:root{
    --navy:#13294B;
    --navy-2:#1C3B6B;
    --blue:#3A6BC4;
    --gold:#F5A623;
    --ink:#20242B;
    --muted:#5A626E;
    --line:#E4E8EE;
    --bg:#FFFFFF;
    --band:#F4F6F9;
    --maxw:1180px;
    --copyw:820px;
    /* ================= PHOTOGRAPHY =================
       Licensed Adobe Stock. To swap a photo site-wide, replace ONE line below.
         hero        -> AdobeStock_124283263   (brick + siding mid-rise, Richmond BC)
         row         -> AdobeStock_1604052517  (apartment row)
         courtyard   -> AdobeStock_1459960210  (courtyard block)
         hospitality -> AdobeStock_969345661   (hotel at dusk) */
    --photo-hero:url('../images/hero.jpg');
    --photo-row:url('../images/row.jpg');
    --photo-courtyard:url('../images/courtyard.jpg');
    --photo-hospitality:url('../images/hospitality.jpg');

    /* --- slot assignments: which photo appears where --- */
    --img-hero:var(--photo-hero);              /* Home hero              */
    --img-split:var(--photo-courtyard);        /* Home intro block       */
    --img-page:var(--photo-hospitality);       /* About/Contact headers  */
    --img-about:var(--photo-row);              /* About photo band       */
    --img-duo-1:var(--photo-courtyard);        /* Contact tile, left     */
    --img-duo-2:var(--photo-hospitality);      /* Contact tile, right    */
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth}
  body{font-family:'Inter',system-ui,-apple-system,sans-serif;color:var(--ink);background:var(--bg);line-height:1.6;-webkit-font-smoothing:antialiased}
  h1,h2,h3,.display{font-family:'Inter',system-ui,sans-serif;font-weight:700;line-height:1.12;letter-spacing:.006em}
  /* major display headlines return to ALL CAPS (clean face, not condensed block) */
  .hero h1,.page-hero h1,.split h2,.sec-head h2,.story h2,.cta-band h2,.card h3,.value h3{text-transform:uppercase}
  /* serif-italic accent that carries the eye — stays natural case for contrast */
  .em{font-family:'Newsreader',Georgia,serif;font-style:italic;font-weight:400;letter-spacing:0;text-transform:none}
  h1 .em,h2 .em{font-weight:400}
  .wrap{max-width:var(--maxw);margin:0 auto;padding:0 32px}
  a{color:inherit;text-decoration:none}
  img{max-width:100%;display:block}


  /* ---------- Nav ---------- */
  header.nav{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
  .nav-inner{display:flex;align-items:center;justify-content:space-between;height:96px}
  .logo{display:flex;align-items:center;cursor:pointer}
  .logo img{height:56px;width:auto}
  nav.links{display:flex;gap:38px;align-items:center}
  nav.links a{font-size:16.5px;font-weight:500;color:var(--ink);opacity:.85;transition:.15s;cursor:pointer}
  nav.links a:hover{opacity:1;color:var(--navy)}
  .navtoggle{display:none;background:none;border:0;padding:10px 6px;cursor:pointer;
    flex-direction:column;gap:5px;align-items:center;justify-content:center}
  .navtoggle span{display:block;width:25px;height:2px;background:var(--navy);border-radius:2px;transition:.2s}
  .navtoggle[aria-expanded="true"] span:nth-child(1){transform:translateY(7px) rotate(45deg)}
  .navtoggle[aria-expanded="true"] span:nth-child(2){opacity:0}
  .navtoggle[aria-expanded="true"] span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

  /* ---------- Page system ---------- */
  .page{display:none;animation:fade .4s ease}
  .page.active{display:block}
  @keyframes fade{from{opacity:0;transform:translateY(6px)}to{opacity:1;transform:none}}

  /* ---------- Shared ---------- */
  .eyebrow{font-family:'Newsreader',Georgia,serif;font-style:italic;font-weight:400;font-size:21px;letter-spacing:0;color:var(--blue);margin-bottom:16px}
  .rule{width:54px;height:3px;background:var(--gold);margin:18px 0 0}
  .btn{display:inline-flex;align-items:center;gap:9px;font-weight:600;font-size:15px;padding:14px 26px;border-radius:6px;cursor:pointer;transition:.18s}
  .btn-gold{background:var(--gold);color:var(--navy)}
  .btn-gold:hover{filter:brightness(1.06);transform:translateY(-1px)}
  .btn-ghost{border:1.5px solid rgba(255,255,255,.5);color:#fff}
  .btn-ghost:hover{background:rgba(255,255,255,.12)}
  .section{padding:96px 0}
  .band{background:var(--band)}
  .navy-sec{background:var(--navy);color:#fff}

