@import url(fonts.css);
:root{
  --paper:#f5f3ee;--paper-2:#ecE9e1;--card:#fbfaf7;--ink:#1d2422;--ink-2:#4b5552;--ink-3:#727a77;
  --line:#d5d2c9;--line-2:#c2beb3;--pine:#24524a;--pine-d:#183a34;--pine-l:#e3e9e5;--wine:#6a2e36;
  --serif:'IBM Plex Serif',Georgia,serif;--sans:'IBM Plex Sans',system-ui,sans-serif;--mono:'IBM Plex Mono',ui-monospace,monospace;
  --w:1240px;--g:clamp(20px,4vw,48px);--r:2px;
  --t-hero:clamp(2.6rem,1.4rem + 4.6vw,5.4rem);--t-h2:clamp(1.9rem,1.2rem + 2.2vw,3.1rem);--t-h3:clamp(1.18rem,1rem + .5vw,1.45rem);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:72px;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.62 var(--sans);-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{display:block;max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
p{margin:0 0 1em;max-width:68ch}
h1,h2,h3{font-family:var(--serif);font-weight:500;letter-spacing:-.015em;margin:0;text-wrap:balance}
h1{font-size:var(--t-hero);line-height:1.02}
h2{font-size:var(--t-h2);line-height:1.08}
h3{font-size:var(--t-h3);line-height:1.25}
em{font-style:normal;color:var(--pine)}
:focus-visible{outline:2px solid var(--wine);outline-offset:3px}
.skip{position:absolute;left:-9999px;top:8px;z-index:100;background:#fff;padding:10px 14px}
.skip:focus{left:8px}
.wrap{width:min(100% - 2*var(--g),var(--w));margin-inline:auto}
.eyebrow{font:500 .74rem/1.3 var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--pine);display:flex;gap:.8em;align-items:center;margin-bottom:22px}
.eyebrow::before{content:"";width:28px;height:1px;background:currentColor}
.muted{color:var(--ink-2)}
.num{font-family:var(--mono);font-variant-numeric:tabular-nums}

/* header */
.top{position:sticky;top:0;z-index:40;background:rgba(245,243,238,.94);backdrop-filter:blur(8px);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;gap:28px;height:72px}
.brand{display:flex;align-items:center;gap:12px;font:500 1.32rem/1 var(--serif);letter-spacing:-.01em;white-space:nowrap}
.brand svg{width:34px;height:34px;color:var(--pine);flex:none}
.nav{display:flex;gap:26px;margin-left:auto;font-size:.9rem;color:var(--ink-2)}
.nav a{padding:6px 0;border-bottom:1px solid transparent;transition:color .2s,border-color .2s}
.nav a:hover{color:var(--ink);border-color:var(--ink)}
.tel{font:500 .95rem var(--mono);white-space:nowrap}
.btn{display:inline-flex;align-items:center;gap:12px;padding:15px 22px;background:var(--pine);color:#fff;font-weight:500;font-size:.95rem;border:1px solid var(--pine);border-radius:var(--r);transition:background .2s,border-color .2s,color .2s;white-space:nowrap}
.btn:hover{background:var(--pine-d);border-color:var(--pine-d)}
.btn.ghost{background:transparent;color:var(--ink);border-color:var(--line-2)}
.btn.ghost:hover{border-color:var(--ink)}
.btn.sm{padding:10px 16px;font-size:.88rem}
.btn svg{width:16px;height:16px}
.menu{display:none;margin-left:auto}
.menu summary{list-style:none;cursor:pointer;padding:10px 0;font:500 .78rem var(--mono);letter-spacing:.12em;text-transform:uppercase}
.menu summary::-webkit-details-marker{display:none}
.menu[open] .menu-panel{display:flex}
.menu-panel{display:none;position:absolute;left:0;right:0;top:72px;flex-direction:column;background:var(--paper);border-bottom:1px solid var(--line);padding:8px var(--g) 22px}
.menu-panel a{padding:14px 0;border-bottom:1px solid var(--line);font-size:1.05rem}
.menu-panel .btn{margin-top:18px;justify-content:center}

