:root{
      color-scheme:light dark;
      --bg:#111210;--bg-deep:#090a09;--surface:#181a17;--surface-2:#20231e;
      --ink:#f3f0e7;--muted:#b6b2a8;--line:rgba(229,220,197,.19);--line-strong:rgba(229,220,197,.34);
      --gold:#c7a56a;--gold-soft:#e2c58d;--gold-deep:#8d6b34;--shadow:0 26px 70px rgba(0,0,0,.28);
      --nav:rgba(17,18,16,.91);--success:#a5bf8b;--danger:#d8a5a0;
      --radius-sm:7px;--radius-lg:26px;
    }
    @media(prefers-color-scheme:light){
      :root{--bg:#171815;--bg-deep:#0d0e0c;--surface:#1e201c;--surface-2:#282b25;--ink:#f5f1e7;--muted:#c1bcb1;--line:rgba(229,220,197,.18);--line-strong:rgba(229,220,197,.34);--gold:#c39b56;--gold-soft:#e0bd7c;--gold-deep:#88662f;--shadow:0 26px 70px rgba(0,0,0,.32);--nav:rgba(23,24,21,.93);--success:#a9c291;--danger:#daa8a2}
    }
    *{box-sizing:border-box}
    html{scroll-behavior:smooth;background:var(--bg)}
    body{margin:0;background:var(--bg);color:var(--ink);font-family:"DM Sans",sans-serif;font-size:16px;line-height:1.65;overflow-x:clip}
    button,input,select,textarea{font:inherit}
    a{color:inherit;text-decoration:none}
    button,a{tap-highlight-color:transparent}
    :focus-visible{outline:2px solid var(--gold-soft);outline-offset:4px}
    .site-nav{position:sticky;top:0;z-index:50;background:var(--nav);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}
    .nav-inner{max-width:1320px;margin:auto;min-height:74px;padding:0 28px;display:flex;align-items:center;gap:22px}
    .nav-context{font-size:.74rem;letter-spacing:.15em;text-transform:uppercase;color:var(--gold-soft);white-space:nowrap}
    .desktop-nav{display:flex;align-items:center;gap:22px;margin-left:auto}
    .desktop-nav>a,.drop>button{border:0;background:none;color:var(--muted);font-weight:500;font-size:.88rem;padding:9px 0;cursor:pointer}
    .desktop-nav>a:hover,.desktop-nav>a[aria-current="page"],.drop>button:hover{color:var(--ink)}
    .drop{position:relative}.drop-menu{display:none;position:absolute;top:42px;left:-20px;width:250px;padding:10px;background:var(--surface);border:1px solid var(--line);box-shadow:var(--shadow)}
    .drop:hover .drop-menu,.drop:focus-within .drop-menu{display:grid}
    .drop-menu a{padding:10px 12px;color:var(--muted);font-size:.86rem}.drop-menu a:hover{background:var(--surface-2);color:var(--ink)}
    .phone-cta,.gold-button{display:inline-flex;align-items:center;justify-content:center;gap:9px;padding:11px 16px;border:1px solid var(--gold);background:var(--gold);color:#111210;font-weight:600;font-size:.87rem;letter-spacing:.02em;transition:background .2s,color .2s}
    .phone-cta:hover,.gold-button:hover{background:var(--gold-soft)}
    .ghost-button{display:inline-flex;align-items:center;justify-content:center;padding:11px 16px;border:1px solid var(--line-strong);color:var(--ink);font-weight:600;font-size:.87rem;transition:border-color .2s}
    .ghost-button:hover{border-color:var(--gold)}
    .menu-button{display:none;margin-left:auto;border:1px solid var(--line-strong);background:transparent;color:var(--ink);padding:9px 12px}
    .mobile-menu{display:none;border-top:1px solid var(--line);padding:14px 22px 24px;background:var(--surface)}
    .mobile-menu.open{display:grid;grid-template-columns:1fr 1fr;gap:2px}
    .mobile-menu a{padding:10px 8px;color:var(--muted);font-size:.92rem}.mobile-menu a:hover{color:var(--ink)}
    main{min-height:70vh}
    .hero{position:relative;min-height:690px;display:flex;align-items:flex-end;isolation:isolate;overflow:hidden;border-bottom:1px solid var(--line)}
    .hero::before{content:"";position:absolute;inset:0;z-index:-2;background:linear-gradient(122deg,var(--bg-deep) 0 46%,transparent 46% 100%),repeating-linear-gradient(90deg,transparent 0 89px,var(--line) 90px),linear-gradient(140deg,var(--surface-2),var(--bg))}
    .hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,var(--bg-deep) 0,rgba(9,10,9,.88) 42%,rgba(9,10,9,.18) 72%),linear-gradient(0deg,rgba(9,10,9,.92),transparent 60%)}
