:clamp(40px,5vw,64px) 0}
.section-head--row{max-width:none;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:12px clamp(32px,6vw,88px);align-items:end}
.section-head--row p{margin:0}

/* header: one owner action that stays visible on tablet and mobile */
.header-cta{display:none}

/* hero: text column + one real photograph */
.hero{background:var(--bay);color:var(--on-bay);padding:clamp(28px,4vw,56px) 0 clamp(36px,4.5vw,64px)}
.hero__grid{width:min(1320px,100% - 2*var(--gutter));margin-inline:auto;display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.05fr);grid-template-areas:"text photo" "trust photo";gap:0 clamp(32px,4.5vw,72px);align-items:center}
.hero__text{grid-area:text;align-self:end}
.hero__photo{grid-area:photo}
.hero__trust{grid-area:trust;align-self:start}
.hero__logo{width:104px;height:auto;margin:0 0 22px;opacity:.95}
.hero__kicker{color:var(--dusk);font-size:1rem;margin:0 0 14px}
.hero h1{font-size:clamp(2.6rem,4.7vw,4.6rem);line-height:1;color:#fff;margin:0 0 20px;max-width:13ch}
.hero__sub{font-size:clamp(1.05rem,1.35vw,1.2rem);line-height:1.6;color:var(--on-bay-muted);max-width:34rem;margin:0 0 28px}
.hero .owner-paths{display:flex;flex-wrap:wrap;justify-content:flex-start;align-items:stretch;gap:12px;margin:0}
.hero .owner-paths a{min-height:52px;padding:.75em 1.4em;font-size:1.0625rem}
.hero__contact{margin:18px 0 0;font-size:.9375rem;color:var(--on-bay-muted)}
.hero__contact a{color:var(--on-bay)}
.hero__trust{list-style:none;margin:26px 0 0;padding:18px 0 0;border-top:1px solid var(--line-dark);display:flex;flex-wrap:wrap;gap:8px 28px;font-size:.875rem;color:var(--on-bay-muted)}
.hero__trust li{margin:0}
.hero__trust strong{color:var(--on-bay);font-weight:600}
.hero__photo{margin:0}
.hero__photo img{width:100%;aspect-ratio:4/3;height:auto;max-height:calc(100vh - var(--header-h) - 120px);min-height:280px;object-fit:cover;border-radius:2px;background:var(--bay-2)}
.hero__photo figcaption{display:flex;flex-wrap:wrap;justify-content:space-between;gap:4px 16px;margin-top:12px;font-size:.9375rem;color:var(--on-bay-muted)}
.hero__photo figcaption a{font:400 1.3rem/1.2 var(--serif);color:#fff;text-decoration:none}
.hero__photo figcaption a:hover{text-decoration:underline;text-underline-offset:.2em}

/* proof: one presentation of the three case studies */
.proof{display:grid;grid-template-columns:minmax(0,1.2fr) minmax(0,1fr) minmax(0,1fr);gap:clamp(20px,3vw,40px);border-top:1px solid var(--text);padding-top:24px}
.proof h3{font:400 1.6rem/1.15 var(--serif);margin:0 0 4px}
.proof p{color:var(--muted);margin-bottom:.7em}
.proof .owner-eyebrow{color:var(--water);margin-bottom:6px}
.proof .owner-price{color:var(--text);font-weight:600;margin-bottom:10px}
.proof__lead{padding-right:clamp(0px,2vw,24px);border-right:1px solid var(--line)}
.proof__lead h3{font-size:2.1rem}
.proof__lead .owner-price{font:400 1.45rem/1.2 var(--serif)}
.proof__lead>p:not(.owner-eyebrow):not(.owner-price){font-size:1.0625rem;color:var(--text)}
.proof__lead img,.proof__card img{width:100%;aspect-ratio:3/2;height:auto;object-fit:cover;border-radius:2px;margin-bottom:14px}
/* the lead column is wider: its photo takes the height of the two card photos so the three texts start on one line */
@supports (width:1cqw){
  .proof{container-type:inline-size}
  .proof__lead img{aspect-ratio:auto;height:calc((100cqw - 2 * clamp(20px,3vw,40px)) / 3.2 / 1.5)}
}

