:root{--ink:#1a4248;--orange:#d65c27;--cream:#f5f1eb;--paper:#fff;--line:#dcdcd5;--max:1360px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;font-family:'Manrope',Arial,sans-serif;font-size:16px;line-height:1.65;color:var(--ink);background:var(--paper)}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}img{display:block;max-width:100%}button{color:inherit}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid var(--orange);outline-offset:5px}h1,h2,h3,p{margin:0}h1,h2,h3{line-height:1.1;letter-spacing:-.045em}h2{font-size:clamp(36px,4vw,60px);font-weight:600}h3{font-size:26px;font-weight:600}.skip{position:fixed;top:-100px;left:16px;z-index:20;background:white;padding:12px}.skip:focus{top:10px}.header{height:94px;position:sticky;top:0;z-index:10;display:flex;align-items:center;justify-content:space-between;background:#fff;padding:10px 4.2vw;border-bottom:1px solid #f1f1ed}.brand img{width:158px;height:auto}nav{display:flex;align-items:center;gap:34px}nav a{font-size:14px;font-weight:600}nav a:hover{color:var(--orange)}.nav-contact{display:flex;gap:24px;align-items:center}.nav-contact span{font-size:23px;color:var(--orange)}.menu-toggle{display:none}.hero{height:min(840px,calc(100svh - 94px));min-height:610px;position:relative;overflow:hidden;background:var(--ink);color:white}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-shade{background:linear-gradient(180deg,#10272935,#081e2766 35%,#051a2b77)}.hero-content{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;text-align:center;padding:55px 22px 90px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:.17em;line-height:1.5}.hero .eyebrow{margin-bottom:27px}.hero h1{font-size:clamp(62px,6.8vw,106px);font-weight:700;line-height:.99;letter-spacing:-.057em}.hero-description{margin:26px 0 29px;font-size:clamp(17px,1.6vw,23px);font-weight:400}.button{min-height:52px;padding:13px 24px;border:1px solid transparent;border-radius:3px;display:inline-flex;align-items:center;justify-content:space-between;gap:36px;font-size:14px;font-weight:600;transition:background .2s,transform .2s,color .2s}.button:hover{transform:translateY(-2px)}.button span{font-size:21px;line-height:1}.button-light{color:white;border-color:#ffffffb3;background:#ffffff05;backdrop-filter:blur(3px)}.button-light:hover{background:white;color:var(--ink)}.hero-bottom{position:absolute;left:4.2vw;right:4.2vw;bottom:25px;display:flex;justify-content:space-between;font-size:12px;letter-spacing:.03em;color:#ffffffcf}.hero-bottom a{display:flex;gap:30px}.specialties{display:flex;justify-content:center;align-items:center;gap:5vw;padding:30px 20px;border-bottom:1px solid var(--line);font-size:12px;letter-spacing:.13em;font-weight:700}.specialties i{font-size:23px;color:var(--orange);font-style:normal}.section-pad{padding:100px max(4.2vw,calc((100vw - var(--max))/2))}.section-intro{text-align:center;margin-bottom:54px}.section-intro .eyebrow{color:var(--orange);margin-bottom:24px}.section-intro h2{margin-bottom:24px}.section-intro h2 span{color:#6f807f}.section-intro>p:last-child{font-size:17px;color:#617170}.service-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.service-card{min-width:0;width:100%;position:relative;min-height:440px;aspect-ratio:1.36;border:0;padding:0;overflow:hidden;text-align:left;background:var(--ink);color:white;border-radius:5px}.service-card img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;transition:transform .6s}.service-card::after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#102c3440 0%,#102c3405 30%,#061b26c7)}.service-card:hover img{transform:scale(1.035)}.card-number{position:absolute;left:32px;top:29px;font-size:12px;letter-spacing:.12em;font-weight:600;z-index:1}.card-bottom{position:absolute;left:32px;right:32px;bottom:30px;z-index:1}.card-bottom