:root{
  --white:#fff; --mist:#f4f5f6; --silver:#c9ccd0; --silver-d:#a9adb3;
  --grey:#6b6f75; --ink:#1a1b1d; --black:#0d0d0e;
  --font:'Montserrat',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --max:1120px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--font);font-weight:300;font-size:17px;line-height:1.7;color:var(--ink);background:var(--white);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
.center{text-align:center}
.skip{position:absolute;left:-999px}
.skip:focus{left:12px;top:12px;background:var(--black);color:#fff;padding:8px 14px;z-index:99}

/* type */
h1,h2,h3,h4{font-weight:300;line-height:1.2;margin:0 0 .6em;letter-spacing:.01em;color:var(--black)}
h1{font-size:clamp(2.1rem,5vw,3.6rem);font-weight:200;letter-spacing:.02em}
h2{font-size:clamp(1.6rem,3.2vw,2.3rem);font-weight:300}
h3{font-size:1.05rem;font-weight:500;letter-spacing:.06em;text-transform:uppercase}
.eyebrow{font-size:.75rem;font-weight:500;letter-spacing:.28em;text-transform:uppercase;color:var(--grey);margin:0 0 1rem}
.lead{font-size:1.15rem;color:var(--grey);max-width:620px}
.muted{color:var(--grey);font-size:.92rem}
.note{font-size:.82rem;color:var(--grey);margin-top:1.5rem}

/* header */
.site-header{position:sticky;top:0;z-index:20;background:rgba(255,255,255,.94);backdrop-filter:blur(8px);border-bottom:1px solid #e6e8ea}
.bar{display:flex;align-items:center;justify-content:space-between;height:72px}
.brand img{width:190px;height:auto}
nav{display:flex;align-items:center;gap:28px}
nav a{text-decoration:none;font-size:.78rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);padding:6px 0;border-bottom:1px solid transparent;transition:color .2s,border-color .2s}
nav a:hover,nav a[aria-current]{color:var(--black);border-color:var(--black)}
nav a.btn{color:#fff;border:1px solid var(--black)}
nav a.btn:hover{color:var(--black)}
.menu-btn{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative}
.menu-btn span{position:absolute;left:10px;right:10px;height:1px;background:var(--black);transition:transform .25s}
.menu-btn span:first-child{top:18px}.menu-btn span:last-child{top:26px}
.menu-btn[aria-expanded=true] span:first-child{transform:translateY(4px) rotate(45deg)}
.menu-btn[aria-expanded=true] span:last-child{transform:translateY(-4px) rotate(-45deg)}

/* buttons */
.btn{display:inline-block;background:var(--black);color:#fff;border:1px solid var(--black);padding:14px 34px;font:500 .78rem var(--font);letter-spacing:.18em;text-transform:uppercase;text-decoration:none;cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:transparent;color:var(--black)}
.btn-sm{padding:9px 20px}
.btn-ghost{background:transparent;color:var(--black)}
.btn-ghost:hover{background:var(--black);color:#fff}
.btn-light{background:#fff;color:var(--black);border-color:#fff}
.btn-light:hover{background:transparent;color:#fff}
:focus-visible{outline:2px solid var(--black);outline-offset:3px}
.band-dark :focus-visible,.site-footer :focus-visible{outline-color:#fff}

/* hero */
.hero{position:relative;min-height:78vh;display:flex;align-items:center;background:linear-gradient(135deg,#f7f8f9 0%,#dfe1e4 55%,#c9ccd0 100%);overflow:hidden}
.hero .photo{position:absolute;inset:0;filter:grayscale(1) contrast(1.05)}
.hero-veil{position:absolute;inset:0;background:linear-gradient(90deg,rgba(255,255,255,.96) 0%,rgba(255,255,255,.9) 45%,rgba(255,255,255,.35) 100%)}
.hero-inner{position:relative;padding-top:80px;padding-bottom:80px}
.hero h1{max-width:760px}
.actions{display:flex;gap:16px;flex-wrap:wrap;margin-top:2rem}
.photo{background:linear-gradient(135deg,#eceeef,#c9ccd0);background-size:cover;background-position:center}
.photo.has-img{filter:grayscale(1) contrast(1.05)}

