:root{--ink:#3f7173;--ink-deep:#31595b;--ink-soft:#568487;--cream:#f7f2ea;--cream-deep:#ede4d9;--paper:#fcfaf6;--white:#fff;--sage:#8da8a2;--sage-pale:#e5eeeb;--copper:#c77a5b;--text:#334047;--muted:#667478;--line:#3f71732e;--shadow:0 24px 70px #3f717329;--radius:24px;--serif:Georgia, "Times New Roman", serif;--sans:Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--paper);color:var(--text);font-family:var(--sans);-webkit-font-smoothing:antialiased;margin:0;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea,select{font:inherit}::selection{background:var(--sage);color:var(--ink-deep)}.container{width:min(1180px,100% - 48px);margin-inline:auto}.sr-only{clip:rect(0, 0, 0, 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}.skip-link{z-index:200;background:var(--cream);color:var(--ink);border-radius:8px;padding:12px 18px;font-weight:700;position:fixed;top:16px;left:16px;transform:translateY(-150%)}.skip-link:focus{transform:translateY(0)}:focus-visible{outline:3px solid var(--copper);outline-offset:4px}.utility-bar{background:var(--ink-deep);color:#ffffffc2;letter-spacing:.03em;font-size:.77rem}.utility-inner{justify-content:space-between;align-items:center;gap:24px;min-height:35px;display:flex}.utility-inner div{align-items:center;gap:12px;display:flex}.utility-inner a:hover{color:var(--white)}.site-header{z-index:100;border-bottom:1px solid var(--line);-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);background:#fcfaf6f5;position:sticky;top:0}.header-inner{align-items:center;gap:28px;height:84px;display:flex}.brand{flex:none;align-items:center;width:212px;display:inline-flex}.brand-logo{width:100%;height:auto}.desktop-nav{justify-content:center;align-items:center;gap:clamp(16px,2vw,31px);margin-left:auto;display:flex}.desktop-nav a{color:var(--ink);font-size:.86rem;font-weight:650;position:relative}.desktop-nav a:after{content:"";background:var(--copper);transform-origin:100%;width:100%;height:2px;transition:transform .18s;position:absolute;bottom:-10px;left:0;transform:scaleX(0)}.desktop-nav a:hover:after{transform-origin:0;transform:scaleX(1)}.header-cta{border:1px solid var(--ink);color:var(--ink);border-radius:999px;padding:11px 16px;font-size:.82rem;font-weight:700}.header-cta:hover{background:var(--ink);color:var(--white)}.mobile-menu{margin-left:auto;display:none;position:relative}.mobile-menu summary{border:1px solid var(--line);cursor:pointer;border-radius:7px;align-content:center;gap:5px;width:42px;height:42px;padding:10px;list-style:none;display:grid}.mobile-menu summary::-webkit-details-marker{display:none}.mobile-menu summary span{background:var(--ink);height:2px;display:block}.mobile-menu nav{background:var(--paper);border:1px solid var(--line);width:min(290px,100vw - 48px);box-shadow:var(--shadow);border-radius:12px;padding:14px;position:absolute;top:52px;right:0}.mobile-menu nav a{border-bottom:1px solid var(--line);padding:11px 10px;font-weight:650;display:block}.mobile-menu nav a:last-child{border:0}.eyebrow{color:var(--copper);letter-spacing:.19em;text-transform:uppercase;margin:0 0 16px;font-size:.72rem;font-weight:800}.eyebrow-light{color:#f0d5c6}h1,h2,h3,p{margin-top:0}h1,h2{color:var(--ink);font-family:var(--serif);letter-spacing:-.035em;font-weight:400}h1{font-size:clamp(3.25rem,7vw,6.9rem);line-height:.94}h2{font-size:clamp(2.15rem,4vw,4rem);line-height:1.02}h3{color:var(--ink);font-size:1.08rem;line-height:1.3}.large-copy{color:var(--muted);font-size:clamp(1.05rem,1.6vw,1.26rem);line-height:1.75}.hero{position:relative;overflow:hidden}.hero-home{background:var(--ink);min-height:min(780px,100vh - 119px);color:var(--white);align-items:stretch;display:grid}.hero-backdrop{background:linear-gradient(90deg,#264648e0 0%,#2d5254ad 38%,#345e6024 68%,#345e6012 100%),linear-gradient(#0000 50%,#26464852),url(/hero-streetscape.png) 50%/cover no-repeat;position:absolute;inset:0;transform:scale(1.015)}.hero-grid{z-index:1;min-height:inherit;grid-template-columns:minmax(0,1fr) minmax(260px,.75fr);align-items:center;gap:60px;padding-block:90px 