:root {
  --ivory: #f7f4ef;
  --off-white: #faf8f5;
  --charcoal: #2c2c2c;
  --soft-gray: #8a8a8a;
  --light-gray: #e8e5e0;
  --sand: #c4b5a0;
  --taupe: #a8998a;
  --deep-teal: #2d4a4a;
  --white: #ffffff;
  --font-serif: 'Cormorant Garamond', Georgia, serif;
  --font-sans: 'Jost', -apple-system, sans-serif;
  --transition: 0.4s ease;
  --transition-slow: 0.8s cubic-bezier(0.16, 1, 0.3, 1);
}
* { margin: 0; padding: 0; box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 90px; }
body { font-family: var(--font-sans); font-weight: 300; color: var(--charcoal); background: var(--off-white); line-height: 1.7; overflow-x: hidden; }
img { max-width: 100%; display: block; }
a { text-decoration: none; color: inherit; }
.container { max-width: 1200px; margin: 0 auto; padding: 0 24px; }
.container.narrow { max-width: 800px; }
.section-title { font-family: var(--font-serif); font-size: clamp(1.8rem, 4vw, 2.8rem); font-weight: 400; letter-spacing: 0.02em; margin-bottom: 1.5rem; line-height: 1.2; }
.section-subheading { font-size: 1.05rem; color: var(--soft-gray); max-width: 640px; margin: 0 auto 2.5rem; text-align: center; font-weight: 300; }
.section { padding: 100px 0; }
.btn { display: inline-block; font-family: var(--font-sans); font-size: 0.82rem; font-weight: 500; letter-spacing: 0.12em; text-transform: uppercase; padding: 16px 36px; border: 1.5px solid transparent; cursor: pointer; transition: var(--transition); border-radius: 0; }
.btn-primary { background: var(--charcoal); color: var(--off-white); border-color: var(--charcoal); }
.btn-primary:hover { background: var(--deep-teal); border-color: var(--deep-teal); }
.btn-outline { background: transparent; color: var(--charcoal); border-color: var(--charcoal); }
.btn-outline:hover { background: var(--charcoal); color: var(--off-white); }
.btn-sm { padding: 12px 24px; font-size: 0.75rem; }
.header { position: fixed; top: 0; left: 0; width: 100%; z-index: 1000; background: rgba(247, 244, 239, 0.92); backdrop-filter: blur(12px); -webkit-backdrop-filter: blur(12px); border-bottom: 1px solid transparent; transition: var(--transition); }
.header.scrolled { border-bottom-color: var(--light-gray); box-shadow: 0 2px 20px rgba(0, 0, 0, 0.04); }
.header-inner { max-width: 1300px; margin: 0 auto; padding: 18px 24px; display: flex; align-items: center; justify-content: space-between; gap: 20px; }
.logo { display: flex; flex-direction: column; line-height: 1.1; }
.logo-main { font-family: var(--font-serif); font-size: 1.4rem; font-weight: 600; letter-spacing: 0.06em; color: var(--charcoal); }
.logo-sub { font-size: 0.62rem; letter-spacing: 0.28em; color: var(--soft-gray); font-weight: 400; margin-top: 2px; }
.nav-desktop { display: flex; gap: 28px; }
.nav-desktop a { font-size: 0.82rem; font-weight: 400; letter-spacing: 0.06em; color: var(--charcoal); position: relative; padding: 4px 0; transition: var(--transition); }
.nav-desktop a::after { content: ''; position: absolute; bottom: 0; left: 0; width: 0; height: 1px; background: var(--deep-teal); transition: var(--transition); }
.nav-desktop a:hover::after { width: 100%; }
.nav-desktop a:hover { color: var(--deep-teal); }
.header-actions { display: flex; align-items: center; gap: 18px; }
.phone-link { font-size: 0.85rem; font-weight: 500; letter-spacing: 0.04em; color: var(--charcoal); transition: var(--transition); }
.phone-link:hover { color: var(--deep-teal); }
.hamburger { display: none; flex-direction: column; gap: 5px; background: none; border: none; cursor: pointer; padding: 4px; }
.hamburger span { width: 26px; height: 2px; background: var(--charcoal); transition: var(--transition); }
.hamburger.active span:nth-child(1) { transform: rotate(45deg) translate(5px, 5px); }
.hamburger.active span:nth-child(2) { opacity: 0; }
.hamburger.active span:nth-child(3) { transform: rotate(-45deg) translate(7px, -7px); }
.nav-mobile { display: none; flex-direction: column; padding: 20px 24px; gap: 16px; background: var(--ivory); border-top: 1px solid var(--light-gray); }