/* sections */
.section{padding:96px 0}
.tint{background:var(--mist)}
.page-head{padding:90px 0 40px;background:linear-gradient(180deg,var(--mist),#fff)}
.page-head h1{max-width:820px}
.stats{border-top:1px solid #e6e8ea;border-bottom:1px solid #e6e8ea}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);text-align:center}
.grid3>div{padding:44px 12px}
.grid3>div+div{border-left:1px solid #e6e8ea}
.num{display:block;font-size:clamp(1.8rem,3.6vw,2.6rem);font-weight:200;letter-spacing:.03em;color:var(--black)}
.lab{display:block;font-size:.72rem;font-weight:500;letter-spacing:.22em;text-transform:uppercase;color:var(--grey)}
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:44px}
.card{border:1px solid #e1e3e6;padding:34px 28px;background:#fff;transition:border-color .2s,transform .2s}
.card:hover{border-color:var(--black);transform:translateY(-3px)}
.card p{margin:0;color:var(--grey);font-size:.95rem}
.tint .card{background:#fff}
.more{margin-top:2rem}
.more a{font-size:.8rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid var(--black)}
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.side-photo{min-height:340px}
.side-photo.tall{min-height:460px}
.checks{list-style:none;margin:0;padding:0}
.checks li{padding:16px 0 16px 38px;border-bottom:1px solid #dcdfe2;position:relative}
.checks li::before{content:"";position:absolute;left:4px;top:26px;width:16px;height:8px;border-left:1px solid var(--black);border-bottom:1px solid var(--black);transform:rotate(-45deg)}
.steps{list-style:none;margin:44px 0 0;padding:0;display:grid;grid-template-columns:repeat(5,1fr);gap:22px;counter-reset:s}
.steps li{counter-increment:s;border-top:1px solid var(--black);padding-top:18px}
.steps li::before{content:"0" counter(s);display:block;font-size:.75rem;letter-spacing:.2em;color:var(--silver-d);margin-bottom:8px}
.steps b{display:block;font-weight:500;letter-spacing:.08em;text-transform:uppercase;font-size:.9rem;margin-bottom:6px}
.steps span{display:block;font-size:.9rem;color:var(--grey);line-height:1.55}
.chips{list-style:none;margin:20px 0 0;padding:0;display:flex;flex-wrap:wrap;gap:12px}
.chips li{border:1px solid var(--silver);padding:10px 22px;font-size:.82rem;font-weight:500;letter-spacing:.1em;text-transform:uppercase;color:var(--ink)}
.cta{padding:90px 0}
.band-dark{background:var(--black);color:#fff}
.band-dark h2{color:#fff}
.band-dark p{color:var(--silver);margin:0 auto 2rem;max-width:520px}

/* form */
.form-split{align-items:start;grid-template-columns:1.6fr 1fr}
.form label{display:block;font-size:.72rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-bottom:20px}
.opt{text-transform:none;letter-spacing:0;font-weight:300}
.form input:not([type=checkbox]),.form select,.form textarea{display:block;width:100%;margin-top:8px;padding:13px 14px;font:300 1rem var(--font);color:var(--ink);background:#fff;border:1px solid var(--silver);border-radius:0}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--black)}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:20px}
fieldset{border:0;padding:0;margin:0 0 20px}
legend{font-size:.72rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-bottom:10px;padding:0}
.chk{display:inline-flex!important;align-items:center;gap:8px;margin:0 20px 10px 0!important;text-transform:none!important;letter-spacing:0!important;font-size:.95rem!important;font-weight:300!important;color:var(--ink)!important}
.chk input{width:auto;margin:0;accent-color:#000}
.hp{position:absolute;left:-9999px}
.aside{background:var(--mist);padding:34px 30px}
.aside h3{margin-top:0}
.mini{padding-left:20px;margin:0 0 28px;color:var(--grey)}

