:root{--black:#161613;--ink:#26261f;--yellow:#F5E003;--yellow-deep:#E0CC00;--paper:#FAFAF5;--card:#fff;--gray:#6e6e64;--line:#E6E6DC;--green:#2E7D4F;--red:#B3402F}
*{margin:0;padding:0;box-sizing:border-box}
body{font-family:'Inter','Helvetica Neue',Arial,sans-serif;color:var(--ink);background:var(--paper);line-height:1.6}
img{max-width:100%}
a{color:inherit}
.disp{font-family:'Oswald','Arial Narrow',Impact,sans-serif;text-transform:uppercase;letter-spacing:.01em}
.hazard{height:10px;background:repeating-linear-gradient(135deg,var(--yellow) 0 16px,var(--black) 16px 32px)}
.wrap{max-width:1100px;margin:0 auto;padding:0 22px}
nav{background:var(--black);position:sticky;top:0;z-index:50}
.nav-in{display:flex;align-items:center;gap:18px;padding:14px 22px;max-width:1100px;margin:0 auto;flex-wrap:wrap}
.logo{color:var(--yellow);font-size:20px;font-weight:700;text-decoration:none;line-height:1.05}
.logo small{display:block;font-size:10px;color:#999;letter-spacing:.2em;font-weight:600}
.nav-links{display:flex;gap:18px;margin-left:auto;align-items:center;flex-wrap:wrap}
.nav-links a{color:#ddd;text-decoration:none;font-size:13.5px;font-weight:600}
.nav-links a:hover,.nav-links a.active{color:var(--yellow)}
.nav-cta{background:var(--yellow);color:var(--black)!important;padding:8px 16px;border-radius:5px;font-weight:700!important}
.nav-phone{color:var(--yellow)!important;font-weight:700!important}
.pagehead{background:var(--black);color:#fff;padding:52px 0 44px}
.pagehead h1{font-size:clamp(36px,5.5vw,62px);line-height:.98;font-weight:700;color:#fff}
.pagehead h1 .yel{color:var(--yellow)}
.pagehead p{color:#c9c9c0;font-size:16.5px;max-width:600px;margin-top:14px}
section{padding:52px 0}
.eyebrow{font-size:12px;font-weight:700;letter-spacing:.18em;color:var(--gray);text-transform:uppercase;margin-bottom:10px}
h2{font-size:clamp(25px,3.5vw,36px);font-weight:700;color:var(--black);line-height:1.1}
.lead{font-size:16px;color:var(--gray);max-width:640px;margin-top:10px}
.btn{display:inline-block;text-decoration:none;border-radius:6px;font-weight:700;font-size:15px;cursor:pointer;border:none}
.btn-yellow{background:var(--yellow);color:var(--black);padding:14px 26px;border:2px solid var(--black)}
.btn-black{background:var(--black);color:var(--yellow);padding:14px 26px;border:2px solid var(--black)}
.btn-ghost{background:transparent;color:#fff;padding:14px 22px;border:2px solid #666;margin-left:10px}
.btn-ghost:hover{border-color:var(--yellow);color:var(--yellow)}
.cta-band{background:var(--yellow);text-align:center}
.cta-band h2{color:var(--black)}
.cta-band p{color:#3a3a20;margin:12px auto 22px;max-width:520px;font-size:15.5px}
.dark-sec{background:var(--black);color:#fff}
.dark-sec h2{color:#fff}.dark-sec .eyebrow{color:var(--yellow)}.dark-sec .lead{color:#b9b9b0}
.hero{background:linear-gradient(90deg,rgba(13,13,11,.97) 0%,rgba(13,13,11,.9) 36%,rgba(13,13,11,.3) 64%,rgba(13,13,11,.05) 100%),url(https://static.wixstatic.com/media/500626_9532843ab57c4278b22496f51a9546bc~mv2.png) right center/cover no-repeat,var(--black);min-height:560px;display:flex;align-items:center;color:#fff}
.hero .wrap{width:100%}
.hero-txt{max-width:560px}
.hero h1{font-size:clamp(44px,7vw,80px);line-height:.95;font-weight:700;color:#fff}
.hero h1 .yel{color:var(--yellow)}
.hero p.sub{font-size:17px;color:#d3d3ca;max-width:500px;margin:18px 0 22px}
.badges{display:flex;gap:24px;margin-bottom:26px}
.bd{font-size:11px;font-weight:700;text-transform:uppercase;letter-spacing:.06em;color:#ddd;text-align:center;line-height:1.35}
.bd .bi{display:flex;width:42px;height:42px;border:2px solid var(--yellow);border-radius:50%;align-items:center;justify-content:center;color:var(--yellow);margin:0 auto 7px;font-weight:900}
.grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(230px,1fr));gap:16px;margin-top:30px}
.card{background:var(--card);border:1px solid var(--line);border-radius:8px;padding:22px}
.card .num,.card .ic{display:inline-flex;width:40px;height:40px;background:var(--yellow);border:2px solid var(--black);border-radius:6px;align-items:center;justify-content:center;font-size:18px;font-weight:700;margin-bottom:12px}
.card h3{font-size:17px;font-weight:600;color:var(--black);margin-bottom:6px}
.card p{font-size:14px;color:var(--gray)}
.card .big{font-family:'Oswald',sans-serif;font-size:30px;color:var(--black);margin-bottom:6px;text-transform:uppercase}
.realtor-band{background:var(--yellow)}
.realtor-band .inner{display:flex;gap:36px;align-items:center;flex-wrap:wrap}
.realtor-band .txt{flex:1 1 360px}
.realtor-band p{color:#3a3a20;font-size:15.5px;margin-top:12px;max-width:520px}
.realtor-band ul{list-style:none;margin-top:16px}
.realtor-band li{padding:6px 0;font-size:14.5px;font-weight:600;color:var(--black)}
.realtor-band li::before{content:"✓ ";font-weight:900}
.side-card{flex:0 1 320px;background:var(--black);border-radius:10px;padding:24px;color:#fff;box-shadow:8px 8px 0 rgba(0,0,0,.18)}
.side-card .tag{font-size:11px;letter-spacing:.15em;color:var(--yellow);font-weight:700;text-transform:uppercase}
.side-card h4{font-size:18px;margin:8px 0 12px;font-weight:600}
.side-card .row{display:flex;gap:12px;font-size:13.5px;padding:9px 0;border-bottom:1px solid #333}
.side-card .row:last-child{border:none}
.side-card .row b{color:var(--yellow);font-family:'Oswald',sans-serif;min-width:18px}
.stats{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.stat{flex:1;min-width:140px;background:var(--card);border:1px solid var(--line);border-radius:8px;padding:18px;text-align:center}
.stat b{display:block;font-family:'Oswald',sans-serif;font-size:30px;color:var(--black)}
.stat span{font-size:12px;color:var(--gray);text-transform:uppercase;letter-spacing:.06em;font-weight:700}
.dark-sec .stat{background:#222;border-color:#3a3a33}.dark-sec .stat b{color:var(--yellow)}.dark-sec .stat span{color:#bbb}
.search{width:100%;max-width:440px;padding:13px 16px;border:2px solid var(--yellow);border-radius:6px;font-size:15px;font-family:inherit;background:#fff;margin-top:20px}
.cats{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:14px;margin-top:26px}
.cat{background:var(--card);border:1px solid var(--line);border-radius:8px;overflow:hidden}
.cat .head{display:flex;align-items:center;gap:12px;padding:14px 18px;border-bottom:1px solid var(--line)}
.cat .head .ic{width:38px;height:38px;background:var(--yellow);border:2px solid var(--black);border-radius:6px;display:flex;align-items:center;justify-content:center;font-size:18px}
.cat .head h3{font-size:16px;font-weight:600;color:var(--black)}
.cat ul{list-style:none;padding:12px 18px 16px;columns:2;column-gap:16px}
.cat li{font-size:13.5px;padding:3px 0;break-inside:avoid}
.cat li::before{content:"✓ ";color:var(--green);font-weight:800}
.cat li.hidden{display:none}
.heavy{background:var(--black);color:#fff;border-radius:10px;padding:26px;margin-top:32px;display:flex;gap:22px;align-items:center;flex-wrap:wrap}
.heavy .ic{font-size:38px}
.heavy h3{color:var(--yellow);font-size:19px;font-weight:600}
.heavy p{color:#b9b9b0;font-size:14px;max-width:640px;margin-top:5px}
.nope{background:#fff;border:1px solid var(--line);border-left:5px solid var(--red);border-radius:8px;padding:20px 24px;margin-top:28px}
.nope h3{font-size:17px;font-weight:700;color:var(--red)}
.nope p{font-size:14px;color:var(--gray);margin-top:4px}
