/* ---------- Tokens ---------- */
  :root{
    --ink: #1B1F1D;
    --ink-soft: #4B534E;
    --concrete: #EEEAE1;
    --concrete-2: #E2DBCB;
    --surface: #FBF9F4;
    --steel: #445760;
    --brick: #A8462B;
    --brick-deep: #8B3A24;
    --ochre: #C08B33;
    --line: rgba(27,31,29,0.14);
    --white: #FFFFFF;
    --focus: #2760C9;
    color-scheme: light;
  }

  :root:not([data-theme="light"]) {
    @media (prefers-color-scheme: dark) {
      --ink: #EDE9DF;
      --ink-soft: #B7BEB4;
      --concrete: #181B19;
      --concrete-2: #20241F;
      --surface: #141614;
      --steel: #9FB0B6;
      --brick: #D97A50;
      --brick-deep: #E08D62;
      --ochre: #E0B45A;
      --line: rgba(237,233,223,0.16);
      color-scheme: dark;
    }
  }

  :root[data-theme="dark"] {
    --ink: #EDE9DF;
    --ink-soft: #B7BEB4;
    --concrete: #181B19;
    --concrete-2: #20241F;
    --surface: #141614;
    --steel: #9FB0B6;
    --brick: #D97A50;
    --brick-deep: #E08D62;
    --ochre: #E0B45A;
    --line: rgba(237,233,223,0.16);
    color-scheme: dark;
  }

  * { box-sizing: border-box; }
  html { scroll-behavior: smooth; }

  body{
    margin:0;
    background: var(--concrete);
    color: var(--ink);
    font-family: "Public Sans", -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
    font-size: 16px;
    line-height: 1.6;
    -webkit-font-smoothing: antialiased;
  }

  h1,h2,h3,h4{
    font-family: "Barlow Condensed", "Public Sans", sans-serif;
    font-weight: 600;
    line-height: 1.05;
    margin: 0;
    letter-spacing: 0.2px;
  }

  a { color: inherit; }
  a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible {
    outline: 3px solid var(--focus);
    outline-offset: 2px;
  }

  img, svg { max-width: 100%; display:block; }

  .wrap{
    max-width: 1120px;
    margin: 0 auto;
    padding: 0 28px;
  }

  @media (max-width: 640px){
    .wrap{ padding: 0 20px; }
  }

  /* ---------- Header ---------- */
  header.site{
    position: sticky;
    top: 0;
    z-index: 50;
    background: var(--concrete);
    border-bottom: 1px solid var(--line);
  }

  .nav-row{
    display:flex;
    align-items:center;
    justify-content: space-between;
    padding: 16px 0;
  }

  .wordmark{
    display:flex;
    align-items:baseline;
    gap:10px;
    text-decoration:none;
    color: var(--ink);
  }
  .wordmark .mark{
    width: 30px; height: 30px;
    flex: none;
  }
  .wordmark .name{
    font-family:"Barlow Condensed", sans-serif;
    font-size: 1.5rem;
    font-weight: 700;
  }
  .wordmark .sub{
    font-size: 0.72rem;
    color: var(--ink-soft);
    letter-spacing: 0.03em;
  }

  nav.primary{
    display:flex;
    align-items:center;
    gap: 30px;
  }
  nav.primary a{
    text-decoration:none;
    font-size: 0.98rem;
    color: var(--ink-soft);
    border-bottom: 2px solid transparent;
    padding-bottom: 2px;
    transition: color .15s ease, border-color .15s ease;
  }
  nav.primary a:hover{ color: var(--ink); border-color: var(--brick); }

  .call-badge{
    display:flex;
    align-items:center;
    gap:10px;
    font-size: 0.95rem;
    color: var(--ink);
    text-decoration:none;
    border: 1px solid var(--line);
    padding: 8px 14px;
    border-radius: 3px;
    white-space: nowrap;
  }
  .call-badge:hover{ border-color: var(--brick); color: var(--brick); }

  .menu-btn{
    display:none;
    background:none;
    border: 1px solid var(--line);
    border-radius: 3px;
    width: 42px; height: 42px;
    align-items:center; justify-content:center;
    cursor:pointer;
  }
  .menu-btn span, .menu-btn span::before, .menu-btn span::after{
    content:"";
    display:block;
    width: 18px; height: 2px;
    background: var(--ink);
    position: relative;
  }
  .menu-btn span::before{ position:absolute; top:-6px; }
  .menu-btn span::after{ position:absolute; top:6px; }

