:root{--bg:#FFFFFF;--soft:#F3F5FB;--ink:#0F1B3D;--muted:#55607E;--blue:#1A3FA8;--deep:#0B1F5C;--line:#D9DFEF;--on:#FFFFFF;
box-sizing:border-box;padding-top:env(safe-area-inset-top,0px);padding-bottom:env(safe-area-inset-bottom,0px)}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){--bg:#0A1230;--soft:#101A40;--ink:#EEF1FA;--muted:#A3AECF;--blue:#6C8BFF;--deep:#060C24;--line:#233062}}
:root[data-theme="dark"]{--bg:#0A1230;--soft:#101A40;--ink:#EEF1FA;--muted:#A3AECF;--blue:#6C8BFF;--deep:#060C24;--line:#233062}
*,*::before,*::after{box-sizing:inherit}
html{scroll-padding-top:env(safe-area-inset-top,0px);scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font:300 17px/1.75 Jost,system-ui,sans-serif}
h1,h2,h3{font-family:"Cormorant Garamond",Georgia,serif;font-weight:500;line-height:1.08;margin:0}
a{color:inherit}
:focus-visible{outline:2px solid var(--blue);outline-offset:4px}
.wrap{max-width:1080px;margin:0 auto;padding:0 24px}
nav{position:sticky;top:env(safe-area-inset-top,0px);z-index:5;background:var(--bg);border-bottom:1px solid var(--line)}
.bar{display:flex;align-items:center;justify-content:space-between;gap:10px 16px;padding-top:14px;padding-bottom:14px;flex-wrap:wrap}
.logo{font:600 22px "Cormorant Garamond",serif;text-decoration:none;letter-spacing:.5px}
.links{display:flex;gap:22px;align-items:center;font-size:15px;letter-spacing:.6px}
.links a{text-decoration:none;color:var(--muted);padding:4px 0;border-bottom:1px solid transparent}
.links a.on,.links a:hover{color:var(--ink);border-color:var(--blue)}
.btn{display:inline-block;background:var(--blue);color:#fff;text-decoration:none;padding:15px 34px;font-weight:400;letter-spacing:.8px;font-size:15px}
.btn.line{background:transparent;border:1px solid currentColor;color:inherit}
.btn.sm{padding:9px 18px;color:#fff!important;border:0!important}
.view{display:none}.view.on{display:block}
.hero{background:var(--deep);color:#fff;padding:110px 0 120px;text-align:center}
.hero h1{font-size:clamp(46px,8.5vw,96px);max-width:15ch;margin:0 auto 24px}
.hero p{max-width:46ch;margin:0 auto 38px;color:#C7D1F0;font-size:19px}
.hero .rule{width:64px;height:1px;background:#fff;margin:0 auto 30px;opacity:.7}
.cta{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
.hero .btn{background:#fff;color:var(--deep)}
.hero .btn.line{background:transparent;color:#fff}
section{padding:92px 0}
h2{font-size:clamp(34px,5.5vw,56px);margin-bottom:14px}
.lead{color:var(--muted);max-width:54ch;margin:0 0 48px}
.center{text-align:center}.center .lead{margin-left:auto;margin-right:auto}
.svcs{display:grid;gap:0;grid-template-columns:repeat(auto-fit,minmax(250px,1fr));border-top:1px solid var(--line);border-left:1px solid var(--line)}
.svc{padding:34px 30px;border-right:1px solid var(--line);border-bottom:1px solid var(--line)}
.svc h3{font-size:29px;margin-bottom:8px}
.svc p{margin:0;color:var(--muted);font-size:16px}
.soft{background:var(--soft)}
.stats{display:grid;gap:34px;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));text-align:center}
.stats b{display:block;font:500 56px "Cormorant Garamond",serif;color:var(--blue)}
.stats span{color:var(--muted);font-size:15px}
.pf{display:grid;gap:28px;grid-template-columns:repeat(auto-fit,minmax(290px,1fr))}
.shot{aspect-ratio:4/3;background:linear-gradient(135deg,var(--deep),var(--blue));display:flex;align-items:flex-end;padding:18px;color:#fff;font-size:13px;letter-spacing:.8px;opacity:.95}
.proj h3{font-size:30px;margin:18px 0 4px}
.proj p{margin:0;color:var(--muted);font-size:16px}
.proj small{color:var(--blue);font-size:14px;letter-spacing:.6px}