64px;display:grid;position:relative}.hero-copy{max-width:680px}.hero-copy h1{max-width:670px;color:var(--white);margin-bottom:28px}.hero-lede{color:#ffffffd4;max-width:610px;margin-bottom:35px;font-size:clamp(1.05rem,1.5vw,1.28rem);line-height:1.7}.button-row{flex-wrap:wrap;gap:13px;display:flex}.button{cursor:pointer;border:1px solid #0000;border-radius:999px;justify-content:center;align-items:center;gap:12px;min-height:51px;padding:13px 21px;font-size:.88rem;font-weight:750;transition:transform .16s,background .16s,color .16s;display:inline-flex}.button:hover{transform:translateY(-2px)}.button-primary{background:var(--cream);color:var(--ink)}.button-primary:hover{background:var(--white)}.button-ghost{color:var(--white);border-color:#ffffff85}.button-ghost:hover{background:var(--white);color:var(--ink)}.button-dark{background:var(--ink);color:var(--white)}.button-dark:hover{background:var(--ink-soft)}.button-cream{background:var(--cream);color:var(--ink)}.button-cream:hover{background:var(--white)}.hero-caption{color:var(--white);text-align:right;border-right:2px solid #ffffffa6;flex-direction:column;place-self:end;align-items:flex-end;padding:13px 16px;display:flex}.hero-caption span{font-family:var(--serif);font-size:1rem}.hero-caption small{color:#ffffffab;letter-spacing:.08em;text-transform:uppercase;margin-top:2px;font-size:.68rem}.trust-bar{background:var(--cream);border-bottom:1px solid #3f71731f}.trust-list{grid-template-columns:repeat(4,1fr);align-items:center;min-height:75px;display:grid}.trust-item{color:var(--ink);border-right:1px solid #3f717324;justify-content:center;align-items:center;gap:12px;padding:8px 14px;font-size:.83rem;font-weight:700;display:flex}.trust-item:first-child{justify-content:flex-start}.trust-item:last-child{border-right:0;justify-content:flex-end}.trust-dot{background:var(--copper);border-radius:50%;width:7px;height:7px;box-shadow:0 0 0 4px #c77a5b24}.section{padding-block:clamp(76px,9vw,125px)}.section-intro{padding-bottom:55px}.split-heading{grid-template-columns:minmax(0,.95fr) minmax(320px,.68fr);align-items:end;gap:90px;display:grid}.split-heading h2{max-width:730px;margin-bottom:0}.split-heading>p{margin-bottom:2px}.section-services{padding-top:30px}.service-grid{grid-template-columns:minmax(0,1.35fr) minmax(300px,.65fr);gap:20px;display:grid}.service-card{border-radius:var(--radius);flex-direction:column;justify-content:space-between;min-height:480px;padding:36px;display:flex;position:relative;overflow:hidden}.service-card:after{content:"";opacity:.12;border:1px solid;border-radius:50%;width:280px;height:280px;position:absolute;top:-85px;right:-85px}.service-card-rent{background:var(--ink);color:#ffffffc2}.service-card-rent h2,.service-card-rent h3{color:var(--white)}.service-card-sell{background:var(--sage-pale);min-height:430px;color:var(--text)}.service-card-sell h2{font-size:clamp(2rem,3.1vw,3rem)}.service-card h2{max-width:480px;margin-bottom:20px;font-size:clamp(2.2rem,4vw,3.6rem)}.service-card p:not(.card-number,.eyebrow){max-width:530px}.card-number{font-family:var(--serif);margin:0;font-size:1.1rem}.text-link{color:inherit;border-bottom:1px solid;align-items:center;gap:11px;margin-top:10px;padding-bottom:4px;font-size:.88rem;font-weight:800;display:inline-flex}.text-link:hover span{transform:translate(4px)}.text-link span{transition:transform .16s}.section-why{background:#ece6dc}.why-grid{grid-template-columns:minmax(320px,.9fr) minmax(0,1.1fr);gap:24px;display:grid}.why-panel{background:var(--ink);color:#ffffffbd;border-radius:var(--radius);flex-direction:column;justify-content:flex-end;min-height:560px;padding:42px;display:flex}.why-panel h2{color:var(--white)}.why-panel p:last-child{max-width:520px}.principles-grid{grid-template-columns:repeat(2,1fr);gap:14px;display:grid}.principles-grid article{background:var(--paper);border:1px solid #3f71731a;border-radius:18px;min-height:265px;padding:30px}.principles-grid