.nope ul{list-style:none;margin-top:10px;columns:2;column-gap:24px}
.nope li{font-size:13.5px;padding:3px 0}
.nope li::before{content:"✕ ";color:var(--red);font-weight:800}
.ba-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(290px,1fr));gap:18px;margin-top:26px}
.ba{position:relative;border-radius:8px;overflow:hidden;border:2px solid var(--black);user-select:none;touch-action:none;aspect-ratio:4/3;background:#222}
.ba img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;pointer-events:none}
.ba .after-wrap{position:absolute;inset:0;overflow:hidden;clip-path:inset(0 0 0 50%)}
.ba .handle{position:absolute;top:0;bottom:0;left:50%;width:4px;background:var(--yellow);cursor:ew-resize;z-index:3}
.ba .handle::after{content:"◀ ▶";position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);background:var(--yellow);color:var(--black);font-size:10px;font-weight:800;padding:7px 8px;border-radius:50px;border:2px solid var(--black);white-space:nowrap}
.ba .tag{position:absolute;top:8px;z-index:2;font-family:'Oswald',sans-serif;font-size:11px;font-weight:700;text-transform:uppercase;padding:3px 10px;border-radius:4px}
.ba .tag.before{left:8px;background:var(--black);color:#fff}
.ba .tag.after{right:8px;background:var(--yellow);color:var(--black);border:1.5px solid var(--black)}
.ba-label{font-size:14px;font-weight:600;margin-top:8px}
.rooms{display:grid;grid-template-columns:repeat(auto-fill,minmax(230px,1fr));gap:14px;margin-top:26px}
.room{border-radius:8px;overflow:hidden;border:1px solid var(--line);background:#fff}
.room img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}
.room .cap{padding:9px 13px;font-size:13px;font-weight:600}
.room .cap span{display:block;font-size:11px;color:var(--green);font-weight:700;text-transform:uppercase}
.case-stats{display:flex;gap:10px;flex-wrap:wrap;margin-top:16px}
.case-stats div{background:#fff;border:1px solid var(--line);border-radius:6px;padding:8px 14px;text-align:center}
.case-stats b{display:block;font-family:'Oswald',sans-serif;font-size:20px;color:var(--black)}
.case-stats span{font-size:11px;color:var(--gray);text-transform:uppercase;font-weight:700}
.about-hero{display:flex;gap:42px;align-items:center;flex-wrap:wrap}
.about-hero .txt{flex:1 1 360px}
.about-hero .pic{flex:0 1 330px}
.about-hero .pic img{width:100%;border-radius:10px;border:3px solid var(--yellow);display:block;aspect-ratio:3/4;object-fit:cover;object-position:62% 60%}
.story{display:flex;gap:46px;flex-wrap:wrap;margin-top:24px}
.story div{flex:1 1 300px}
.story p{font-size:15.5px;margin-bottom:14px}
.pgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(210px,1fr));gap:12px;margin-top:26px}
.pcard{border-radius:8px;overflow:hidden;background:#222;border:1px solid #3a3a33}
.pcard img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}
.pcard .cap{padding:9px 12px;font-size:12px;color:#ccc}
.pcard .cap b{display:block;color:#fff;font-size:12.5px}
footer{background:var(--black);color:#aaa;padding:40px 0 30px;font-size:13.5px}
.fgrid{display:flex;gap:46px;flex-wrap:wrap}
.fcol h5{color:var(--yellow);font-size:12.5px;letter-spacing:.14em;text-transform:uppercase;margin-bottom:10px;font-family:'Oswald',sans-serif}
.fcol a{display:block;color:#bbb;text-decoration:none;padding:3px 0}
.fcol a:hover{color:var(--yellow)}
.fcol p{color:#bbb}
.fbottom{margin-top:28px;padding-top:16px;border-top:1px solid #333;font-size:12px;color:#777}
.callbar{display:none;position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--yellow);border-top:3px solid var(--black);padding:12px 16px;text-align:center}
.callbar a{font-weight:800;color:var(--black);text-decoration:none;font-size:17px}
@media(max-width:760px){
