:root{
  --ground:#F2F3EF; --surface:#FFFFFF; --ink:#16201B; --muted:#55615A; --line:#D3D9D1;
  --accent:#A3226E; --accent-ink:#FFFFFF; --accent-soft:#F6E6EF;
  --deep:#123B36; --deep-ink:#E9F1EE; --deep-muted:#A9C2BC;
  --display:"Barlow Condensed","Arial Narrow",Arial,sans-serif;
  --body:"IBM Plex Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,Menlo,Consolas,monospace;
  --wrap:1120px; --gutter:20px;
}
@media (prefers-color-scheme:dark){
  :root:not([data-theme="light"]){
    --ground:#0F1411; --surface:#171F1A; --ink:#E7ECE8; --muted:#9BA7A0; --line:#2A352F;
    --accent:#E368B2; --accent-ink:#1A0712; --accent-soft:#2C1623;
    --deep:#0A2622; --deep-ink:#E3EEEA; --deep-muted:#8FB0A8; color-scheme:dark;
  }
}
:root[data-theme="dark"]{
  --ground:#0F1411; --surface:#171F1A; --ink:#E7ECE8; --muted:#9BA7A0; --line:#2A352F;
  --accent:#E368B2; --accent-ink:#1A0712; --accent-soft:#2C1623;
  --deep:#0A2622; --deep-ink:#E3EEEA; --deep-muted:#8FB0A8; color-scheme:dark;
}
*,*::before,*::after{box-sizing:border-box}
body{margin:0;background:var(--ground);color:var(--ink);font:16px/1.65 var(--body);-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto}
a{color:var(--accent);text-underline-offset:3px}
a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:2px}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
h1,h2,h3{font-family:var(--display);font-weight:700;line-height:1.05;letter-spacing:.005em;text-wrap:balance;margin:0}
h1{font-size:clamp(2.5rem,6vw,4.4rem);text-transform:uppercase}
h2{font-size:clamp(1.9rem,3.6vw,2.7rem);text-transform:uppercase}
h3{font-size:1.45rem;font-weight:600}
p{margin:0}
.prose{max-width:66ch;display:grid;gap:1rem}
.prose h2{margin-top:1.5rem}
.prose h3{margin-top:.75rem}
.prose ul,.prose ol{margin:0;padding-left:1.25rem;display:grid;gap:.4rem}
.eyebrow{font:500 .78rem/1.2 var(--mono);text-transform:uppercase;letter-spacing:.12em;color:var(--accent)}
.lede{font-size:1.15rem;color:var(--muted);max-width:60ch}
.muted{color:var(--muted)}
.small{font-size:.875rem}

/* header */
.site-head{background:var(--surface);border-bottom:1px solid var(--line);position:sticky;top:env(safe-area-inset-top,0px);z-index:10}
.head-row{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:12px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink)}
.brand svg{flex:none}
.brand-name{font:700 1.35rem/1 var(--display);text-transform:uppercase;letter-spacing:.02em}
.brand-sub{display:block;font:500 .68rem/1.3 var(--mono);color:var(--muted);letter-spacing:.06em;text-transform:uppercase}
.nav{display:flex;gap:4px;align-items:center;flex-wrap:wrap}
.nav a{color:var(--ink);text-decoration:none;font-weight:500;font-size:.93rem;padding:8px 10px;border-radius:4px}
.nav a:hover,.nav a[aria-current="page"]{background:var(--accent-soft);color:var(--accent)}
.nav a.cta{background:var(--accent);color:var(--accent-ink);margin-left:6px}
.menu{display:none}
.menu summary{list-style:none;cursor:pointer;font:600 .9rem var(--mono);text-transform:uppercase;letter-spacing:.08em;padding:8px 12px;border:1px solid var(--line);border-radius:4px}
.menu summary::-webkit-details-marker{display:none}
.menu[open] .nav{position:absolute;left:0;right:0;top:100%;background:var(--surface);border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:8px var(--gutter) 16px}
.menu[open] .nav a.cta{margin-left:0;text-align:center}
.desk-nav{display:flex}
@media (max-width:1240px){.desk-nav{display:none}.menu{display:block}}
.desk-nav{flex-wrap:nowrap;white-space:nowrap}

