:root{--navy:#0c2032;--deep:#061522;--blue:#17394d;--gold:#c2a05c;--gold-light:#dcc895;--cream:#f5f2ea;--warm:#ebe4d8;--white:#fff;--ink:#18252e;--muted:#65717a;--line:#d9d8d1}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;color:var(--ink);font-family:"DM Sans",sans-serif;background:var(--white);font-size:16px;line-height:1.7}
.nav-wrap{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.96);border-bottom:1px solid var(--line);backdrop-filter:blur(12px)}
.nav{max-width:1240px;margin:auto;min-height:82px;padding:0 30px;display:flex;align-items:center;justify-content:space-between}
.brand{display:flex;align-items:center;gap:12px;color:var(--navy);text-decoration:none;font-weight:700;line-height:1.05;letter-spacing:.02em}
.brand small{display:block;font-size:.7rem;text-transform:uppercase;letter-spacing:.17em;margin-top:5px}
.mark{width:42px;height:42px;border:1px solid var(--gold);display:grid;place-items:center;font:600 1.5rem "Playfair Display";color:var(--gold)}
.navlinks{display:flex;gap:27px;align-items:center}
.navlinks a{color:var(--ink);text-decoration:none;font-size:.88rem;font-weight:600}
.navlinks a:hover{color:#8b6c32}
.nav-cta{border:1px solid var(--navy);padding:10px 18px}
.menu{display:none;background:transparent;border:1px solid var(--line);padding:9px 13px;color:var(--navy);font:600 .86rem "DM Sans"}
.eyebrow{text-transform:uppercase;letter-spacing:.2em;font-size:.75rem;font-weight:700;color:#8a6b31;margin:0 0 18px}
.eyebrow.light{color:var(--gold-light)}
.hero{min-height:760px;position:relative;display:flex;align-items:center;color:white;background:url('https://images.unsplash.com/photo-1600210492486-724fe5c67fb0?auto=format&fit=crop&w=1800&q=90') center/cover}
.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(6,21,34,.92) 0%,rgba(6,21,34,.72) 46%,rgba(6,21,34,.16) 78%),linear-gradient(0deg,rgba(6,21,34,.38),transparent 45%)}
.hero-inner{position:relative;z-index:1;width:min(1240px,100%);margin:auto;padding:120px 30px 150px}
.hero h1,.intro h2,.section-head h2,.residence-copy h2,.approach h2,.experience h2,.partners h2,.contact h2{font-family:"Playfair Display",serif;font-weight:500;line-height:1.06;letter-spacing:-.025em}
.hero h1{font-size:clamp(4rem,7vw,7rem);margin:0;max-width:820px}
.lead{font-size:1.18rem;max-width:620px;color:#e2e8eb;margin:30px 0 36px}
.actions{display:flex;gap:14px;flex-wrap:wrap}
.button{display:inline-flex;align-items:center;justify-content:center;padding:14px 22px;text-decoration:none;font:700 .88rem "DM Sans";border:0;cursor:pointer}
.gold{background:var(--gold);color:var(--deep)}
.ghost{border:1px solid rgba(255,255,255,.68);color:white}
.hero-note{position:absolute;z-index:2;right:max(30px,calc((100vw - 1180px)/2));bottom:0;width:375px;padding:28px 32px;background:var(--cream);color:var(--ink);border-top:4px solid var(--gold)}
.hero-note span{font-size:.72rem;font-weight:700;text-transform:uppercase;letter-spacing:.18em;color:#8a6b31}
.hero-note p{font-family:"Playfair Display";font-size:1.25rem;line-height:1.45;margin:10px 0 0;color:var(--navy)}
.intro{max-width:1240px;margin:auto;padding:120px 30px;display:grid;grid-template-columns:.28fr 1fr;gap:65px}
.intro-label{padding-top:10px}
.rule{display:block;width:75px;height:1px;background:var(--gold)}
.intro h2{font-size:clamp(2.7rem,4.5vw,4.4rem);color:var(--navy);max-width:900px;margin:0 0 50px}
.intro-columns{display:grid;grid-template-columns:1fr 1fr;gap:48px;color:var(--muted)}
.intro-columns p{margin:0}
.principles{background:var(--navy);color:white;display:grid;grid-template-columns:repeat(4,1fr);padding:0 max(30px,calc((100vw - 1180px)/2))}
.principles div{padding:38px 30px;border-right:1px solid rgba(255,255,255,.15)}
.principles div:last-child{border:0}
.principles strong{display:block;font:500 1.55rem "Playfair Display";color:var(--gold-light);margin-bottom:5px}
.principles span{display:block;color:#c7d1d6;font-size:.8rem;line-height:1.5}
.solutions{padding:120px max(30px,calc((100vw - 1180px)/2));background:#f7f7f4}
.section-head{display:grid;grid-template-columns:1.15fr .85fr;gap:90px;align-items:end}
.section-head h2{font-size:clamp(2.7rem,4.5vw,4.3rem);margin:0;color:var(--navy);max-width:720px}
.section-head>p{color:var(--muted);margin:0}
.solution-grid{display:grid;grid-template-columns:1fr 1fr;margin-top:68px;border-top:1px solid var(--line)}
.solution-grid article{position:relative;padding:40px 70px 42px 0;border-bottom:1px solid var(--line)}
.solution-grid article:nth-child(odd){border-right:1px solid var(--line);margin-right:42px}
.solution-grid article:nth-child(even){padding-left:28px}
.number{color:var(--gold);font-size:.76rem;font-weight:700;letter-spacing:.1em}
.solution-grid h3,.approach-grid h3{font-family:"Playfair Display";font-size:1.65rem;line-height:1.25;color:var(--navy);margin:13px 0 10px}
.solution-grid p{color:var(--muted);margin:0}
.residence-feature{display:grid;grid-template-columns:1.05fr .95fr;min-height:740px}
.residence-image{background:linear-gradient(180deg,transparent,rgba(6,21,34,.18)),url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1500&q=90') center/cover}
.residence-copy{padding:110px clamp(48px,7vw,110px);align-self:center}
.residence-copy h2{font-size:clamp(2.8rem,4vw,4rem);color:var(--navy);margin:0 0 26px}
.residence-copy>p{color:var(--muted)}
.residence-copy ul{list-style:none;padding:0;margin:36px 0 0}
