:root{--blue:#125a9c;--blue-dark:#0d4275;--blue-pale:#eaf2f9;--ink:#222;--muted:#4a4f54}
.brand{flex-direction:row;align-items:center;gap:12px;width:282px}
.brand-mark{width:54px;height:47px;background:var(--navy);display:grid;place-items:center;flex-shrink:0}
.brand-mark img{width:45px;height:auto;display:block}
.brand-lockup{display:flex;flex-direction:column;gap:5px;min-width:0}
.brand-wordmark{display:block;width:208px;height:auto}
.brand-sub{font-family:Lato,Arial,sans-serif;font-size:10px;letter-spacing:1.8px;margin:0;color:var(--blue);font-weight:700;white-space:nowrap}
.nav-cta,.button.blue{background:var(--blue);border-color:var(--blue);color:#fff}
.nav-cta:hover,.button.blue:hover{color:#fff;background:var(--blue-dark);border-color:var(--blue-dark)}
.nav-cta{box-shadow:0 5px 16px #125a9c20}
.section h2,.service h3,.value-list h3,.resource-card h3{color:var(--blue)}
.section>.eyebrow,.section-heading .eyebrow,.perspective .eyebrow{color:var(--blue);font-size:12px}
.hero h1{color:#fff}.hero .eyebrow{color:#bcdcf4}
.property-types{display:block;background:var(--blue);color:white;border:0;padding:25px 5% 31px;text-align:center}
.property-types .eyebrow{color:#d1e4f5;margin:0 0 18px;font-size:11px;letter-spacing:2px}
.property-types ul{list-style:none;margin:0;padding:0;display:flex;justify-content:center;gap:10px;flex-wrap:wrap}
.property-types li{padding:10px 17px;border:1px solid #ffffff52;background:#ffffff0b;font-size:14px;font-weight:700;line-height:1.3}
.perspective{gap:8%}.perspective>div>p:not(.eyebrow){font-size:18px;line-height:1.8}
.review-cta{margin-top:7px;padding:16px 24px;box-shadow:0 6px 18px #125a9c25}
.value-list article{gap:20px;padding:28px 0}.value-list .number{color:var(--blue);font-size:10px;font-weight:700;letter-spacing:1px;min-width:79px;margin-top:6px}
.value-list h3{font-size:22px}.value-list p{font-size:16px}
.service-grid{align-items:stretch}.service{display:flex;flex-direction:column;border-top:3px solid var(--blue)}
.service h3{min-height:2.4em}.service .text-link{margin-top:auto;align-self:flex-start;padding-top:15px;color:var(--blue)}
.resources .section-heading{align-items:flex-end;gap:30px}.resources h2{max-width:600px}.resources .section-heading>p{font-size:16px;flex-shrink:0}
.resource-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px}.resource-card{background:var(--blue-pale);border-top:4px solid var(--blue);padding:35px;display:flex;flex-direction:column;position:relative}
.resource-card:nth-child(2){background:#f1f4f7}.resource-card .eyebrow{color:var(--blue);margin:20px 0 13px;font-size:12px}
.resource-status{font-size:10px;letter-spacing:1.2px;color:#566678}.resource-card h3{font-size:30px;line-height:1.2}
.resource-card p:not(.eyebrow){font-size:16px;max-width:460px}.resource-card ul{padding-left:19px;margin:0 0 30px;color:var(--muted);font-size:15px;line-height:1.9}
.resource-card .button{margin-top:auto;align-self:flex-start}.resource-note{text-align:center;font-size:13px;margin:24px 0 0}
.about h2{color:white}.about>.eyebrow{color:#a9d4fa}.about{row-gap:50px}
.team-block{grid-column:1/-1;border-top:1px solid #ffffff2c;padding-top:38px}.team-block>.eyebrow{color:#a9d4fa;margin-bottom:28px;font-size:12px}
.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px}.team-card{display:grid;grid-template-columns:170px 1fr;background:#203247;align-items:center;gap:24px;padding:24px}
.team-photo{width:170px;height:190px;object-fit:cover;object-position:center 20%;background:#fff}.graham-photo{object-fit:contain}
.team-info{min-width:0}.team-info h3{color:#fff;font-size:23px;letter-spacing:-.5px}.about .team-role{margin:9px 0 18px;color:#aed3f3;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:1px}
.team-info a{display:block;font-size:14px;overflow-wrap:anywhere;margin:7px 0;color:#fff}.team-info a:hover{text-decoration:underline;text-underline-offset:4px}
