:root{--green:#12302c;--green-2:#1b413b;--brass:#b38b4f;--brass-lt:#d2b07a;--sand:#e6d6bc;--paper:#fbfaf7;--ink:#1c2422;--muted:#5d6a66;--rule:#d9d2c3;--rule-dk:#36564f;
--display:"Bodoni Moda","Noto Serif SC",Didot,serif;--text:"Jost","Noto Sans SC",system-ui,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.68 var(--text);-webkit-font-smoothing:antialiased}
html:not([lang^=zh]) .zh{display:none!important}html[lang^=zh] .en{display:none!important}
html[lang^=zh] body{line-height:1.85}html[lang^=zh] h1,html[lang^=zh] h2,html[lang^=zh] h3{letter-spacing:.02em;line-height:1.3}
img{max-width:100%;display:block}a{color:inherit}
:focus-visible{outline:2px solid var(--brass);outline-offset:4px}
.wrap{width:min(1240px,calc(100% - 32px));margin-inline:auto}
h1,h2,h3{font-family:var(--display);font-weight:500;margin:0;text-wrap:balance;letter-spacing:-.01em}
h1{font-size:clamp(42px,5.6vw,80px);line-height:1.04}
h2{font-size:clamp(32px,3.6vw,52px);line-height:1.1}
h3{font-size:clamp(22px,2vw,27px);line-height:1.2}
p{margin:0 0 1em;max-width:62ch;text-wrap:pretty}
.lede{font-size:clamp(18px,1.5vw,20px);color:var(--muted)}
.kicker{font-family:var(--display);font-style:italic;color:var(--brass);font-size:19px;margin:0 0 14px}
html[lang^=zh] .kicker{font-style:normal;font-size:16px;letter-spacing:.08em}
section{padding:clamp(64px,9vw,120px) 0}
.btn{display:inline-flex;align-items:center;gap:10px;padding:15px 28px;background:var(--brass);color:#fff;text-decoration:none;font-weight:500;letter-spacing:.02em;border:1px solid var(--brass);transition:background .2s,color .2s;cursor:pointer;font:500 16px/1.2 var(--text)}
.btn:hover{background:#9c7740;border-color:#9c7740}
.btn-line{background:transparent;color:inherit;border-color:currentColor}.btn-line:hover{background:transparent;color:var(--brass);border-color:var(--brass)}
.btn-dark{background:var(--green);border-color:var(--green)}.btn-dark:hover{background:var(--green-2);border-color:var(--green-2)}
.link{color:var(--brass);text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:2px;font-weight:500}
.actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.preview-note{background:var(--sand);font-size:13px;padding:8px 0;color:#4b4335}
/* header */
.site-head{position:sticky;top:0;z-index:30;background:#fff;backdrop-filter:blur(8px);border-bottom:1px solid var(--rule)}
.site-head .wrap{display:flex;align-items:center;gap:28px;min-height:84px}
.brand img{width:118px;height:auto}
.nav{display:flex;align-items:center;gap:26px;margin-left:auto}
.nav>a,.nav summary{text-decoration:none;font-size:15.5px;cursor:pointer;list-style:none;padding:8px 0}
.nav summary::-webkit-details-marker{display:none}
.nav a[aria-current=page],.nav details.active>summary{color:var(--brass)}
.nav details{position:relative}.nav summary:after{content:"";display:inline-block;width:6px;height:6px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;transform:rotate(45deg);margin:0 0 3px 9px}
.drop{position:absolute;top:calc(100% + 10px);left:-22px;background:#fff;border:1px solid var(--rule);min-width:250px;padding:10px 0;box-shadow:0 18px 40px rgba(18,48,44,.12)}
.drop a{display:block;padding:10px 22px;text-decoration:none;font-size:15px}.drop a:hover{background:var(--paper);color:var(--brass)}
.lang{display:flex;border:1px solid var(--rule);font-size:13px}.lang button{border:0;background:none;padding:7px 10px;cursor:pointer;font:inherit;color:var(--muted)}.lang button[aria-pressed=true]{background:var(--green);color:#fff}
.head-cta{padding:12px 20px;font-size:15px}
.menu-btn{display:none;margin-left:auto;background:none;border:1px solid var(--rule);padding:9px 14px;font:inherit;cursor:pointer}
/* hero */
.hero{background:var(--green);color:#fff;padding:clamp(56px,7vw,96px) 0 0;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:clamp(36px,6vw,90px);align-items:end}
.hero-copy{padding-bottom:clamp(56px,7vw,96px)}
.hero .lede{color:#cfdcd8;margin-top:28px}
