@import url('https://fonts.googleapis.com/css2?family=Inter:wght@400;500;600&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--navy:#152333;--gold:#bc965b;--pale:#f5f4f0;--ink:#203042;--muted:#63707c}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);background:white;font:16px/1.75 'Manrope',Arial,sans-serif}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button{cursor:pointer}a,button{-webkit-tap-highlight-color:transparent}button:focus-visible,a:focus-visible{outline:3px solid var(--gold);outline-offset:5px}img{display:block;width:100%;height:100%;object-fit:cover}.topbar{height:35px;background:var(--navy);color:#fff;display:flex;align-items:center;justify-content:space-between;padding:0 5%;font-size:10px;letter-spacing:1.2px}.topbar>a{color:#e3c18c}header{height:110px;position:sticky;top:0;background:#fffffff5;backdrop-filter:blur(15px);display:flex;align-items:center;justify-content:space-between;padding:8px 5%;z-index:30;border-bottom:1px solid #e7e8e8;transition:height .35s,box-shadow .35s}header.scrolled{height:88px;box-shadow:0 5px 24px #1523330b}.brand{width:120px;height:96px;display:block}.brand img{object-fit:contain}nav{display:flex;gap:30px}nav>a{font-size:13px;position:relative}nav>a:after{content:'';position:absolute;bottom:-6px;left:0;width:0;height:1px;background:var(--gold);transition:width .3s}nav>a:hover:after{width:100%}.button{display:inline-flex;align-items:center;justify-content:center;border:1px solid var(--navy);background:var(--navy);color:#fff;padding:15px 24px;font-size:12px;font-weight:600;letter-spacing:.3px;transition:transform .3s,background .3s,box-shadow .3s}.button:hover{transform:translateY(-4px);background:#29415a;box-shadow:0 8px 20px #15233320}.gold{background:var(--gold);border-color:var(--gold);color:#132333}.gold:hover{background:#d1af7a;border-color:#d1af7a}.white-outline{border-color:#ffffff80;color:#fff;background:transparent}.white-outline:hover{background:#ffffff18}.menu{display:none}.hero{height:calc(100svh - 145px);min-height:650px;max-height:1000px;position:relative;color:#fff;overflow:hidden}.hero-slide{position:absolute;inset:0;opacity:0;transition:opacity 1.5s}.hero-slide.active{opacity:1}.hero-slide img{object-position:center 45%;transform:scale(1.04)}.hero-slide.active img{animation:kenburns 12s linear both}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,#102336c4,#10233633),linear-gradient(0deg,#1023368c,transparent 50%)}.hero-content{position:relative;padding:100px 7% 120px;max-width:1400px;margin:auto}.eyebrow{font-size:10px;letter-spacing:2.2px;font-weight:700;margin:0 0 25px}.hero-content>.eyebrow{color:#efdbb6;animation:rise .8s both}h1,h2{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;letter-spacing:-1.7px;line-height:1.05;margin:0}h1{font-size:clamp(52px,5.7vw,88px);animation:rise 1s .15s both}h2{font-size:clamp(44px,4.3vw,64px)}em{font-weight:400;color:var(--gold)}.hero h1 em{color:#e3c18c}.hero-content>p:not(.eyebrow){font-size:16px;color:#e3e7ec;margin:26px 0 32px;animation:rise 1s .3s both}.hero-actions{display:flex;gap:14px;animation:rise 1s .45s both}.hero-lower{position:absolute;left:7%;right:7%;bottom:30px;display:flex;justify-content:space-between;align-items:center}.hero-lower>span{font-size:10px;letter-spacing:1.7px}.slide-controls{display:flex;align-items:center;gap:12px}.slide-dot{width:30px;height:4px;border:0;background:#ffffff60;padding:0}.slide-dot.active{background:#e1bd80}#pause{background:none;border:0;color:white;font-size:10px}.scroll-cue{display:flex;align-items:center;gap:14px;font-size:9px;letter-spacing:1.5px}.scroll-cue span{height:38px;width:1px;position:relative;background:#ffffff40;overflow:hidden}.scroll-cue span:after{content:'';position:absolute;left:0;top:-100%;height:100%;width:100%;background:#fff;animation:scroll 2s infinite}.benefit-strip{display:grid;grid-template-columns:repeat(4,1fr);padding:25px 5%;background:var(--pale);font-size:11px;letter-spacing:.6px;text-align:center}.benefit-strip span+span{border-left:1px solid #d5cbbb}.wrap{max-width:1380px;margin:auto;padding-left:6%;padding-right:6%}.about{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding-top:110px;padding-bottom:110px}.about-images{position:relative;height:590px;padding-right:70px;padding-bottom:75px}.about-main{height:100%;object-position:center}.about-small{position:absolute;width:58%;height:44%;right:0;bottom:0;border:10px solid #fff;object-position:center}.about-label{position:absolute;top:35px;left:-20px;background:var(--navy);padding:24px;color:#d7b983;font-size:10px;letter-spacing:2px}.about-label strong{font-family:'Cormorant Garamond',Georgia,serif;display:block;color:#fff;font-size:25px;font-weight:400;letter-spacing:0;margin-top:6px}.about-copy{padding-top:25px}.about-copy>p:not(.eyebrow){color:var(--muted);font-size:14px}.about-copy>.lead{font-family:'Cormorant Garamond',Georgia,serif;color:var(--ink)!important;font-size:25px!important;line-height:1.4;margin:26px 0}.underlink{border:0;border-bottom:1px solid var(--gold);background:none;display:inline-block;padding:0 0 6px;font-size:12px;font-weight:600;color:var(--ink);transition:color .3s}.underlink:hover{color:var(--gold)}.partnership{background:var(--pale);padding:85px 0;text-align:center}.pointer-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;text-align:left;margin-top:55px}.pointer-grid