 .nav-links{gap:12px}
 .nav-links a:not(.nav-cta):not(.nav-phone){font-size:12px}
 .hero{background:linear-gradient(rgba(13,13,11,.93),rgba(13,13,11,.82)),url(https://static.wixstatic.com/media/500626_9532843ab57c4278b22496f51a9546bc~mv2.png) center/cover no-repeat,var(--black)}
 .btn-ghost{margin-left:0;margin-top:10px}
 .cat ul,.nope ul{columns:1}
 .callbar{display:block}body{padding-bottom:56px}
}
/* services page */
.jump{display:flex;gap:8px;flex-wrap:wrap;margin-top:22px}
.jump a{font-size:13px;font-weight:700;text-decoration:none;padding:8px 14px;border-radius:50px;border:1.5px solid #555;color:#ddd}
.jump a:hover{border-color:var(--yellow);color:var(--yellow)}
.svc{display:flex;gap:40px;align-items:center;flex-wrap:wrap;padding:46px 0;border-bottom:1px solid var(--line)}
.svc:last-child{border-bottom:none}
.svc.flip{flex-direction:row-reverse}
.svc .txt{flex:1 1 380px}
.svc .pic{flex:1 1 360px}
.svc .pic img{width:100%;border-radius:10px;border:2px solid var(--black);display:block;aspect-ratio:4/3;object-fit:cover}
.svc h2{margin-bottom:10px}
.svc p{font-size:15.5px;color:var(--ink);margin-bottom:12px;max-width:560px}
.svc ul{list-style:none;margin:6px 0 16px;columns:2;column-gap:18px;max-width:520px}
.svc li{font-size:14px;padding:3px 0;break-inside:avoid}
.svc li::before{content:"✓ ";color:var(--green);font-weight:800}
.tags{display:flex;gap:6px;flex-wrap:wrap;margin-bottom:16px}
.tags span{font-size:11.5px;font-weight:700;text-transform:uppercase;letter-spacing:.06em;background:var(--yellow);border:1.5px solid var(--black);padding:3px 9px;border-radius:4px}
.price{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:14px;margin-top:28px}
.price .card{text-align:center}
.price .amt{font-family:'Oswald',sans-serif;font-size:40px;color:var(--black);line-height:1.1}
.price .card.hot{background:var(--black);border-color:var(--yellow)}
.price .card.hot h3,.price .card.hot .amt{color:var(--yellow)}.price .card.hot p{color:#c9c9c0}
.note{font-size:13px;color:var(--gray);margin-top:16px;max-width:680px}
.faq{max-width:780px;margin-top:24px}
.faq details{background:#fff;border:1px solid var(--line);border-radius:8px;padding:16px 20px;margin-bottom:10px}
.faq summary{font-weight:700;cursor:pointer;color:var(--black)}
.faq details p{margin-top:10px;color:var(--gray);font-size:14.5px}
@media(max-width:760px){.svc ul{columns:1}}
/* mobile menu + touch fixes */
.menu-btn{display:none}
.ba{touch-action:pan-y}
@media(max-width:760px){
 .nav-in{flex-wrap:nowrap;padding:12px 18px;gap:12px}
 .logo{font-size:17px}
 .logo small{font-size:9px;letter-spacing:.14em}
 .menu-btn{display:block;margin-left:auto;background:none;border:2px solid var(--yellow);color:var(--yellow);border-radius:6px;padding:8px 14px;font-family:'Oswald','Arial Narrow',sans-serif;font-weight:700;font-size:15px;text-transform:uppercase;cursor:pointer;white-space:nowrap}
 .nav-links{display:none}
 body.menu-open .nav-links{display:flex;flex-direction:column;align-items:stretch;gap:0;position:absolute;top:100%;left:0;right:0;background:var(--black);border-top:1px solid #333;padding:4px 18px 18px;box-shadow:0 12px 24px rgba(0,0,0,.35)}
 body.menu-open .nav-links a{font-size:17px!important;padding:14px 2px;border-bottom:1px solid #2c2c26}
 body.menu-open .nav-links .nav-phone{border-bottom:none}
 body.menu-open .nav-links .nav-cta{text-align:center;margin-top:10px;padding:14px;border-bottom:none}
 .jump a{padding:11px 16px;font-size:14px}
 .about-hero .pic{flex:1 1 100%}
 .about-hero .pic img{max-height:460px}
 .hero{min-height:auto;padding:56px 0 48px}
}
/* get a quote page */
.qwrap{display:flex;gap:36px;align-items:flex-start;flex-wrap:wrap}