.hero .kicker{color:var(--brass-lt)}
.arch{position:relative;aspect-ratio:3/4.15;border-radius:999px 999px 0 0;overflow:hidden;border:1px solid var(--brass);border-bottom:0;padding:14px 14px 0}
.arch .pic{width:100%;height:100%;border-radius:999px 999px 0 0;background-size:cover;background-position:center 40%}
@media (prefers-reduced-motion:no-preference){.arch .pic{animation:rise 1.4s cubic-bezier(.2,.7,.2,1) both .15s}@keyframes rise{from{clip-path:inset(100% 0 0 0)}to{clip-path:inset(0 0 0 0)}}}
.facts{border-top:1px solid var(--rule-dk);display:grid;grid-template-columns:repeat(4,1fr)}
.facts div{padding:24px 24px 26px 0;font-size:15px;color:#cfdcd8}.facts strong{display:block;font:500 22px/1.2 var(--display);color:#fff;margin-bottom:4px}
/* pics */
.pic{background-size:cover;background-position:center;background-color:var(--sand)}
/* service stages */
.stages{display:grid;gap:clamp(56px,7vw,96px);margin-top:56px}
.stage{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,90px);align-items:center}
.stage.flip>.pic{order:2}
.stage>.pic{aspect-ratio:4/3}
.stage-n{font:500 64px/1 var(--display);color:var(--brass);display:block;margin-bottom:18px}
.ticks{list-style:none;padding:0;margin:22px 0 0}.ticks li{padding:12px 0 12px 28px;border-top:1px solid var(--rule);position:relative}.ticks li:before{content:"";position:absolute;left:2px;top:22px;width:12px;height:1px;background:var(--brass)}
.owner-panel{background:var(--green);color:#fff;padding:clamp(28px,4vw,48px);aspect-ratio:4/3;display:flex;flex-direction:column;justify-content:center}
.owner-panel .row{display:flex;justify-content:space-between;padding:15px 0;border-bottom:1px solid var(--rule-dk);font-size:15.5px}.owner-panel .row b{font-weight:400;color:var(--brass-lt)}
.owner-panel .big{font:500 68px/1 var(--display);color:var(--brass-lt);margin-bottom:6px}
/* result */
.result{background:var(--sand)}
.result-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(36px,6vw,90px);align-items:center}
.result-grid>.pic{aspect-ratio:16/10}
.metrics{display:grid;grid-template-columns:1fr 1fr;margin:30px 0 18px;border-top:1px solid #cdbb9c}
.metrics div{padding:20px 0;border-bottom:1px solid #cdbb9c}.metrics div:nth-child(odd){padding-right:20px}
.metrics strong{display:block;font:500 54px/1 var(--display);color:var(--green)}.metrics span{font-size:14.5px;color:#5b5140}
.fine{font-size:13.5px;color:var(--muted)}
/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:52px;counter-reset:s}
.steps article{border-top:1px solid var(--ink);padding-top:26px}
.steps article:before{counter-increment:s;content:counter(s);font:500 48px/1 var(--display);color:var(--brass);display:block;margin-bottom:20px}
.steps p{font-size:16px;color:var(--muted)}
/* regions */
.regions{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:52px}
.region{position:relative;min-height:470px;color:#fff;display:flex;align-items:flex-end;text-decoration:none;overflow:hidden}
.region .pic{position:absolute;inset:0;transition:transform .8s}
.region:hover .pic{transform:scale(1.03)}
.region:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(18,48,44,.96),rgba(18,48,44,.75) 35%,rgba(18,48,44,0) 75%)}.region .txt{text-shadow:0 1px 12px rgba(0,0,0,.35)}
.region .txt{position:relative;z-index:1;padding:36px}.region p{color:#dfe8e5;margin:10px 0 18px}.region span.go{border-bottom:1px solid var(--brass-lt);color:var(--brass-lt);padding-bottom:3px}
/* sales band */
.sales-band{background:var(--green);color:#fff}
.sales-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,90px);align-items:start}
.sales-band .lede{color:#cfdcd8}.sales-band .kicker{color:var(--brass-lt)}
.record{display:grid;grid-template-columns:1.1fr 1fr auto;gap:18px;padding:16px 0;border-top:1px solid var(--rule-dk);font-size:15.5px;align-items:baseline}
.record strong{font:500 20px var(--display)}.record span{color:#b9cbc6}
.light .record{border-color:var(--rule)}.light .record span{color:var(--muted)}