.nav-mobile.active { display: flex; }
.nav-mobile a { font-size: 0.9rem; letter-spacing: 0.04em; color: var(--charcoal); padding: 6px 0; }
.nav-mobile-phone { font-weight: 500; margin-top: 8px; }
.nav-mobile .btn { margin-top: 8px; text-align: center; }
.hero { position: relative; height: 100vh; min-height: 600px; display: flex; align-items: center; justify-content: center; text-align: center; background: url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1920&q=80') center/cover no-repeat; }
.hero-overlay { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,0.25) 0%, rgba(0,0,0,0.15) 50%, rgba(0,0,0,0.35) 100%); }
.hero-content { position: relative; z-index: 1; max-width: 800px; padding: 0 24px; animation: fadeInUp 1.2s ease; }
.hero-title { font-family: var(--font-serif); font-size: clamp(2rem, 6vw, 4rem); font-weight: 400; letter-spacing: 0.08em; color: var(--white); margin-bottom: 1rem; text-shadow: 0 2px 20px rgba(0,0,0,0.3); }
.hero-subtitle { font-family: var(--font-serif); font-size: clamp(1.3rem, 3vw, 2rem); font-weight: 400; font-style: italic; color: var(--white); margin-bottom: 1.5rem; text-shadow: 0 2px 15px rgba(0,0,0,0.3); }
.hero-text { font-size: 1.05rem; color: rgba(255,255,255,0.9); margin-bottom: 2.5rem; font-weight: 300; }
.hero-buttons { display: flex; gap: 16px; justify-content: center; flex-wrap: wrap; }
.hero .btn-primary { background: var(--charcoal); border-color: var(--charcoal); }
.hero .btn-primary:hover { background: var(--white); color: var(--charcoal); border-color: var(--white); }
.hero .btn-outline { color: var(--white); border-color: rgba(255,255,255,0.7); }
.hero .btn-outline:hover { background: var(--white); color: var(--charcoal); border-color: var(--white); }
@keyframes fadeInUp { from { opacity: 0; transform: translateY(30px); } to { opacity: 1; transform: translateY(0); } }
.intro-section { background: var(--off-white); text-align: center; }
.intro-text { max-width: 760px; margin: 0 auto; }
.intro-text p { margin-bottom: 1.2rem; font-size: 1.05rem; color: #555; }
.services-section { background: var(--ivory); }
.services-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; }
.service-card { background: var(--white); padding: 40px 28px; text-align: center; border: 1px solid var(--light-gray); transition: var(--transition); }
.service-card:hover { border-color: var(--sand); box-shadow: 0 8px 30px rgba(0,0,0,0.06); transform: translateY(-4px); }
.service-icon { width: 56px; height: 56px; margin: 0 auto 20px; color: var(--deep-teal); }
.service-icon svg { width: 100%; height: 100%; }
.service-card h3 { font-family: var(--font-serif); font-size: 1.25rem; font-weight: 500; margin-bottom: 12px; letter-spacing: 0.02em; }
.service-card p { font-size: 0.9rem; color: var(--soft-gray); line-height: 1.6; }
.two-col { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: center; }
.two-col.reverse .col-content { order: -1; }
.col-content p { margin-bottom: 1.2rem; color: #555; font-size: 1.02rem; }
.col-content .btn { margin-top: 1rem; }
.image-frame { overflow: hidden; position: relative; }
.image-frame img { width: 100%; height: 480px; object-fit: cover; transition: transform 1s ease; }
.image-frame:hover img { transform: scale(1.04); }
.estate-section { background: var(--off-white); }
.inspections-section { background: var(--ivory); }
.inspections-layout { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: start; }
.inspections-text p { margin-bottom: 1.2rem; color: #555; }
.inspections-list h3 { font-family: var(--font-serif); font-size: 1.3rem; font-weight: 500; margin-bottom: 20px; }
.check-list { list-style: none; display: grid; grid-template-columns: 1fr 1fr; gap: 10px; }
.check-list li { font-size: 0.92rem; color: #555; padding-left: 24px; position: relative; }
.check-list li::before { content: ''; position: absolute; left: 0; top: 8px; width: 14px; height: 1px; background: var(--deep-teal); }
.disclaimer { font-size: 0.82rem; color: var(--soft-gray); font-style: italic; margin-top: 1.5rem; padding-top: 1rem; border-top: 1px solid var(--light-gray); }