footer .brand{width:250px}footer .brand-wordmark{width:175px}footer .brand-sub{font-size:8px;letter-spacing:1.65px}
dialog{border:0;background:#fff;color:var(--ink);max-width:540px;width:calc(100% - 32px);padding:40px;max-height:calc(100dvh - 40px);overflow:auto;box-shadow:0 24px 90px #0005}
dialog::backdrop{background:#142132bf}dialog h2{color:var(--blue);font-size:32px}dialog .eyebrow{color:var(--blue);font-size:12px;margin-bottom:16px}dialog label{margin-top:17px;font-size:14px}dialog input{font-size:16px}dialog .preview-note{font-size:12px;line-height:1.6;margin:20px 0}
.dialog-close{position:absolute;top:10px;right:14px;font-size:28px;background:transparent;border:0;color:var(--navy);width:36px;height:36px;cursor:pointer}dialog .form-status{padding-top:14px;font-size:14px}dialog .form-status a{margin-top:12px;color:var(--blue)}
@media(max-width:1150px){nav{gap:18px}.header{padding-left:4%;padding-right:4%}.brand{width:260px;gap:10px}.brand-wordmark{width:190px}.brand-sub{font-size:9px;letter-spacing:1.65px}.team-card{grid-template-columns:130px 1fr;padding:20px;gap:20px}.team-photo{width:130px;height:160px}.team-info h3{font-size:21px}.team-info a{font-size:13px}}
@media(max-width:900px){nav{gap:12px;font-size:13px}.nav-cta{padding:12px 14px;margin:0}.nav-cta span{margin-left:10px}.team-card{grid-template-columns:1fr}.team-photo{width:100%;height:260px;object-position:center 20%}.graham-photo{object-fit:contain}.service .text-link{font-size:13px;gap:10px}}
@media(max-width:800px){.brand{width:auto}.header .nav-cta{padding:12px 16px;margin-top:10px}.service h3{min-height:0}.service .text-link{font-size:14px;margin-top:10px}.resources .section-heading{display:block}.resources .section-heading>p{margin:18px 0 0}.resource-grid{grid-template-columns:1fr}.resource-card{padding:28px}.resource-card h3{font-size:28px}.team-grid{gap:20px}.team-card{padding:20px}.team-photo{height:240px}.team-info a{font-size:14px}.team-block{padding-top:30px}.about{row-gap:30px}.property-types{padding:24px 6%}.property-types li{font-size:13px;padding:9px 12px}.value-list .number{min-width:76px;font-size:9px}}
@media(max-width:540px){.team-grid{grid-template-columns:1fr}.team-card{grid-template-columns:110px 1fr;padding:18px;gap:16px}.team-photo{width:110px;height:150px}.team-info h3{font-size:20px}.team-info a{font-size:12px}.about .team-role{font-size:10px}.team-block>.eyebrow{font-size:10px}.resource-card h3 br{display:none}.value-list article{display:block}.value-list .number{display:block;margin:0 0 9px}.header .brand-wordmark{width:173px}.header .brand-sub{font-size:8px;letter-spacing:1.45px}.brand-mark{width:44px;height:40px}.brand-mark img{width:36px}.header .brand{gap:9px}.menu-toggle{font-size:12px;gap:8px;padding-left:8px}.review-cta{font-size:13px;gap:20px}dialog{padding:34px 24px}dialog h2{font-size:28px}}
:root{--revision:4}
.brand-mark{background:transparent}
.hero{padding-bottom:35px}
.image-label .hero-caption{font-size:17px;line-height:1.5;letter-spacing:0;color:#fff;margin:0;max-width:370px}
.resources h2{max-width:none}
.resources .section-heading{display:block}
.about{grid-template-columns:1fr 1.15fr;gap:7%;align-items:start}
.about-team>.eyebrow{color:#a9d4fa;font-size:11px;margin-bottom:26px}
.about-team .team-block{border:0;padding:0}
.about-team .team-grid{grid-template-columns:1fr;gap:20px}
.about-team .team-card{grid-template-columns:106px 1fr;padding:0;background:transparent;gap:20px}
.about-team .team-photo{width:106px;height:130px;object-fit:cover;object-position:center 23%;background:#d9dde2}
.about-team .team-info h3{font-size:22px}
.about-team .team-role{margin:8px 0 12px}
.about-team .team-info a{font-size:14px}
.about-copy{padding-top:42px}