article span{color:var(--copper);font-family:var(--serif);margin-bottom:56px;display:inline-block}.principles-grid article p{color:var(--muted);font-size:.93rem}.contact-band{background:var(--ink);color:#ffffffc7}.contact-band h2{color:var(--white);margin-bottom:0}.contact-band-inner{justify-content:space-between;align-items:center;gap:48px;display:flex}.contact-band-actions{flex-direction:column;align-items:flex-end;gap:8px;display:flex}.contact-band-actions>a:not(.button){font-size:.94rem}.contact-band-actions .button{margin-top:10px}.fine-print{color:#ffffff8c;margin-top:38px;margin-bottom:-60px;font-size:.75rem}.page-hero{background:var(--ink);color:var(--white);padding-block:38px 90px;position:relative;overflow:hidden}.page-hero:after{content:"";border:1px solid #f7f2ea33;border-radius:50%;width:700px;height:700px;position:absolute;top:-430px;right:-260px;box-shadow:0 0 0 100px #f7f2ea09,0 0 0 220px #f7f2ea06}.breadcrumb{z-index:1;color:#ffffff91;align-items:center;gap:9px;margin-bottom:72px;font-size:.74rem;display:flex;position:relative}.breadcrumb a:hover{color:var(--white)}.page-hero-grid{z-index:1;grid-template-columns:minmax(0,1.18fr) minmax(320px,.55fr);align-items:end;gap:80px;display:grid;position:relative}.page-hero h1{max-width:800px;color:var(--white);margin-bottom:0;font-size:clamp(3.4rem,6.8vw,6.4rem)}.page-hero-grid>p{color:#ffffffba;margin-bottom:5px;font-size:1.04rem;line-height:1.76}.process-grid{grid-template-columns:repeat(4,1fr);gap:15px;margin-top:60px;display:grid}.process-card{background:var(--white);border:1px solid var(--line);border-radius:16px;min-height:310px;padding:28px}.process-card>span,.tenant-grid article>span{color:var(--copper);font-family:var(--serif);margin-bottom:64px;display:block}.process-card p{color:var(--muted);font-size:.91rem}.section-soft{background:#f0ebe3}.feature-split{grid-template-columns:minmax(0,.9fr) minmax(340px,.75fr);align-items:center;gap:100px;display:grid}.tick-list{border-top:1px solid var(--line);gap:0;margin:0;padding:0;list-style:none;display:grid}.tick-list li{border-bottom:1px solid var(--line);color:var(--ink);padding:18px 10px 18px 36px;font-weight:650;position:relative}.tick-list li:before{content:"✓";color:var(--copper);position:absolute;left:5px}.reasons-grid{grid-template-columns:minmax(300px,.75fr) minmax(0,1.2fr);align-items:start;gap:80px;display:grid}.reason-tags{flex-wrap:wrap;gap:10px;display:flex}.reason-tags span{background:var(--sage-pale);color:var(--ink);border:1px solid #3f71731a;border-radius:999px;padding:13px 17px;font-size:.86rem;font-weight:700}.tenant-grid{grid-template-columns:repeat(4,1fr);gap:14px;margin-top:58px;display:grid}.tenant-grid article{background:var(--white);border-top:3px solid var(--sage);min-height:310px;padding:28px;box-shadow:0 10px 45px #3f717314}.tenant-grid article p{color:var(--muted);font-size:.91rem}.info-card{background:var(--paper);border-radius:var(--radius);box-shadow:var(--shadow);padding:38px}.info-card h3{font-family:var(--serif);font-size:2rem;font-weight:400}.info-card p{color:var(--muted)}.rental-portfolio{background:var(--paper)}.portfolio-heading{grid-template-columns:minmax(0,.95fr) minmax(320px,.7fr);align-items:end;gap:90px;margin-bottom:52px;display:grid}.portfolio-heading h2{max-width:680px;margin-bottom:0}.portfolio-heading>p{margin-bottom:3px}.property-grid{grid-template-columns:repeat(3,1fr);gap:22px;display:grid}.property-card{background:var(--white);border:1px solid var(--line);border-radius:17px;flex-direction:column;min-width:0;transition:transform .18s,box-shadow .18s;display:flex;overflow:hidden}.property-card:hover{box-shadow:var(--shadow);transform:translateY(-4px)}.property-photo{aspect-ratio:4/3;background:var(--sage-pale);position:relative;overflow:hidden}.property-photo img{object-fit:cover;transition:transform .22s}.property-card:hover .property-photo