  /* image placeholders */
  .imgph{position:relative;background:linear-gradient(135deg,#1C3B6B,#13294B);overflow:hidden;border-radius:8px}
  .imgph::after{content:attr(data-label);position:absolute;inset:0;display:flex;align-items:center;justify-content:center;
    color:rgba(255,255,255,.5);font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;text-align:center;padding:20px}
  .imgph.grid-tex{background-image:linear-gradient(135deg,#1C3B6B,#13294B),
    repeating-linear-gradient(45deg,transparent,transparent 22px,rgba(255,255,255,.03) 22px,rgba(255,255,255,.03) 44px)}
  /* real photo fill (finished multifamily) for the home intro block */
  .imgph.photo-split{background:linear-gradient(160deg,rgba(11,38,59,.04),rgba(11,38,59,.14)),var(--img-split) center/cover no-repeat}

  /* ---------- Hero ---------- */
  .hero{position:relative;min-height:620px;display:flex;align-items:center;color:#fff;overflow:hidden}
  .hero-bg{position:absolute;inset:0;z-index:0;
    background:linear-gradient(103deg,rgba(11,38,59,.82) 0%,rgba(11,38,59,.58) 34%,rgba(15,45,72,.24) 68%,rgba(15,45,72,.10) 100%),var(--img-hero) center 50%/cover no-repeat}
  .hero-bg::before{content:"";position:absolute;inset:0;
    background-image:repeating-linear-gradient(50deg,transparent,transparent 40px,rgba(255,255,255,.025) 40px,rgba(255,255,255,.025) 80px)}
  .hero .eyebrow,.page-hero .eyebrow{display:inline-block;width:auto;max-width:var(--copyw);
    font-size:27px;font-weight:500;line-height:1;
    margin-bottom:28px;padding-bottom:3px;border-bottom:1.5px solid var(--gold);
    text-shadow:0 1px 12px rgba(8,24,40,.55)}
  .hero-photo-note{position:absolute;right:34px;bottom:22px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.4);z-index:2}
  .hero .wrap{position:relative;z-index:3;width:100%}
  .hero h1{font-size:clamp(32px,3.7vw,48px);font-weight:700;max-width:none;letter-spacing:.006em;text-shadow:0 2px 18px rgba(8,24,40,.5)}
  .hero h1 .l{display:block;white-space:nowrap}
  .hero h1 .em{color:#F6D9A6}
  .hero .lede{font-size:20px;font-weight:400;max-width:var(--copyw);margin:26px 0 0;color:#E6ECF6;line-height:1.55;text-shadow:0 1px 12px rgba(8,24,40,.55)}
  .hero-actions{display:flex;gap:14px;flex-wrap:wrap}
  .hero .gold-tick{color:var(--gold)}

  /* ---------- Metrics ---------- */
  .metrics{display:grid;grid-template-columns:repeat(3,1fr)}
  .metric{padding:56px 40px;border-right:1px solid rgba(255,255,255,.12)}
  .metric:last-child{border-right:0}
  .metric .num{font-family:'Newsreader',Georgia,serif;font-weight:500;font-size:66px;color:#fff;line-height:1;letter-spacing:-.01em}
  .metric .num span{color:var(--gold)}
  .metric .lbl{margin-top:10px;font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:#AEBBD0}
  .metric .foot{margin-top:6px;font-size:12px;color:#8695AE}

  /* ---------- Intro split ---------- */
  .split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}
  .split h2{font-size:41px;color:var(--navy)}
  .split p{margin-top:22px;color:var(--muted);font-size:16.5px}
  .split .imgph{aspect-ratio:4/3}

  /* ---------- Services ---------- */
  .sec-head{max-width:620px;margin-bottom:52px}
  .sec-head h2{font-size:41px;color:var(--navy)}
  .sec-head p{margin-top:16px;color:var(--muted);font-size:16.5px}
  .rule.center{margin:16px auto 0}
  .cards{display:grid;grid-template-columns:repeat(3,1fr);gap:26px}
  .card{background:#fff;border:1px solid var(--line);border-radius:10px;padding:34px 30px;transition:.2s}
  .card:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(19,41,75,.10);border-color:transparent}
  .card .ic{width:52px;height:52px;border-radius:8px;background:var(--navy);display:flex;align-items:center;justify-content:center;margin-bottom:20px}
  .card .ic svg{width:26px;height:26px;stroke:var(--gold)}
  .card h3{font-size:22px;color:var(--navy);font-weight:700}
  .card p{margin-top:12px;color:var(--muted);font-size:15px}