/* quotes */
.quotes{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:48px}
.quotes blockquote{margin:0;font:400 22px/1.45 var(--display);border-top:1px solid var(--brass);padding-top:26px}
.quotes cite{display:block;font:500 14.5px var(--text);font-style:normal;color:var(--muted);margin-top:18px}
.quotes.two{grid-template-columns:1fr 1fr}.quotes.two blockquote{font-size:20px}
.quote-one{max-width:820px}.quote-one blockquote{margin:0;font:400 clamp(21px,2.3vw,26px)/1.45 var(--display);border-top:1px solid var(--brass);padding-top:26px}.quote-one cite{display:block;font:500 14.5px var(--text);font-style:normal;color:var(--muted);margin-top:18px}
/* team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:48px}
.portrait{aspect-ratio:4/5;border-radius:999px 999px 0 0;background:#efe9de;overflow:hidden;display:flex;align-items:flex-end;justify-content:center;margin-bottom:22px}
.portrait .pic{width:80%;height:80%;background-size:contain;background-repeat:no-repeat;background-position:bottom center;background-color:transparent;mix-blend-mode:multiply}
.portrait .mono{font:500 120px/1 var(--display);color:var(--brass);align-self:center}
.team .role{color:var(--brass);font-size:15px;margin:6px 0 8px}.team a{font-size:15px;word-break:break-word}
/* cta */
.cta{background:var(--paper);border-top:1px solid var(--rule)}
.cta-box{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:end}
/* page hero */
.page-hero{position:relative;min-height:min(78vh,680px);display:flex;align-items:flex-end;color:#fff;padding:0;overflow:hidden}
.page-hero>.pic{position:absolute;inset:0}
.page-hero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,48,44,.92),rgba(18,48,44,.35) 65%,rgba(18,48,44,.1))}
.page-hero .wrap{position:relative;z-index:1;padding:clamp(70px,9vw,120px) 0}
.page-hero .lede{color:#dfe8e5;margin-top:22px}.page-hero .kicker{color:var(--brass-lt)}
.page-hero-copy{max-width:720px}
/* landing */
.ll-hero{background:var(--green);color:#fff;padding:clamp(48px,6vw,84px) 0}
.ll-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(36px,5vw,80px);align-items:start}
.ll-hero .lede{color:#cfdcd8;margin-top:22px}.ll-hero .kicker{color:var(--brass-lt)}
.ll-strip{height:180px;margin-top:36px;border-radius:999px 999px 0 0}
.ll-hero .ticks li{border-color:var(--rule-dk);color:#e4ece9}
.form{background:#fff;color:var(--ink);padding:clamp(24px,3vw,40px);border-top:3px solid var(--brass)}
.form h2{font-size:clamp(28px,2.6vw,36px);margin-bottom:6px}
.form>p{color:var(--muted);font-size:15px}
.fgrid{display:grid;grid-template-columns:1fr 1fr;gap:16px 18px;margin-top:18px}
.fgrid .wide{grid-column:1/-1}
label{display:block;font-size:14px;font-weight:500}label>input,label>select,label>textarea{display:block;margin-top:7px}
input,select,textarea{font:400 16px/1.4 var(--text);padding:13px 12px;border:1px solid var(--rule);background:var(--paper);color:var(--ink);border-radius:0;width:100%}
input:focus,select:focus,textarea:focus{border-color:var(--brass);outline:none;box-shadow:0 0 0 3px rgba(179,139,79,.2)}
textarea{min-height:110px;resize:vertical}
.consent{display:flex;flex-direction:row;align-items:flex-start;gap:10px;font-weight:400;font-size:13.5px;color:var(--muted);margin:18px 0 16px}
.consent input{width:18px;height:18px;flex:none;margin-top:2px;accent-color:var(--brass)}
.form .btn{width:100%;justify-content:center;padding:17px}
.done{margin-top:18px;padding:18px 20px;background:var(--paper);border-left:3px solid var(--brass)}
.done h3{font-size:24px;margin-bottom:6px}
/* included grid */
.included{display:grid;grid-template-columns:repeat(3,1fr);gap:0 clamp(24px,4vw,56px);margin-top:44px}
.included article{border-top:1px solid var(--rule);padding:24px 0 30px}.included h3{margin-bottom:10px}.included p{font-size:16px;color:var(--muted);margin:0}
/* fees */
.fees{background:var(--sand)}
.fee-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(36px,6vw,90px);align-items:start}