.about-copy h2{font-size:clamp(30px,3vw,44px)}
footer{flex-wrap:wrap;align-items:flex-start}
.footer-details{flex:1;min-width:300px;text-align:right}
.footer-details address{font-style:normal;font-size:13px;line-height:1.8}
.footer-details address span{margin:0 7px;color:#82909a}
.footer-details p{font-size:12px;margin-top:9px}
footer>a:last-child{margin-left:auto;font-size:12px}
@media(min-width:801px){#services-title,.resources h2{white-space:nowrap;font-size:clamp(28px,3.1vw,46px)}}
@media(max-width:1100px){.about{gap:5%;grid-template-columns:1fr 1fr}.about-team .team-card{grid-template-columns:88px 1fr;gap:16px}.about-team .team-photo{width:88px;height:116px}.about-team .team-info h3{font-size:20px}.about-team .team-info a{font-size:13px}.footer-details{flex-basis:100%;text-align:left;min-width:0}.footer-details p{width:auto}footer>a:last-child{margin-left:0}}
@media(max-width:800px){.hero{padding-bottom:26px}.about{grid-template-columns:1fr;gap:34px}.about-copy{padding-top:0}.about-team .team-grid{grid-template-columns:1fr 1fr;gap:25px}.about-team .team-card{grid-template-columns:1fr}.about-team .team-photo{width:140px;height:170px}.about-team .team-info h3{font-size:22px}.about-team .team-info a{font-size:14px}.about-copy h2{font-size:34px}.footer-details address span{display:none}.footer-details address a{display:block}}
@media(max-width:540px){.about-team .team-grid{grid-template-columns:1fr}.about-team .team-card{grid-template-columns:100px 1fr;gap:18px}.about-team .team-photo{width:100px;height:126px}.about-team .team-info h3{font-size:20px}.about-team .team-info a{font-size:13px}.image-label .hero-caption{font-size:15px}.about-copy h2{font-size:32px}}
/* Revision 4: regional property ribbon, headline and footer alignment. */
.hero h1{font-size:clamp(28px,3.15vw,54px);letter-spacing:-1.4px}
.hero-subject{display:block;white-space:nowrap}
.property-ribbon{display:flex;gap:5px;background:white;overflow-x:auto;scroll-snap-type:x mandatory}
.property-frame{position:relative;flex:1 0 0;min-width:0;aspect-ratio:2.45;overflow:hidden;scroll-snap-align:start}
.property-frame img{position:absolute;width:300%;max-width:none;height:auto;top:50%;left:0;transform:translateY(-50%);display:block}
.property-frame:nth-child(2) img{left:-100%}
.property-frame:nth-child(3) img{left:-200%}
footer{display:grid;grid-template-columns:250px 1fr;align-items:start;column-gap:55px;row-gap:20px;padding:38px 7%}
.footer-details{display:contents;min-width:0;text-align:left}
.footer-details address{grid-column:2;grid-row:1;display:flex;flex-direction:column;gap:5px;font-size:14px;line-height:1.7}
.footer-details address span{margin:0;color:var(--muted)}
.footer-details .footer-contact{display:flex;flex-wrap:wrap;gap:6px 24px}
.footer-details p{grid-column:1/-1;grid-row:2;margin:0;padding-top:20px;border-top:1px solid var(--line);width:auto;padding-right:100px}
footer>a:last-child{grid-column:2;grid-row:2;justify-self:end;align-self:end;margin:0;font-size:12px}
@media(max-width:1100px){footer{column-gap:30px;padding-left:5%;padding-right:5%}}
@media(max-width:800px){.hero h1{font-size:clamp(25px,5.7vw,45px);letter-spacing:-1px}.property-ribbon{gap:4px}.property-frame{flex:0 0 76%;aspect-ratio:2.45}footer{grid-template-columns:1fr;padding:30px 6%;gap:24px}.footer-details address{grid-column:1;grid-row:2}.footer-details p{grid-column:1;grid-row:3;padding-right:0}footer>a:last-child{grid-column:1;grid-row:4;justify-self:start}.footer-details .footer-contact{display:flex;flex-direction:column;gap:3px}}
@media(max-width:360px){.hero h1{font-size:23px;letter-spacing:-1.1px}.button{gap:18px;padding-left:18px;padding-right:18px}}
.property-frame:nth-child(2) img{width:100%;height:100%;left:0;top:0;transform:none;object-fit:cover;object-position:center 54%}