    @media(prefers-color-scheme:light){.hero::after{background:linear-gradient(90deg,rgba(13,14,12,.98) 0,rgba(13,14,12,.9) 45%,rgba(13,14,12,.18) 76%),linear-gradient(0deg,rgba(13,14,12,.9),transparent 62%)}}
    .hero-gridline{position:absolute;right:7%;top:14%;width:34%;height:58%;border:1px solid rgba(199,165,106,.36);transform:skewY(-8deg);z-index:-1}.hero-gridline::before,.hero-gridline::after{content:"";position:absolute;border:1px solid rgba(199,165,106,.19)}.hero-gridline::before{inset:9% 9% -9% -9%}.hero-gridline::after{inset:-8% -8% 8% 8%}
    .hero-inner{width:100%;max-width:1320px;margin:auto;padding:145px 28px 76px;display:grid;grid-template-columns:minmax(0,820px) 1fr;gap:60px;align-items:end}
    .kicker{display:flex;align-items:center;gap:13px;color:var(--gold-soft);font-size:.77rem;letter-spacing:.17em;text-transform:uppercase;margin-bottom:21px}.kicker::before{content:"";width:45px;height:1px;background:var(--gold)}
    h1,h2,h3{font-family:"Libre Caslon Display",serif;font-weight:400;line-height:1.04;margin:0}
    h1{font-size:clamp(3rem,6.8vw,6.75rem);letter-spacing:-.035em;max-width:900px}
    .hero-copy{font-size:clamp(1.05rem,1.7vw,1.3rem);color:var(--muted);max-width:660px;margin:26px 0 30px}
    .actions{display:flex;gap:11px;flex-wrap:wrap}
    .hero-proof{border-left:1px solid var(--gold);padding:8px 0 8px 24px;color:var(--muted);font-size:.92rem;max-width:280px}.hero-proof strong{display:block;color:var(--ink);font-size:1.05rem;margin-bottom:6px}
    .wrap{max-width:1320px;margin:0 auto;padding:0 28px}
    .section{padding:105px 0}.section.compact{padding:72px 0}.section.divided{border-top:1px solid var(--line)}
    .section-head{display:grid;grid-template-columns:minmax(0,1fr) minmax(260px,450px);gap:80px;align-items:end;margin-bottom:54px}
    h2{font-size:clamp(2.35rem,4.7vw,4.8rem);letter-spacing:-.025em}
    h3{font-size:clamp(1.45rem,2.2vw,2.1rem);line-height:1.15}
    .section-head p,.lead{color:var(--muted);margin:0;max-width:650px}
    .service-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}
    .service-card{min-height:285px;padding:34px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);display:flex;flex-direction:column;transition:background .2s}
    .service-card:hover{background:var(--surface)}
    .service-num{font-size:.72rem;letter-spacing:.15em;color:var(--gold);margin-bottom:52px}.service-card p{color:var(--muted);font-size:.93rem}.service-card .arrow{margin-top:auto;color:var(--gold-soft);font-size:.85rem}
    .split{display:grid;grid-template-columns:1.02fr .98fr;gap:76px;align-items:center}.split.reverse .visual{order:2}
    .visual{min-height:470px;position:relative;display:flex;align-items:end;padding:28px;overflow:hidden;background:linear-gradient(145deg,var(--surface-2),var(--bg-deep));border:1px solid var(--line)}
    .visual::before{content:"";position:absolute;inset:-40%;background:linear-gradient(115deg,transparent 45%,rgba(199,165,106,.12) 46% 48%,transparent 49%),repeating-linear-gradient(90deg,transparent 0 72px,rgba(199,165,106,.1) 73px);transform:rotate(-12deg)}
    .visual::after{content:"";position:absolute;inset:16% 14% 27% 32%;border:1px solid rgba(199,165,106,.5);box-shadow:-36px 36px 0 -35px rgba(199,165,106,.35)}
    .photo-caption{position:relative;z-index:2;background:var(--bg-deep);color:#d8d2c7;border-left:2px solid var(--gold);padding:10px 13px;font-size:.76rem;letter-spacing:.06em;max-width:330px}
    .copy-block h2{margin-bottom:24px}.copy-block p{color:var(--muted);margin:0 0 20px}.copy-block .actions{margin-top:30px}
    .detail-list{list-style:none;padding:0;margin:28px 0;display:grid;grid-template-columns:1fr 1fr;gap:0 28px}.detail-list li{padding:13px 0;border-bottom:1px solid var(--line);font-size:.91rem}.detail-list li::before{content:"—";color:var(--gold);margin-right:10px}
    .process{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line)}
    .step{padding:34px;background:var(--bg);min-height:255px}.step b{font-weight:500;color:var(--gold);font-size:.73rem;letter-spacing:.14em}.step h3{margin:32px 0 14px}.step p{color:var(--muted);font-size:.9rem;margin:0}