.fee{display:flex;justify-content:space-between;gap:18px;padding:20px 0;border-bottom:1px solid #cdbb9c;align-items:baseline}
.fee:first-child{border-top:1px solid #cdbb9c}
.fee b{font:500 24px var(--display);color:var(--green);white-space:nowrap}
.fee b.tbc{font:500 13px var(--text);color:#8a4b22;background:#f6e7d6;padding:4px 10px;white-space:normal;text-align:right}
.offer{margin-top:26px;padding:20px 24px;background:var(--paper);font-size:15.5px}
/* areas */
.areas{display:flex;flex-wrap:wrap;gap:10px;margin:26px 0 14px}.areas span{border:1px solid var(--rule);padding:9px 16px;font-size:15px;background:#fff}
.areas span.tbc{border-style:dashed;color:var(--muted)}
/* faq */
.faq details{border-top:1px solid var(--rule)}.faq details:last-child{border-bottom:1px solid var(--rule)}
.faq summary{cursor:pointer;list-style:none;padding:22px 40px 22px 0;font:500 21px/1.35 var(--display);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"";position:absolute;right:8px;top:30px;width:9px;height:9px;border-right:1.5px solid var(--brass);border-bottom:1.5px solid var(--brass);transform:rotate(45deg);transition:transform .25s}
.faq details[open] summary:after{transform:rotate(225deg);top:34px}
.faq details p{color:var(--muted);padding-bottom:12px}
.split{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(36px,6vw,90px);align-items:start}
.placeholder{border:1px dashed #bdb196;padding:26px;background:#fff;font-size:15.5px}
.tag-tbc{display:inline-block;font-size:12.5px;color:#8a4b22;background:#f6e7d6;padding:3px 9px}
/* properties */
.tabs{display:flex;gap:30px;border-bottom:1px solid var(--rule);margin:36px 0 0;flex-wrap:wrap}
.tabs button{background:none;border:0;padding:14px 0;font:500 16px var(--text);color:var(--muted);cursor:pointer;border-bottom:2px solid transparent;margin-bottom:-1px}
.tabs button[aria-selected=true]{color:var(--ink);border-color:var(--brass)}
.listing{display:grid;grid-template-columns:1.2fr .8fr;gap:40px;align-items:center;padding:40px 0}
.listing .pic{aspect-ratio:3/2}
.listing .status{color:var(--brass);font-size:15px;margin-bottom:6px}
.spec{color:var(--muted);font-size:15px}
.light .record{color:var(--ink)}
/* contact */
.contact-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(36px,6vw,90px);align-items:start}
.contact-list{list-style:none;padding:0;margin:26px 0}.contact-list li{padding:16px 0;border-top:1px solid var(--rule)}.contact-list small{display:block;color:var(--muted);font-size:13.5px}
.contact-list a{font:500 22px var(--display);text-decoration:none}
/* footer */
.foot{background:var(--green);color:#cfdcd8;padding:70px 0 40px;font-size:15px}
.foot-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr 1fr;gap:36px}
.foot h4{font:500 18px var(--display);color:#fff;margin:0 0 14px}.foot a{text-decoration:none;display:block;padding:3px 0}.foot a:hover{color:var(--brass-lt)}
.foot .legal{border-top:1px solid var(--rule-dk);margin-top:46px;padding-top:22px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;font-size:13px}
.foot img{width:110px;margin-bottom:16px;filter:brightness(1.15)}
.sticky{display:none}
.legal-copy h2{font-size:28px;margin:40px 0 12px}
[hidden]{display:none!important}
@media(max-width:1080px){.nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--paper);flex-direction:column;align-items:flex-start;padding:18px 16px 26px;border-bottom:1px solid var(--rule);gap:8px}.nav[data-open=true]{display:flex}.menu-btn{display:block;margin-left:0}.lang{margin-left:auto}.drop{position:static;box-shadow:none;border:0;padding:0 0 0 14px;min-width:0}.site-head .wrap{position:relative}.head-cta{display:none}}
@media(max-width:900px){.hero-grid,.stage,.result-grid,.sales-grid,.ll-grid,.fee-grid,.split,.contact-grid,.cta-box,.listing{grid-template-columns:1fr}.stage.flip>.pic{order:0}.arch{max-width:420px;margin:0 auto;width:100%}.facts{grid-template-columns:1fr 1fr}.steps,.quotes,.team,.included{grid-template-columns:1fr 1fr}.regions{grid-template-columns:1fr}.foot-grid{grid-template-columns:1fr 1fr}.region{min-height:380px}}