article{padding:28px 25px;border-top:1px solid #b9a37e;transition:background .3s,transform .3s}.pointer-grid article:hover{background:#fff;transform:translateY(-7px)}.pointer-grid article>span{font-family:'Cinzel',Georgia,serif;font-size:13px;color:var(--gold)}h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:500;font-size:28px;line-height:1.2;margin:15px 0}.pointer-grid p,.process-grid p{font-size:14px;color:var(--muted)}.services{padding-top:105px;padding-bottom:100px}.section-head{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:50px}.section-head>p{font-size:13px;color:var(--muted);margin:0 0 5px}.services-layout{display:grid;grid-template-columns:.9fr 1.1fr;gap:7%}.service-image{position:relative;min-height:600px;overflow:hidden}.service-image img{object-position:38%;transition:transform .8s}.service-image:hover img{transform:scale(1.05)}.service-image:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#102336cb)}.service-image>div{position:absolute;z-index:1;bottom:30px;left:30px;color:#fff}.service-image span{font-size:10px;letter-spacing:2px}.service-image h3{font-size:40px;margin-top:10px}.service-list details, .faq details{border-top:1px solid #d6dce1;padding:22px 0}.service-list details:last-child,.faq details:last-child{border-bottom:1px solid #d6dce1}summary{list-style:none;cursor:pointer;display:flex;align-items:center;gap:15px;font-size:16px;font-weight:500}summary::-webkit-details-marker{display:none}summary>span{font-size:10px;color:var(--gold);min-width:22px}summary>b{margin-left:auto;font-size:25px;font-weight:400;transition:transform .3s}details[open] summary>b{transform:rotate(45deg)}details>p{color:var(--muted);font-size:14px;animation:rise .4s both}.service-list details>p,.service-list .underlink{margin-left:37px}.property-section{padding:90px 0;background:#f4f6f7}.property-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:25px}.property-card{text-align:left;background:#fff;border:0;padding:0;color:var(--ink);transition:transform .35s,box-shadow .35s}.property-card:hover{transform:translateY(-8px);box-shadow:0 20px 35px #14233412}.property-photo{height:310px;overflow:hidden;position:relative}.property-photo img{transition:transform .8s}.property-card:hover img{transform:scale(1.07)}.property-photo>span{position:absolute;top:18px;left:18px;background:#fff;padding:6px 13px;font-size:9px;letter-spacing:1.3px}.property-caption{position:relative;padding:22px}.property-caption h3{font-size:26px;margin:0 30px 10px 0}.property-caption p{font-size:11px;color:var(--muted);margin:0}.circle-plus{position:absolute;right:18px;top:22px;border:1px solid #ddd0bb;width:28px;height:28px;border-radius:50%;font-size:20px;text-align:center;line-height:25px;transition:background .3s}.property-card:hover .circle-plus{background:var(--gold);color:#fff}.chicago{height:650px;position:relative;overflow:hidden;color:#fff}.chicago>img{position:absolute;inset:0;object-position:center 60%}.chicago-tint{position:absolute;inset:0;background:linear-gradient(90deg,#102336d9,#10233644)}.chicago-copy{position:relative;padding-top:100px}.chicago h2{font-size:70px}.chicago h2 em{color:#e3c18c}.chicago p:not(.eyebrow){max-width:430px;font-size:14px;margin:25px 0 30px;color:#e6ebed}.chicago-tags{display:flex;gap:24px;margin-top:40px;font-size:10px;color:#e3c18c}.city-word{position:absolute;right:4%;bottom:-24px;font:clamp(70px,12vw,185px)/1 'Cinzel',Georgia,serif;color:#ffffff12;letter-spacing:3px;pointer-events:none}.process{padding-top:95px;padding-bottom:90px}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.process-grid article{position:relative;padding-top:22px;border-top:1px solid #d4c4a9}.process-grid article:before{content:'';position:absolute;top:-5px;width:9px;height:9px;border-radius:50%;background:var(--gold)}.process-grid span{font-family:'Cinzel',Georgia,serif;color:var(--gold);font-size:25px}.process-grid h3{font-size:26px}.contact{padding:95px 0;background:var(--pale)}.contact-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:8%}.contact h2{font-size:60px}.contact p{font-size:14px;color:var(--muted)}.contact-location{display:flex;gap:18px;align-items:center;margin-top:40px}.location-symbol{font-size:35px;color:var(--gold)}.contact-location strong{font-size:13px;font-weight:600}.contact-location div>span{display:block;font-size:11px;color:var(--muted)}.contact-links{display:flex;gap:25px;margin-top:25px}.inquiry-form{background:white;padding:35px}.form-eyebrow{font-size:10px!important;letter-spacing:1.8px;margin:0 0 25px!important;font-weight:700;color:var(--ink)!important}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:11px;font-weight:600;margin-bottom:20px}input,select,textarea{display:block;width:100%;font-size:13px;border:1px solid #d9dfe3;background:#fff;padding:12px 13px;margin-top:7px;border-radius:0;color:var(--ink);outline:none}input:focus,select:focus,textarea:focus{border-color:var(--gold);box-shadow:0 0 0 2px #bc965b15}textarea{resize:vertical}.form-status{font-size:12px;color:var(--muted);margin-top:15px}.form-status a{text-decoration:underline;color:var(--ink);display:block}.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:10%;padding-top:90px;padding-bottom:95px}.faq h2{font-size:55px}.faq summary{font-size:14px}.faq details{padding:18px 0}footer{background:#e8edf1;color:var(--navy);padding-top:65px}.