.rv{display:grid;gap:28px;grid-template-columns:repeat(auto-fit,minmax(290px,1fr))}
.rcard{border:1px solid var(--line);padding:34px 30px;background:var(--bg)}
.stars{color:var(--blue);letter-spacing:4px;font-size:15px}
.rcard blockquote{margin:14px 0 20px;font:italic 400 21px/1.45 "Cormorant Garamond",serif}
.rcard cite{font-style:normal;font-size:14px;color:var(--muted);letter-spacing:.5px}
.contact{background:var(--deep);color:#fff;text-align:center}
.contact p{color:#C7D1F0;max-width:46ch;margin:0 auto 30px}
.phone{display:block;font:500 clamp(40px,8vw,70px) "Cormorant Garamond",serif;text-decoration:none;margin:0 0 30px}
.contact .btn{background:#fff;color:var(--deep)}
footer{padding:30px 0 40px;color:var(--muted);font-size:14px;text-align:center}
.hero{position:relative;overflow:hidden}
.hero>.wrap{position:relative;z-index:2}
.fx{position:absolute;inset:0;z-index:1;pointer-events:none}
.fx::before{content:"";position:absolute;inset:-80px;background-image:linear-gradient(rgba(255,255,255,.07) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.07) 1px,transparent 1px);background-size:64px 64px;animation:drift 24s linear infinite}
.fx::after{content:"";position:absolute;top:0;bottom:0;width:40%;left:-40%;background:linear-gradient(100deg,transparent,rgba(120,150,255,.22),transparent);animation:sweep 9s ease-in-out infinite}
@keyframes drift{to{transform:translate(64px,64px)}}
@keyframes sweep{to{left:110%}}
@media (prefers-reduced-motion:reduce){.fx::before,.fx::after{animation:none}}
.areas{display:flex;flex-wrap:wrap;justify-content:center;gap:0;border-top:1px solid var(--line);border-left:1px solid var(--line);max-width:860px;margin:0 auto}
.areas span{flex:1 1 160px;padding:20px 16px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);font:500 24px "Cormorant Garamond",serif}
.proj2{margin-bottom:72px}
.proj2 h3{font-size:clamp(30px,5vw,42px)}
.proj2>p{color:var(--muted);margin:6px 0 20px;max-width:56ch}
.ba{display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(270px,1fr))}
.ba figure{margin:0;position:relative;overflow:hidden;background:var(--soft)}
.ba img{width:100%;height:100%;object-fit:cover;display:block}
.ba figcaption{position:absolute;left:0;bottom:0;background:var(--deep);color:#fff;font-size:13px;letter-spacing:1px;padding:6px 14px}
.about{display:grid;gap:48px;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));align-items:center}
.about figure{margin:0;aspect-ratio:4/5;overflow:hidden;background:var(--soft)}
.about img{width:100%;height:100%;object-fit:cover;object-position:center 30%;display:block}
.about p{margin:0 0 18px;max-width:52ch}
.about .big2{font:500 clamp(26px,4vw,34px)/1.3 "Cormorant Garamond",serif;color:var(--blue)}
.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:72px;align-items:start}
.faqside{position:sticky;top:110px}
.faqside .lead{margin-bottom:30px}
.qas{border-top:1px solid var(--line)}
.qa{border-bottom:1px solid var(--line)}
.qa summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:baseline;gap:24px;padding:24px 0;font:500 clamp(23px,2.6vw,28px)/1.25 "Cormorant Garamond",Georgia,serif}
.qa summary::-webkit-details-marker{display:none}
.qa summary::after{content:"+";flex:none;font:300 30px/1 Jost,sans-serif;color:var(--blue);transition:transform .2s}
.qa[open] summary::after{transform:rotate(45deg)}
.qa summary:hover{color:var(--blue)}
.qa p{margin:-4px 0 28px;color:var(--muted);max-width:58ch}
.qa a{color:var(--blue)}
.sticky{display:none}
@media (max-width:760px){
 .faq{grid-template-columns:1fr;gap:36px}