img{transform:scale(1.025)}.property-card-body{flex-direction:column;flex:1;padding:24px;display:flex}.property-card-top{justify-content:space-between;align-items:center;gap:14px;margin-bottom:20px;display:flex}.property-card-top span{background:var(--sage-pale);color:var(--ink);letter-spacing:.06em;text-transform:uppercase;border-radius:999px;padding:5px 9px;font-size:.67rem;font-weight:800}.property-card-top small{color:var(--muted);font-size:.72rem}.property-card h3{font-family:var(--serif);margin-bottom:2px;font-size:1.65rem;font-weight:400}.property-area{color:var(--copper);margin-bottom:18px;font-size:.78rem;font-weight:750}.property-card-body>p:last-of-type{color:var(--muted);font-size:.9rem}.property-card-body>strong{color:var(--ink);margin-top:auto;padding-top:18px;font-size:.82rem}.portfolio-empty{background:var(--cream);border-radius:var(--radius);border:1px solid #3f71731a;grid-template-columns:minmax(320px,.9fr) minmax(0,1fr);align-items:center;gap:70px;min-height:315px;padding:42px;display:grid}.portfolio-empty h3{max-width:600px;font-family:var(--serif);margin-bottom:14px;font-size:clamp(1.9rem,3vw,2.75rem);font-weight:400}.portfolio-empty p:last-child{max-width:620px;color:var(--muted);margin-bottom:0}.empty-property-visual{background:var(--ink);border-radius:16px;grid-template-columns:repeat(3,1fr);align-items:end;gap:11px;min-height:215px;padding:26px;display:grid;overflow:hidden}.empty-property-visual span{background:#f7f2ea33;border:1px solid #f7f2ea47;border-radius:60px 60px 3px 3px;height:74%;position:relative}.empty-property-visual span:nth-child(2){height:96%}.empty-property-visual span:after{content:"";background:var(--copper);border-radius:2px 2px 0 0;width:13px;height:18px;position:absolute;bottom:15px;left:50%;transform:translate(-50%)}.story-grid{grid-template-columns:minmax(330px,.7fr) minmax(0,1fr);align-items:center;gap:100px;display:grid}.story-statement{background:var(--cream);min-height:470px;color:var(--ink);text-align:center;border-radius:50% 50% 18px 18px;flex-direction:column;justify-content:center;align-items:center;gap:4px;padding:40px;display:flex}.story-statement span{letter-spacing:.18em;text-transform:uppercase;font-size:.73rem;font-weight:800}.story-statement strong{font-family:var(--serif);letter-spacing:-.04em;font-size:clamp(2.3rem,5vw,4.4rem);font-weight:400}.story-statement small{color:var(--copper);font-weight:700}.prose-large{color:var(--muted);font-size:clamp(1.18rem,2vw,1.48rem);line-height:1.78}.prose-large p{margin-bottom:28px}.values-grid{grid-template-columns:repeat(3,1fr);gap:18px;display:grid}.values-grid article{background:var(--paper);border-radius:18px;padding:34px}.values-grid h2{font-size:2.3rem}.values-grid article>p:last-child{color:var(--muted)}.credentials-section{background:var(--ink)}.credentials-grid{grid-template-columns:minmax(320px,.8fr) minmax(0,1fr);align-items:center;gap:90px;display:grid}.credentials-grid h2{color:var(--white)}.credential-cards{gap:13px;display:grid}.credential-cards a{color:var(--white);border:1px solid #ffffff2b;border-radius:12px;justify-content:space-between;align-items:center;gap:30px;padding:24px 26px;display:flex}.credential-cards a:hover{background:#ffffff0f}.credential-cards span{color:#ffffffa6;font-size:.83rem}.credential-cards strong{text-align:right}.contact-grid{grid-template-columns:minmax(300px,.65fr) minmax(0,1.1fr);align-items:start;gap:90px;display:grid}.contact-details h2{margin-bottom:55px}.contact-method{border-top:1px solid var(--line);flex-direction:column;gap:4px;padding-block:20px;display:flex}.contact-method>span{color:var(--copper);letter-spacing:.14em;text-transform:uppercase;font-size:.68rem;font-weight:800}.contact-method>a,.contact-method>strong{color:var(--ink);font-family:var(--serif);font-size:1.45rem;font-weight:400}.contact-method>a.button-dark{color:var(--white)}.contact-method small{color:var(--muted)}.form-panel{background:var(--cream);border-radius:var(--radius);padding:clamp(30px,5vw,56px)}.form-panel