.maintenance-section { background: var(--deep-teal); color: var(--off-white); text-align: center; }
.maintenance-section .section-title { color: var(--off-white); }
.maintenance-section .section-subheading { color: rgba(255,255,255,0.7); }
.maintenance-intro { max-width: 640px; margin: 0 auto 2.5rem; color: rgba(255,255,255,0.85); }
.maintenance-tags { display: flex; flex-wrap: wrap; justify-content: center; gap: 12px; margin-bottom: 2.5rem; }
.maintenance-tags span { padding: 10px 22px; border: 1px solid rgba(255,255,255,0.3); font-size: 0.85rem; letter-spacing: 0.06em; color: rgba(255,255,255,0.9); transition: var(--transition); }
.maintenance-tags span:hover { border-color: var(--white); background: rgba(255,255,255,0.1); }
.maintenance-section .btn-primary { background: var(--off-white); color: var(--deep-teal); border-color: var(--off-white); }
.maintenance-section .btn-primary:hover { background: transparent; color: var(--off-white); }
.vendor-section { background: var(--ivory); }
.projects-section { background: var(--off-white); }
.projects-layout { display: grid; grid-template-columns: 1fr 1fr; gap: 60px; align-items: start; }
.projects-text p { margin-bottom: 1.2rem; color: #555; }
.owner-away-section { background: var(--ivory); }
.about-section { background: var(--off-white); text-align: center; }
.about-text { max-width: 720px; margin: 0 auto; }
.about-text p { margin-bottom: 1.2rem; color: #555; font-size: 1.05rem; }
.why-section { background: var(--deep-teal); }
.why-section .section-title { color: var(--off-white); text-align: center; }
.why-grid { display: grid; grid-template-columns: repeat(5, 1fr); gap: 24px; }
.why-card { text-align: center; padding: 30px 16px; color: var(--off-white); }
.why-icon { width: 48px; height: 48px; margin: 0 auto 18px; color: var(--sand); }
.why-card h3 { font-family: var(--font-serif); font-size: 1.15rem; font-weight: 500; margin-bottom: 10px; }
.why-card p { font-size: 0.85rem; color: rgba(255,255,255,0.7); line-height: 1.5; }
.faq-section { background: var(--off-white); }
.faq-list { max-width: 760px; margin: 0 auto; }
.faq-item { border-bottom: 1px solid var(--light-gray); }
.faq-question { width: 100%; background: none; border: none; text-align: left; padding: 24px 0; font-family: var(--font-serif); font-size: 1.15rem; font-weight: 500; color: var(--charcoal); cursor: pointer; display: flex; justify-content: space-between; align-items: center; transition: var(--transition); }
.faq-question:hover { color: var(--deep-teal); }
.faq-toggle { width: 16px; height: 16px; position: relative; flex-shrink: 0; margin-left: 16px; }
.faq-toggle::before, .faq-toggle::after { content: ''; position: absolute; background: var(--soft-gray); transition: var(--transition); }
.faq-toggle::before { width: 16px; height: 1px; top: 7px; left: 0; }
.faq-toggle::after { width: 1px; height: 16px; top: 0; left: 7px; }
.faq-item.active .faq-toggle::after { transform: rotate(90deg); opacity: 0; }
.faq-answer { max-height: 0; overflow: hidden; transition: max-height 0.4s ease, padding 0.4s ease; }
.faq-item.active .faq-answer { max-height: 300px; padding-bottom: 24px; }
.faq-answer p { color: #555; font-size: 0.95rem; }
.final-cta { background: url('https://images.unsplash.com/photo-1613490493576-7fde63acd311?auto=format&fit=crop&w=1920&q=80') center/cover fixed no-repeat; text-align: center; padding: 120px 0; position: relative; }
.final-cta::before { content: ''; position: absolute; inset: 0; background: rgba(0,0,0,0.5); }
.final-cta .container { position: relative; z-index: 1; }
.final-cta h2 { font-family: var(--font-serif); font-size: clamp(1.8rem, 4vw, 2.8rem); font-weight: 400; color: var(--white); margin-bottom: 1rem; }
.final-cta p { color: rgba(255,255,255,0.85); margin-bottom: 2rem; font-size: 1.05rem; }
.final-cta .btn-primary { background: var(--white); color: var(--charcoal); border-color: var(--white); }
