:root {
  --paper: #f3efe6;
  --paper-2: #faf7f2;
  --ink: #1c2420;
  --ink-soft: #3d4a44;
  --muted: #5e6b64;
  --line: #ddd4c6;
  --line-strong: #c9beae;
  --green: #0c5c45;
  --green-deep: #084536;
  --green-soft: #e5f2ec;
  --mark: #059669;
  --serif: "Iowan Old Style", "Palatino Linotype", Palatino, Georgia, serif;
  --sans: "Avenir Next", "Segoe UI", sans-serif;
  --shadow: 0 18px 40px rgba(28, 36, 32, 0.08);
  --max: 1120px;
}

* { box-sizing: border-box; }
html {
  scroll-behavior: smooth;
  scroll-padding-top: 80px;
}
body {
  margin: 0;
  background: var(--paper);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.5;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; }
a { color: var(--green); }
a:hover { color: var(--green-deep); }
:focus-visible {
  outline: 2px solid var(--green);
  outline-offset: 3px;
}
/* Waypoint only. The ring stays on the next control, not the whole block. */
#content:focus,
#work:focus,
#fees:focus,
#search:focus,
#brief:focus { outline: none; }
.skip {
  position: absolute;
  left: 12px;
  top: -40px;
  background: var(--ink);
  color: white;
  padding: 8px 12px;
  z-index: 5;
}
.skip:focus { top: 12px; }

.wrap { width: min(var(--max), calc(100% - 40px)); margin: 0 auto; }
.kicker {
  margin: 0 0 12px;
  font-size: 12px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--green);
  font-weight: 600;
}
h1, h2, h3, .serif { font-family: var(--serif); font-weight: 500; letter-spacing: -0.02em; }
h1 { font-size: clamp(42px, 6vw, 68px); line-height: 1.02; margin: 0 0 18px; }
h2 { font-size: clamp(32px, 4vw, 44px); line-height: 1.1; margin: 0 0 12px; }
h3 { font-size: 26px; line-height: 1.2; margin: 0 0 8px; }
p { margin: 0 0 12px; }
.lede { font-size: 20px; line-height: 1.45; color: var(--ink-soft); max-width: 40rem; }

header.site {
  position: sticky;
  top: 0;
  z-index: 4;
  background: rgba(243, 239, 230, 0.92);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.bar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  min-height: 64px;
}
.brand {
  display: flex;
  align-items: center;
  gap: 10px;
  color: var(--ink);
  text-decoration: none;
  font-weight: 600;
  letter-spacing: 0.08em;
  font-size: 14px;
}
.brand img { width: 28px; height: 28px; border-radius: 7px; }
nav { display: flex; gap: 18px; align-items: center; }
nav a { color: var(--ink); text-decoration: none; font-size: 15px; }
nav a:hover { color: var(--green); }
.nav-cta {
  background: var(--green);
  color: white !important;
  text-decoration: none;
  padding: 8px 12px;
  border-radius: 999px;
  font-size: 14px;
}

.hero { padding: 64px 0 28px; }
.hero-grid {
  display: grid;
  grid-template-columns: 1.3fr 0.9fr;
  gap: 48px;
  align-items: end;
}
.actions { display: flex; gap: 12px; flex-wrap: wrap; margin-top: 22px; }
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  min-height: 44px;
  padding: 0 16px;
  border-radius: 999px;
  text-decoration: none;
  border: 1px solid transparent;
  font: inherit;
  cursor: pointer;
}
.btn.primary { background: var(--green); color: white; }
.btn.primary:hover { background: var(--green-deep); }
.btn.ghost { background: transparent; color: var(--ink); border-color: var(--line-strong); }
.btn:disabled { opacity: 0.55; cursor: not-allowed; }

.specimen {
  background: var(--paper-2);
  border: 1px solid var(--line);
  box-shadow: var(--shadow);
  padding: 22px 22px 18px;
}
.specimen header {
  display: flex;
  justify-content: space-between;
  gap: 12px;
  align-items: baseline;
  border-bottom: 1px solid var(--line);
  padding-bottom: 10px;
  margin-bottom: 12px;
}
.specimen strong { font-size: 13px; letter-spacing: 0.14em; }
.specimen ol { margin: 0; padding: 0; list-style: none; }
.specimen li {
  display: grid;
  grid-template-columns: 140px 1fr;
  gap: 10px;
  padding: 8px 0;
  border-bottom: 1px solid var(--line);
  font-size: 15px;
}
.specimen li span { color: var(--muted); }
.fine { color: var(--muted); font-size: 13px; margin: 12px 0 0; }

section { padding: 56px 0; }
.rule { border-top: 1px solid var(--line); }

.steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; margin-top: 28px; }
.step { padding-top: 12px; border-top: 2px solid var(--ink); }
.step em { display: block; font-style: normal; font-size: 12px; letter-spacing: 0.14em; color: var(--green); margin-bottom: 8px; }
.step h3 { font-size: 22px; }
.step p { color: var(--ink-soft); font-size: 15.5px; }