 .faqside{position:static}
 .links{gap:16px;font-size:14px;letter-spacing:.3px}
 .links .btn.sm{display:none}
 footer{padding-bottom:100px}
}
@media (prefers-reduced-motion:reduce){.qa summary::after{transition:none}}
.orcall{margin:26px auto 0!important;font-size:16px;color:#C7D1F0}
.orcall a{color:#fff}
.rentband{background:var(--deep);color:#fff;padding:72px 0}
.rentgrid{display:grid;grid-template-columns:1.4fr .6fr;gap:40px;align-items:center}
.rentband p{color:#C7D1F0;max-width:52ch;margin:0}
.rentband h2{margin-bottom:12px}
.rentcta{text-align:right}
.rentband .btn{background:#fff;color:var(--deep)}
.rhero{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.rhero .big2{font:500 clamp(24px,3.4vw,32px)/1.3 "Cormorant Garamond",Georgia,serif;color:var(--blue);margin:16px 0 18px}
.rhero p{max-width:52ch}
.cta.left{justify-content:flex-start;margin-top:30px}
.rimg{margin:0;aspect-ratio:4/5;overflow:hidden;background:var(--soft)}
.rimg img{width:100%;height:100%;object-fit:cover;display:block}
.steps{list-style:none;counter-reset:st;margin:0;padding:0;display:grid;gap:36px;grid-template-columns:repeat(auto-fit,minmax(230px,1fr))}
.steps li{counter-increment:st;border-top:1px solid var(--line);padding-top:22px}
.steps li::before{content:counter(st);display:block;font:500 46px/1 "Cormorant Garamond",Georgia,serif;color:var(--blue);margin-bottom:12px}
.steps h3{font-size:28px;margin-bottom:6px}
.steps p{margin:0;color:var(--muted)}
.steps a{color:var(--blue)}
.estgrid{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}
.estside .lead{margin-bottom:28px}
.tip{border-left:3px solid var(--blue);padding:4px 0 4px 20px;margin:0 0 26px}
.tip h3{font-size:25px;margin-bottom:6px}
.tip p{margin:0;color:var(--muted)}
.muted{color:var(--muted)}.muted a{color:var(--blue)}
.form{display:grid;gap:20px}
.form .row{display:grid;gap:20px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.form label{display:block;font-size:15px;font-weight:400;margin-bottom:6px}
.form input,.form select,.form textarea{width:100%;font:400 17px Jost,system-ui,sans-serif;padding:14px;border:1px solid var(--line);background:var(--bg);color:var(--ink);border-radius:0}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--blue);outline-offset:0;border-color:var(--blue)}
.form [aria-invalid="true"]{border-color:#C62828}
.form textarea{min-height:120px;resize:vertical}
.form .btn{border:0;cursor:pointer;font-family:Jost,system-ui,sans-serif}
.formmsg{margin:12px 0 0;color:var(--muted);font-size:15px;min-height:1em}
.qa a{color:var(--blue)}
.sticky{display:none}
@media (max-width:760px){
 .bar{flex-wrap:wrap}
 .links{width:100%;overflow-x:auto;white-space:nowrap;scrollbar-width:none;gap:12px;padding-bottom:2px;font-size:13.5px;letter-spacing:0;justify-content:space-between}
 .links::-webkit-scrollbar{display:none}
 .rentgrid,.rhero,.estgrid{grid-template-columns:1fr;gap:32px}
 .rentcta{text-align:left}
 .rimg{aspect-ratio:4/3}
 .sticky{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:9;padding:0 0 env(safe-area-inset-bottom,0px);background:var(--deep)}
 .sticky a{display:block;text-align:center;text-decoration:none;color:#fff;font:500 20px "Cormorant Garamond",Georgia,serif;letter-spacing:.5px;padding:13px 8px}
 .sticky a:first-child{background:var(--blue)}
}

.hero.hasvid{min-height:min(84vh,820px);display:flex;align-items:center;padding:88px 0}
.herobg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 62%;z-index:0;opacity:var(--heroFade,1);transform-origin:50% 62%;backface-visibility:hidden;will-change:transform,opacity;animation:heroZoom 30s cubic-bezier(.25,.1,.25,1) both}