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1.2fr 1.1fr;gap:45px}.footer-brand img{width:155px;height:155px;object-fit:contain;mix-blend-mode:multiply}.footer-brand p{font-size:12px;margin:20px 0}.footer-grid h3{font-family:'Cinzel',Georgia,serif;font-size:12px;letter-spacing:.6px;margin:18px 0 25px}.footer-grid>div>a:not(:first-child),.footer-link{display:block;font-size:12px;color:#536270;margin-bottom:13px}.footer-grid p{font-size:12px;color:#536270}.footer-link{border:0;background:none;text-align:left;padding:0}.footer-grid a:hover,.footer-link:hover{color:#96703c}.footer-note{margin-top:26px}.socials{display:flex;gap:10px}.socials button{width:35px;height:35px;border:1px solid #b8c3ca;background:none;color:var(--navy);font-size:12px;font-weight:700;transition:background .3s,color .3s,transform .3s}.socials button:hover{background:var(--navy);color:white;transform:translateY(-3px)}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid #cad3da;margin-top:45px;padding-top:23px;padding-bottom:23px;font-size:10px;color:#63707c}.floating-contact{position:fixed;bottom:25px;right:25px;background:var(--navy);color:#fff;border:1px solid #ba955b;padding:13px 21px;z-index:25;font-size:12px;box-shadow:0 5px 25px #15233330;transition:transform .3s}.floating-contact:hover{transform:translateY(-4px)}dialog{border:0;max-width:630px;width:calc(100% - 35px);padding:38px;max-height:90svh;overflow:auto;color:var(--ink);box-shadow:0 30px 100px #15233350}dialog::backdrop{background:#142334a6;backdrop-filter:blur(5px)}dialog h2{font-size:42px;margin-bottom:25px}dialog .inquiry-form{padding:0}dialog .eyebrow{font-size:9px}.dialog-close{position:absolute;right:18px;top:10px;background:none;border:0;font-size:30px;color:var(--ink)}#social-dialog p{font-size:15px;margin-bottom:25px}.reveal{opacity:1}body.motion .reveal{opacity:0;transform:translateY(32px);transition:opacity .8s,transform .8s}body.motion .reveal.visible{opacity:1;transform:none}body.motion .pointer-grid article:nth-child(2),body.motion .property-card:nth-child(2){transition-delay:.12s}body.motion .pointer-grid article:nth-child(3),body.motion .property-card:nth-child(3){transition-delay:.24s}@keyframes rise{from{opacity:0;transform:translateY(25px)}to{opacity:1;transform:none}}@keyframes kenburns{from{transform:scale(1.03)}to{transform:scale(1.12)}}@keyframes scroll{to{top:100%}}
@media(min-width:1500px){.wrap{padding-left:60px;padding-right:60px}}@media(max-width:1000px){nav{gap:18px}.nav-cta{padding:12px 17px;font-size:11px}.about{gap:6%}.about-images{height:540px;padding-right:40px}.about-copy h2{font-size:48px}.property-photo{height:250px}.property-caption{padding:18px}.property-caption h3{font-size:22px}.footer-grid{gap:25px}.hero-content{padding-top:100px}.hero{min-height:660px}.contact h2{font-size:50px}.inquiry-form{padding:25px}.services-layout{gap:5%}.services summary{font-size:14px}}@media(max-width:700px){html{scroll-padding-top:86px}.topbar{height:30px;padding:0 6%;font-size:8px}.topbar>span:nth-child(2){display:none}header,header.scrolled{height:90px;padding:7px 6%}.brand{width:95px;height:76px}.nav-cta{margin-left:auto;margin-right:22px;font-size:10px;padding:11px 15px}.menu{display:flex;flex-direction:column;gap:7px;width:26px;padding:8px 0;background:none;border:0}.menu span{height:1px;background:var(--navy);width:26px}nav{display:none;position:absolute;left:0;top:90px;background:#fff;padding:24px 7%;width:100%;box-shadow:0 15px 20px #15233315}nav.open{display:flex;flex-direction:column;gap:20px}nav>a{font-size:15px}.hero{height:730px;min-height:0}.hero-content{padding:95px 7% 120px}.hero h1{font-size:54px;line-height:1.08;letter-spacing:-1px}.hero-content>p:not(.eyebrow){font-size:14px;line-height:1.8}.hero .eyebrow{font-size:8px;letter-spacing:1.6px}.hero-overlay{background:linear-gradient(90deg,#102336b8,#10233670)}.hero-slide img{object-position:55%}.hero-actions{flex-direction:column;align-items:flex-start;gap:13px}.hero-actions .button{min-width:205px;font-size:11px;padding:14px 20px}.hero-lower{bottom:25px}.hero-lower>span{font-size:8px}.scroll-cue{display:none}.slide-controls{gap:8px}.slide-dot{width:24px}.benefit-strip{grid-template-columns:1fr 1fr;padding:18px 5%;font-size:9px;gap:13px 0}.benefit-strip span:nth-child(3){border-left:0}.wrap{padding-left:7%;padding-right:7%}.about{grid-template-columns:1fr;padding-top:65px;padding-bottom:65px;gap:35px}.about-images{height:450px;padding-right:55px;padding-bottom:60px}.about-label{left:-10px;padding:18px;top:25px;font-size:8px}.about-label strong{font-size:21px}.about-small{border-width:7px}.about-copy{padding-top:0}.about-copy h2,h2{font-size:47px}.eyebrow{font-size:9px;letter-spacing:1.5px;margin-bottom:20px}.about-copy>p:not(.eyebrow){font-size:14px}.partnership{padding:60px 0}.partnership h2{font-size:43px}.pointer-grid{grid-template-columns:1fr;gap:10px;margin-top:35px}.pointer-grid article{padding:22px 10px}.pointer-grid h3{margin:10px 0;font-size:29px}.pointer-grid p{margin:10px 0;font-size:14px}.services{padding-top:65px;padding-bottom:65px}.section-head{display:block;margin-bottom:35px}.section-head>p,.section-head>.underlink{margin-top:25px}.services-layout{grid-template-columns:1fr;gap:35px}.service-image{height:370px;min-height:0}.service-image>div{left:25px;bottom:25px}.service-image h3{font-size:36px}.services