  /* ---------- Clients ---------- */
  .clients{display:flex;flex-wrap:wrap;gap:16px 44px;justify-content:center;align-items:center;margin-top:14px}
  .client{font-family:'Inter';font-weight:700;font-size:17px;letter-spacing:.06em;color:#93A0B4}
  .clients-note{margin:26px auto 0;max-width:62ch;font-size:13.5px;line-height:1.6;color:#8B96A8}

  /* ---------- CTA band ---------- */
  .cta-band{background:linear-gradient(115deg,#13294B,#1C3B6B);color:#fff;text-align:center;padding:88px 0;position:relative;overflow:hidden}
  .cta-band::before{content:"";position:absolute;left:0;top:0;bottom:0;width:14px;
    background:repeating-linear-gradient(45deg,var(--gold),var(--gold) 12px,#13294B 12px,#13294B 24px)}
  .cta-band::after{content:"";position:absolute;right:0;top:0;bottom:0;width:14px;
    background:repeating-linear-gradient(45deg,var(--gold),var(--gold) 12px,#13294B 12px,#13294B 24px)}
  .cta-band h2{font-size:43px}
  .cta-band p{margin:16px auto 0;max-width:56ch;color:#DCE4F1;font-size:17px}

  /* ---------- Footer ---------- */
  footer{background:#0F2140;color:#B9C4D6;padding:64px 0 30px}
  .foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px}
  .foot-logo{height:46px;width:auto;filter:brightness(0) invert(1);opacity:.95}
  footer h4{font-family:'Inter';font-weight:600;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:#7E8DA6;margin-bottom:16px}
  footer a,footer p{font-size:14.5px;color:#B9C4D6;margin-bottom:9px}
  footer a:hover{color:#fff}
  .foot-bot{border-top:1px solid rgba(255,255,255,.08);margin-top:48px;padding-top:22px;display:flex;justify-content:space-between;font-size:13px;color:#6B7A93}

  /* ---------- Full-bleed exterior photo band ---------- */
  .photo-band{position:relative;min-height:460px;display:flex;align-items:flex-end;overflow:hidden}
  .photo-band::before{content:"";position:absolute;inset:0;
    background:linear-gradient(to top,rgba(11,38,59,.72) 0%,rgba(11,38,59,.24) 42%,rgba(11,38,59,.06) 100%)}
  .photo-band.a{background:var(--img-about) center 32%/cover no-repeat}
  .photo-band .wrap{position:relative;z-index:2;padding-bottom:44px;padding-top:44px;width:100%}
  .photo-band .cap{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:rgba(255,255,255,.72);font-weight:600}
  .photo-band h3{font-family:'Inter';font-weight:700;font-size:30px;color:#fff;text-transform:uppercase;margin-top:10px;
    text-shadow:0 2px 16px rgba(8,24,40,.45)}
  .photo-band .rule{margin-top:16px}
  .photo-duo{display:grid;grid-template-columns:1fr 1fr;gap:20px}
  .photo-duo .shot{aspect-ratio:4/3;border-radius:10px;overflow:hidden;position:relative}
  .photo-duo .shot.one{background:var(--img-duo-1) center 46%/cover no-repeat}
  .photo-duo .shot.two{background:var(--img-duo-2) center 34%/cover no-repeat}
  .photo-duo .shot[data-cap=""]::after{display:none}
  .photo-duo .shot::after{content:attr(data-cap);position:absolute;left:0;right:0;bottom:0;padding:14px 16px;
    font-size:11px;letter-spacing:.16em;text-transform:uppercase;color:#fff;font-weight:600;
    background:linear-gradient(to top,rgba(11,38,59,.78),transparent)}

  /* ---------- About page ---------- */
  .page-hero{background:linear-gradient(103deg,rgba(11,38,59,.80) 0%,rgba(11,38,59,.54) 40%,rgba(15,45,72,.30) 100%),var(--img-page) center 46%/cover no-repeat;color:#fff;padding:104px 0 94px;position:relative;overflow:hidden}
  .page-hero h1,.page-hero p{text-shadow:0 2px 16px rgba(8,24,40,.5)}
  .page-hero::before{content:"";position:absolute;inset:0;background-image:repeating-linear-gradient(50deg,transparent,transparent 40px,rgba(255,255,255,.02) 40px,rgba(255,255,255,.02) 80px)}
  .page-hero .wrap{position:relative;z-index:2}
  .page-hero h1{font-size:52px;letter-spacing:.006em}
  .page-hero h1 .em{color:#F6D9A6}
  .page-hero p{margin-top:22px;max-width:var(--copyw);color:#DCE4F1;font-size:18px}
  .story{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:start}
  .story h2{font-size:35px;color:var(--navy);margin-bottom:8px}
  .story p{color:var(--muted);margin-top:18px;font-size:16.5px}
  .values{display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:10px}
  .value{padding:30px;border-top:3px solid var(--gold);background:#fff;border-radius:0 0 8px 8px;box-shadow:0 8px 26px rgba(19,41,75,.06)}
  .value h3{font-size:20px;color:var(--navy)}
  .value p{color:var(--muted);font-size:14.5px;margin-top:10px}