    .band{padding:36px 0;background:var(--gold);color:#111210}.band-inner{display:flex;align-items:center;justify-content:space-between;gap:26px}.band h2{font-size:clamp(2rem,4vw,4rem)}.band .ghost-button{border-color:rgba(17,18,16,.45);color:#111210}
    .stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.stat{background:var(--surface);padding:32px}.stat strong{display:block;font-family:"Libre Caslon Display",serif;font-size:clamp(2rem,4vw,4rem);font-weight:400;color:var(--gold-soft)}.stat span{color:var(--muted);font-size:.88rem}
    .city-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px}.city-card{min-height:330px;padding:34px;display:flex;flex-direction:column;justify-content:flex-end;position:relative;overflow:hidden;background:linear-gradient(145deg,var(--surface-2),var(--bg-deep));border:1px solid var(--line)}
    .city-card::before{content:"";position:absolute;width:70%;height:110%;right:-15%;top:-20%;border:1px solid rgba(199,165,106,.25);transform:rotate(24deg)}.city-card>*{position:relative}.city-card p{color:var(--muted);max-width:450px}.city-card span{color:var(--gold-soft);font-size:.85rem}
    .quote{max-width:980px;margin:auto;text-align:center}.quote p{font-family:"Libre Caslon Display",serif;font-size:clamp(2rem,4.4vw,4.6rem);line-height:1.13;margin:0}.quote small{display:block;color:var(--gold-soft);margin-top:24px;letter-spacing:.12em;text-transform:uppercase}
    .contact-layout{display:grid;grid-template-columns:.72fr 1.28fr;gap:80px}.contact-sidebar h2{font-size:clamp(2.5rem,4vw,4.3rem)}.contact-sidebar p{color:var(--muted)}
    .contact-lines{margin-top:36px;border-top:1px solid var(--line)}.contact-lines a,.contact-lines div{display:block;padding:17px 0;border-bottom:1px solid var(--line)}
    form{display:grid;grid-template-columns:1fr 1fr;gap:21px 18px;scroll-margin-top:110px}.field{display:grid;gap:8px}.field.full{grid-column:1/-1}.field label,fieldset legend{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold-soft)}
    input,select,textarea{width:100%;border:1px solid var(--line-strong);background:var(--surface);color:var(--ink);padding:14px;border-radius:0}textarea{min-height:150px;resize:vertical}fieldset{grid-column:1/-1;border:0;padding:0;margin:0}.radio-row{display:flex;flex-wrap:wrap;gap:10px;margin-top:8px}.radio-row label{border:1px solid var(--line-strong);padding:10px 14px;cursor:pointer;color:var(--muted)}.radio-row input{width:auto;margin-right:7px}.form-note{grid-column:1/-1;color:var(--muted);font-size:.82rem;margin:0}.form-status{grid-column:1/-1;display:none;padding:18px;background:var(--surface);border-left:3px solid var(--gold);color:var(--ink)}.form-status.show{display:block}
    footer{border-top:1px solid var(--line);background:var(--bg-deep)}.footer-inner{max-width:1320px;margin:auto;padding:70px 28px 28px}.footer-top{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:70px}.footer-statement{font-family:"Libre Caslon Display",serif;font-size:clamp(2rem,4vw,4rem);line-height:1.06}.footer-title{font-size:.73rem;color:var(--gold-soft);letter-spacing:.14em;text-transform:uppercase;margin-bottom:15px}.footer-links{display:grid;gap:8px;color:var(--muted);font-size:.9rem}.footer-links a:hover{color:var(--ink)}.footer-bottom{margin-top:60px;padding-top:20px;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;color:var(--muted);font-size:.78rem;flex-wrap:wrap}.license{color:var(--gold-soft)}
    .route-error{padding:140px 28px;text-align:center}.route-error p{color:var(--muted)}
    @media(max-width:1050px){.desktop-nav{display:none}.menu-button{display:block}.hero{min-height:620px}.hero-inner{grid-template-columns:1fr}.hero-proof{display:none}.service-grid{grid-template-columns:repeat(2,1fr)}.split{gap:42px}.process{grid-template-columns:repeat(2,1fr)}.contact-layout{grid-template-columns:1fr;gap:50px}}