@keyframes heroZoom{from{transform:scale3d(1,1,1)}to{transform:scale3d(1.1,1.1,1)}}
@media (prefers-reduced-motion:reduce){.herobg{animation:none}}
.hero.hasvid{background:var(--deep)}
.heroshade{position:absolute;inset:0;z-index:1;background:radial-gradient(ellipse at 50% 50%,rgba(11,31,92,.62) 0%,rgba(11,31,92,.74) 70%),linear-gradient(180deg,rgba(11,31,92,.35),rgba(11,31,92,.55))}
.hero.hasvid>.wrap{position:relative;z-index:2;width:100%}
.hero.hasvid h1{text-shadow:0 2px 24px rgba(5,14,45,.45)}
.hero.hasvid p{color:#E3E9FA;text-shadow:0 1px 12px rgba(5,14,45,.5)}
.hero.hasvid h1{font-size:clamp(44px,6.6vw,84px)}
@media (min-width:761px){
 .heroshade{background:radial-gradient(ellipse 58% 72% at 50% 52%,rgba(11,31,92,.74) 0%,rgba(11,31,92,.64) 50%,rgba(11,31,92,.34) 100%)}
 .herobg{object-position:center 64%}
}
@media (max-width:760px){.hero.hasvid{min-height:calc(100svh - 110px);padding:72px 0 88px}}
footer p{margin:0}
.findus{font:500 22px "Cormorant Garamond",Georgia,serif;color:var(--ink);margin:0 0 14px!important}
.social{display:flex;flex-wrap:wrap;justify-content:center;gap:10px;margin:0 0 22px}
.social a{display:inline-block;padding:9px 18px;border:1px solid var(--line);color:var(--ink);text-decoration:none;font-size:15px;letter-spacing:.4px}
.social a:hover{border-color:var(--blue);color:var(--blue)}
.social.onDark{margin:34px 0 0}
.social.onDark a{border-color:rgba(255,255,255,.35);color:#fff}
.social.onDark a:hover{border-color:#fff;color:#fff;background:rgba(255,255,255,.08)}
.alsoon{text-align:center;margin:22px 0 0;color:var(--muted)}
.alsoon a{color:var(--blue)}
footer{border-top:1px solid var(--line);padding-top:44px;padding-left:24px;padding-right:24px}
.contact .btn.line{background:transparent;color:#fff;border:1px solid #fff}
@media (max-width:760px){.social{gap:8px}.social a{padding:8px 12px;font-size:14px;letter-spacing:0}}
@media (prefers-color-scheme:dark){:where(:root:not([data-theme="light"])) .btn,:where(:root:not([data-theme="light"])) .sticky a:first-child{background:#2D55D6}}
:where(:root[data-theme="dark"]) .btn,:where(:root[data-theme="dark"]) .sticky a:first-child{background:#2D55D6}

/* ---- upgrade 2026-10 ---- */
.hp{position:absolute!important;left:-10000px!important;width:1px;height:1px;overflow:hidden}
.form input[type=file]{padding:10px;background:var(--soft);font-size:15px}
.form .photos{display:grid;gap:14px;grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
.form .hint{margin:4px 0 0;font-size:14px;color:var(--muted)}
#estf[hidden],.photos[hidden]{display:none!important}
.estdone[hidden]{display:none!important}
.estdone{border:1px solid var(--line);border-left:4px solid var(--blue);padding:28px 26px;background:var(--soft);grid-column:2;grid-row:1;align-self:start}
@media (max-width:860px){.estdone{grid-column:auto;grid-row:auto}}
.estdone:focus{outline:none}
.estdone h3{font-size:32px;margin-bottom:8px}
.estdone p{margin:0 0 10px;color:var(--muted)}
.estdone a{color:var(--blue)}
.formmsg a{color:var(--blue)}
.gbadge{margin:22px 0 0}
.gbadge[hidden]{display:none}
.gbadge-link{display:inline-flex;align-items:center;gap:10px;text-decoration:none;border:1px solid var(--line);padding:10px 16px;background:var(--bg);color:var(--ink)}
.gbadge-link:hover{border-color:var(--blue)}
.gstars{color:#E8A317;letter-spacing:2px;font-size:18px}
.gbadge-link b{font:600 22px "Cormorant Garamond",Georgia,serif}
.gbadge-link span:last-child{color:var(--muted);font-size:15px}
.revtop{display:flex;flex-wrap:wrap;align-items:center;gap:14px 18px;margin:0 0 34px}