summary{font-size:15px}.service-list details{padding:20px 0}.property-section{padding:60px 0}.property-grid{grid-template-columns:1fr;gap:24px}.property-photo{height:300px}.property-caption{padding:23px}.property-caption h3{font-size:29px}.property-caption p{font-size:12px}.circle-plus{top:25px;right:22px}.chicago{height:600px}.chicago-copy{padding-top:75px}.chicago h2{font-size:56px}.chicago p:not(.eyebrow){font-size:14px;max-width:340px}.chicago-tags{flex-wrap:wrap;gap:12px 20px;font-size:9px;max-width:280px}.city-word{bottom:18px;font-size:65px;right:6%;letter-spacing:1px}.process{padding-top:60px;padding-bottom:60px}.process-grid{grid-template-columns:1fr;gap:25px}.process-grid h3{font-size:29px}.process-grid p{margin-bottom:0}.contact{padding:65px 0}.contact-grid{grid-template-columns:1fr;gap:35px}.contact h2{font-size:48px}.contact-location{margin-top:25px}.contact-links{gap:20px}.inquiry-form{padding:25px}.form-row{grid-template-columns:1fr;gap:0}label{font-size:12px}input,select,textarea{font-size:16px}.faq{grid-template-columns:1fr;gap:35px;padding-top:60px;padding-bottom:65px}.faq h2{font-size:48px}.faq summary{font-size:14px;line-height:1.5}footer{padding-top:40px}.footer-grid{grid-template-columns:1fr 1fr;gap:25px}.footer-brand{grid-column:1/-1;display:grid;grid-template-columns:110px 1fr;gap:10px 25px;align-items:center}.footer-brand img{width:110px;height:110px}.footer-brand p{font-size:12px;margin:0}.socials{grid-column:2;margin-top:-30px}.footer-grid>div:last-child{grid-column:1/-1}.footer-grid h3{margin:10px 0 20px;font-size:12px}.footer-grid>div>a:not(:first-child),.footer-link{font-size:13px}.footer-bottom{flex-wrap:wrap;gap:12px;font-size:9px;margin-top:30px;padding-bottom:90px}.footer-bottom>span:first-child{width:100%}.floating-contact{bottom:18px;right:18px;font-size:11px;padding:12px 18px}dialog{padding:30px 23px}dialog h2{font-size:37px}.desktop{display:none}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}body.motion .reveal{opacity:1;transform:none}}

/* Modern H.L.W. edition */
:root{--gold:#b48c4b;--pale:#f4f6f8;--ink:#182a3c;--navy:#172b40;--muted:#627080}body{font-family:'Inter',Arial,sans-serif;font-size:16px}h1,h2,h3,.about-label strong,.service-image h3,.city-word,.footer-grid h3{font-family:'Manrope',Arial,sans-serif;font-style:normal}h1,h2{font-weight:700;letter-spacing:-2px;line-height:1.13}h1{font-size:clamp(48px,4.9vw,76px)}h1>span{color:#e2bd7f}h2{font-size:clamp(36px,3.5vw,52px)}h3{font-size:23px;font-weight:650;letter-spacing:-.6px}.topbar{font-size:11px;letter-spacing:.7px}header{height:124px}header.scrolled{height:106px}.brand{width:158px;height:112px}nav>a{font-size:14px}.button{font-size:14px;padding:15px 23px;letter-spacing:0}.hero{height:auto;min-height:750px}.hero-content{display:grid;grid-template-columns:1.5fr 1fr;gap:70px;align-items:center;padding:80px 6% 125px}.hero-text{max-width:720px}.hero-text>.eyebrow{color:#e1c79f;margin-bottom:26px}.hero-text>p:not(.eyebrow){color:#edf2f6;font-size:17px;line-height:1.8;margin:26px 0 33px}.hero-overlay{background:linear-gradient(90deg,#13283ed9,#13283e70)}.hero-slide img{object-position:center 55%}.hero-form{padding:30px;background:#fffffff2;color:var(--ink);align-self:center;box-shadow:0 18px 70px #08192935}.hero-form h2{font-size:26px;letter-spacing:-.8px;margin:0 0 25px}.hero-form>.eyebrow{font-size:10px;margin-bottom:14px;color:#816236}.hero-form label{margin-bottom:15px}.hero-form input,.hero-form select{padding:11px 12px}.hero-form .button{width:100%;margin-top:4px}.hero-actions{gap:12px}.hero-actions .button{font-size:13px}.eyebrow{font-size:11px;letter-spacing:1.5px}.benefit-strip{font-size:13px;padding:25px 5%;background:#fff;border-bottom:1px solid #e2e7ed}.benefit-strip span+span{border-color:#dde3e9}.about{gap:9%;align-items:center;padding-top:90px;padding-bottom:90px}.about-images{height:530px;padding:0}.about-main{object-position:45% center}.about-label{left:0;top:auto;bottom:0;padding:24px 26px;background:#172b40ed}.about-label strong{font-size:19px;letter-spacing:-.4px}.about-copy{padding:0}.about-copy>.lead{font-family:'Inter',Arial,sans-serif;font-size:19px!important;line-height:1.6}.about-copy>p:not(.eyebrow),details>p,.chicago p:not(.eyebrow),.contact p,.property-caption p{font-size:16px;line-height:1.8}.underlink{font-size:14px}.section-head>p{font-size:16px}.services{padding-top:85px;padding-bottom:85px;border-top:1px solid #e2e7ed}.service-image h3{font-size:31px;line-height:1.3}.service-image{min-height:640px}.service-image img{object-position:37%}.service-list summary{font-size:16px;font-weight:600}.service-list details{padding:22px 0}.service-list summary>span{font-size:12px}.property-section{background:#f3f6f9;padding:85px 0}.property-photo{height:290px}.property-caption h3{font-size:22px;line-height:1.35}.property-caption p{font-size:14px}.chicago{height:560px}.chicago-copy{padding-top:80px}.chicago h2{font-size:55px}.chicago p:not(.eyebrow){max-width:480px}.chicago-tags{font-size:12px}.city-word{font-size:140px;font-weight:800;letter-spacing:-7px;bottom:-25px}.contact{background:#fff;padding:85px 0}.contact h2{font-size:49px}.contact-grid{align-items:start}.contact .inquiry-form{background:#f3f6f9;border-top:3px solid var(--gold)}label{font-size:13px}input,select,textarea{font-size:16px}.contact-location strong{font-size:16px}.contact-location div>span{font-size:14px}.faq{background:#f4f6f8;max-width:none;padding-left:max(6%,calc((100vw - 1210px)/2));padding-right:max(6%,calc((100vw - 1210px)/2));padding-top:65px;padding-bottom:70px}.faq h2{font-size:43px}.faq summary{font-size:16px}footer{background:#e8eef4}.footer-grid h3{font-size:15px;font-weight:700;letter-spacing:0}.footer-grid p,.footer-grid>div>a:not(:first-child),.footer-link,.footer-brand p{font-size:14px}.footer-brand img{width:190px;height:170px}.footer-bottom{font-size:12px}.socials button{font-size:14px;width:39px;height:39px}dialog h2{font-size:34px}.floating-contact{font-size:14px}.form-status{font-size:14px}