/* hero */
.hero{padding:clamp(48px,7vw,96px) 0 0}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(32px,5vw,72px);align-items:end}
.hero h1{max-width:12ch}
.lead{font-size:clamp(1.05rem,1rem + .3vw,1.22rem);color:var(--ink-2);max-width:40ch;margin:28px 0 36px}
.cta{display:flex;flex-wrap:wrap;gap:12px}
.hero-fig{position:relative;margin:0}
.hero-fig img{width:100%;aspect-ratio:4/3.3;object-fit:cover;border-radius:var(--r)}
.card-reg{position:absolute;left:-36px;bottom:-36px;width:min(330px,80%);background:var(--card);border:1px solid var(--line);border-top:3px solid var(--pine);padding:22px 24px;box-shadow:0 24px 50px -24px rgba(29,36,34,.35)}
.card-reg .h{display:flex;justify-content:space-between;font:500 .68rem var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3);padding-bottom:12px;border-bottom:1px solid var(--line);margin-bottom:6px}
.card-reg dl{margin:0;display:grid;grid-template-columns:auto 1fr;font-size:.88rem}
.card-reg dt,.card-reg dd{margin:0;padding:9px 0;border-bottom:1px solid var(--line)}
.card-reg dt{color:var(--ink-3);padding-right:18px}
.card-reg dd{text-align:right;font-family:var(--mono);font-size:.84rem;white-space:nowrap}
.card-reg dl>*:nth-last-child(-n+2){border-bottom:0}

/* facts */
.facts{margin-top:clamp(80px,10vw,128px);border-top:1px solid var(--ink);display:grid;grid-template-columns:repeat(4,1fr)}
.fact{padding:28px 28px 8px 0}
.fact+.fact{padding-left:28px;border-left:1px solid var(--line)}
.fact b{display:block;font:500 clamp(2.2rem,1.6rem + 1.8vw,3.3rem)/1 var(--serif);letter-spacing:-.02em;margin-bottom:12px}
.fact span{font-size:.92rem;color:var(--ink-2);display:block;max-width:26ch}

/* sections */
.sec{padding:clamp(80px,10vw,136px) 0}
.sec-head{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:end;margin-bottom:56px}
.sec-head p{color:var(--ink-2);margin:0}
.alt{background:var(--paper-2)}
.dark{background:var(--pine-d);color:#eef1ee}
.dark .eyebrow{color:#a9c4b9}
.dark .muted,.dark p{color:#c7d3ce}

/* services */
.svc{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}
.svc a{display:flex;flex-direction:column;border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--card);transition:background .25s}
.svc a:hover{background:#fff}
.svc .ph{overflow:hidden;aspect-ratio:16/10}
.svc img{width:100%;height:100%;object-fit:cover;transition:transform .6s cubic-bezier(.2,.7,.2,1);filter:saturate(.9)}
.svc a:hover img{transform:scale(1.035)}
.svc .tx{padding:22px 24px 26px;display:flex;flex-direction:column;gap:10px;flex:1}
.svc .n{font:500 .72rem var(--mono);color:var(--pine);letter-spacing:.1em}
.svc p{font-size:.93rem;color:var(--ink-2);margin:0}
.svc .go{margin-top:auto;padding-top:14px;font:500 .78rem var(--mono);letter-spacing:.08em;text-transform:uppercase;color:var(--pine);display:flex;align-items:center;gap:8px}
.svc .go::after{content:"→";transition:transform .25s}
.svc a:hover .go::after{transform:translateX(4px)}

/* purposes */
.purp{display:grid;grid-template-columns:repeat(4,1fr);gap:0;border-top:1px solid var(--ink)}
.purp div{padding:24px 24px 28px 0;border-bottom:1px solid var(--line)}
.purp div:not(:nth-child(4n+1)){padding-left:24px;border-left:1px solid var(--line)}
.purp b{display:block;font:500 1.12rem/1.3 var(--serif);margin-bottom:8px}
.purp span{font-size:.9rem;color:var(--ink-2)}