.revtop .gbadge{margin:0}
.revbtns{display:flex;flex-wrap:wrap;gap:12px}
.revbtns .btn[hidden]{display:none}
.gattr{margin:26px 0 0;color:var(--muted);font-size:14px}
.gattr[hidden]{display:none}
.grauthor{display:flex;align-items:center;gap:10px;font-size:14px;color:var(--muted)}
.grauthor img{width:32px;height:32px;border-radius:50%}
.grauthor a{color:var(--ink);text-decoration:none;font-weight:500}
.grcard{margin:0}
.svc .more{display:inline-block;margin-top:12px;color:var(--blue);font-size:15px;text-decoration:none;border-bottom:1px solid currentColor}
.hours{margin:8px 0 26px!important;color:#C7D1F0}
.contact .hours{margin:-14px auto 26px!important}
.arealink{margin-top:26px}
.ftcols{display:grid;gap:26px 40px;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));max-width:900px;margin:0 auto 34px;text-align:left}
.ftcols h4{font:500 21px "Cormorant Garamond",Georgia,serif;color:var(--ink);margin:0 0 10px}
.ftcols ul{list-style:none;margin:0;padding:0}
.ftcols li{margin:0 0 6px}
.ftcols a{color:var(--muted);text-decoration:none}
.ftcols a:hover{color:var(--blue)}
.fthours{margin:0 0 6px!important;color:var(--ink)}
/* sub pages */
.phero{background:var(--deep);color:#fff;padding:78px 0 70px}
.crumbs{font-size:14px;color:#C7D1F0;margin:0 0 18px}
.crumbs a{color:#fff}
.phero h1{font-size:clamp(40px,6vw,68px);max-width:18ch;margin:0 0 18px}
.phero p{max-width:56ch;color:#E3E9FA;font-size:18px;margin:0 0 30px}
.phero .btn{background:#fff;color:var(--deep)}
.phero .btn.line{background:transparent;color:#fff;border:1px solid #fff}
.phero .cta{justify-content:flex-start}
.pgrid{display:grid;grid-template-columns:1.2fr .8fr;gap:56px;align-items:start}
.plist{list-style:none;margin:0 0 10px;padding:0;display:grid;gap:12px}
.plist li{padding-left:30px;position:relative}
.plist li::before{content:"";position:absolute;left:4px;top:.62em;width:12px;height:2px;background:var(--blue)}
.pside{border:1px solid var(--line);padding:28px 26px;background:var(--soft)}
.pside h3{font-size:28px;margin-bottom:10px}
.pside p{margin:0 0 16px;color:var(--muted)}
.pside .phone{font-size:38px;margin:0 0 16px;color:var(--ink)}
.pphotos{display:grid;gap:16px;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));margin:0 0 10px}
.pphotos figure{margin:0;position:relative;overflow:hidden;background:var(--soft);aspect-ratio:4/3}
.pphotos img{width:100%;height:100%;object-fit:cover;display:block}
.pphotos figcaption{position:absolute;left:0;bottom:0;background:var(--deep);color:#fff;font-size:13px;letter-spacing:1px;padding:6px 14px}
.morelinks{display:flex;flex-wrap:wrap;gap:10px}
.morelinks a{display:inline-block;padding:9px 16px;border:1px solid var(--line);text-decoration:none;color:var(--ink);font-size:15px}
.morelinks a:hover{border-color:var(--blue);color:var(--blue)}
.townlist{display:grid;gap:22px;grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.townlist div{border-top:2px solid var(--blue);padding-top:16px}
.townlist h3{font-size:28px;margin-bottom:6px}
.townlist p{margin:0;color:var(--muted)}
.prose p{max-width:62ch}
@media (max-width:860px){.pgrid{grid-template-columns:1fr;gap:36px}.phero{padding:56px 0 52px}}

/* ---- security pass 2026-10: classes that replace inline styles (lets the CSP forbid them) ---- */
.svcs.tl{text-align:left}
.r43{aspect-ratio:4/3}
.r34{aspect-ratio:3/4}
.ba img.op45{object-position:center 45%}
.about figure.award{aspect-ratio:800/992}
.about .award img{object-position:center}
.btn.line.blue{color:var(--blue);border-color:var(--blue)}
.cta.start{justify-content:flex-start}
.mt44{margin-top:44px}