.qform{flex:1 1 520px;background:#fff;border:1px solid var(--line);border-radius:12px;padding:28px}
.qside{flex:0 1 330px;display:flex;flex-direction:column;gap:16px}
.step{font-family:'Oswald',sans-serif;text-transform:uppercase;font-size:13px;letter-spacing:.12em;color:var(--black);margin:24px 0 12px;display:flex;align-items:center;gap:10px}
.step:first-child{margin-top:0}
.step b{display:inline-flex;width:26px;height:26px;background:var(--yellow);border:2px solid var(--black);border-radius:5px;align-items:center;justify-content:center;font-size:13px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.f{display:block;font-size:12px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--gray);margin-bottom:5px}
.req{color:var(--red)}
.t{width:100%;padding:13px;border:1.5px solid var(--line);border-radius:7px;font-size:16px;font-family:inherit;background:#fff;color:var(--ink)}
.t:focus{outline:none;border-color:var(--black);box-shadow:0 0 0 3px rgba(245,224,3,.5)}
.t.bad{border-color:var(--red)}
.err{color:var(--red);font-size:13px;font-weight:600;margin-top:4px;min-height:0}
.formerr{margin-top:12px}
.fld{margin-bottom:12px}
.seg{display:grid;grid-template-columns:repeat(3,1fr);gap:8px}
.seg button,.chips button{border:1.5px solid var(--line);background:#fff;border-radius:8px;padding:13px 8px;font-size:14px;font-weight:700;cursor:pointer;color:var(--ink);font-family:inherit}
.seg button.on,.chips button.on{background:var(--black);color:var(--yellow);border-color:var(--black)}
.seg button span{display:block;font-size:20px;margin-bottom:2px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips button{padding:10px 14px;border-radius:50px}
.agentbox{display:none;background:#FBF6E3;border:1.5px solid var(--yellow);border-radius:9px;padding:16px;margin:12px 0}
.agentbox.show{display:block}
.agentbox .hint{font-size:13px;color:#5a5a30;margin-bottom:10px;font-weight:600}
.photonote{display:flex;gap:12px;align-items:flex-start;background:var(--paper);border:1.5px dashed #c9c9be;border-radius:10px;padding:14px 16px;font-size:14px;margin-top:4px}
.photonote b{display:inline}
.photonote a{font-weight:700;color:var(--black)}
.submit{width:100%;margin-top:18px;padding:16px;font-size:17px}
.submit:disabled{opacity:.6;cursor:wait}
.textalt{text-align:center;font-size:14px;color:var(--gray);margin-top:12px}
.textalt a{color:var(--black);font-weight:700}
.sidecard{background:var(--black);color:#fff;border-radius:12px;padding:22px}
.sidecard h3{font-family:'Oswald',sans-serif;text-transform:uppercase;color:var(--yellow);font-size:18px;margin-bottom:12px}
.sidecard ol{list-style:none;counter-reset:s}
.sidecard li{counter-increment:s;display:flex;gap:12px;padding:9px 0;border-bottom:1px solid #333;font-size:14px;color:#ddd}
.sidecard li:last-child{border:none}
.sidecard li::before{content:counter(s);font-family:'Oswald',sans-serif;color:var(--yellow);font-weight:700;min-width:14px}
.callcard{background:#fff;border:1px solid var(--line);border-radius:12px;padding:20px;text-align:center}
.callcard .n{font-family:'Oswald',sans-serif;font-size:28px;color:var(--black);text-decoration:none;display:block;margin:4px 0 10px}
.done{display:none;text-align:center;padding:30px 10px;outline:none}
.done.show{display:block}
.done .ck{width:64px;height:64px;border-radius:50%;background:var(--green);color:#fff;font-size:30px;display:flex;align-items:center;justify-content:center;margin:0 auto 14px}
.done h2{margin-bottom:8px}
.done p{color:var(--gray);max-width:440px;margin:0 auto}
.done a{color:var(--black);font-weight:700}
@media(max-width:760px){.row2{grid-template-columns:1fr}.qform{padding:20px}.seg button{font-size:13px;padding:11px 4px}.qside{flex:1 1 100%}}