  @media (max-width: 860px){
    nav.primary{
      position: fixed;
      inset: 61px 0 0 0;
      background: var(--concrete);
      flex-direction: column;
      align-items: flex-start;
      padding: 24px 20px;
      gap: 22px;
      transform: translateX(100%);
      transition: transform .25s ease;
      overflow-y:auto;
    }
    nav.primary.open{ transform: translateX(0); }
    nav.primary a{ font-size: 1.2rem; }
    .menu-btn{ display:flex; }
    .call-badge.desktop-only{ display:none; }
  }

  /* ---------- Hero ---------- */
  .hero{
    position: relative;
    overflow: hidden;
    background-image:
      repeating-linear-gradient(0deg, var(--line) 0 1px, transparent 1px 64px),
      repeating-linear-gradient(90deg, var(--line) 0 1px, transparent 1px 64px);
    background-position: -1px -1px;
  }
  .hero-inner{
    padding: 84px 0 72px;
    display:grid;
    grid-template-columns: minmax(0,1fr) 300px;
    gap: 50px;
    align-items: end;
  }
  @media (max-width: 860px){
    .hero-inner{ grid-template-columns: 1fr; padding: 56px 0 48px; }
  }

  .kicker{
    display:flex;
    align-items:center;
    gap: 10px;
    color: var(--brick);
    font-size: 0.95rem;
    font-weight: 600;
    margin-bottom: 18px;
  }
  .kicker .dash{ width: 26px; height: 2px; background: var(--brick); }

  .hero h1{
    font-size: clamp(2.4rem, 5.2vw, 4.1rem);
    max-width: 14ch;
    color: var(--ink);
  }
  .hero h1 em{
    font-style: normal;
    color: var(--brick);
  }

  .hero p.lede{
    margin-top: 22px;
    max-width: 46ch;
    font-size: 1.15rem;
    color: var(--ink-soft);
  }

  .cta-row{
    margin-top: 32px;
    display:flex;
    gap: 16px;
    flex-wrap: wrap;
  }

  .btn{
    display:inline-flex;
    align-items:center;
    gap:8px;
    padding: 14px 26px;
    border-radius: 3px;
    font-size: 1rem;
    font-weight: 600;
    text-decoration:none;
    cursor:pointer;
    border: 1px solid transparent;
    font-family: "Public Sans", sans-serif;
  }
  .btn.primary{
    background: var(--brick);
    color: #FBF6EF;
  }
  .btn.primary:hover{ background: var(--brick-deep); }
  .btn.ghost{
    background: transparent;
    border-color: var(--ink);
    color: var(--ink);
  }
  .btn.ghost:hover{ border-color: var(--brick); color: var(--brick); }

  .hero-ticket{
    background: var(--surface);
    border: 1px solid var(--line);
    padding: 22px 22px 20px;
    border-radius: 3px;
  }
  .hero-ticket .t-head{
    display:flex;
    justify-content:space-between;
    align-items:baseline;
    border-bottom: 1px solid var(--line);
    padding-bottom: 10px;
    margin-bottom: 12px;
  }
  .hero-ticket .t-head .n{
    font-family:"Barlow Condensed", sans-serif;
    font-size: 1.1rem;
    font-weight: 600;
  }
  .hero-ticket .t-head .d{
    font-size: 0.8rem;
    color: var(--ink-soft);
  }
  .hero-ticket ul{
    list-style:none;
    margin: 0; padding: 0;
    display: flex;
    flex-direction: column;
    gap: 9px;
  }
  .hero-ticket li{
    display:flex;
    justify-content:space-between;
    gap: 10px;
    font-size: 0.92rem;
    color: var(--ink-soft);
  }
  .hero-ticket li b{ color: var(--ink); font-weight: 500; }
  .hero-ticket .status{
    color: var(--ochre);
    font-weight: 600;
  }

  /* ---------- Section shell ---------- */
  section{ padding: 80px 0; }
  section.alt{ background: var(--concrete-2); }
  .section-head{
    display:flex;
    justify-content: space-between;
    align-items:flex-end;
    gap: 24px;
    margin-bottom: 44px;
    border-bottom: 1px solid var(--line);
    padding-bottom: 22px;
  }
  .section-head h2{
    font-size: clamp(1.9rem, 3.2vw, 2.5rem);
  }
  .section-head p{
    max-width: 34ch;
    color: var(--ink-soft);
    margin: 0;
    font-size: 0.98rem;
  }
  @media (max-width: 700px){
    .section-head{ flex-direction: column; align-items:flex-start; gap: 10px; }
  }