strong{font-size:clamp(25px,2.6vw,38px);display:block;line-height:1.16;font-weight:600;letter-spacing:-.035em}.card-link{font-size:14px;margin-top:23px;display:flex;align-items:center;gap:18px}.card-link i{font-size:22px;font-style:normal}.service-card .property-crop{object-position:70% 30%;transform:scale(1.22)}.service-card:hover .property-crop{transform:scale(1.25)}.about{background:var(--ink);color:var(--cream);display:grid;grid-template-columns:1fr 1fr;gap:8vw;align-items:center}.about-image{position:relative;height:620px;overflow:hidden;border-radius:4px}.about-image img{width:100%;height:100%;object-fit:cover;object-position:42%}.about-image:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#071c29a8)}.about-image>span{position:absolute;left:30px;bottom:30px;color:white;font-size:12px;letter-spacing:.16em;z-index:1}.about-copy .eyebrow{color:#ffad81;margin-bottom:24px}.about-copy h2{font-size:clamp(38px,4vw,60px);margin-bottom:30px}.about-copy>p:not(.eyebrow){max-width:450px;font-size:16px;margin-bottom:18px;color:#d0dcdb}.text-link{display:inline-flex;gap:35px;align-items:center;padding-bottom:8px;margin-top:14px;border-bottom:1px solid #93a9a7;font-size:14px}.text-link span{font-size:23px;color:#ffad81}.section-heading{display:flex;justify-content:space-between;align-items:end;margin-bottom:45px;gap:28px}.section-heading .eyebrow{color:var(--orange);margin-bottom:20px}.section-heading>p{font-size:16px;color:#617170}.focus-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.focus-grid article img{height:380px;width:100%;object-fit:cover;border-radius:4px}.focus-grid article:nth-child(1) img{object-position:65%}.focus-grid article>div{padding-top:23px;position:relative}.focus-grid h3{font-size:28px;margin:0 30px 12px 0}.focus-grid article div>span{position:absolute;right:0;top:27px;color:var(--orange);font-size:12px}.focus-grid article p{font-size:15px;color:#627270;max-width:340px}.image-note{margin-top:26px;color:#6c7977;font-size:12px}.process{background:var(--cream);padding-top:75px;padding-bottom:80px}.process .section-heading{align-items:center}.process .section-heading .eyebrow{margin:0}.process h2{font-size:45px}.process ol{display:grid;grid-template-columns:repeat(4,1fr);gap:40px;padding:0;list-style:none}.process li{border-top:1px solid #bfc8c1;padding-top:22px}.process li>span{color:var(--orange);font-size:13px}.process h3{margin:24px 0 15px;font-size:24px}.process li p{font-size:15px;color:#68746f}.contact{display:grid;grid-template-columns:1.05fr 1fr;gap:8vw;padding-top:105px;padding-bottom:95px}.contact .eyebrow{color:var(--orange);margin-bottom:25px}.contact h2{font-size:clamp(40px,4.3vw,65px);margin-bottom:25px}.contact h2 em{font-style:normal;color:var(--orange)}.contact-copy>p:not(.eyebrow){color:#657672}.location{margin-top:45px;font-size:14px;display:flex;align-items:center;gap:14px}.location span{font-size:26px;color:var(--orange)}form label{display:block;font-size:14px;font-weight:600;margin-bottom:20px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}input,select,textarea{width:100%;margin-top:8px;padding:13px 0;border:0;border-bottom:1px solid #bfc9c5;background:transparent;border-radius:0;color:var(--ink);font-size:15px;font-weight:400}input::placeholder,textarea::placeholder{color:#89928c}textarea{resize:vertical}select{padding-right:22px}.button-orange{background:var(--orange);color:white;border:1px solid var(--orange)}.button-orange:hover{background:#b5461c;border-color:#b5461c}.form-note{font-size:12px;color:#738079;margin-top:18px;line-height:1.6;max-width:420px}#form-status{font-size:14px;margin-top:14px;font-weight:600}footer{border-top:1px solid var(--line);padding:35px 4.2vw;display:flex;align-items:center;justify-content:space-between;gap:24px}footer img{width:135px;height:auto}footer p{font-size:14px}footer>span,footer>a:last-child{font-size:12px;color:#67756f}.back-top{display:flex;gap:14px}dialog{border:0;border-radius:8px;max-width:620px;width:calc(100% - 