/* footer */
.site-footer{background:var(--black);color:var(--silver);padding-top:70px;font-size:.92rem}
.foot{display:grid;grid-template-columns:1.6fr 1fr 1.2fr;gap:48px;padding-bottom:50px}
.site-footer h4{color:#fff;font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;font-weight:500;margin-bottom:1rem}
.site-footer a{display:block;text-decoration:none;color:var(--silver);padding:3px 0}
.site-footer a:hover{color:#fff}
.site-footer .muted{color:#8d9096}
.site-footer img{margin-bottom:16px}
.legal{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;border-top:1px solid #2a2b2e;padding-top:22px;padding-bottom:30px;font-size:.78rem;color:#8d9096}

@media (max-width:900px){
  .menu-btn{display:block}
  nav{position:absolute;top:72px;left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:8px 24px 24px;border-bottom:1px solid #e6e8ea;display:none}
  nav.open{display:flex}
  nav a{padding:14px 0;width:100%}
  nav a.btn{text-align:center;margin-top:12px}
  .cards,.steps,.split,.form-split,.foot{grid-template-columns:1fr}
  .cards{gap:18px}
  .split{gap:36px}
  .steps{gap:26px}
  .section{padding:68px 0}
  .grid3>div{padding:32px 6px}
  .num{font-size:1.5rem}.lab{font-size:.62rem;letter-spacing:.14em}
  .hero{min-height:70vh}
  .hero-veil{background:rgba(255,255,255,.88)}
  .row2{grid-template-columns:1fr;gap:0}
}
@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

.success{border:1px solid var(--black);padding:48px 40px;background:var(--mist)}
.success[hidden],.form[hidden]{display:none}
.success h2{font-size:2.2rem;margin-bottom:.4em}
.success .btn{margin-top:1.5rem}
.success:focus{outline:none}
#form-status{font-size:1rem;color:var(--ink)}

/* ===== Home: window parallax hero (skyline back, room front, text on top) ===== */
.hero-window{
  --hero-h:clamp(560px,min(90vh,60vw),1100px);
  --sky-w:152vw; --sky-x:-50vw; --sky-top:-12.85vw; /* where the skyline strip starts, relative to the top of the hero; scales with width like the room image */
  position:relative;height:var(--hero-h);overflow:hidden;background:#2a2c2f;isolation:isolate;
}
.hw-sky{
  position:absolute;left:0;right:0;bottom:0;height:calc(var(--hero-h) * 1.7);will-change:transform;
  background:
    url(assets/img/skyline-hero.jpg) var(--sky-x) calc(var(--hero-h) * 0.7 + var(--sky-top)) / var(--sky-w) auto no-repeat,
    linear-gradient(180deg,#e4e6e9 0%,#cfd2d6 55%,#c6c9ce 100%);
}
.hw-sky::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,#e4e6e9 0%,rgba(228,230,233,0) 38%);pointer-events:none}
.hw-room{position:absolute;inset:0;background:url(assets/img/room.webp) left top / cover no-repeat}
.hw-shade{position:absolute;inset:0;pointer-events:none;background:
  linear-gradient(90deg,rgba(8,9,10,.74) 0%,rgba(8,9,10,.55) 34%,rgba(8,9,10,.12) 62%,rgba(8,9,10,0) 78%),
  radial-gradient(ellipse 62% 58% at 10% 96%,rgba(8,9,10,.7),rgba(8,9,10,0) 100%),
  linear-gradient(0deg,rgba(8,9,10,.55),rgba(8,9,10,0) 40%)}
.hw-copy{position:absolute;left:0;right:0;bottom:7vh;color:#fff;z-index:2}
.hw-copy .eyebrow{color:#fff;font-weight:600;text-shadow:0 1px 14px rgba(0,0,0,.7)}
.hw-copy h1{color:#fff;font-weight:300;max-width:620px;text-shadow:0 2px 24px rgba(0,0,0,.55),0 1px 3px rgba(0,0,0,.4)}
.hw-copy .lead{color:#fff;font-weight:400;max-width:500px;text-shadow:0 1px 14px rgba(0,0,0,.65)}
.btn-outline-light{background:transparent;color:#fff;border-color:#fff}
.btn-outline-light:hover{background:#fff;color:var(--black)}