/* court */
.court{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px);align-items:center}
.court img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:var(--r)}
.court ul{list-style:none;padding:0;margin:32px 0 36px;border-top:1px solid rgba(255,255,255,.18)}
.court li{padding:16px 0;border-bottom:1px solid rgba(255,255,255,.18);display:grid;grid-template-columns:44px 1fr;gap:8px}
.court li span{font:500 .78rem var(--mono);color:#a9c4b9;padding-top:3px}
.court .btn{background:#f5f3ee;color:var(--pine-d);border-color:#f5f3ee}
.court .btn:hover{background:#fff}
.court .btn.ghost{background:transparent;color:#fff;border-color:rgba(255,255,255,.4)}

/* process */
.steps{padding:0;margin:0;display:grid;grid-template-columns:repeat(3,1fr);counter-reset:s;border-top:1px solid var(--ink)}
.steps li{list-style:none;padding:28px 28px 32px 0;border-bottom:1px solid var(--line)}
.steps li:not(:nth-child(3n+1)){padding-left:28px;border-left:1px solid var(--line)}
.steps ol{padding:0;margin:0;display:contents}
.steps .n{font:500 .78rem var(--mono);color:var(--pine);display:block;margin-bottom:18px}
.steps h3{margin-bottom:10px}
.steps p{font-size:.93rem;color:var(--ink-2);margin:0}

/* appraiser */
.person{display:grid;grid-template-columns:.8fr 1.2fr;gap:clamp(40px,6vw,96px);align-items:center}
.person figure{margin:0;position:relative}
.person img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--r)}
.person figcaption{font:500 .7rem var(--mono);letter-spacing:.1em;text-transform:uppercase;color:var(--ink-3);margin-top:12px}
.person h2{margin-bottom:8px}
.person .role{font:500 .84rem var(--mono);letter-spacing:.06em;color:var(--pine);margin-bottom:32px;display:block}
.creds{list-style:none;padding:0;margin:32px 0 0;border-top:1px solid var(--line)}
.creds li{display:grid;grid-template-columns:200px 1fr;gap:24px;padding:16px 0;border-bottom:1px solid var(--line);font-size:.96rem}
.creds li span:first-child{color:var(--ink-3);font-size:.88rem}

/* clients */
.clients{display:flex;flex-wrap:wrap;gap:10px}
.clients span{padding:12px 18px;border:1px solid var(--line-2);border-radius:999px;font-size:.95rem;background:var(--card)}
.std{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px)}

/* faq */
.faq{border-top:1px solid var(--ink);max-width:880px}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:24px 48px 24px 0;font:500 1.18rem/1.35 var(--serif);position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:20px;font:300 1.6rem var(--sans);color:var(--pine);transition:transform .25s}
.faq details[open] summary::after{transform:rotate(45deg)}
.faq details p{color:var(--ink-2);padding:0 0 24px;margin:0}

/* contacts */
.contact{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(40px,6vw,96px)}
.contact .big{font:500 clamp(2rem,1.2rem + 2.8vw,3.6rem)/1.05 var(--serif);letter-spacing:-.01em;font-variant-numeric:lining-nums tabular-nums;display:inline-block;margin:8px 0 28px;border-bottom:2px solid var(--pine);padding-bottom:6px}
.contact .big:hover{color:var(--pine)}
.rows{border-top:1px solid var(--ink)}
.rows div{display:grid;grid-template-columns:150px 1fr;gap:20px;padding:16px 0;border-bottom:1px solid var(--line);font-size:.98rem}
.rows dt,.rows .k{color:var(--ink-3);font-size:.88rem}
.rows a{border-bottom:1px solid var(--line-2)}
.rows a:hover{border-color:var(--ink)}

/* footer */
.foot{border-top:1px solid var(--line);padding:40px 0 48px;font-size:.86rem;color:var(--ink-3)}
.foot .wrap{display:flex;flex-wrap:wrap;gap:16px 40px;justify-content:space-between;align-items:center}
.foot a:hover{color:var(--ink)}