/* sections */
section{padding-block:64px}
.band-deep{background:var(--deep);color:var(--deep-ink)}
.band-deep .muted,.band-deep .lede{color:var(--deep-muted)}
.band-deep .eyebrow{color:var(--deep-muted)}
.band-surface{background:var(--surface);border-block:1px solid var(--line)}
.sec-head{display:grid;gap:12px;margin-bottom:32px;max-width:70ch}

/* hero */
.hero{padding-block:56px 64px}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:48px;align-items:start}
.hero h1 em{font-style:normal;color:var(--accent)}
.hero-copy{display:grid;gap:20px}
.btns{display:flex;gap:12px;flex-wrap:wrap}
.btn{display:inline-block;padding:12px 20px;border-radius:4px;font-weight:600;text-decoration:none;border:2px solid var(--accent);background:var(--accent);color:var(--accent-ink);font-size:1rem;cursor:pointer;font-family:var(--body)}
.btn.ghost{background:transparent;color:var(--accent)}
.band-deep .btn.ghost{color:var(--deep-ink);border-color:var(--deep-muted)}
@media (max-width:860px){.hero-grid{grid-template-columns:1fr;gap:32px}}

/* spec plate: signature element */
.plate{background:var(--surface);border:1px solid var(--ink);font-family:var(--mono);font-size:.84rem}
.plate-head{display:flex;justify-content:space-between;gap:12px;background:var(--ink);color:var(--ground);padding:10px 14px;text-transform:uppercase;letter-spacing:.1em;font-size:.72rem}
.plate dl{margin:0;display:grid;grid-template-columns:auto 1fr}
.plate dt,.plate dd{margin:0;padding:9px 14px;border-top:1px solid var(--line)}
.plate dt{color:var(--muted);text-transform:uppercase;letter-spacing:.06em;font-size:.72rem;display:flex;align-items:center;border-right:1px solid var(--line)}
.plate dd{color:var(--ink);font-variant-numeric:tabular-nums}
.plate-foot{padding:10px 14px;border-top:1px solid var(--ink);color:var(--muted);font-size:.72rem}

/* grids */
.cols{display:grid;gap:24px;grid-template-columns:repeat(auto-fit,minmax(260px,1fr))}
.cols-2{display:grid;gap:40px;grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:760px){.cols-2{grid-template-columns:1fr;gap:28px}}
.card{background:var(--surface);border:1px solid var(--line);padding:24px;display:grid;gap:10px;align-content:start}
.band-deep .card{background:transparent;border-color:rgba(255,255,255,.18)}
.card ul{margin:0;padding-left:1.1rem;display:grid;gap:4px}

/* steps: real sequence */
.steps{list-style:none;margin:0;padding:0;display:grid;gap:0;grid-template-columns:repeat(4,minmax(0,1fr));counter-reset:s;border-top:2px solid var(--ink)}
.steps li{counter-increment:s;padding:20px 20px 4px 0;display:grid;gap:8px;align-content:start}
.steps li::before{content:"Step " counter(s);font:500 .75rem var(--mono);text-transform:uppercase;letter-spacing:.12em;color:var(--accent)}
@media (max-width:860px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.steps{grid-template-columns:1fr}}

/* stats */
.stats{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:0;border-top:1px solid rgba(255,255,255,.2)}
.stat{padding:20px 20px 0 0;display:grid;gap:4px}
.stat b{font:700 2.8rem/1 var(--display)}
.stat span{font-size:.9rem;color:var(--deep-muted)}

/* market notes */
.notes{display:grid;gap:0;border-top:1px solid var(--line)}
.note{display:grid;grid-template-columns:150px 1fr;gap:24px;padding-block:18px;border-bottom:1px solid var(--line)}
.note time{font:500 .8rem var(--mono);color:var(--muted);text-transform:uppercase;letter-spacing:.06em;padding-top:3px}
.note p{max-width:70ch}
.note .src{font-size:.82rem;color:var(--muted);margin-top:4px}
@media (max-width:620px){.note{grid-template-columns:1fr;gap:4px}}

/* table */
.table-scroll{overflow-x:auto;border:1px solid var(--line);background:var(--surface)}
table{border-collapse:collapse;width:100%;min-width:720px;font-size:.92rem}
th,td{text-align:left;padding:12px 14px;border-bottom:1px solid var(--line);vertical-align:top}
th{font:500 .72rem var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--muted);background:var(--ground)}
td:first-child{font-weight:600}