.final-cta .btn-primary:hover { background: transparent; color: var(--white); }
.contact-section { background: var(--ivory); }
.contact-layout { display: grid; grid-template-columns: 1fr 2fr; gap: 60px; align-items: start; }
.contact-item { margin-bottom: 32px; }
.contact-item h3 { font-family: var(--font-serif); font-size: 1.1rem; font-weight: 500; margin-bottom: 6px; color: var(--charcoal); }
.contact-item a, .contact-item p { font-size: 1rem; color: var(--soft-gray); }
.contact-item a:hover { color: var(--deep-teal); }
.contact-form { display: flex; flex-direction: column; gap: 16px; }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
.contact-form input, .contact-form textarea { padding: 16px 20px; border: 1px solid var(--light-gray); background: var(--white); font-family: var(--font-sans); font-size: 0.95rem; font-weight: 300; color: var(--charcoal); transition: var(--transition); border-radius: 0; }
.contact-form input:focus, .contact-form textarea:focus { outline: none; border-color: var(--deep-teal); }
.contact-form textarea { resize: vertical; }
.contact-form .btn { align-self: flex-start; margin-top: 8px; }
.form-success { display: none; color: var(--deep-teal); font-size: 0.9rem; margin-top: 8px; }
.form-success.show { display: block; }
.hp-field { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; opacity: 0; pointer-events: none; }
.turnstile-wrap { margin-top: 4px; }
.turnstile-wrap .cf-turnstile { transform: scale(0.95); transform-origin: left center; }
.footer { background: var(--charcoal); color: rgba(255,255,255,0.7); padding: 60px 0 0; }
.footer-inner { display: grid; grid-template-columns: 1fr 2fr 1fr; gap: 40px; align-items: start; padding-bottom: 40px; }
.footer-brand { display: flex; flex-direction: column; }
.footer-brand .logo-main { color: var(--off-white); }
.footer-brand .logo-sub { color: rgba(255,255,255,0.5); }
.footer-nav { display: flex; flex-wrap: wrap; gap: 20px; justify-content: center; }
.footer-nav a { font-size: 0.85rem; letter-spacing: 0.04em; color: rgba(255,255,255,0.6); transition: var(--transition); }
.footer-nav a:hover { color: var(--white); }
.footer-contact { text-align: right; }
.footer-contact a { display: block; font-size: 1rem; color: var(--off-white); margin-bottom: 6px; }
.footer-contact p { font-size: 0.85rem; color: rgba(255,255,255,0.5); }
.footer-bottom { border-top: 1px solid rgba(255,255,255,0.1); padding: 20px 24px; text-align: center; }
.footer-bottom p { font-size: 0.8rem; color: rgba(255,255,255,0.4); }
.reveal { opacity: 0; transform: translateY(30px); transition: opacity 0.8s ease, transform 0.8s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }
@media (max-width: 1024px) {
  .services-grid { grid-template-columns: repeat(2, 1fr); }
  .why-grid { grid-template-columns: repeat(3, 1fr); gap: 20px; }
  .footer-inner { grid-template-columns: 1fr; text-align: center; gap: 24px; }
  .footer-brand { align-items: center; }
  .footer-contact { text-align: center; }
}
@media (max-width: 768px) {
  .nav-desktop { display: none; }
  .header-actions .btn-sm { display: none; }
  .header-actions .phone-link { display: none; }
  .hamburger { display: flex; }
  .section { padding: 60px 0; }
  .section-title { font-size: 1.6rem; }
  .two-col, .inspections-layout, .projects-layout, .contact-layout { grid-template-columns: 1fr; gap: 40px; }
  .two-col.reverse .col-content { order: 0; }
  .image-frame img { height: 320px; }
  .services-grid { grid-template-columns: 1fr; gap: 20px; }
  .why-grid { grid-template-columns: 1fr 1fr; }
  .check-list { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .final-cta { background-attachment: scroll; padding: 80px 0; }
  .hero { min-height: 500px; height: 90vh; }
  .hero-buttons { flex-direction: column; align-items: center; }
  .hero-buttons .btn { width: 100%; max-width: 300px; text-align: center; }
}
@media (max-width: 480px) {
  .why-grid { grid-template-columns: 1fr; }
  .logo-main { font-size: 1.2rem; }
  .logo-sub { font-size: 0.55rem; }
  .section-title { font-size: 1.4rem; }
}