/* how Raphael works + lease-or-sell choice */
.how{display:grid;grid-template-columns:minmax(0,1.7fr) minmax(0,1fr);gap:clamp(32px,5vw,72px);align-items:start}
.how__main h2{margin-bottom:24px}
.steps{list-style:none;margin:0;padding:0;counter-reset:s;border-top:1px solid var(--text)}
.steps li{counter-increment:s;margin:0;padding:18px 0;border-bottom:1px solid var(--line);display:grid;grid-template-columns:44px minmax(0,13rem) minmax(0,1fr);gap:4px 20px;align-items:baseline}
.steps li::before{content:counter(s);font:400 2rem/1 var(--serif);color:var(--water)}
.steps h3{margin:0}
.steps p{font-size:.96875rem;color:var(--muted);margin:0}
.how__scope{margin:22px 0 0;font-size:.9375rem;color:var(--muted)}
.decide-card{background:#fff;border:1px solid var(--line);border-top:3px solid var(--bay);border-radius:var(--radius);padding:clamp(22px,2.6vw,32px)}
.decide-card h2{font-size:clamp(1.6rem,2.2vw,2rem);margin-bottom:14px}
.decide-card p{color:var(--muted);font-size:.96875rem}
.decide-card .owner-paths{display:flex;margin:18px 0 14px}
.decide-card .owner-paths .btn{width:100%}

/* form intro: small portrait, no crop (3:2 kept) */
.start__person{display:flex;align-items:center;gap:16px;margin:24px 0 0}
.start__person img{width:120px;height:80px;object-fit:cover;border-radius:2px;flex-shrink:0}
.start__person figcaption{font-size:.9375rem;color:var(--muted);line-height:1.45}
.start__person strong{display:block;color:var(--text)}

/* secondary archives in native disclosures (content stays in the HTML) */
details.more{margin-top:28px;border-top:1px solid var(--line)}
details.more>summary{display:inline-flex;align-items:center;gap:10px;min-height:48px;padding:12px 0;cursor:pointer;font-weight:600;color:var(--water);list-style:none}
details.more>summary::-webkit-details-marker{display:none}
details.more>summary::before{content:"+";width:1em;text-align:center;font:400 1.5rem/1 var(--serif)}
details.more[open]>summary::before{content:"\2212"}
details.more>summary:hover{color:var(--text)}
details.more>.rentals-grid,details.more>.blog-grid{margin-top:12px}
.rentals-grid{gap:28px 20px}
.rental-price{font-size:1.45rem}
.blog-grid--compact{border-top:0}
.blog-grid--compact .blog-card{padding:16px 0}
.blog-grid--compact .blog-card h3{font-size:1.3rem}

@media (max-width:1180px){
  .header-cta{display:inline-flex;min-height:44px;padding:.45em .9em;font-size:.9375rem;margin-left:auto}
  .brand{margin-right:0}
  .site-header__inner{gap:10px}
  .rentals-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
}
@media (max-width:1023px){
  .hero__grid{grid-template-columns:minmax(0,1fr);grid-template-areas:"text" "photo" "trust";gap:28px}
  .hero__trust{margin-top:0}
  .hero__photo img{max-height:none;min-height:0}
  .proof{grid-template-columns:repeat(2,minmax(0,1fr))}
  .proof__lead{grid-column:1/-1;border-right:0;border-bottom:1px solid var(--line);padding:0 0 20px}
  /* the lead spans both columns: its photo stays above the text, full width, in the 16:9 frame used on phones */
  .proof__lead img{aspect-ratio:16/9;height:auto}
  .how{grid-template-columns:minmax(0,1fr)}
  .section-head--row{grid-template-columns:minmax(0,1fr)}
}
@media (max-width:720px){
  .proof{grid-template-columns:minmax(0,1fr)}
  .proof__card{border-bottom:1px solid var(--line);padding-bottom:16px}
  .steps li{grid-template-columns:36px minmax(0,1fr)}
  .steps li p{grid-column:2}
  .proof__lead img,.proof__card img{aspect-ratio:16/9}
  .rental-img img{aspect-ratio:16/9}
}
@media (max-width:600px){
  .hero .owner-paths{display:grid;grid-auto-rows:1fr}
  .hero .owner-paths a{width:100%}
  .hero__logo{width:88px;margin-bottom:16px}
  .hero__trust{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:6px 16px}
  .rentals-grid{grid-template-columns:minmax(0,1fr)}
}
@media (max-width:400px){
  .brand__word{font-size:1.2rem}
  .brand__by{font-size:.72rem}
  .header-cta{padding:.45em .7em}
  .menu-toggle{padding:0 10px}
}

/* Finishing pass (2026-11-04): guide sections promoted from H3 to H2 keep a reading-scale size */
.page-guide .prose>h2,.page-guide .prose section>h2{font-size:clamp(1.55rem,2.3vw,2rem);margin:1.9em 0 .5em}