.residence-copy li{display:flex;align-items:flex-start;gap:18px;padding:15px 0;border-bottom:1px solid var(--line);font-weight:600;color:#36434b}
.residence-copy li span{color:var(--gold);font-size:.74rem;padding-top:3px}
.approach{background:var(--deep);color:white;padding:120px max(30px,calc((100vw - 1180px)/2))}
.approach-title{display:grid;grid-template-columns:.35fr 1fr;gap:55px;align-items:start}
.approach-title h2{font-size:clamp(2.8rem,4.8vw,4.7rem);max-width:850px;margin:0}
.approach-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:72px;border-top:1px solid rgba(255,255,255,.2)}
.approach-grid article{padding:34px 34px 0 0;margin-right:30px;border-right:1px solid rgba(255,255,255,.16)}
.approach-grid article:last-child{border:0;margin-right:0}
.approach-grid h3{color:var(--gold-light);font-size:1.4rem}
.approach-grid p{color:#b8c5cc;font-size:.92rem}
.experience{max-width:1240px;margin:auto;padding:120px 30px;display:grid;grid-template-columns:1.05fr .95fr;gap:110px;align-items:center}
.experience h2{font-size:clamp(2.7rem,4.4vw,4.2rem);color:var(--navy);margin:0 0 28px}
.experience-copy>p{color:var(--muted)}
.credential-card{background:var(--cream);padding:48px;border-top:4px solid var(--gold)}
.card-kicker{text-transform:uppercase;letter-spacing:.19em;font-size:.72rem;font-weight:700;color:#8a6b31;margin:0 0 24px}
.credential{padding:20px 0;border-top:1px solid #d6d0c4}
.credential strong{display:block;font-family:"Playfair Display";font-size:1.28rem;line-height:1.35;color:var(--navy)}
.credential span{display:block;color:var(--muted);font-size:.83rem;margin-top:5px}
.partners{background:var(--warm);padding:100px max(30px,calc((100vw - 1180px)/2));display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}
.partners h2{font-size:clamp(2.7rem,4vw,4rem);margin:0;color:var(--navy)}
.partners>div:last-child p{color:#56626a}
.text-link{display:inline-flex;gap:12px;align-items:center;margin-top:18px;color:var(--navy);text-decoration:none;font-weight:700}
.text-link span{color:#8a6b31}
.contact{padding:110px max(30px,calc((100vw - 1180px)/2));background:var(--blue);color:white;display:grid;grid-template-columns:.85fr 1.15fr;gap:100px}
.contact h2{font-size:clamp(2.8rem,4.6vw,4.4rem);margin:0}
.contact-copy>p:last-child{color:#ced9df}
.contact form{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.contact label{font-size:.82rem;font-weight:700}
.contact input,.contact select,.contact textarea{display:block;width:100%;margin-top:7px;background:#fff;border:1px solid transparent;padding:14px;font:inherit;color:var(--ink);border-radius:0}
.contact input:focus,.contact select:focus,.contact textarea:focus{outline:2px solid var(--gold);outline-offset:2px}
.contact label:nth-child(4){grid-column:1/-1}
.contact button{justify-self:start}
.form-note{grid-column:1/-1;font-size:.78rem;color:#c2d0d8;margin:0}
footer{padding:42px max(30px,calc((100vw - 1180px)/2));display:flex;align-items:center;justify-content:space-between;gap:28px;background:#040f18;color:#aebbc4;font-size:.78rem}
.footer-brand{color:white}
@media(max-width:960px){
  .navlinks{gap:18px}
  .hero-note{right:30px}
  .intro{grid-template-columns:1fr;gap:20px}
  .intro-label{display:flex;align-items:center;gap:18px}
  .principles{grid-template-columns:1fr 1fr}
  .principles div:nth-child(2){border-right:0}
  .principles div:nth-child(-n+2){border-bottom:1px solid rgba(255,255,255,.15)}
  .approach-grid{grid-template-columns:1fr 1fr}
  .approach-grid article:nth-child(2){border-right:0}
  .experience{gap:60px}
  .contact{gap:60px}
}
@media(max-width:800px){
  .menu{display:block}
  .navlinks{display:none;position:absolute;top:82px;left:0;right:0;background:white;padding:22px 30px;flex-direction:column;align-items:stretch;border-bottom:1px solid var(--line)}
  .navlinks.open{display:flex}
  .hero{min-height:700px;background-position:62% center}
  .hero-inner{padding:100px 28px 190px}
  .hero-note{left:28px;right:auto;width:min(375px,calc(100% - 56px))}
  .section-head,.residence-feature,.experience,.partners,.contact{grid-template-columns:1fr}
  .section-head{gap:32px}
  .residence-image{min-height:520px}
  .experience,.partners,.contact{gap:52px}
  .approach-title{grid-template-columns:1fr;gap:20px}
  footer{flex-direction:column;text-align:center}
}
@media(max-width:560px){
  .nav{padding:0 18px}
  .brand{font-size:.9rem}
  .hero h1{font-size:3.7rem}
  .hero-inner{padding-left:20px;padding-right:20px}
  .actions{flex-direction:column;align-items:stretch}
  .button{width:100%}
  .hero-note{left:20px;width:calc(100% - 40px);padding:22px}
  .intro,.solutions,.approach,.experience,.partners,.contact{padding-top:78px;padding-bottom:78px}
  .intro-columns,.solution-grid,.principles,.approach-grid,.contact form{grid-template-columns:1fr}
  .solution-grid article,.solution-grid article:nth-child(odd),.solution-grid article:nth-child(even){border-right:0;margin:0;padding:32px 0}
  .principles div,.principles div:nth-child(2){border-right:0;border-bottom:1px solid rgba(255,255,255,.15)}
  .principles div:last-child{border-bottom:0}
  .residence-image{min-height:400px}
  .residence-copy{padding:75px 26px}
  .approach-grid article,.approach-grid article:nth-child(2){border-right:0;border-bottom:1px solid rgba(255,255,255,.16);padding-bottom:22px;margin-right:0}
  .credential-card{padding:34px 26px}
  .contact label:nth-child(4),.form-note{grid-column:auto}
}