@media(max-width:600px){body{font-size:16.5px}.steps,.quotes,.team,.included,.fgrid{grid-template-columns:1fr}.facts div{padding:18px 12px 18px 0}.record{grid-template-columns:1fr auto}.record>span:nth-child(2){display:none}.ll-strip,.ll-hero .ticks{display:none}.foot-grid{grid-template-columns:1fr}.metrics strong{font-size:44px}.page-hero{min-height:520px}.team{max-width:360px}
body.landing{padding-bottom:62px}body.landing .sticky{display:grid;grid-template-columns:1fr 1fr;position:fixed;bottom:0;left:0;right:0;z-index:40}.sticky a{padding:18px 8px;text-align:center;text-decoration:none;font-weight:500}.sticky a:first-child{background:#fff;color:var(--green);border-top:1px solid var(--rule)}.sticky a:last-child{background:var(--brass);color:#fff}}
.pic-arch{background-image:url(/assets/84ff0edc432f.webp)}.pic-stair{background-image:url(/assets/1971f06aeb1c.webp)}.pic-sydney{background-image:url(/assets/32212ab5ad2e.webp)}.pic-coast{background-image:url(/assets/64b8dab5cd69.webp)}.pic-report{background-image:url(/assets/51b9be941ba5.webp)}.pic-repair{background-image:url(/assets/1695e89a0946.webp)}.pic-wentworth{background-image:url(/assets/4789e8b79a08.webp)}.pic-sell{background-image:url(/assets/3f654fcfb475.webp)}.pic-court{background-image:url(/assets/34568ae913db.webp)}.pic-colonnade{background-image:url(/assets/cb34f8d9896d.webp)}.pic-magenta{background-image:url(/assets/b6ae9fc71354.webp)}.pic-charlie{background-image:url(/assets/b4ec980ff1f3.webp)}.pic-emily{background-image:url(/assets/927a5b41827e.webp)}.pic-qr{background-image:url(/assets/51c33e8e755f.png)}
.trust{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(24px,4vw,56px);margin-top:44px}
.trust article{border-top:1px solid var(--brass);padding-top:24px}.trust h3{margin-bottom:10px}.trust p{color:var(--muted);font-size:16px}
.svc{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(20px,3vw,40px);margin-top:44px}
.svc h3{font-size:22px;margin-bottom:6px}.svc .ticks li{font-size:15px;padding:10px 0 10px 24px}.svc .ticks li:before{top:20px}
.who{display:grid;grid-template-columns:1fr 1fr;gap:clamp(36px,6vw,90px);align-items:center}.who>.pic{aspect-ratio:4/3}
.commit{background:var(--green);color:#fff}.commit .kicker{color:var(--brass-lt)}
.commit blockquote{margin:0;font:400 clamp(28px,3.2vw,44px)/1.25 var(--display);max-width:900px}
.commit-list{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:48px;border-top:1px solid var(--rule-dk);padding-top:26px}
.commit-list div{font-size:16px;color:#dfe8e5}.commit-list strong{display:block;font:500 21px var(--display);color:#fff;margin-bottom:6px}
.metrics.m3{grid-template-columns:repeat(3,1fr)}.metrics.m3 div{padding-right:16px}
.area-cols{display:grid;grid-template-columns:1fr 1fr;gap:clamp(24px,4vw,56px);margin-top:36px}
.area-cols h3{margin-bottom:10px}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,40px);margin-top:44px}
.pillars article{border-top:1px solid var(--rule);padding-top:22px}.pillars h3{font-size:23px;margin-bottom:8px}.pillars p{font-size:15.5px;color:var(--muted)}
.about-facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--rule);margin-top:50px}
.about-facts div{padding:22px 20px 0 0;font-size:15px;color:var(--muted)}.about-facts strong{display:block;font:500 26px/1.2 var(--display);color:var(--ink);margin-bottom:6px}
.qr-box{display:flex;gap:18px;align-items:center;margin-top:8px}.qr-box .pic{width:120px;height:120px;background-size:contain;background-repeat:no-repeat;background-color:#fff;flex:none}
@media(max-width:900px){.trust,.svc,.pillars{grid-template-columns:1fr 1fr}.who,.area-cols{grid-template-columns:1fr}.commit-list,.about-facts{grid-template-columns:1fr 1fr}.metrics.m3{grid-template-columns:1fr 1fr}}
@media(max-width:600px){.trust,.svc,.pillars,.commit-list{grid-template-columns:1fr}}