@media(max-width:1050px){nav{gap:17px}.hero-content{gap:35px;grid-template-columns:1.25fr 1fr}h1{font-size:54px}.nav-cta{font-size:12px}.hero-actions{flex-direction:column;align-items:flex-start}.hero-actions .button{min-width:215px}.brand{width:140px}.about{gap:6%}.about-copy h2{font-size:40px}.contact h2{font-size:43px}}
@media(max-width:700px){header,header.scrolled{height:110px;padding:8px 6%}.brand{width:120px;height:95px}.nav-cta{font-size:11px;margin-right:20px;padding:11px 13px}nav{top:110px}.hero{height:auto;min-height:0}.hero-content{display:block;padding:65px 7% 100px}.hero h1{font-size:47px;line-height:1.15;letter-spacing:-1.7px}.hero-text>p:not(.eyebrow){font-size:16px;margin:24px 0}.hero-form{margin-top:42px;padding:26px}.hero-form h2{font-size:26px;letter-spacing:-.8px}.hero-actions{flex-direction:row;flex-wrap:wrap;gap:12px}.hero-actions .button{font-size:12px;min-width:0;padding:13px 17px}.hero .eyebrow{font-size:10px}.hero-lower>span{font-size:10px}.hero-lower{bottom:22px}.hero-form label{font-size:13px}.benefit-strip{font-size:11px;line-height:1.5;padding:22px 5%;gap:15px 0}.about{padding-top:60px;padding-bottom:60px;gap:35px}.about-images{height:420px;padding:0}.about-label{left:0;bottom:0;top:auto;padding:20px}.about-label strong{font-size:17px}.about-copy h2,h2{font-size:36px;line-height:1.18;letter-spacing:-1.2px}.about-copy>p:not(.eyebrow){font-size:16px}.about-copy>.lead{font-size:18px!important}.services{padding-top:60px;padding-bottom:60px}.service-image{height:380px;min-height:0}.service-image h3{font-size:28px}.section-head>p{font-size:16px}.service-list summary{font-size:15px}.service-list details{padding:19px 0}.property-section{padding:60px 0}.property-photo{height:290px}.property-caption h3{font-size:23px}.property-caption p{font-size:14px}.chicago{height:600px}.chicago h2{font-size:40px}.chicago-copy{padding-top:65px}.chicago p:not(.eyebrow){max-width:320px;font-size:16px}.chicago-tags{font-size:11px;gap:12px}.city-word{font-size:64px;bottom:5px;letter-spacing:-3px}.contact{padding:60px 0}.contact h2{font-size:38px}.contact p{font-size:16px}.contact-location div>span{font-size:13px}.contact-links{gap:18px}.underlink{font-size:13px}.contact .inquiry-form{padding:24px}.faq{padding:55px 7%;gap:30px}.faq h2{font-size:36px}.faq summary{font-size:15px}.footer-brand img{width:130px;height:125px}.footer-brand{grid-template-columns:130px 1fr;gap:15px}.footer-brand p{font-size:13px}.socials{margin-top:-15px}.footer-grid p,.footer-grid>div>a:not(:first-child),.footer-link{font-size:14px}.footer-bottom{font-size:11px}.floating-contact{font-size:12px}dialog h2{font-size:29px}}

[hidden],input[type="hidden"]{display:none!important}.button:disabled{opacity:.6;cursor:wait}

/* Focused header, trust strip, FAQ and footer refinement */
:root{--accent-blue:#315577;--accent-gold:#c4a264}
header{background:linear-gradient(115deg,rgba(232,240,248,.96),rgba(255,255,255,.96) 50%,rgba(240,244,248,.97));border-bottom:1px solid #c5d1dd;box-shadow:0 4px 22px #172b4008;padding-left:5%;padding-right:5%}header:after{content:'';position:absolute;bottom:0;left:5%;width:85px;height:3px;background:linear-gradient(90deg,#b48c4b,#dfcda7);border-radius:3px}.brand{width:178px;height:114px;display:flex;align-items:center;justify-content:flex-start;flex-shrink:0}.brand img{object-fit:contain;object-position:left center;transition:transform .4s}.brand:hover img{transform:scale(1.035)}header.scrolled .brand{height:95px;width:161px}header nav{gap:7px;padding:6px 9px;background:#fff9;border:1px solid #d1dae4;border-radius:40px;box-shadow:0 2px 8px #172b4004}header nav>a{padding:9px 17px;border-radius:25px;font-size:13px;font-weight:500;transition:background .3s,color .3s,box-shadow .3s}header nav>a:hover{background:#e7eef6;color:#172b40}header nav>a.active{background:var(--navy);color:#fff;box-shadow:0 3px 9px #15233315}header nav>a:after{bottom:4px;left:25%;width:0;transition:width .3s}header nav>a:hover:after{width:50%}header nav>a.active:after{width:0}.nav-cta{border-radius:6px;background:linear-gradient(110deg,#172b40,#315577);border-color:#315577;box-shadow:0 5px 14px #172b4014}.button{border-radius:5px;position:relative;overflow:hidden}.button:after{content:'';position:absolute;top:-90%;left:-60%;height:280%;width:25px;background:#ffffff22;transform:rotate(25deg);transition:left .65s;pointer-events:none}.button:hover:after{left:125%}.gold{background:linear-gradient(110deg,#be9655,#d3b57d);border-color:#bd9655;box-shadow:0 5px 14px #b48c4b18}.gold:hover{background:linear-gradient(110deg,#caa66c,#dfc697)}.white-outline{background:#ffffff09;backdrop-filter:blur(5px)}.section-cta{margin-top:12px}