  /* ---------- Services ---------- */
  .service-groups{
    display:grid;
    grid-template-columns: repeat(3, 1fr);
    gap: 0;
    border-top: 1px solid var(--line);
    border-left: 1px solid var(--line);
  }
  @media (max-width: 860px){
    .service-groups{ grid-template-columns: 1fr; }
  }
  .service-group{
    border-right: 1px solid var(--line);
    border-bottom: 1px solid var(--line);
    padding: 30px 28px 34px;
  }
  .service-group h3{
    font-size: 1.5rem;
    margin-bottom: 6px;
  }
  .service-group .tag{
    font-size: 0.85rem;
    color: var(--steel);
    margin-bottom: 20px;
    display:block;
  }
  .service-group ul{
    list-style:none;
    margin:0; padding:0;
    display:flex;
    flex-direction:column;
  }
  .service-group li{
    padding: 12px 0;
    border-top: 1px solid var(--line);
    font-size: 1.02rem;
    display:flex;
    align-items:baseline;
    gap: 10px;
  }
  .service-group li:first-child{ border-top: none; padding-top: 0; }
  .service-group li::before{
    content:"";
    width: 6px; height: 6px;
    background: var(--brick);
    flex: none;
    margin-top: 8px;
  }
  .service-group li span.note{
    display:block;
    color: var(--ink-soft);
    font-size: 0.87rem;
    margin-top: 2px;
  }

  /* ---------- Process ---------- */
  .process{
    display:grid;
    grid-template-columns: repeat(5, 1fr);
    gap: 20px;
  }
  @media (max-width: 940px){
    .process{ grid-template-columns: repeat(2, 1fr); }
  }
  @media (max-width: 560px){
    .process{ grid-template-columns: 1fr; }
  }
  .step{
    border-top: 3px solid var(--brick);
    padding-top: 16px;
  }
  .step .num{
    font-family:"Barlow Condensed", sans-serif;
    font-size: 2.4rem;
    font-weight: 700;
    color: var(--ochre);
    display:block;
    line-height: 1;
    margin-bottom: 10px;
  }
  .step h4{
    font-size: 1.25rem;
    margin-bottom: 8px;
  }
  .step p{
    margin: 0;
    color: var(--ink-soft);
    font-size: 0.95rem;
  }

  /* ---------- Why / trust ---------- */
  .trust{
    display:grid;
    grid-template-columns: 1.1fr 1fr;
    gap: 60px;
    align-items: start;
  }
  @media (max-width: 860px){
    .trust{ grid-template-columns: 1fr; gap: 36px; }
  }
  .trust h2{ font-size: clamp(1.9rem, 3.2vw, 2.5rem); max-width: 16ch; }
  .trust p.body{ color: var(--ink-soft); margin-top: 18px; max-width: 52ch; }

  .trust-points{
    display:flex;
    flex-direction:column;
    gap: 26px;
  }
  .trust-point{
    display:flex;
    gap: 16px;
    align-items:flex-start;
  }
  .trust-point .swatch{
    width: 10px; height: 10px;
    background: var(--brick);
    margin-top: 8px;
    flex: none;
  }
  .trust-point h4{ font-size: 1.15rem; margin-bottom: 4px; }
  .trust-point p{ margin:0; color: var(--ink-soft); font-size: 0.95rem; }

  /* ---------- Areas ---------- */
  .areas-list{
    display: grid;
    grid-template-columns: repeat(4, 1fr);
    gap: 1px;
    background: var(--line);
    border: 1px solid var(--line);
  }
  @media (max-width: 760px){
    .areas-list{ grid-template-columns: repeat(2, 1fr); }
  }
  .area-cell{
    background: var(--surface);
    padding: 22px 20px;
    font-family:"Barlow Condensed", sans-serif;
    font-size: 1.2rem;
    font-weight: 600;
  }
  .area-cell span{
    display:block;
    font-family:"Public Sans", sans-serif;
    font-weight: 400;
    font-size: 0.78rem;
    color: var(--ink-soft);
    margin-top: 4px;
  }