.brand-sub{display:block;width:100%;font-size:0!important;letter-spacing:0!important}.brand-sub svg{display:block;width:100%;height:auto;overflow:visible}
.brand-lockup{width:208px;flex:none}.brand-wordmark{width:100%!important}footer .brand-lockup{width:175px}@media(max-width:1150px){.header .brand-lockup{width:190px}}@media(max-width:540px){.header .brand-lockup{width:173px}}

/* Shared vector lockup aligns the symbol and full two-line wordmark. */
.brand-complete{display:block;width:100%;height:auto}.header .brand{width:274px}footer .brand{width:242px}@media(max-width:1150px){.header .brand{width:250px}}@media(max-width:540px){.header .brand{width:224px}}
/* Resource guides: editorial introduction beside an immediate-download form. */
.resources{background:#f1f4f7}.guide-feature{display:grid;grid-template-columns:1fr 1.12fr;gap:7%;background:var(--navy);padding:48px;margin-top:32px;align-items:start}.guide-feature+.guide-feature{margin-top:36px}.guide-intro .eyebrow{color:#a9d4fa;font-size:12px}.guide-intro h3{font-size:clamp(29px,3vw,43px);line-height:1.18;color:white;letter-spacing:-1px}.guide-intro>p:not(.eyebrow){color:#d3dce5;line-height:1.75;margin-top:26px}.guide-intro ul{padding:0;margin:30px 0 0;list-style:none}.guide-intro li{padding:14px 0;border-top:1px solid #ffffff30;color:#dce8f3;font-size:14px}.guide-download{background:white;min-width:0}.guide-preview{display:flex;gap:25px;align-items:center;padding:25px 28px;background:#dfeaf4}.guide-preview img{width:110px;height:auto;display:block;box-shadow:0 8px 20px #14213230;transform:rotate(-3deg)}.guide-title{font-family:Manrope,Arial,sans-serif;font-size:21px;line-height:1.3;color:var(--navy);margin:0}.guide-meta{font-size:12px;letter-spacing:1.2px;margin:12px 0 0}.guide-form{padding:28px}.guide-form .eyebrow{font-size:11px;color:var(--blue);margin-bottom:8px}.guide-form h4{font-family:Manrope,Arial,sans-serif;font-weight:500;color:var(--blue);font-size:27px;margin:0 0 24px;line-height:1.2}.guide-form label{font-size:14px;gap:6px}.guide-form label span{display:inline;font-size:12px}.guide-form input{font-size:16px;padding:10px;min-height:44px}.guide-form .form-row{gap:14px;margin-bottom:17px}.guide-form .button{width:100%;justify-content:center;font-size:15px}.guide-form .button:disabled{opacity:.65;cursor:default}.guide-privacy{font-size:12px;line-height:1.6;margin:14px 0 0}.guide-privacy a{text-decoration:underline}.form-trap{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.guide-status{font-size:15px;line-height:1.6;margin:0}.guide-status:not(:empty){margin-top:20px;padding-top:18px;border-top:1px solid var(--line)}.guide-status .button{margin-top:14px}.guide-status .text-link{margin-top:15px;font-size:14px}.guide-ready{max-width:760px;margin:auto;padding:60px 24px}.guide-ready>.eyebrow{margin-top:60px;color:var(--blue)}.guide-ready h1{font-size:42px;color:var(--blue)}.guide-ready #ready-links a[hidden]{display:none}
@media(max-width:1100px){.guide-feature{padding:32px;gap:5%}.guide-preview{padding:22px;gap:18px}.guide-preview img{width:90px}.guide-title{font-size:19px}.guide-form{padding:24px}.guide-form .form-row{grid-template-columns:1fr}}
@media(max-width:800px){.guide-feature{grid-template-columns:1fr;gap:28px;padding:28px}.guide-intro h3{font-size:34px}.guide-form .form-row{grid-template-columns:1fr 1fr}.guide-preview img{width:105px}.guide-title{font-size:22px}.guide-intro ul{margin-top:22px}}
@media(max-width:480px){.guide-feature{padding:22px 18px;margin-left:-3%;margin-right:-3%}.guide-intro h3{font-size:29px}.guide-preview{padding:20px 16px;gap:16px}.guide-preview img{width:78px}.guide-title{font-size:19px}.guide-form{padding:22px 18px}.guide-form .form-row{grid-template-columns:1fr}.guide-form .button{font-size:14px;padding-left:12px;padding-right:12px}}