.pm-video{background:var(--green);padding-top:0}.pm-video .wrap{border-top:1px solid var(--rule-dk);padding-top:clamp(48px,6vw,80px)}
.pm-video-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:clamp(28px,5vw,72px);align-items:center;color:#fff}
.pm-video .kicker{color:var(--brass-lt)}.pm-video p{color:#cfdcd8}
.pm-video video{width:100%;aspect-ratio:16/9;display:block;background:#0c211e;border:1px solid var(--rule-dk)}
@media(max-width:900px){.pm-video-grid{grid-template-columns:1fr}}

.pm-hero-grid{grid-template-columns:.9fr 1.1fr;align-items:center}
.pm-hero-grid h1{font-size:clamp(36px,3.9vw,58px)}html[lang^=zh] .pm-hero-grid h1{font-size:clamp(30px,3.3vw,48px)}
.hero-video video{width:100%;aspect-ratio:16/9;display:block;background:#0c211e;border:1px solid var(--brass)}
.hero-video .actions{margin-top:22px}.hero-video .btn-line{color:#fff}
.pm-end{background:var(--green);color:#fff}.pm-end .kicker{color:var(--brass-lt)}.pm-end .lede{color:#cfdcd8}
.pm-end .contact-list li{border-color:var(--rule-dk)}.pm-end .contact-list small{color:#9fb3ad}.pm-end .contact-list a{color:#fff}
@media(max-width:900px){.pm-hero-grid{grid-template-columns:1fr}}
@media(max-width:600px){.pm-hero-grid .ticks{display:none}}
.pic-charlie{background-image:url(/assets/0fb15d6aa94b.png)}@media(max-width:900px){.cta .actions{justify-content:flex-start!important}}
.t-jump{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--rule);margin-top:0}
.t-jump button{background:none;border:0;border-right:1px solid var(--rule);text-align:left;padding:26px 24px 28px;cursor:pointer;font:inherit;color:var(--ink)}
.t-jump button:last-child{border-right:0}.t-jump button:hover{background:#fff}
.t-jump strong{display:block;font:500 23px var(--display);margin-bottom:6px}.t-jump .sub{display:block;font-size:15px;color:var(--muted)}
.urgent{background:#fff;border-left:3px solid #a8562d;padding:22px 24px;margin-top:22px}
.urgent h3{font-size:22px;margin-bottom:8px}.urgent ul{margin:10px 0 0;padding-left:18px;font-size:15px;color:var(--muted)}.urgent li{margin:3px 0}
.res-list{list-style:none;padding:0;margin:0}.res-list li{border-top:1px solid var(--rule);padding:18px 0}.res-list li:last-child{border-bottom:1px solid var(--rule)}
.res-list a{font:500 20px var(--display);text-decoration:none}.res-list a:hover{color:var(--brass)}.res-list .sub{display:block;font-size:14.5px;color:var(--muted);margin-top:4px}
.form input[type=file]{padding:10px;background:#fff}
.step-list{counter-reset:st;list-style:none;padding:0;margin:24px 0 0}.step-list li{counter-increment:st;position:relative;padding:14px 0 14px 46px;border-top:1px solid var(--rule)}
.step-list li:before{content:counter(st);position:absolute;left:0;top:10px;font:500 26px var(--display);color:var(--brass)}
@media(max-width:900px){.t-jump{grid-template-columns:1fr 1fr}.t-jump button:nth-child(2){border-right:0}.t-jump button{border-bottom:1px solid var(--rule)}}

.apply-list{margin-top:26px;border-top:1px solid var(--rule)}
.apply-row{display:grid;grid-template-columns:120px 1fr auto;gap:20px;align-items:center;padding:16px 0;border-bottom:1px solid var(--rule)}
.apply-row img,.apply-row .pic{width:120px;height:80px;object-fit:cover;background:var(--sand)}
.apply-row strong{display:block;font:500 21px var(--display)}.apply-row .spec{font-size:14.5px}
.empty-note{background:#fff;border:1px solid var(--rule);padding:22px 24px;margin-top:22px}
@media(max-width:600px){.apply-row{grid-template-columns:90px 1fr}.apply-row img,.apply-row .pic{width:90px;height:64px}.apply-row .btn{grid-column:1/-1;justify-content:center}}

/* area pages */
#team{scroll-margin-top:96px}
.team .bio{font-size:15px;color:var(--muted);margin:2px 0 10px;max-width:34ch}
.author-box{display:grid;grid-template-columns:92px 1fr;gap:22px;align-items:center;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule);padding:24px 0;margin-top:44px}