.fee-head { display: flex; justify-content: space-between; gap: 24px; align-items: end; }
.cards { display: grid; grid-template-columns: repeat(4, 1fr); gap: 14px; margin-top: 28px; }
.card {
  background: var(--paper-2);
  border: 1px solid var(--line);
  padding: 18px 16px 16px;
  display: flex;
  flex-direction: column;
  min-height: 100%;
}
.card.featured {
  background: var(--green-deep);
  color: #f6f3ec;
  border-color: var(--green-deep);
}
.card.featured .tag { background: white; color: var(--green-deep); }
.card.featured li { border-bottom-color: rgba(255,255,255,0.16); }
.card.featured .muted, .card.featured .price s { color: rgba(246, 243, 236, 0.72); }
.tag {
  display: inline-block;
  font-size: 11px;
  letter-spacing: 0.12em;
  text-transform: uppercase;
  background: var(--green-soft);
  color: var(--green-deep);
  padding: 4px 8px;
  border-radius: 999px;
  margin-bottom: 10px;
}
.price { font-family: var(--serif); font-size: 36px; margin: 8px 0; }
.price s { color: var(--muted); font-size: 16px; margin-right: 6px; }
.card ul, .panel ul { margin: 8px 0 0; padding: 0; list-style: none; }
.card li, .panel li {
  padding: 7px 0;
  border-bottom: 1px solid var(--line);
  font-size: 14.5px;
}
.yes::before { content: "Yes. "; color: var(--green); font-weight: 600; }
.card.featured .yes::before { color: #b7e4d2; }
.no { color: var(--muted); }
.no::before { content: "Not included. "; }

.panels { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; margin-top: 22px; }
.panel {
  background: var(--paper-2);
  border: 1px solid var(--line);
  padding: 22px;
}
.panel .price { margin-top: 0; }
.worked { margin-top: 16px; }
.worked .kicker { margin-bottom: 8px; }
.worked ul { margin-top: 0; }
.worked .fine { margin: 10px 0 0; }
.note {
  margin-top: 16px;
  padding: 14px 16px;
  background: var(--green-soft);
  color: var(--green-deep);
  font-size: 15px;
}
.week { margin-top: 48px; }
.week .lede { margin-bottom: 0; }
.inspection,
.settlement {
  display: grid;
  grid-template-columns: 0.8fr 1.2fr;
  gap: 28px;
  align-items: start;
  margin-top: 48px;
}
.inspection > div p,
.settlement > div p { color: var(--ink-soft); }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.plain-list { margin: 0; padding-left: 18px; }
.plain-list li { margin: 8px 0; }

form.brief {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 14px 16px;
  margin-top: 18px;
}
label { display: flex; flex-direction: column; gap: 6px; font-size: 14px; font-weight: 600; }
label.wide { grid-column: 1 / -1; }
input, select, textarea {
  font: inherit;
  color: var(--ink);
  background: white;
  border: 1px solid var(--line-strong);
  border-radius: 8px;
  padding: 10px 12px;
  min-height: 44px;
}
textarea { min-height: 88px; resize: vertical; }
.form-actions { display: flex; gap: 10px; flex-wrap: wrap; align-items: center; }
#copied { min-height: 1.4em; font-size: 14px; color: var(--green); }

.faq { display: grid; gap: 0; margin-top: 12px; }
.faq details { border-top: 1px solid var(--line); padding: 12px 0; }
.faq summary { cursor: pointer; font-weight: 600; }
.faq p { color: var(--ink-soft); margin-top: 8px; }

footer.site {
  border-top: 1px solid var(--line);
  padding: 28px 0 48px;
  color: var(--muted);
  font-size: 14px;
}
.foot {
  display: flex;
  justify-content: space-between;
  gap: 18px;
  flex-wrap: wrap;
}
.warn {
  background: #fff8e8;
  border: 1px solid #e4d3a4;
  color: #5c4a1d;
  padding: 10px 12px;
  border-radius: 8px;
  margin: 12px 0;
}

@media (max-width: 980px) {
  .hero-grid, .cards, .steps, .panels, .split, .inspection, .settlement, form.brief { grid-template-columns: 1fr 1fr; }
  .cards { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: 1fr 1fr; }
}
/* The corner label sits on the card edge. In the row it must not push the price down. */
@media (min-width: 721px) {
  .cards { row-gap: 28px; }
  .card.featured { position: relative; }
  .card.featured .tag {
    position: absolute;
    top: 0;
    left: 16px;
    z-index: 1;
    margin: 0;
    transform: translateY(-50%);
  }
}
/* "Bidding and guidance" wraps. The other titles do not. Hold two lines so the prices share a line. */
@media (min-width: 981px) {
  .cards .card h3 { min-height: 2.4em; }
}
@media (max-width: 720px) {
  /* Stacked bar is 109px. The extra 15px keeps a title off the rule. */
  html { scroll-padding-top: 124px; }
  .wrap { width: min(var(--max), calc(100% - 28px)); }
  .bar { align-items: flex-start; flex-direction: column; padding: 8px 0; gap: 4px; }
  .brand { min-height: 44px; }
  nav { flex-wrap: wrap; gap: 0 4px; }
  nav a {
    display: inline-flex;
    align-items: center;
    min-height: 44px;
    min-width: 44px;
    padding: 0 8px;
  }
  .hero { padding-top: 32px; }
  .hero-grid, .cards, .steps, .panels, .split, .inspection, .settlement, form.brief { grid-template-columns: 1fr; }
  .fee-head { flex-direction: column; align-items: start; }
  .specimen li { grid-template-columns: 1fr; gap: 2px; }
  h1 { font-size: 40px; }
  .faq details { padding: 0; }
  .faq summary { min-height: 44px; padding: 12px 0; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
}
@page { margin: 16mm; }
@media print {
  header.site { position: static; }
  .nav-cta, .actions, form.brief, .skip { display: none; }
  body { background: white; color: black; }
  .card.featured {
    background: white;
    color: black;
    border: 2px solid black;
  }
  /* Struck price, Yes, and rules are light ink for the green fill. On white paper they vanish. */
  .card.featured .tag {
    background: white;
    color: black;
    border: 1px solid black;
  }
  .card.featured li { border-bottom-color: black; }
  .card.featured .muted,
  .card.featured .price s,
  .card.featured .yes::before { color: black; }
}