/* checklist */
.check{list-style:none;margin:0;padding:0;display:grid;gap:0;border-top:1px solid var(--line)}
.check li{display:grid;grid-template-columns:28px 1fr;gap:12px;padding:14px 0;border-bottom:1px solid var(--line)}
.check li::before{content:"";width:16px;height:16px;border:2px solid var(--accent);margin-top:5px}
.check b{display:block}

/* faq */
.faq{display:grid;gap:0;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line);padding-block:4px}
.faq summary{cursor:pointer;font-weight:600;font-size:1.08rem;padding:14px 32px 14px 0;position:relative;list-style:none}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:10px;font:400 1.5rem var(--mono);color:var(--accent)}
.faq details[open] summary::after{content:"–"}
.faq .ans{padding:0 0 18px;max-width:70ch;display:grid;gap:10px}

/* forms */
form.brief{background:var(--surface);border:1px solid var(--line);padding:24px;display:grid;gap:16px}
.field{display:grid;gap:6px}
.field label{font:500 .75rem var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}
.field input,.field select,.field textarea{font:inherit;color:var(--ink);background:var(--ground);border:1px solid var(--line);border-radius:3px;padding:10px 12px;width:100%}
.field-row{display:grid;gap:16px;grid-template-columns:1fr 1fr}
@media (max-width:560px){.field-row{grid-template-columns:1fr}}
.form-msg{font-size:.9rem;color:var(--accent);font-weight:500}

/* placeholder for data Sean must supply */
.feed{border:2px dashed var(--accent);background:var(--accent-soft);padding:28px;display:grid;gap:10px}
.feed code{font-family:var(--mono);font-size:.85rem}

/* page header */
.page-head{padding-block:48px 40px;border-bottom:1px solid var(--line);background:var(--surface)}
.page-head .wrap{display:grid;gap:14px}
.crumbs{font:500 .75rem var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}
.crumbs a{color:var(--muted)}

/* footer */
.site-foot{background:var(--deep);color:var(--deep-ink);padding-block:48px 32px;font-size:.92rem}
.site-foot a{color:var(--deep-ink)}
.foot-grid{display:grid;gap:32px;grid-template-columns:1.3fr 1fr 1fr 1fr}
.foot-grid h2{font-size:1.1rem;text-transform:uppercase;margin-bottom:10px}
.foot-grid ul{list-style:none;margin:0;padding:0;display:grid;gap:6px}
.legal{margin-top:36px;padding-top:20px;border-top:1px solid rgba(255,255,255,.18);color:var(--deep-muted);font-size:.8rem;display:grid;gap:8px}
@media (max-width:760px){.foot-grid{grid-template-columns:1fr}}
@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}
@media (max-width:560px){.brand-sub{display:none}.brand-name{font-size:1.15rem}}

/* images */
.banner{margin:0;position:relative;background:var(--deep)}
.banner img{display:block;width:100%;height:clamp(200px,32vw,380px);object-fit:cover}
.hero-img{margin:0;border:1px solid var(--ink)}
.hero-img img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover}
.card-img{margin:-24px -24px 6px;border-bottom:1px solid var(--line)}
.card-img img{display:block;width:100%;aspect-ratio:16/9;object-fit:cover}

/* guide layout */
.guide-grid{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:56px;align-items:start}
.guide-side{position:sticky;top:calc(env(safe-area-inset-top,0px) + 88px);display:grid;gap:20px}
.toc{border-top:2px solid var(--ink);padding-top:12px;display:grid;gap:6px}
.toc b{font:500 .72rem var(--mono);text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}
.toc a{color:var(--ink);text-decoration:none;font-size:.92rem;line-height:1.35}
.toc a:hover{color:var(--accent)}
.side-cta{background:var(--deep);color:var(--deep-ink);padding:20px;display:grid;gap:10px}
.side-cta p{color:var(--deep-muted);font-size:.92rem}
.side-cta a{color:var(--deep-ink)}
@media (max-width:980px){.guide-grid{grid-template-columns:1fr}.guide-side{position:static}.toc{display:none}}
.prose h2{scroll-margin-top:96px}
.callout{background:var(--accent-soft);border-left:4px solid var(--accent);padding:16px 20px;display:grid;gap:6px}
.prose .table-scroll table{min-width:560px}
.sources{margin:0;padding-left:1.25rem;display:grid;gap:6px;font-size:.88rem;color:var(--muted)}
.sources a{word-break:break-word}
.meta-line{font:500 .75rem var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--muted)}