  /* ---------- Contact page ---------- */
  .contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}
  .form label{display:block;font-size:13px;font-weight:600;letter-spacing:.04em;color:var(--navy);margin:18px 0 7px;text-transform:uppercase}
  .form input,.form textarea{width:100%;border:1.5px solid var(--line);border-radius:7px;padding:13px 15px;font-family:inherit;font-size:15px;color:var(--ink);transition:.15s}
  .form input:focus,.form textarea:focus{outline:none;border-color:var(--blue)}
  .offices .office{padding:26px 0;border-bottom:1px solid var(--line)}
  .offices .office:first-child{padding-top:0}
  .offices h3{font-size:15px;letter-spacing:.14em;text-transform:uppercase;color:var(--blue)}
  .offices p{color:var(--muted);margin-top:8px;font-size:15.5px}
  .people{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:26px}
  .people .p{background:var(--band);border-radius:8px;padding:20px}
  .people h4{font-size:17px;color:var(--navy)}
  .people .m{font-size:14px;color:var(--muted);margin-top:6px}

  @media(max-width:900px){
    .metrics,.split,.cards,.story,.values,.contact-grid,.people,.foot-grid{grid-template-columns:1fr}
    .metric{border-right:0;border-bottom:1px solid rgba(255,255,255,.12);padding:34px}
    .navtoggle{display:flex}
    nav.links{display:none;position:absolute;top:100%;left:0;right:0;
      flex-direction:column;align-items:stretch;gap:0;
      background:#fff;padding:4px 22px 12px;border-bottom:1px solid var(--line);
      box-shadow:0 16px 34px rgba(19,41,75,.12)}
    nav.links.open{display:flex}
    nav.links a{font-size:17px;padding:15px 2px;opacity:1;border-bottom:1px solid var(--line)}
    nav.links a:last-child{border-bottom:0}
    nav.links a[aria-current="page"]{box-shadow:none;color:var(--navy);font-weight:600}
    .hero h1{font-size:34px}
    .hero .eyebrow,.page-hero .eyebrow{font-size:19px;margin-bottom:22px;padding-bottom:2px}
    .hero .lede,.page-hero p,.hero .eyebrow,.page-hero .eyebrow{max-width:none}
    .hero h1 .l{white-space:normal}
    .split{gap:36px}
    .wrap{padding:0 22px}
    .nav-inner{height:76px}
    .logo img{height:42px}
    .foot-logo{height:38px}
    .photo-band{min-height:320px}
    .photo-band h3{font-size:22px}
    .photo-duo{grid-template-columns:1fr}
    .hero-bg{background:linear-gradient(180deg,rgba(11,38,59,.88) 0%,rgba(11,38,59,.74) 52%,rgba(15,45,72,.52) 100%),var(--img-hero) center 50%/cover no-repeat}
    .page-hero{background:linear-gradient(180deg,rgba(11,38,59,.86) 0%,rgba(11,38,59,.66) 100%),var(--img-page) center 46%/cover no-repeat}
  }

  /* ---------- Live-site additions ---------- */
  nav.links a[aria-current="page"]{opacity:1;color:var(--navy);box-shadow:inset 0 -2px 0 var(--gold)}
  a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible{
    outline:3px solid var(--gold);outline-offset:3px;border-radius:3px}
  .skip{position:absolute;left:-9999px;top:0;background:var(--navy);color:#fff;padding:12px 20px;z-index:300}
  .skip:focus{left:12px;top:12px}
  .form .hp{position:absolute;left:-9999px}
  .form button.btn{border:0;font-family:inherit}
  .thanks{padding:140px 0 120px;text-align:center}
  .thanks h1{font-size:40px;color:var(--navy);text-transform:uppercase}
  .thanks p{margin:20px auto 30px;max-width:52ch;color:var(--muted);font-size:17px}
  @media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}