h2{margin-bottom:30px}.contact-form{gap:20px;display:grid}.field-row{grid-template-columns:repeat(2,1fr);gap:16px;display:grid}.contact-form label{color:var(--ink);gap:7px;font-size:.8rem;font-weight:750;display:grid}.contact-form label small{color:var(--muted);font-weight:500}.contact-form input,.contact-form select,.contact-form textarea{width:100%;color:var(--text);background:#ffffffb8;border:1px solid #3f717338;border-radius:8px;outline:none;padding:13px 14px}.contact-form textarea{resize:vertical}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--copper);box-shadow:0 0 0 3px #c77a5b2e}.form-note{color:var(--muted);margin:-4px 0 2px;font-size:.75rem}.contact-form .button{justify-self:start}.legal-layout{grid-template-columns:240px minmax(0,760px);justify-content:center;align-items:start;gap:95px;display:grid}.legal-layout aside{display:grid;position:sticky;top:120px}.legal-layout aside a{border-bottom:1px solid var(--line);color:var(--muted);padding:10px 0;font-size:.86rem}.legal-layout aside a:hover{color:var(--ink)}.legal-copy section{border-bottom:1px solid var(--line);margin-bottom:45px;padding-bottom:45px;scroll-margin-top:120px}.legal-copy h2{font-size:clamp(2rem,4vw,3rem)}.legal-copy p{color:var(--muted)}.legal-copy address{background:var(--sage-pale);border-radius:12px;flex-direction:column;margin-top:30px;padding:25px;font-style:normal;display:flex}.legal-updated{font-size:.76rem}.application-intro{padding-bottom:54px}.application-intro-grid{grid-template-columns:minmax(0,1fr) minmax(320px,.65fr);align-items:start;gap:90px;display:grid}.application-intro-grid h2{max-width:720px}.application-requirements{background:var(--cream);border-radius:18px;padding:32px}.application-requirements h3{font-family:var(--serif);margin-bottom:18px;font-size:1.7rem;font-weight:400}.application-section{padding-top:76px}.application-layout{grid-template-columns:minmax(270px,.54fr) minmax(0,1.3fr);align-items:start;gap:58px;display:grid}.application-aside{position:sticky;top:145px}.application-aside h2{font-size:clamp(2rem,3.4vw,3.2rem)}.application-aside>p:not(.eyebrow){color:var(--muted)}.application-form-shell{background:var(--white);border-radius:var(--radius);border:1px solid #3f71731a;min-width:0;padding:clamp(28px,5vw,56px);box-shadow:0 18px 65px #3f71731c}.application-progress{margin-bottom:45px}.application-progress>div:first-child{justify-content:space-between;align-items:baseline;gap:20px;margin-bottom:10px;display:flex}.application-progress>div:first-child span{color:var(--muted);font-size:.76rem;font-weight:700}.application-progress>div:first-child strong{color:var(--ink);font-size:.87rem}.progress-track{background:var(--sage-pale);border-radius:999px;height:6px;overflow:hidden}.progress-track span{background:var(--copper);border-radius:inherit;height:100%;transition:width .2s;display:block}.application-progress ol{grid-template-columns:repeat(7,1fr);gap:5px;margin:19px 0 0;padding:0;list-style:none;display:grid}.application-progress li{color:#8a9699;text-align:center;justify-items:center;gap:5px;font-size:.59rem;display:grid}.application-progress li span{background:var(--sage-pale);width:24px;height:24px;color:var(--ink);border-radius:50%;place-items:center;font-size:.65rem;font-weight:800;display:grid}.application-progress li.active{color:var(--ink);font-weight:800}.application-progress li.active span{background:var(--ink);color:var(--white)}.application-progress li.complete span{background:var(--copper);color:var(--white)}.application-step[hidden]{display:none}.application-step h2{margin-bottom:36px;font-size:clamp(2.1rem,4vw,3.5rem)}.application-field{color:var(--ink);gap:7px;margin-bottom:20px;font-size:.81rem;font-weight:760;display:grid}.application-field>small{color:var(--muted);margin-top:-4px;font-size:.72rem;font-weight:500;line-height:1.45}.application-field input,.application-field select,.application-field textarea,.guarantor-share input,.admin-toolbar select{width:100%;color:var(--text);background:#fcfbf8;border:1px