.navlinks a[aria-current="page"]{color:#8b6c32}
.navlinks a[aria-current="page"]:not(.nav-cta){box-shadow:inset 0 -1px #c2a05c;padding-bottom:4px}
.standalone{margin-top:28px}
.dark-button{background:var(--navy);color:#fff;margin-top:20px}
.home-solutions{background:#f7f7f4}
.link-grid a{position:relative;padding:40px 70px 42px 0;border-bottom:1px solid var(--line);color:var(--ink);text-decoration:none;transition:color .2s ease,transform .2s ease}
.link-grid a:nth-child(odd){border-right:1px solid var(--line);margin-right:42px}
.link-grid a:nth-child(even){padding-left:28px}
.link-grid a:hover{color:#8a6b31;transform:translateY(-2px)}
.link-grid h3{font-family:"Playfair Display";font-size:1.65rem;line-height:1.25;color:var(--navy);margin:13px 0 10px}
.link-grid p{color:var(--muted);margin:0 0 18px}
.link-grid b{font-size:.8rem;color:#8a6b31}
.home-experience{padding-top:105px;padding-bottom:105px}
.compact-card{padding-top:38px;padding-bottom:38px}
.home-cta .button{display:inline-flex}

.page-hero{position:relative;min-height:560px;display:flex;align-items:flex-end;color:#fff;background-position:center;background-size:cover}
.page-hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(6,21,34,.92),rgba(6,21,34,.62) 58%,rgba(6,21,34,.2)),linear-gradient(0deg,rgba(6,21,34,.55),transparent 60%)}
.page-hero-copy{position:relative;z-index:1;width:min(1240px,100%);margin:0 auto;padding:120px 30px 82px}
.page-hero h1{font:500 clamp(3.4rem,6vw,6rem)/1.05 "Playfair Display";letter-spacing:-.03em;max-width:940px;margin:0}
.page-hero-copy>p:last-child{font-size:1.1rem;color:#e1e7ea;max-width:660px;margin:26px 0 0}
.about-hero{background-image:url('https://images.unsplash.com/photo-1600210492486-724fe5c67fb0?auto=format&fit=crop&w=1800&q=90')}
.solutions-hero{background-image:url('assets/housing-living.jpg')}
.partners-hero{background-image:url('assets/property-community.jpg')}
.approach-hero{background-image:url('assets/residence-preparation.jpg');background-position:center 65%}
.contact-hero{min-height:470px;background:var(--navy)}
.contact-hero .page-hero-shade{background:linear-gradient(125deg,#061522,#17394d)}