.benefit-strip{background:linear-gradient(110deg,#172b40,#2d4d6a);color:#fff;padding:27px 5%;border-bottom:0;position:relative;overflow:hidden;gap:0}.benefit-strip:before{content:'';position:absolute;right:0;top:-40px;width:160px;height:140px;transform:rotate(35deg);border:1px solid #d8b98038}.benefit-strip>span{display:flex;align-items:center;justify-content:center;gap:13px;position:relative;z-index:1;font-weight:500}.benefit-strip>span:before{content:'';width:6px;height:6px;flex-shrink:0;background:#d9b67c;transform:rotate(45deg)}.benefit-strip span+span{border-color:#ffffff25}
.faq{background:linear-gradient(130deg,#e9f0f7,#f6f8fb 65%);position:relative;overflow:hidden;align-items:start;gap:7%}.faq:before{content:'';position:absolute;width:330px;height:330px;border:1px solid #b99b6640;border-radius:50%;left:-210px;top:-130px;pointer-events:none}.faq:after{content:'';position:absolute;right:-120px;bottom:-190px;width:360px;height:360px;border:1px solid #31557714;transform:rotate(35deg);pointer-events:none}.faq>div:first-child{position:relative;background:linear-gradient(130deg,#172b40,#315577);border-left:4px solid #c6a36b;border-radius:6px;padding:34px 30px;color:#fff;z-index:1;overflow:hidden}.faq>div:first-child:after{content:'';position:absolute;right:-42px;top:-35px;width:135px;height:135px;border:1px solid #d9b67c44;border-radius:50%;pointer-events:none}.faq h2{font-size:37px;line-height:1.18;letter-spacing:-1.3px}.faq .eyebrow{color:#e0c492;font-size:10px}.faq-cta{margin-top:27px;font-size:13px}.faq>div:last-child{position:relative;z-index:1}.faq details,.faq details:last-child{border:1px solid #d5dfe9;background:#ffffffc9;border-radius:6px;padding:23px 24px;margin-bottom:13px;transition:border-color .3s,box-shadow .3s,transform .3s}.faq details:hover{border-color:#b99b66;box-shadow:0 8px 20px #172b4008;transform:translateY(-2px)}.faq details[open]{border-left:3px solid #bc965b;background:#fff}.faq summary>b{width:28px;height:28px;border-radius:50%;background:#eaf0f6;display:flex;align-items:center;justify-content:center;color:#315577;font-size:23px;flex-shrink:0}.faq summary{font-size:15px}.faq details>p{margin-bottom:0;font-size:15px}
footer{background:linear-gradient(115deg,#dce7f2,#f0f4f8 60%,#e5edf5);position:relative;overflow:hidden;padding-top:0;border-top:1px solid #c7d4df}footer:before{content:'';position:absolute;width:380px;height:380px;right:-190px;bottom:-100px;transform:rotate(35deg);background:linear-gradient(120deg,#c6a76a12,#3155770b);pointer-events:none}footer:after{content:'';position:absolute;bottom:-80px;left:-95px;width:220px;height:220px;border:1px solid #b99b6636;border-radius:50%;pointer-events:none}.footer-callout{display:flex;align-items:center;justify-content:space-between;gap:35px;padding-top:45px;padding-bottom:42px;border-bottom:1px solid #bdcddd;position:relative;z-index:1}.footer-callout .eyebrow{display:block;font-size:10px;color:#88662d;margin-bottom:13px}.footer-callout h2{font-size:34px;letter-spacing:-1px;line-height:1.22}.footer-callout .button{padding:17px 28px}.footer-grid{padding-top:43px;position:relative;z-index:1}.footer-brand img{width:175px;height:170px;object-fit:contain;object-position:left center;mix-blend-mode:normal}.footer-grid h3{border-bottom:2px solid #b8955b;width:fit-content;padding-bottom:10px;margin-bottom:22px}.footer-grid>div:not(:first-child)>a,.footer-link{transition:color .25s,transform .25s}.footer-grid>div:not(:first-child)>a:hover,.footer-link:hover{color:#84642e;transform:translateX(3px)}.socials button{border-radius:50%;background:#ffffff60;border-color:#b6c8d8}.footer-bottom{position:relative;z-index:1;border-color:#bdcddd}.floating-contact{border-radius:30px;background:linear-gradient(115deg,#172b40,#315577)}
.preview-watermark{position:fixed;inset:0;z-index:1000;pointer-events:none;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='330' height='210'%3E%3Ctext x='35' y='120' transform='rotate(-26 165 105)' font-family='Arial,sans-serif' font-size='28' font-weight='600' fill='%23556575' fill-opacity='.13'%3ETekbis LLC%3C/text%3E%3C/svg%3E");background-repeat:repeat}
@media(max-width:1050px){header nav>a{padding:8px 10px;font-size:12px}.brand{width:150px}.nav-cta{font-size:11px;padding:13px 17px}.faq h2{font-size:33px}.faq>div:first-child{padding:30px 23px}.faq summary{font-size:14px}}
@media(max-width:700px){header,header.scrolled{height:110px;padding:8px 6%}.brand,header.scrolled .brand{width:129px;height:96px}.nav-cta{margin-right:19px;font-size:10px;padding:11px 12px}.menu{width:25px}header nav{top:110px;border-radius:0;padding:15px 7%;background:#f3f7fb;gap:5px;border-left:0;border-right:0}header nav>a{font-size:15px;padding:12px 16px;width:100%;border-radius:6px}header:after{width:60px;left:6%}.benefit-strip{padding:23px 5%;gap:17px 0;font-size:10px}.benefit-strip>span{gap:8px}.benefit-strip>span:before{width:5px;height:5px}.benefit-strip>span:nth-child(3){border-left:0}.faq{gap:28px;padding-top:45px;padding-bottom:45px}.faq>div:first-child{padding:29px 25px}.faq h2{font-size:34px}.faq-cta{margin-top:22px}.faq details,.faq details:last-child{padding:20px 18px;margin-bottom:11px}.faq summary{font-size:14px;gap:12px;line-height:1.6}.faq summary>b{width:26px;height:26px}.footer-callout{flex-direction:column;align-items:flex-start;padding-top:35px;padding-bottom:30px;gap:25px}.footer-callout h2{font-size:28px;line-height:1.3}.footer-callout .button{font-size:13px;padding:14px 20px}.footer-grid{padding-top:30px}.footer-brand img{width:130px;height:130px}.footer-brand{grid-template-columns:130px 1fr;gap:15px}.preview-watermark{background-size:255px 180px}}