    @media(max-width:720px){.nav-inner{min-height:66px;padding:0 18px;gap:10px}.nav-context{font-size:.62rem}.phone-cta{padding:9px 10px;font-size:.78rem}.hero{min-height:590px}.hero-inner{padding:120px 20px 50px}.hero-gridline{width:62%;right:0;top:15%}.hero-gridline::after{inset:-8% 0 8% 8%}.kicker{font-size:.68rem}.wrap{padding:0 20px}.section{padding:74px 0}.section-head{grid-template-columns:1fr;gap:20px;margin-bottom:36px}.service-grid,.city-grid,.stats{grid-template-columns:1fr}.service-card{min-height:220px;padding:26px}.service-num{margin-bottom:35px}.split,.split.reverse{grid-template-columns:1fr;gap:34px}.split.reverse .visual{order:0}.visual{min-height:330px}.detail-list{grid-template-columns:1fr}.process{grid-template-columns:1fr}.step{min-height:210px}.band-inner{align-items:flex-start;flex-direction:column}.contact-layout{gap:38px}form{grid-template-columns:1fr}.field.full,.field,fieldset{grid-column:1}.footer-top{grid-template-columns:1fr;gap:40px}.footer-bottom{flex-direction:column}.mobile-menu.open{grid-template-columns:1fr 1fr}.quote{text-align:left}.radio-row{display:grid;grid-template-columns:1fr}.radio-row label{width:100%}}
    @media(max-width:430px){.nav-context{display:none}.phone-cta{margin-left:auto}.menu-button{margin-left:0}.mobile-menu.open{grid-template-columns:1fr}.hero h1{font-size:clamp(2.75rem,15vw,4.2rem)}.actions{display:grid}.actions a,.actions button{width:100%}}
    @media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
  html{overflow-x:clip}

/* ---- static-site additions: real photo heroes / visuals / gallery / form embed ---- */
.hero.has-photo::before{display:none}
.hero-bg{position:absolute;inset:0;z-index:-2;background-size:cover;background-position:center}
.visual.has-photo::before,.visual.has-photo::after{display:none}
.visual.has-photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0}
.visual.has-photo .photo-caption{z-index:2}
.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:54px}
.g-item{position:relative;min-height:320px;overflow:hidden;border:1px solid var(--line)}
.g-item img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.g-item .photo-caption{position:absolute;left:0;bottom:0;z-index:2;background:var(--bg-deep);color:#d8d2c7;border-left:2px solid var(--gold);padding:10px 13px;font-size:.76rem;letter-spacing:.06em;max-width:330px}
.ghl-frame{width:100%;min-height:900px;border:0;display:block;background:var(--surface)}
.stats{grid-template-columns:repeat(4,1fr)}
.band{background:#f2e8d0;color:#1a1b18}
.band .ghost-button{border-color:#1a1b18;color:#1a1b18}
.sticky-cta{display:none}
.financing-note{font-size:.82rem;color:var(--muted);margin-top:10px}
@media(max-width:720px){
.sticky-cta{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:60;background:rgba(13,14,12,.96);backdrop-filter:blur(12px);border-top:1px solid var(--line);padding:10px 14px calc(10px + env(safe-area-inset-bottom));gap:10px}
.sticky-cta a{flex:1;text-align:center;padding:12px 8px;font-size:.85rem;font-weight:600;border-radius:8px;text-decoration:none}
.sticky-cta a:first-child{background:var(--gold);color:#111210}
.sticky-cta a:last-child{border:1px solid var(--line-strong);color:var(--ink)}
body{padding-bottom:78px}}
.brand{display:inline-flex;align-items:center;line-height:0;flex:none}
.brand img{height:42px;width:auto;display:block}
.footer-logo{height:48px;width:auto;display:block;margin-bottom:26px}
@media(max-width:720px){.brand img{height:32px}.footer-logo{height:36px}}
@media(max-width:720px){.gallery{grid-template-columns:1fr}.g-item{min-height:260px}}
html,body{overflow-x:clip}
/* ---- live Google reviews section (homepage) ---- */
.review-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:16px;margin-top:8px}
.review-card{padding:30px;display:flex;flex-direction:column;gap:14px;background:linear-gradient(145deg,var(--surface-2),var(--bg-deep));border:1px solid var(--line)}
.review-stars{color:var(--gold);letter-spacing:.18em;font-size:.95rem}
.review-card p{color:var(--muted);font-size:.95rem;line-height:1.6}
.review-who{display:flex;flex-direction:column;gap:2px;margin-top:auto}
.review-who strong{font-size:.95rem}
.review-who span{color:var(--gold-soft);font-size:.82rem}
@media(max-width:720px){.review-grid{grid-template-columns:1fr}.review-card{padding:24px}}