.mission-grid{display:grid;grid-template-columns:1fr 1fr}
.mission-grid article{padding:100px max(40px,calc((100vw - 1180px)/2));padding-right:7vw;background:var(--cream)}
.mission-grid article:last-child{padding-left:7vw;background:var(--navy);color:#fff}
.mission-grid h2{font:500 clamp(2.1rem,3.3vw,3.3rem)/1.18 "Playfair Display";margin:0;color:var(--navy)}
.mission-grid article:last-child h2{color:#fff}
.values-section{padding-top:100px;padding-bottom:100px}

.detailed-solutions{padding-top:110px}
.detailed-grid article{scroll-margin-top:110px}
.detailed-grid small{display:block;margin-top:20px;color:#7b6a49;font-size:.78rem;line-height:1.55}
.solution-grid article:last-child:nth-child(odd),.link-grid a:last-child:nth-child(odd){grid-column:1/-1;border-right:0;margin-right:0}
.stay-bands{padding:110px max(30px,calc((100vw - 1180px)/2));background:var(--cream);display:grid;grid-template-columns:.9fr 1.1fr;gap:90px;align-items:start}
.stay-bands h2{font:500 clamp(2.5rem,4vw,3.8rem)/1.1 "Playfair Display";color:var(--navy);margin:0}
.stay-grid{border-top:1px solid #cfc8bb}
.stay-grid article{display:grid;grid-template-columns:.6fr 1fr;gap:25px;padding:24px 0;border-bottom:1px solid #cfc8bb}
.stay-grid strong{font:500 1.35rem "Playfair Display";color:var(--navy)}
.stay-grid span{color:var(--muted);font-size:.9rem}