.author-box .portrait{width:92px;margin:0}.author-box .portrait .mono{font-size:46px}
.author-box .who{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.author-box h3{font-size:24px;margin:2px 0 2px}.author-box .role{color:var(--brass);font-size:15px;margin:0 0 6px}.author-box p.bio{font-size:15.5px;color:var(--muted);margin:0 0 8px}
@media(max-width:600px){.author-box{grid-template-columns:72px 1fr;gap:16px}.author-box .portrait{width:72px}}
.crumbs a{text-decoration:none;color:inherit}.crumbs a:hover{text-decoration:underline}.crumbs .sep{opacity:.6;margin:0 2px}
img.loc-pic{width:100%;height:100%;object-fit:cover;display:block}
.loc-grid.loc-tall img.loc-pic{object-position:center 62%}
.area-links{margin-top:36px;padding-top:18px;border-top:1px solid var(--rule);font-size:15.5px}.area-links b{font-weight:500;margin-right:6px}
.area-links a{margin-right:14px}
.loc-pic{min-height:clamp(260px,32vw,420px);background-size:cover;background-position:center}
.loc-grid.loc-tall{grid-template-columns:.8fr 1.2fr}.loc-grid.loc-tall .loc-pic{aspect-ratio:4/5;min-height:0;background-position:center 62%!important}
@media(max-width:900px){.loc-grid.loc-tall{grid-template-columns:1fr}.loc-grid.loc-tall .loc-pic{aspect-ratio:3/4}}
.hub-pic{aspect-ratio:16/5;margin:18px 0 6px;background-size:cover;background-position:center 45%}
.loc{padding:clamp(36px,5vw,64px) 0 0}.loc-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(20px,3vw,36px);align-items:stretch}
.loc-side{display:grid;gap:clamp(20px,3vw,36px)}.loc-side .facts-card ul{display:grid;grid-template-columns:repeat(3,1fr);gap:0 20px}.loc-side .facts-card li{font-size:14.5px}.loc-side .facts-card li strong{font-size:20px}
@media (max-width:640px){.loc-side .facts-card ul{grid-template-columns:1fr}}
.map-card{margin:0;background:#f1ece2;border:1px solid var(--rule);display:flex;flex-direction:column}.map-card svg{width:100%;height:auto;display:block;flex:1}
.map-card figcaption{font-size:13px;color:var(--muted);padding:10px 16px;border-top:1px solid var(--rule);background:#fff}
.leased{background:var(--green);color:#fff;padding:clamp(26px,3.5vw,40px);display:flex;flex-direction:column;justify-content:center;position:relative;overflow:hidden}
.leased .stamp{display:inline-block;align-self:flex-start;border:1.5px solid var(--brass-lt);color:var(--brass-lt);font:500 12.5px var(--text);letter-spacing:.14em;text-transform:uppercase;padding:6px 12px;margin-bottom:22px}
.leased h3{font-size:clamp(28px,3vw,40px);line-height:1.15;margin-bottom:8px}.leased .type{color:#cfdcd8;font-size:17px;margin-bottom:22px}
.leased p.note{color:#9fb3ad;font-size:14.5px;margin:0 0 20px}.leased .btn{align-self:flex-start}
.facts-card{background:var(--sand);padding:clamp(26px,3.5vw,40px);display:flex;flex-direction:column;justify-content:center}
.facts-card ul{list-style:none;padding:0;margin:0}.facts-card li{padding:14px 0;border-top:1px solid #cdbb9c;font-size:16px}.facts-card li strong{display:block;font:500 22px var(--display);color:var(--green)}
.badge{display:inline-block;background:var(--green);color:var(--brass-lt);font-size:11.5px;letter-spacing:.1em;text-transform:uppercase;padding:3px 8px;margin-left:8px;vertical-align:middle}
.hub-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(28px,4vw,64px);align-items:start}.hub-map{position:sticky;top:110px}
.hub-grid .region-grid{grid-template-columns:1fr 1fr}
.gvmap a{cursor:pointer}.gvmap a:hover text{fill:#9c7740}.gvmap a:hover circle{fill:#9c7740}
@media(max-width:900px){.loc-grid,.hub-grid{grid-template-columns:1fr}.hub-map{position:static}}
@media(max-width:600px){.hub-grid .region-grid{grid-template-columns:1fr}}
.lm-gosford{background-image:url(/assets/6f807693e467.webp)}

.nav .sub{position:relative}.nav .sub>a:after{content:"›";float:right;margin-left:14px;color:var(--brass)}
.drop2{display:none;position:absolute;left:100%;top:-11px;background:#fff;border:1px solid var(--rule);min-width:220px;padding:10px 0;box-shadow:0 18px 40px rgba(18,48,44,.12)}