solid #3f717340;border-radius:9px;outline:none;padding:13px 14px}.application-field textarea{resize:vertical}.application-field input[type=file]{background:var(--cream);padding:11px;font-size:.77rem}.application-field input[type=file]::file-selector-button{background:var(--ink);color:var(--white);cursor:pointer;border:0;border-radius:6px;margin-right:12px;padding:8px 12px;font-weight:700}.application-field input:focus,.application-field select:focus,.application-field textarea:focus,.guarantor-share input:focus,.admin-toolbar select:focus{border-color:var(--copper);box-shadow:0 0 0 3px #c77a5b29}.check-field{color:var(--text);cursor:pointer;grid-template-columns:22px minmax(0,1fr);align-items:start;gap:11px;margin:18px 0;font-size:.84rem;display:grid}.check-field input{width:18px;height:18px;accent-color:var(--ink);margin-top:3px}.check-field a{color:var(--ink);text-underline-offset:3px;text-decoration:underline}.fairness-note,.guarantor-callout,.declaration-copy,.status-notice{background:var(--sage-pale);border-left:4px solid var(--ink);border-radius:0 10px 10px 0;margin-bottom:28px;padding:20px 22px}.fairness-note strong,.guarantor-callout strong{color:var(--ink)}.fairness-note p,.guarantor-callout p,.declaration-copy p,.status-notice{color:var(--muted);margin:5px 0 0;font-size:.82rem}.form-guidance{background:var(--cream);color:var(--muted);border-radius:8px;margin:4px 0 24px;padding:14px 16px;font-size:.78rem}.form-error{color:#7e3328;background:#fff1ed;border:1px solid #e3a28d;border-radius:9px;margin-top:24px;padding:14px 16px;font-size:.82rem;font-weight:700}.application-actions{border-top:1px solid var(--line);justify-content:flex-end;gap:12px;margin-top:34px;padding-top:25px;display:flex}.button-ghost-dark{border-color:var(--ink);color:var(--ink);background:0 0}.button-ghost-dark:hover{background:var(--sage-pale)}.button-clay{background:var(--copper);color:var(--white)}.button-clay:hover{background:#af674d}.button-danger{color:#96382e;background:0 0;border-color:#b44d3f}.button-danger:hover{background:#fff1ed}.button:disabled{opacity:.58;cursor:wait;transform:none}.application-security-note{color:var(--muted);text-align:right;margin:17px 0 0;font-size:.7rem}.form-honeypot{opacity:0!important;pointer-events:none!important;width:1px!important;height:1px!important;position:absolute!important;overflow:hidden!important}.application-success{flex-direction:column;justify-content:center;align-items:flex-start;min-height:480px;display:flex}.success-mark{background:var(--ink);width:54px;height:54px;color:var(--white);border-radius:50%;place-items:center;margin-bottom:26px;font-size:1.5rem;display:grid}.application-success h2{max-width:650px;font-size:clamp(2.2rem,4vw,3.5rem)}.application-success>p:not(.eyebrow,.status-notice){color:var(--muted)}.guarantor-share{background:var(--cream);border-radius:12px;width:100%;margin:28px 0;padding:22px}.guarantor-share h3{margin-bottom:5px}.guarantor-share p{color:var(--muted);font-size:.8rem}.guarantor-share>div{gap:10px;display:flex}.guarantor-share input{min-width:0}.admin-main{background:#f4f0e9}.admin-hero{background:var(--ink);color:#ffffffc2;padding-block:65px}.admin-hero-inner{justify-content:space-between;align-items:flex-end;gap:50px;display:flex}.admin-hero h1{color:var(--white);margin-bottom:17px;font-size:clamp(3rem,6vw,5.7rem)}.admin-hero p:last-child{max-width:680px;margin-bottom:0}.admin-user{border:1px solid #fff3;border-radius:10px;min-width:220px;padding:17px 19px;display:grid}.admin-user span{color:#ffffff8c;text-transform:uppercase;letter-spacing:.12em;font-size:.65rem}.admin-user strong{color:var(--white);font-size:.84rem}.admin-section{padding-top:66px}.admin-toolbar{justify-content:space-between;align-items:end;gap:35px;margin-bottom:25px;display:flex}.admin-toolbar h2{margin:0;font-size:2.7rem}.admin-toolbar label{min-width:280px;color:var(--ink);gap:6px;font-size:.72rem;font-weight:750;display:grid}.admin-warning{background:#fff5df;border:1px