.process-section{padding:120px max(30px,calc((100vw - 1180px)/2))}
.process-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:70px;border-top:1px solid var(--line)}
.process-grid article{padding:36px 34px 0 0;margin-right:30px;border-right:1px solid var(--line)}
.process-grid article:last-child{border:0;margin-right:0}
.process-grid span{font-size:.75rem;font-weight:700;color:var(--gold)}
.process-grid h3{font:500 1.55rem "Playfair Display";color:var(--navy);margin:15px 0 8px}
.process-grid p{color:var(--muted)}
.standards-page{padding:115px max(30px,calc((100vw - 1180px)/2));display:grid;grid-template-columns:.9fr 1.1fr;gap:100px}
.standards-intro h2{font:500 clamp(2.5rem,4vw,3.8rem)/1.1 "Playfair Display";color:var(--navy);margin:0 0 24px}
.standards-intro>p:last-child{color:var(--muted)}
.standards-list{border-top:1px solid var(--line)}
.standards-list article{display:grid;grid-template-columns:.45fr 1fr;gap:28px;padding:25px 0;border-bottom:1px solid var(--line)}
.standards-list strong{font:500 1.3rem "Playfair Display";color:var(--navy)}
.standards-list p{margin:0;color:var(--muted)}

.partner-benefits{padding-top:110px}
.partner-profile .residence-image{background-position:center}
.partner-faq{padding:115px max(30px,calc((100vw - 1180px)/2));display:grid;grid-template-columns:.8fr 1.2fr;gap:100px;background:#f7f7f4}
.partner-faq h2{font:500 clamp(2.5rem,4vw,3.8rem)/1.1 "Playfair Display";color:var(--navy);margin:0}
.faq-list{border-top:1px solid var(--line)}
.faq-list details{border-bottom:1px solid var(--line);padding:22px 0}
.faq-list summary{cursor:pointer;font:500 1.25rem "Playfair Display";color:var(--navy)}
.faq-list p{color:var(--muted);margin:14px 0 0}

.contact-page{padding-top:105px;padding-bottom:105px}
.contact-page label:nth-child(4){grid-column:auto}
.contact-topics{display:grid;gap:8px;margin-top:30px}
.contact-topics span{font-size:.82rem;color:#d7e0e4;border-top:1px solid rgba(255,255,255,.16);padding-top:8px}
.contact .full-field{grid-column:1/-1}
.contact-details{display:grid;grid-template-columns:repeat(3,1fr);padding:75px max(30px,calc((100vw - 1180px)/2));background:var(--cream)}
.contact-details>div{padding:10px 35px;border-right:1px solid #d5cfc4}
.contact-details>div:last-child{border:0}
.contact-details strong{display:block;font:500 1.4rem "Playfair Display";color:var(--navy)}
.contact-details span{display:block;color:var(--muted);font-size:.8rem;margin-top:5px}