/* Mobile anchor & signature pass (2026-11-04) */
/* Without JavaScript the tablet/mobile menu is printed open: keep that tall header in the flow instead of sticky. */
@media (max-width:1180px){html:not(.js) .site-header{position:relative}}
/* Editorial signature on the three case studies */
.page-intro .byline{font-size:.9375rem;color:var(--muted);margin:0 0 8px}
.page-intro .byline a{color:var(--water);font-weight:600}

/* SEO & owner-clarity pass (2026-11-05) */
.hero__sub{margin-bottom:14px}
.hero__focus{font-size:.9375rem;line-height:1.5;color:var(--dusk);margin:0 0 26px;max-width:34rem}
.visually-hidden{position:absolute!important;width:1px;height:1px;margin:-1px;padding:0;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0}
.handover{margin:20px 0 28px;border:1px solid var(--line);border-radius:var(--radius);background:#fff;overflow:hidden}
.handover-table{border-collapse:collapse;width:100%;font-size:.9375rem}
.handover-table th,.handover-table td{text-align:left;vertical-align:top;padding:12px 16px;border-top:1px solid var(--line)}
.handover-table thead th{background:var(--mist);font-weight:600;border-top:0}
.handover-table tbody th{font-weight:600;width:22%}
@media (max-width:640px){
  /* stacked cards on small screens; table semantics are kept for assistive technology */
  .handover{border:0;background:none}
  .handover-table thead{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
  .handover-table,.handover-table tbody,.handover-table tr,.handover-table th,.handover-table td{display:block;width:auto}
  .handover-table tr{background:#fff;border:1px solid var(--line);border-radius:var(--radius);margin-bottom:12px;padding:4px 0}
  .handover-table tbody th{border-top:0;font-size:1rem;padding-bottom:4px;width:auto}
  .handover-table td{border-top:0;padding-top:4px}
  .handover-table td::before{content:attr(data-label);display:block;font-size:.8125rem;font-weight:600;color:var(--muted);margin-bottom:2px}
}
@media (max-width:600px){
  /* keep the hero photograph in the first screen on small phones after adding the focus sentence */
  .hero{padding-top:22px}
  .hero__logo{margin-bottom:12px}
  .hero h1{margin-bottom:14px}
  .hero__sub{margin-bottom:10px}
  .hero__focus{margin-bottom:18px}
  .hero__contact{margin-top:12px}
  .hero__grid{gap:20px}
}
/* Evidence & guides lot (2026-11-06) */
.direct-answer{border-left:3px solid var(--water);padding:2px 0 2px 16px}
.method-steps{padding-left:1.4em}
.method-steps li{margin-bottom:10px}
.coverage{border-top:1px solid var(--line);margin-top:clamp(28px,4vw,44px);padding-top:4px}
.sources{font-size:.875rem;line-height:1.6;color:var(--muted)}
@media (min-width:641px){.verify-table tbody th{width:24%}}

/* ---------- Consent panel (formerly analytics.css) ---------- */
/* Consent panel — visual layer only. Behaviour lives in analytics.js (unchanged). */
.analytics-choice[hidden]{display:none!important}
.analytics-choice{position:fixed;z-index:1000;right:20px;bottom:20px;width:min(460px,calc(100% - 40px));max-height:70vh;overflow:auto;padding:22px 22px 20px;background:#fff;color:#16242d;border:1px solid #cfd9dc;border-top:3px solid #0f2b3b;border-radius:4px;box-shadow:0 18px 48px -18px rgba(15,43,59,.45);font-family:"Instrument Sans","Helvetica Neue",Arial,sans-serif;text-align:left}
.analytics-choice h2{font:600 1rem/1.4 "Instrument Sans","Helvetica Neue",Arial,sans-serif;margin:0 0 8px;color:#16242d}
.analytics-choice p{font-size:.875rem;line-height:1.6;margin:0 0 16px;color:#4a5b65}
.analytics-choice a{color:#22636f;text-decoration:underline}
.analytics-choice-actions{display:flex;gap:10px;flex-wrap:wrap}
.analytics-choice-actions button{flex:1;min-width:140px;min-height:44px;border:1px solid #0f2b3b;border-radius:4px;padding:10px 12px;background:#fff;color:#0f2b3b;font:600 .875rem/1.3 "Instrument Sans","Helvetica Neue",Arial,sans-serif;cursor:pointer}
.analytics-choice-actions button:hover{background:#eaeff0}
.analytics-choice-actions button:disabled{cursor:default;opacity:.55}
.analytics-choice button:focus-visible,.analytics-choice a:focus-visible,.analytics-settings:focus-visible{outline:3px solid #2b8fa0;outline-offset:3px}
@media(max-width:600px){.analytics-choice{left:12px;right:12px;bottom:12px;width:auto;padding:16px}.analytics-choice-actions button{min-width:120px}}