.nav .sub:hover>.drop2,.nav .sub:focus-within>.drop2{display:block}
.drop2 .grp{display:block;padding:10px 22px 4px;font-size:12px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
@media(max-width:1080px){.drop2{display:block;position:static;border:0;box-shadow:none;padding:0 0 0 14px;min-width:0}.nav .sub>a:after{content:""}}
.region-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0 clamp(24px,4vw,48px);margin-top:20px}
.region-card{display:block;border-top:1px solid var(--rule);padding:22px 0 26px;text-decoration:none}.region-card h3{margin-bottom:6px}.region-card:hover h3{color:var(--brass)}
.region-card .rent{color:var(--brass);font-size:15px}.region-card p{color:var(--muted);font-size:15.5px;margin:6px 0 0}
.recent{background:var(--sand);padding:18px 22px;margin-top:18px;font-size:15.5px}.recent b{font-weight:500}
@media(max-width:900px){.region-grid{grid-template-columns:1fr 1fr}}@media(max-width:600px){.region-grid{grid-template-columns:1fr}}
.areas a{border:1px solid var(--brass);padding:9px 16px;font-size:15px;background:#fff;text-decoration:none;color:var(--green)}.areas a:hover{background:var(--brass);color:#fff}
.area-hero .actions .btn-line{color:#fff}
.stat-src{font-size:13.5px;color:var(--muted);margin-top:6px}
.draft{border:1px dashed #bdb196;background:#fff;padding:22px 24px;margin-top:22px;font-size:15.5px}.draft b{color:#8a4b22;font-weight:500}
/* guides */
.yn{font-weight:500;white-space:nowrap}.yn.y{color:#2f6b3a}.yn.n{color:#a8562d}.tbl td.since{white-space:nowrap;color:var(--muted);font-size:14px}
.tbl.law table{min-width:720px}.tbl.law td:first-child{white-space:normal;max-width:240px}
.article h3.sub{font-size:22px;margin:30px 0 8px}
.guide-hero{background:var(--green);color:#fff;padding:clamp(56px,7vw,96px) 0 clamp(40px,5vw,64px)}
.guide-hero .kicker{color:var(--brass-lt)}.guide-hero .lede{color:#cfdcd8;margin-top:22px}
.guide-hero h1{font-size:clamp(36px,4.4vw,60px);max-width:900px}
.byline{margin-top:26px;font-size:14.5px;color:#b9cbc6}.byline b{color:#fff;font-weight:500}
.article{max-width:760px}
.article h2{font-size:clamp(26px,2.6vw,34px);margin:52px 0 16px}
.article p,.article li{max-width:none}
.article ul,.article ol{padding-left:22px;margin:0 0 1.2em}.article li{margin:6px 0}
.answer{font-size:clamp(18px,1.5vw,20px);border-left:3px solid var(--brass);padding:4px 0 4px 22px;margin-bottom:28px}
.tbl{overflow-x:auto;margin:22px 0 14px;border-top:1px solid var(--ink)}
.tbl table{border-collapse:collapse;width:100%;min-width:560px;font-size:15.5px}
.tbl th{text-align:left;font-weight:500;padding:12px 14px 12px 0;border-bottom:1px solid var(--rule)}
.tbl td{padding:13px 14px 13px 0;border-bottom:1px solid var(--rule);vertical-align:top}.tbl td:first-child{font-weight:500;white-space:nowrap}
.calc{background:var(--sand);padding:clamp(22px,3vw,34px);margin:24px 0}
.calc h3{font-size:22px;margin-bottom:12px}
.calc .row{display:flex;justify-content:space-between;gap:16px;padding:12px 0;border-top:1px solid #cdbb9c}
.calc .row b{font:500 24px var(--display);color:var(--green);white-space:nowrap}
.guide-cta{background:var(--green);color:#fff;padding:clamp(28px,4vw,44px);margin-top:48px}
.guide-cta h2{margin:0 0 12px;font-size:clamp(26px,2.6vw,34px)}.guide-cta p{color:#cfdcd8}
.sources{font-size:13.5px;color:var(--muted);margin-top:40px;border-top:1px solid var(--rule);padding-top:18px}
.guide-list{margin-top:44px;border-top:1px solid var(--rule)}
.guide-card{display:grid;grid-template-columns:1fr auto;gap:24px;align-items:end;padding:30px 0;border-bottom:1px solid var(--rule);text-decoration:none}
.guide-card h3{margin:6px 0 10px}.guide-card p{color:var(--muted);margin:0}.guide-card:hover h3{color:var(--brass)}
.guide-card .meta{font-size:14px;color:var(--brass)}
@media(max-width:600px){.guide-card{grid-template-columns:1fr}.calc .row{flex-direction:column;gap:2px}}