/* header that floats over the home hero, then turns solid */
.site-header .logo-light{display:none}
.site-header.over{position:fixed;left:0;right:0;top:0;background:transparent;backdrop-filter:none;border-bottom-color:transparent;transition:background .3s,border-color .3s}
.site-header.over::before{content:"";position:absolute;left:0;right:0;top:0;height:170px;background:linear-gradient(180deg,rgba(8,9,10,.78),rgba(8,9,10,.35) 55%,rgba(8,9,10,0));pointer-events:none;transition:opacity .3s}
.site-header.over .bar{position:relative}
.site-header.over:not(.solid) .logo-light{display:block;filter:drop-shadow(0 1px 8px rgba(0,0,0,.55))}
.site-header.over:not(.solid) .logo-dark{display:none}
.site-header.over:not(.solid) nav a{color:#fff;font-weight:600;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.site-header.over:not(.solid) nav a:hover,.site-header.over:not(.solid) nav a[aria-current]{border-color:#fff}
.site-header.over:not(.solid) nav a.btn{background:#fff;color:var(--black);border-color:#fff;text-shadow:none}
.site-header.over:not(.solid) nav a.btn:hover{background:transparent;color:#fff;text-shadow:0 1px 10px rgba(0,0,0,.6)}
.site-header.over:not(.solid) .menu-btn span{background:#fff}
.site-header.over.solid{background:rgba(255,255,255,.95);backdrop-filter:blur(8px);border-bottom-color:#e6e8ea}
.site-header.over.solid::before{opacity:0}
.site-header.over.solid .logo-light{display:none}

/* services banner (former home hero photo) */
.page-head.banner{position:relative;overflow:hidden;background:#2a2c2f;padding:110px 0 80px}
.banner .photo{position:absolute;inset:0;background:#2a2c2f;background-position:center 82%}
.banner-veil{position:absolute;inset:0;background:linear-gradient(90deg,rgba(8,9,10,.84),rgba(8,9,10,.62) 55%,rgba(8,9,10,.34))}
.banner .wrap{position:relative}
.banner .eyebrow{color:#fff;font-weight:600;text-shadow:0 1px 12px rgba(0,0,0,.6)}
.banner h1{color:#fff;font-weight:300;text-shadow:0 2px 22px rgba(0,0,0,.5)}
.banner .lead{color:#f1f2f4;font-weight:400;text-shadow:0 1px 12px rgba(0,0,0,.55)}

@media (max-width:900px){
  .hero-window{--hero-h:clamp(520px,82vh,720px);--sky-w:230vw;--sky-x:-70vw;--sky-top:13vh}
  .hw-room{background-position:13% top}
  .hw-shade{background:linear-gradient(0deg,rgba(8,9,10,.9) 0%,rgba(8,9,10,.6) 50%,rgba(8,9,10,.15) 100%)}
  .hw-copy{bottom:5vh}
  .hw-copy h1{font-size:clamp(1.9rem,8vw,2.6rem)}
  .site-header.over:not(.solid) nav a{color:var(--grey);font-weight:500;text-shadow:none}
  .site-header.over:not(.solid) nav a[aria-current]{color:var(--black)}
  .site-header.over:not(.solid) nav a.btn,.site-header.over:not(.solid) nav a.btn:hover{background:var(--black);color:#fff;border-color:var(--black);text-shadow:none}
  .page-head.banner{padding:96px 0 60px}
}
@media (prefers-reduced-motion:reduce){ .hw-sky{transform:none!important} }