solid #e5c98c;border-radius:10px;margin-bottom:25px;padding:18px 21px}.admin-warning strong{color:#6d4b14}.admin-warning p{color:#806530;margin:3px 0 0;font-size:.78rem}.admin-message{z-index:5;background:var(--ink);color:var(--white);border-radius:8px;margin-bottom:20px;padding:14px 17px;font-weight:700;position:sticky;top:100px}.admin-empty{text-align:center;background:var(--white);border-radius:18px;place-content:center;min-height:280px;display:grid}.applications-list{gap:20px;display:grid}.application-record{background:var(--white);border:1px solid #3f71731f;border-radius:18px;padding:clamp(24px,4vw,38px);box-shadow:0 10px 35px #3f717312}.application-record.status-selected{border-top:5px solid var(--copper)}.application-record-head{justify-content:space-between;gap:35px;margin-bottom:26px;display:flex}.application-record-head h3{font-family:var(--serif);margin:13px 0 3px;font-size:2rem;font-weight:400}.application-record-head p{color:var(--muted);margin:0}.record-badges{flex-wrap:wrap;gap:7px;display:flex}.record-badges span{background:var(--sage-pale);color:var(--ink);text-transform:uppercase;letter-spacing:.05em;border-radius:999px;padding:5px 8px;font-size:.61rem;font-weight:800}.record-badges .email-failed{color:#96382e;background:#fff1ed}.record-badges .email-configuration_required{color:#6d4b14;background:#fff5df}.record-reference{color:var(--ink);align-content:start;justify-items:end;display:grid}.record-reference strong{font-size:.92rem}.record-reference span{color:var(--muted);font-size:.71rem}.record-summary{grid-template-columns:repeat(4,1fr);gap:10px;margin-bottom:22px;display:grid}.record-summary div{background:var(--cream);border-radius:9px;min-width:0;padding:14px}.record-summary span,.record-detail-grid span{color:var(--muted);text-transform:uppercase;letter-spacing:.06em;font-size:.62rem;font-weight:750;display:block}.record-summary strong{color:var(--ink);overflow-wrap:anywhere;margin-top:3px;font-size:.82rem;display:block}.record-contact{color:var(--ink);flex-wrap:wrap;gap:12px 30px;margin-bottom:22px;font-size:.84rem;font-weight:700;display:flex}.record-documents{background:#f5f8f6;border-radius:10px;padding:18px}.record-documents>strong{color:var(--ink);font-size:.78rem}.record-documents ul{gap:7px;margin:11px 0 0;padding:0;list-style:none;display:grid}.record-documents li{border-top:1px solid #3f71731f;justify-content:space-between;gap:20px;padding-top:7px;font-size:.72rem;display:flex}.record-documents small{color:var(--muted);text-align:right}.record-details{border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:20px}.record-details summary{color:var(--ink);cursor:pointer;padding:15px 2px;font-size:.79rem;font-weight:800}.record-detail-grid{grid-template-columns:repeat(2,1fr);gap:12px;padding:0 0 20px;display:grid}.record-detail-grid div{background:var(--paper);border-radius:8px;padding:13px}.record-detail-grid p{white-space:pre-wrap;overflow-wrap:anywhere;margin:4px 0 0;font-size:.78rem}.record-details h4{color:var(--ink);margin:24px 0 12px}.record-error{color:#96382e;margin:16px 0 0;font-size:.72rem}.record-actions{flex-wrap:wrap;gap:9px;margin-top:23px;display:flex}.record-actions .button{min-height:44px;padding:10px 16px;font-size:.74rem}.record-retention{color:var(--muted);margin:15px 0 0;font-size:.7rem}.site-footer{background:var(--ink-deep);color:#ffffffa1;padding-top:76px}.site-footer .brand{width:238px}.footer-grid{grid-template-columns:1.4fr .7fr 1fr .8fr;gap:55px;padding-bottom:68px;display:grid}.footer-grid h2{color:var(--cream);font-family:var(--sans);letter-spacing:.16em;text-transform:uppercase;margin-bottom:17px;font-size:.68rem;font-weight:800}.footer-grid nav,.footer-grid address{flex-direction:column;gap:8px;font-size:.84rem;font-style:normal;display:flex}.footer-grid a:hover{color:var(--white)}.footer-brand p{max-width:300px;margin-top:22px;font-size:.86rem}.footer-bottom{border-top:1px solid #ffffff1f;justify-content:space-between;gap:30px;padding-block:20px;font-size:.7rem;display:flex}@keyframes reveal-up{0%{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}.reveal{animation:.7s both reveal-up}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}@media (width<=1180px){.header-cta{display:none}.desktop-nav{gap:14px}.desktop-nav a{font-size:.79rem}}@media (width<=1050px){.desktop-nav{gap:15px}.header-cta{display:none}.process-grid,.tenant-grid,.property-grid{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1.3fr .7fr 1fr}.footer-grid>div:last-child{grid-column:2/3}.record-summary{grid-template-columns:repeat(2,1fr)}}@media (width<=860px){.desktop-nav{display:none}.mobile-menu{display:block}.hero-home{min-height:720px}.hero-grid{grid-template-columns:1fr;align-items:center}.hero-caption{display:none}.hero-backdrop{background-position:58%}.split-heading,.page-hero-grid,.feature-split,.story-grid,.credentials-grid,.contact-grid,.legal-layout,.portfolio-heading,.portfolio-empty,.application-intro-grid,.application-layout{grid-template-columns:1fr;gap:44px}.application-aside{position:static}.admin-hero-inner{flex-direction:column;align-items:flex-start}.admin-user{width:100%}.service-grid,.why-grid{grid-template-columns:1fr}.service-card{min-height:430px}.why-panel{min-height:470px}.values-grid{grid-template-columns:1fr}.page-hero-grid>p{max-width:640px}.legal-layout aside{grid-template-columns:repeat(2,1fr);position:static}.legal-layout aside .eyebrow{grid-column:1/-1}.footer-grid{grid-template-columns:repeat(2,1fr)}.footer-grid>div:last-child{grid-column:auto}}@media (width<=620px){.container{width:min(100% - 30px,1180px)}.utility-inner>span{display:none}.utility-inner{justify-content:flex-end}.header-inner{height:72px}.brand{width:184px}.hero-home{min-height:700px}.hero-grid{padding-block:70px 46px}.hero-backdrop{background:linear-gradient(90deg,#264648f0 0%,#2d5254c2 65%,#345e6066 100%),url(/hero-streetscape.png) 64%/cover no-repeat}h1{font-size:clamp(3.2rem,16vw,5rem)}h2{font-size:clamp(2.05rem,10vw,3.25rem)}.trust-list{grid-template-columns:repeat(2,1fr);padding-block:10px}.trust-item,.trust-item:first-child,.trust-item:last-child{border-right:0;justify-content:flex-start;min-height:48px;padding-inline:4px}.section{padding-block:72px}.section-intro{padding-bottom:36px}.service-card{min-height:410px;padding:28px}.principles-grid,.process-grid,.tenant-grid,.property-grid{grid-template-columns:1fr}.principles-grid article,.process-card,.tenant-grid article{min-height:auto}.principles-grid article span,.process-card>span,.tenant-grid article>span{margin-bottom:32px}.why-panel{min-height:440px;padding:28px}.contact-band-inner{flex-direction:column;align-items:flex-start}.contact-band-actions{align-items:flex-start}.fine-print{margin-bottom:-36px}.page-hero{padding-block:28px 68px}.breadcrumb{margin-bottom:50px}.page-hero h1{font-size:clamp(3.1rem,15vw,4.7rem)}.reasons-grid{grid-template-columns:1fr;gap:34px}.story-statement{min-height:380px}.portfolio-empty{padding:25px}.field-row{grid-template-columns:1fr}.form-panel{padding:27px 20px}.application-form-shell{padding:28px 20px}.application-progress ol{gap:2px}.application-progress li{font-size:0}.application-progress li span{font-size:.62rem}.application-actions{flex-direction:column-reverse;align-items:stretch}.application-actions .button{width:100%}.application-security-note{text-align:left}.guarantor-share>div,.admin-toolbar{flex-direction:column;align-items:stretch}.admin-toolbar label{width:100%;min-width:0}.application-record-head{flex-direction:column}.record-reference{justify-items:start}.record-summary,.record-detail-grid{grid-template-columns:1fr}.record-documents li{flex-direction:column;align-items:flex-start;gap:2px}.record-documents small{text-align:left}.record-actions{flex-direction:column}.record-actions .button{width:100%}.legal-layout aside{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr;gap:38px}.footer-bottom{flex-direction:column;gap:4px}}