@media(max-width:1120px){
  .navlinks{gap:15px}
  .navlinks a{font-size:.8rem}
}
@media(max-width:960px){
  .mission-grid,.stay-bands,.standards-page,.partner-faq{grid-template-columns:1fr}
  .mission-grid article,.mission-grid article:last-child{padding:78px 7vw}
  .stay-bands,.standards-page,.partner-faq{gap:50px}
  .process-grid{grid-template-columns:1fr 1fr}
  .process-grid article:nth-child(2){border-right:0}
  .contact-details{grid-template-columns:1fr}
  .contact-details>div{border-right:0;border-bottom:1px solid #d5cfc4;padding:25px 0}
}
@media(max-width:800px){
  .page-hero{min-height:500px}
  .page-hero-copy{padding:100px 28px 65px}
  .navlinks a[aria-current="page"]:not(.nav-cta){box-shadow:none;padding-bottom:0}
}
@media(max-width:560px){
  .link-grid a,.link-grid a:nth-child(odd),.link-grid a:nth-child(even){border-right:0;margin:0;padding:32px 0}
  .page-hero h1{font-size:3.35rem}
  .page-hero-copy{padding-left:20px;padding-right:20px}
  .process-section,.stay-bands,.standards-page,.partner-faq{padding-top:78px;padding-bottom:78px}
  .process-grid{grid-template-columns:1fr}
  .process-grid article,.process-grid article:nth-child(2){border-right:0;border-bottom:1px solid var(--line);padding-bottom:22px;margin-right:0}
  .stay-grid article,.standards-list article{grid-template-columns:1fr;gap:8px}
  .contact .full-field{grid-column:auto}
  .solution-grid article:last-child:nth-child(odd),.link-grid a:last-child:nth-child(odd){grid-column:auto}
}

.contact-details strong a{font-family:"DM Sans",sans-serif;font-size:1rem;overflow-wrap:anywhere}
.form-note a{overflow-wrap:anywhere;text-decoration:underline}

.solutions-residence{background-image:linear-gradient(180deg,transparent,rgba(6,21,34,.18)),url("assets/housing-bedroom.jpg")}
.partner-residence{background-image:linear-gradient(180deg,transparent,rgba(6,21,34,.18)),url("assets/property-detail.jpg")}

.solutions-residence{background-position:center 65%}

/* Neutral email links on light and dark contact surfaces. */
.contact-details a[href^="mailto:"]{color:#56626a;text-decoration-color:#8a8172;text-underline-offset:3px}
.form-note a{color:inherit;text-underline-offset:3px;overflow-wrap:anywhere}
.contact-details a[href^="mailto:"]:visited,.form-note a:visited{color:inherit}
.contact-details a[href^="mailto:"]:hover{color:#756345}
.form-note a:hover{color:var(--gold-light)}
.home-experience{grid-template-columns:1fr;gap:0}
.home-experience .experience-copy{max-width:900px}

.footer-contact p{margin:0 0 8px;line-height:1.7}.footer-contact a{color:inherit;text-decoration:underline;text-underline-offset:3px}.contact-details .mailing-address{font:500 1rem "DM Sans",sans-serif;line-height:1.7}.contact-phone-label{margin-top:20px}

/* Quiet legal links and readable policy pages. */
footer{flex-wrap:wrap}.footer-legal{display:flex;gap:20px;flex-wrap:wrap;justify-content:center}.footer-legal a{font-size:.875rem;color:#c7d1d6;text-underline-offset:4px}.footer-legal a:hover{color:var(--gold-light)}
.legal-page{max-width:850px;margin:0 auto;padding:70px 28px 90px;overflow-wrap:anywhere}.legal-heading{padding-bottom:28px;border-bottom:1px solid var(--line);margin-bottom:32px}.legal-heading h1{font:500 clamp(2.3rem,5vw,3.6rem)/1.15 "Playfair Display",serif;color:var(--navy);margin:0 0 20px}.legal-date{font-size:.875rem;color:var(--muted)}.legal-page section{margin:30px 0}.legal-page h2{font:500 1.5rem/1.3 "Playfair Display",serif;color:var(--navy);margin:0 0 14px}.legal-page p{margin:12px 0}.legal-page a{color:var(--blue);text-underline-offset:3px}.privacy-note{grid-column:1/-1;margin:0;font-size:.875rem;line-height:1.6;color:#d7e0e4}.privacy-note a{color:inherit;text-underline-offset:3px}a:focus-visible{outline:2px solid var(--gold);outline-offset:4px}@media(max-width:560px){.legal-page{padding:45px 20px 60px}}

.owner-fields{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.owner-fields[hidden]{display:none}
#contactForm{scroll-margin-top:110px}
.partners-hero .button{margin-top:16px}
@media(max-width:650px){.owner-fields{grid-template-columns:1fr}}