@media(prefers-reduced-motion:reduce){.button:after{display:none}}
@media(max-width:380px){.brand,header.scrolled .brand{width:105px}.nav-cta{font-size:9px;padding:10px 9px;margin-right:12px}.menu,.menu span{width:22px}.faq>div:first-child{padding:25px 20px}.faq h2{font-size:30px}}

/* ===== Mobile optimisation pass ===== */
html{-webkit-text-size-adjust:100%;text-size-adjust:100%}html,body{overflow-x:clip}
.cta-short{display:none}
/* Navigation text: slightly larger now that Chicago is gone */
header nav>a{font-size:14px}
@media(max-width:1050px){header nav>a{font-size:13px}}
.floating-contact{transition:transform .35s,opacity .35s}
.floating-contact.hide{opacity:0;transform:translateY(20px);pointer-events:none}
.floating-contact:before{content:'';position:absolute;inset:-1px;border-radius:30px;border:1px solid #d9b67c;animation:ping 2.6s ease-out infinite;pointer-events:none}
@keyframes ping{0%{transform:scale(1);opacity:.7}70%,100%{transform:scale(1.22,1.45);opacity:0}}
@keyframes shine{0%,62%{left:-60%}100%{left:125%}}
@keyframes drift{from{transform:scale(1.02)}to{transform:scale(1.09)}}
@keyframes navdrop{from{opacity:0;transform:translateY(-10px)}to{opacity:1;transform:none}}
@keyframes linkin{from{opacity:0;transform:translateX(-14px)}to{opacity:1;transform:none}}

@media(max-width:700px){
  html{scroll-padding-top:76px}
  .topbar{height:32px;font-size:9px;letter-spacing:.8px}
  .hero{max-height:none;height:auto}
  /* compact sticky header */
  header,header.scrolled{height:76px;padding:6px 5%}
  header.scrolled{height:66px}
  .brand,header.scrolled .brand{width:104px;height:60px}
  header.scrolled .brand{height:54px;width:94px}
  .nav-cta{margin-left:auto;margin-right:14px;font-size:11px;padding:11px 14px;min-height:42px;border-radius:6px}
  .menu{display:flex;flex-direction:column;justify-content:center;gap:6px;width:40px;height:42px;padding:0;align-items:center;flex-shrink:0}
  .menu span{height:2px;width:24px;background:var(--navy);border-radius:2px;transition:transform .35s,opacity .25s}
  .menu[aria-expanded="true"] span:first-child{transform:translateY(4px) rotate(45deg)}
  .menu[aria-expanded="true"] span:last-child{transform:translateY(-4px) rotate(-45deg)}
  header nav{top:100%;left:0;width:100%;padding:12px 5% 18px;box-shadow:0 18px 30px #1523331f}
  header nav.open{display:flex;gap:4px;animation:navdrop .3s both}
  header nav.open>a{animation:linkin .4s both;font-size:16px;padding:14px 16px;min-height:48px;display:flex;align-items:center}
  header nav.open>a:nth-child(2){animation-delay:.05s}header nav.open>a:nth-child(3){animation-delay:.1s}header nav.open>a:nth-child(4){animation-delay:.15s}
  header nav>a:active{background:#dfe9f3}
  /* hero */
  .hero-content{padding:48px 6% 34px}
  .hero h1{font-size:clamp(34px,10.3vw,44px);line-height:1.12;letter-spacing:-1.3px}
  .hero h1 br{display:none}.hero h1>span{display:block;margin-top:4px}
  .hero-text>p:not(.eyebrow){font-size:16px;margin:20px 0 26px}
  .hero-actions{flex-direction:column;align-items:stretch}
  .hero-actions .button{width:100%;min-height:50px;font-size:14px}
  .hero-form{margin-top:34px;padding:24px 20px}
  .hero-form h2{font-size:24px}
  .hero-lower{position:relative;left:auto;right:auto;bottom:auto;margin:0 6%;padding:18px 0 22px;border-top:1px solid #ffffff30;flex-wrap:wrap;gap:16px 12px}
  .hero-lower>span{font-size:10px;line-height:1.6}
  .slide-dot{width:28px;height:5px}
  #pause{font-size:11px;padding:10px 4px;min-height:40px}
  .scroll-cue{display:flex;flex-basis:100%;justify-content:center;font-size:10px}
  .scroll-cue span{height:26px}
  .benefit-strip{font-size:12px;padding:22px 5%;gap:16px 0}
  .benefit-strip>span{justify-content:flex-start;text-align:left;padding:0 8px}
  .benefit-strip>span:nth-child(3){border-left:0}
  /* sections */
  .about-images{height:380px}
  h2,.about-copy h2{font-size:clamp(30px,8.6vw,36px)}
  .chicago{height:auto;min-height:560px;padding-bottom:110px}
  .chicago h2{font-size:clamp(34px,10vw,40px)}
  .city-word{bottom:10px}
  .contact-links{flex-wrap:wrap}
  .button{min-height:48px}
  summary{min-height:44px}
  .service-list summary{font-size:15px;line-height:1.4}
  .property-card{width:100%}
  .footer-bottom{padding-bottom:96px}
  /* floating button: pill with safe-area, hides over the hero form */
  .floating-contact{bottom:calc(16px + env(safe-area-inset-bottom));right:16px;left:auto;padding:14px 22px;font-size:13px;min-height:46px}
}
@media(max-width:400px){
  .cta-long{display:none}.cta-short{display:inline}
  .nav-cta{padding:11px 13px;font-size:11px;margin-right:10px}
  .brand,header.scrolled .brand{width:96px}
}

/* Touch devices: give hover-only effects an equivalent that runs without a mouse */
@media(hover:none){
  .button:active{transform:scale(.97);box-shadow:0 3px 10px #15233325}
  .gold:after,.nav-cta:after{animation:shine 4.5s 1s ease-in-out infinite}
  .property-card:active{transform:scale(.985);box-shadow:0 10px 24px #14233418}
  .property-card:active .circle-plus{background:var(--gold);color:#fff}
  .underlink:active{color:var(--gold)}