32px);padding:50px;background:var(--cream);color:var(--ink);box-shadow:0 24px 90px #001e3440}dialog::backdrop{background:#092b3ac7;backdrop-filter:blur(5px)}.dialog-close{position:absolute;right:18px;top:10px;background:none;border:0;font-size:34px;width:44px;height:44px}.dialog-close:hover{color:var(--orange)}dialog .eyebrow{color:var(--orange);margin-bottom:20px}dialog h2{font-size:39px;margin-bottom:24px}dialog h3{font-size:19px;margin:26px 0 14px;letter-spacing:-.02em}dialog p,dialog li{font-size:16px}dialog ul{padding-left:20px;margin:0 0 28px}dialog li{margin:8px 0}body.dialog-open{overflow:hidden}
@media(min-width:1600px){.hero-content h1{font-size:110px}}
@media(max-width:1000px){nav{gap:20px}.service-card{min-height:350px}.section-pad{padding:75px 5vw}.about{gap:5vw}.about-image{height:560px}.focus-grid article img{height:310px}.process ol{gap:24px}.contact{gap:5vw}.hero{min-height:590px}.hero h1{font-size:80px}}
@media(max-width:760px){html{scroll-padding-top:78px}.header{height:78px;padding:10px 6vw}.brand img{width:133px}.menu-toggle{display:flex;flex-direction:column;justify-content:center;align-items:center;gap:7px;width:44px;height:44px;border:0;background:transparent;z-index:12}.menu-toggle span{display:block;width:24px;height:2px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(4.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-4.5px) rotate(-45deg)}nav{display:none;position:absolute;top:78px;left:0;right:0;background:white;padding:24px 6vw 32px;border-bottom:1px solid var(--line);box-shadow:0 20px 30px #173b3f15}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:0}nav a{font-size:18px;padding:15px 0}.nav-contact{justify-content:space-between}.hero{height:calc(90svh - 78px);min-height:550px;max-height:800px}.hero-content{padding:30px 22px 70px}.hero h1{font-size:clamp(48px,10.5vw,78px);line-height:1.04}.hero .eyebrow{font-size:12px;letter-spacing:.12em;max-width:250px;margin-bottom:24px}.hero-description{font-size:16px;max-width:285px;line-height:1.6;margin:22px 0 28px}.hero-image{object-position:59%}.hero-bottom{left:6vw;right:6vw;font-size:12px;bottom:20px}.hero-bottom>span{max-width:200px}.specialties{justify-content:space-between;gap:10px;padding:24px 6vw;font-size:12px;letter-spacing:.04em}.specialties i{font-size:15px}.section-pad{padding:64px 6vw}.section-intro{margin-bottom:34px}.section-intro h2{font-size:33px}.section-intro>p:last-child{font-size:15px}.eyebrow{font-size:12px}.service-grid{gap:16px;grid-template-columns:1fr}.service-card{min-height:350px;aspect-ratio:1.08}.card-number{left:24px;top:23px}.card-bottom{left:24px;right:24px;bottom:23px}.card-bottom strong{font-size:30px;max-width:290px}.card-link{margin-top:19px}.about{grid-template-columns:1fr;gap:36px}.about-image{height:380px}.about-copy h2{font-size:43px}.about-copy>p:not(.eyebrow){max-width:none}.section-heading{display:block;margin-bottom:30px}.section-heading h2{font-size:39px}.section-heading>p{margin-top:22px;font-size:15px}.focus-grid{grid-template-columns:1fr;gap:35px}.focus-grid article img{height:390px}.focus-grid article p{max-width:none}.focus-grid h3{font-size:28px}.process .section-heading .eyebrow{margin-bottom:20px}.process ol{grid-template-columns:1fr 1fr;gap:30px 23px}.process li p{font-size:14px}.process h3{font-size:21px;margin:17px 0 12px}.contact{grid-template-columns:1fr;gap:40px}.contact h2{font-size:43px}.location{margin-top:25px}.field-row{gap:15px}footer{padding:30px 6vw;display:grid;grid-template-columns:1fr 1fr;gap:24px}footer p{font-size:12px;text-align:right}footer>span{font-size:11px}.back-top{justify-content:end}dialog{padding:42px 26px 30px}dialog h2{font-size:32px}.image-note{font-size:12px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}
:root .service-card[data-service="video"] img{object-position:65% center}
:root .focus-grid article:first-child img{object-position:54% center}