/* guide hub + cards */
.guide-group{display:grid;gap:20px;padding-block:8px 36px}
.guide-card{text-decoration:none;color:var(--ink)}
.guide-card:hover h3{color:var(--accent)}
.guide-card p{color:var(--muted);font-size:.95rem}

/* news */
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{font:500 .72rem var(--mono);text-transform:uppercase;letter-spacing:.06em;border:1px solid var(--line);background:var(--surface);color:var(--ink);padding:6px 10px;border-radius:999px;cursor:pointer}
.chip[aria-pressed="true"]{background:var(--ink);color:var(--ground);border-color:var(--ink)}
.news-list{display:grid;border-top:1px solid var(--line)}
.news-item{display:grid;grid-template-columns:150px 1fr;gap:24px;padding-block:22px;border-bottom:1px solid var(--line)}
.news-item h3{font-size:1.35rem;margin-bottom:6px}
.news-item .why{margin-top:8px;padding-left:12px;border-left:3px solid var(--accent);font-size:.95rem}
.news-item .tags{display:flex;gap:6px;flex-wrap:wrap;margin-top:6px}
.tag{font:500 .68rem var(--mono);text-transform:uppercase;letter-spacing:.06em;color:var(--muted)}
.news-item time{font:500 .8rem var(--mono);color:var(--muted);text-transform:uppercase;letter-spacing:.06em;padding-top:4px}
@media (max-width:620px){.news-item{grid-template-columns:1fr;gap:4px}}
.building-types{display:flex;flex-wrap:wrap;gap:8px;margin-top:4px}
.building-types span{font:500 .78rem var(--mono);text-transform:uppercase;letter-spacing:.06em;border:1px solid var(--ink);padding:6px 10px}
.cols-4{grid-template-columns:repeat(4,minmax(0,1fr))}@media (max-width:1000px){.cols-4{grid-template-columns:repeat(2,minmax(0,1fr))}}@media (max-width:560px){.cols-4{grid-template-columns:1fr}}

/* access + contact */
.skip{position:absolute;left:-9999px;top:0;background:var(--accent);color:var(--accent-ink);padding:10px 14px;z-index:50}
.skip:focus{left:12px;top:12px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;opacity:0}
.reach{margin:0;display:grid;grid-template-columns:auto 1fr;gap:6px 16px;font-size:.95rem}
.reach dt{font:500 .72rem var(--mono);text-transform:uppercase;letter-spacing:.08em;color:var(--muted);padding-top:3px}
.reach dd{margin:0;font-variant-numeric:tabular-nums}
.mobile-bar{display:none}
@media (max-width:760px){
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr 1.3fr;position:fixed;left:0;right:0;bottom:0;z-index:20;background:var(--ink);padding-bottom:env(safe-area-inset-bottom,0px);border-top:1px solid var(--line)}
  .mobile-bar a{color:var(--ground);text-align:center;text-decoration:none;font-weight:600;padding:14px 6px;font-size:.95rem}
  .mobile-bar a+a{border-left:1px solid rgba(255,255,255,.18)}
  .mobile-bar a.zoom{background:var(--accent);color:var(--accent-ink)}
  body{padding-bottom:calc(52px + env(safe-area-inset-bottom,0px))}
}

.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* cookie notice */
.cookie{position:fixed;left:16px;right:16px;bottom:16px;z-index:30;max-width:560px;margin-inline:auto;background:var(--surface);color:var(--ink);border:1px solid var(--ink);padding:14px 16px;display:flex;gap:14px;align-items:center;justify-content:space-between;font-size:.9rem;box-shadow:0 8px 24px rgba(0,0,0,.18)}
.cookie .btn{padding:8px 16px}
@media (max-width:760px){.cookie{bottom:calc(64px + env(safe-area-inset-bottom,0px))}}