  .faq details:active{border-color:#b99b66;transform:translateY(-2px)}
  .footer-link:active,.footer-grid a:active{color:#84642e;transform:translateX(3px)}
  .socials button:active{background:var(--navy);color:#fff;transform:translateY(-3px)}
  body.motion .property-card.visible .property-photo img,body.motion .service-image.visible img{animation:drift 9s ease-in-out infinite alternate}
  body.motion .chicago>img{animation:drift 14s ease-in-out infinite alternate}
  .brand:active img{transform:scale(1.035)}
}
@media(prefers-reduced-motion:reduce){.floating-contact:before,.gold:after,.nav-cta:after{animation:none!important}}

/* ===== Intro, icons and polish ===== */
#loader{display:none}
.js #loader{display:flex;position:fixed;inset:0;z-index:3000;align-items:center;justify-content:center;background:radial-gradient(circle at 50% 38%,#fff 0,#f1f5f9 55%,#e3ebf3 100%);transition:transform 1s cubic-bezier(.77,0,.18,1)}
.js #loader:after{content:'';position:absolute;left:0;right:0;bottom:0;height:4px;background:linear-gradient(90deg,#b48c4b,#e3c18c,#b48c4b)}
.js #loader.done{transform:translateY(-101%)}
.js.seen #loader{display:none}
.js body:not(.ready){overflow:hidden}
.js body:not(.ready) .hero *{animation-play-state:paused!important}
.loader-inner{display:flex;flex-direction:column;align-items:center;padding:0 24px;text-align:center}
.loader-logo{position:relative;width:min(340px,72vw);aspect-ratio:1}
.loader-logo img{width:100%;height:100%;object-fit:contain;clip-path:inset(100% 0 0 0);animation:build 1.7s .25s cubic-bezier(.22,.7,.2,1) both,glow 2.4s 1.8s ease-in-out infinite alternate}
.loader-logo i{position:absolute;inset:0;-webkit-mask:url(assets/logo-transparent.png) center/contain no-repeat;mask:url(assets/logo-transparent.png) center/contain no-repeat;background:linear-gradient(110deg,transparent 38%,#fff 50%,transparent 62%);background-size:260% 100%;background-position:160% 0;animation:sheen 1.5s 1.9s ease-in-out both}
.loader-tag{margin:22px 0 0;font-size:12px;font-weight:600;letter-spacing:3px;text-transform:uppercase;color:#6a5330;opacity:0;animation:tagin 1s 1.5s ease both}
.loader-bar{width:150px;height:2px;background:#d6dee7;margin-top:22px;overflow:hidden;border-radius:2px}
.loader-bar span{display:block;height:100%;background:linear-gradient(90deg,#b48c4b,#e3c18c);transform-origin:left;transform:scaleX(0);animation:fill 2.4s .2s cubic-bezier(.4,0,.2,1) both}
@keyframes build{0%{clip-path:inset(100% 0 0 0);transform:translateY(24px) scale(.96);filter:blur(6px)}60%{filter:blur(0)}100%{clip-path:inset(0 0 0 0);transform:none;filter:blur(0)}}
@keyframes sheen{to{background-position:-60% 0}}
@keyframes glow{from{filter:drop-shadow(0 0 0 #b48c4b00)}to{filter:drop-shadow(0 6px 16px #b48c4b55)}}
@keyframes tagin{from{opacity:0;letter-spacing:7px}to{opacity:1;letter-spacing:3px}}
@keyframes fill{to{transform:scaleX(1)}}
@media(max-width:700px){.loader-tag{font-size:10px;letter-spacing:2px}@keyframes tagin{from{opacity:0;letter-spacing:5px}to{opacity:1;letter-spacing:2px}}}

.progress{position:fixed;top:0;left:0;width:100%;height:3px;z-index:60;background:linear-gradient(90deg,#b48c4b,#e8cd9a);transform-origin:left;transform:scaleX(0);pointer-events:none}

::selection{background:#e3c18c;color:#132333}
.eyebrow:not(.hero-form>.eyebrow):before{content:'';display:inline-block;width:26px;height:1px;background:currentColor;opacity:.55;vertical-align:middle;margin-right:12px;transform:translateY(-1px)}
label:focus-within{color:#816236}
.form-status:not(:empty){background:#f3f6f9;border-left:3px solid var(--gold);padding:12px 14px;color:var(--ink);border-radius:0 4px 4px 0}

/* social icons */
.socials button{display:grid;place-items:center;padding:0;width:44px;height:44px;color:var(--navy);transition:background .3s,color .3s,transform .3s,border-color .3s,box-shadow .3s}
.socials svg{width:19px;height:19px}
.socials button:hover,.socials button:active{background:linear-gradient(120deg,#b48c4b,#e0c28b);border-color:#b48c4b;color:#132333;transform:translateY(-4px);box-shadow:0 8px 18px #b48c4b44}

/* process section */
.process{padding-top:90px;padding-bottom:90px}
.process-grid{counter-reset:none;gap:30px}
.process-grid article{background:#fff;border:1px solid #e0e7ee;border-top:3px solid var(--gold);padding:30px 28px 32px;border-radius:6px;transition:transform .35s,box-shadow .35s,border-color .35s}
.process-grid article:before{display:none}
.process-grid article:hover,.process-grid article:active{transform:translateY(-6px);box-shadow:0 18px 34px #17283e14}
.process-grid article>span{font:800 40px/1 'Manrope',Arial,sans-serif;letter-spacing:-1px;background:linear-gradient(120deg,#b48c4b,#e3c18c);-webkit-background-clip:text;background-clip:text;color:transparent}
.process-grid h3{font-size:22px;margin:16px 0 10px}
.process-grid p{font-size:15px;line-height:1.75}
body.motion .process-grid article:nth-child(2){transition-delay:.12s}body.motion .process-grid article:nth-child(3){transition-delay:.24s}
@media(max-width:700px){.process{padding-top:55px;padding-bottom:55px}.process-grid{gap:16px}.process-grid article{padding:24px 22px}}
@media(prefers-reduced-motion:reduce){.loader-logo img{clip-path:none;animation:none}.loader-logo i,.loader-bar span{animation:none}.loader-bar span{transform:none}.loader-tag{opacity:1;animation:none}}