  /* ---------- Airbnb ---------- */
  .airbnb-block{
    display:grid;
    grid-template-columns: 1fr 1fr;
    gap: 56px;
    align-items:center;
  }
  @media (max-width: 860px){
    .airbnb-block{ grid-template-columns: 1fr; }
  }
  .airbnb-block h2{ font-size: clamp(1.9rem, 3.2vw, 2.5rem); max-width: 14ch; }
  .airbnb-block p.body{ color: var(--ink-soft); margin-top: 18px; max-width: 48ch; }
  .airbnb-list{
    list-style: none;
    margin: 26px 0 0; padding:0;
    display:flex; flex-direction:column; gap: 14px;
  }
  .airbnb-list li{
    display:flex; gap: 12px; font-size: 0.98rem;
  }
  .airbnb-list li::before{
    content:"";
    width: 6px; height: 6px;
    background: var(--brick);
    margin-top: 8px;
    flex: none;
  }
  .airbnb-card{
    border: 1px solid var(--line);
    background: var(--surface);
    padding: 26px;
  }
  .airbnb-card h4{
    font-size: 1.3rem;
    margin-bottom: 14px;
  }
  .airbnb-card .row{
    display:flex;
    justify-content: space-between;
    padding: 10px 0;
    border-top: 1px solid var(--line);
    font-size: 0.95rem;
  }
  .airbnb-card .row:first-of-type{ border-top:none; }
  .airbnb-card .row b{ font-weight: 500; }

  /* ---------- Contact ---------- */
  .contact-grid{
    display:grid;
    grid-template-columns: 1fr 1.2fr;
    gap: 60px;
  }
  @media (max-width: 860px){
    .contact-grid{ grid-template-columns: 1fr; gap: 40px; }
  }

  .contact-info h2{ font-size: clamp(1.9rem, 3.2vw, 2.5rem); }
  .contact-info p.body{ color: var(--ink-soft); margin-top: 16px; max-width: 42ch; }

  .contact-detail{
    margin-top: 30px;
    display:flex;
    flex-direction:column;
    gap: 16px;
  }
  .contact-detail div{
    border-top: 1px solid var(--line);
    padding-top: 12px;
  }
  .contact-detail .label{
    font-size: 0.8rem;
    color: var(--steel);
    margin-bottom: 3px;
  }
  .contact-detail a{
    text-decoration: none;
    font-size: 1.05rem;
  }
  .contact-detail a:hover{ color: var(--brick); }

  form.quote{
    background: var(--surface);
    border: 1px solid var(--line);
    padding: 30px;
  }
  .field{
    margin-bottom: 18px;
    display:flex;
    flex-direction: column;
    gap: 6px;
  }
  .field label{
    font-size: 0.85rem;
    color: var(--ink-soft);
  }
  .field input, .field select, .field textarea{
    font-family: "Public Sans", sans-serif;
    font-size: 1rem;
    padding: 11px 12px;
    border: 1px solid var(--line);
    border-radius: 2px;
    background: var(--concrete);
    color: var(--ink);
  }
  .field-row{
    display:grid;
    grid-template-columns: 1fr 1fr;
    gap: 16px;
  }
  @media (max-width: 500px){
    .field-row{ grid-template-columns: 1fr; }
  }
  textarea{ resize: vertical; min-height: 96px; }

  .form-note{
    font-size: 0.82rem;
    color: var(--ink-soft);
    margin-top: 4px;
  }

  /* ---------- Footer ---------- */
  footer{
    border-top: 1px solid var(--line);
    padding: 44px 0 34px;
  }
  .foot-row{
    display:flex;
    justify-content: space-between;
    flex-wrap: wrap;
    gap: 20px;
    align-items:center;
  }
  .foot-row .wordmark .name{ font-size: 1.2rem; }
  .foot-links{
    display:flex;
    gap: 22px;
    flex-wrap:wrap;
    font-size: 0.9rem;
    color: var(--ink-soft);
  }
  .foot-links a{ text-decoration:none; }
  .foot-links a:hover{ color: var(--brick); }
  .foot-legal{
    margin-top: 26px;
    padding-top: 18px;
    border-top: 1px solid var(--line);
    font-size: 0.82rem;
    color: var(--ink-soft);
  }

  @media (prefers-reduced-motion: reduce){
    html{ scroll-behavior: auto; }
    * { transition: none !important; }
  }