/* service page */
.crumbs{font:500 .74rem var(--mono);letter-spacing:.08em;text-transform:uppercase;color:var(--ink-3);margin-bottom:28px}
.crumbs a:hover{color:var(--ink)}
.s-hero{padding:clamp(44px,6vw,80px) 0 clamp(56px,7vw,96px)}
.s-hero .hero-grid{align-items:center}
.s-hero h1{font-size:clamp(2.2rem,1.3rem + 3.2vw,4.1rem);max-width:15ch}
.s-hero img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:var(--r)}
.s-body{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px)}
.s-block+.s-block{margin-top:56px}
.s-block h2{font-size:clamp(1.5rem,1.2rem + 1vw,2.1rem);margin-bottom:22px}
.olist{list-style:none;padding:0;margin:0;border-top:1px solid var(--ink)}
.olist li{display:grid;grid-template-columns:44px 1fr;padding:15px 0;border-bottom:1px solid var(--line)}
.olist li span{font:500 .78rem var(--mono);color:var(--pine);padding-top:4px}
.note{border-left:3px solid var(--wine);padding:6px 0 6px 20px;color:var(--ink-2);font-size:.95rem;margin-top:36px}
.result{background:var(--card);border:1px solid var(--line);border-top:3px solid var(--pine);padding:28px}
.result p{margin:0}
.rel{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line);border-left:1px solid var(--line)}
.rel a{padding:24px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--card);display:flex;justify-content:space-between;gap:16px;align-items:center;font:500 1.12rem var(--serif)}
.rel a::after{content:"→";color:var(--pine);font-family:var(--sans)}
.rel a:hover{background:#fff}
.call{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:28px;padding:40px;border:1px solid var(--line);background:var(--card)}
.call h2{font-size:clamp(1.5rem,1.2rem + 1vw,2.1rem);max-width:22ch}

/* legal */
.legal h2{font-size:1.6rem;margin:48px 0 18px}
.legal p,.legal li{color:var(--ink-2);max-width:72ch}

.reveal{opacity:1}
@media (prefers-reduced-motion:no-preference){
  .js .reveal{opacity:0;transform:translateY(14px);transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.2,1)}
  .js .reveal.in{opacity:1;transform:none}
}

@media (max-width:1080px){
  .nav{gap:18px;font-size:.86rem}.top .tel{display:none}
  .svc{grid-template-columns:repeat(2,1fr)}
  .purp{grid-template-columns:repeat(2,1fr)}
  .purp div:not(:nth-child(4n+1)){padding-left:0;border-left:0}
  .purp div:nth-child(2n){padding-left:24px;border-left:1px solid var(--line)}
}
@media (max-width:860px){
  body{font-size:16px}
  .nav,.top .btn{display:none}.menu{display:block}
  .hero-grid,.court,.person,.std,.contact,.s-body,.sec-head{grid-template-columns:1fr}
  .sec-head{gap:16px;margin-bottom:36px}
  .card-reg{position:relative;left:auto;bottom:auto;width:auto;margin:-48px 16px 0}
  .facts{grid-template-columns:1fr 1fr;margin-top:64px}
  .fact:nth-child(3){padding-left:0;border-left:0}
  .fact:nth-child(n+3){border-top:1px solid var(--line)}
  .steps{grid-template-columns:1fr}
  .steps li:not(:nth-child(3n+1)){padding-left:0;border-left:0}
  .person figure{max-width:420px}
  .creds li{grid-template-columns:1fr;gap:2px}
  .rel{grid-template-columns:1fr}
  .call{padding:28px}
}
@media (max-width:560px){
  .svc{grid-template-columns:1fr}
  .purp{grid-template-columns:1fr}
  .purp div:nth-child(2n){padding-left:0;border-left:0}
  .fact{padding:22px 12px 6px 0}.fact+.fact{padding-left:14px}
  .fact:nth-child(3){padding-left:0}
  .rows div{grid-template-columns:1fr;gap:2px}
  .btn{width:100%;justify-content:center}
  .contact .big{font-size:1.75rem}
}