:root{color-scheme:dark;--white:#f6f4ef;--muted:#ced1cf;--line:#ffffff65}*{box-sizing:border-box}body{margin:0;background:#182329;color:var(--white);font-family:Arial,Helvetica,sans-serif;font-weight:400}.backdrop{position:fixed;inset:0;background:linear-gradient(180deg,#10212a6b,#10212a9c 60%,#081317bd),url('/assets/socal-oaks.jpg') center/cover;z-index:-1}a{color:inherit}button,input,textarea,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:2px solid #e7c995;outline-offset:5px}.top{padding:27px 4%;display:flex;justify-content:space-between;align-items:center;font-size:11px;letter-spacing:2.5px;text-transform:uppercase}.top a{text-decoration:none}.top .call{border-bottom:1px solid var(--line);padding-bottom:7px}.stage{min-height:calc(100svh - 145px);display:flex;align-items:center;justify-content:center;padding:35px 24px 60px}.home{text-align:center;width:min(680px,100%)}.eyebrow{font-size:11px;letter-spacing:4px;text-transform:uppercase;margin-bottom:28px}.brand{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:38px 0 32px}h1{font-family:Georgia,'Times New Roman',serif;font-weight:400;font-size:clamp(38px,6vw,68px);letter-spacing:.18em;margin:0 0 23px;padding-left:.18em}.services{font-size:11px;line-height:2;letter-spacing:2.7px;text-transform:uppercase;margin:0}.connector{height:30px;width:1px;background:var(--line);margin:auto}.menu{width:min(420px,100%);margin:auto;display:grid;grid-template-columns:1fr 1fr;border:1px solid #ffffffa0;border-radius:4px;overflow:hidden}.menu a{min-height:64px;display:flex;align-items:center;justify-content:center;padding:14px 9px;text-decoration:none;font-size:11px;letter-spacing:2px;text-transform:uppercase;border-bottom:1px solid var(--line);background:#12212a26;transition:background .2s}.menu a:nth-child(odd){border-right:1px solid var(--line)}.menu a:nth-last-child(-n+2){border-bottom:0}.menu a:hover{background:#ffffff1f}.consult{display:inline-block;margin-top:30px;background:var(--white);color:#1b252a;text-decoration:none;padding:17px 26px;font-size:11px;letter-spacing:2px;text-transform:uppercase;border:1px solid var(--white);border-radius:2px}.small{font-size:12px;line-height:1.8;color:var(--muted)}.home .small{margin-top:17px}.footer{padding:0 4% 24px;display:flex;justify-content:space-between;gap:20px;color:#d1d6d5;font-size:10px;line-height:1.8;letter-spacing:1px}.footer a{text-decoration:none}.footer button{background:none;border:0;color:inherit;font-size:inherit;padding:0;text-decoration:underline}.modal{position:fixed;inset:0;z-index:10;background:linear-gradient(180deg,rgba(12,23,28,.22),rgba(12,23,28,.40)),url('/assets/socal-oaks.jpg') center/cover;overflow-y:auto;padding:45px 20px;display:none}body:has(.modal.open)>.stage,body:has(.modal.open)>.top,body:has(.modal.open)>.footer{visibility:hidden}.modal.open{display:flex;align-items:flex-start;justify-content:center}.panel{position:relative;background:rgba(25,33,38,.42);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);width:min(760px,100%);padding:55px 58px;border:1px solid #ffffff38;border-radius:5px;box-shadow:0 24px 100px #0004}.close{position:absolute;right:20px;top:15px;width:36px;height:36px;font-size:30px;font-weight:200;color:#eee;background:none;border:0}.panel h2{font-family:Georgia,serif;font-weight:400;font-size:32px;letter-spacing:2px;margin:0 0 30px;padding-bottom:22px;border-bottom:1px solid var(--line)}.panel h3{font-size:12px;text-transform:uppercase;letter-spacing:2px;margin:30px 0 12px}.panel p,.panel li{font-size:16px;line-height:1.85;color:#f2f3f0;text-shadow:0 1px 2px #0004}.panel ul{padding-left:20px}.panel .consult{margin-top:15px}.portrait{width:160px;height:190px;object-fit:cover;float:right;margin:0 0 20px 25px;border-radius:2px}.steps{counter-reset:step}.steps p{border-bottom:1px solid #ffffff20;padding-bottom:18px}.steps strong{color:#fff}label{display:block;font-size:11px;letter-spacing:2px;margin:23px 0 10px;text-transform:uppercase}input,textarea,select{width:100%;background:#ffffff05;color:#fff;border:1px solid #ffffff80;border-radius:3px;padding:13px}select option{background:#192126}textarea{min-height:115px;resize:vertical}.submit{width:100%;margin-top:24px;padding:16px;background:#f6f4ef;border:0;color:#182329;letter-spacing:2px;font-size:11px;text-transform:uppercase}.quote{border-left:1px solid #a4b8b5;padding-left:22px;margin:28px 0}.quote p{font-family:Georgia,serif;font-size:20px}.quote cite{font-style:normal;letter-spacing:1px;font-size:12px;color:#c1cecb}.notice{padding:18px 20px;border:1px solid #ffffff40;margin:25px 0}.panel .small{font-size:12px}.contact-details{margin-top:30px;padding-top:20px;border-top:1px solid #ffffff30}.contact-details a{text-decoration:none}.scope{border-left:2px solid #c5b28f;padding-left:17px;margin:28px 0!important;font-size:14px!important;line-height:1.75!important;color:#d2d7d5!important}.hidden{display:none}@media(max-width:600px){.top{padding:22px 23px;font-size:9px;letter-spacing:1.5px}.stage{min-height:calc(100svh - 150px);padding-top:35px}.brand{padding:30px 0}.eyebrow{font-size:9px;letter-spacing:3px}.services{font-size:10px;letter-spacing:1.6px}.menu{grid-template-columns:1fr;width:min(330px,100%)}.menu a{min-height:49px;font-size:11px}.menu a:nth-child(odd){border-right:0}.menu a:nth-last-child(2){border-bottom:1px solid var(--line)}.footer{display:block;text-align:center;font-size:9px;padding:0 20px 18px}.footer>div+div{margin-top:8px}.panel{padding:48px 25px 30px}.panel h2{font-size:27px}.panel p,.panel li{font-size:16px}.modal{padding:18px 12px}.portrait{width:110px;height:135px;margin-left:15px}h1{font-size:39px;letter-spacing:.12em}.home .consult{margin-top:24px}}@media(prefers-reduced-motion:reduce){*{transition:none!important}}

.property-entry{padding:0 0 27px;margin-bottom:28px;border-bottom:1px solid #ffffff45}.property-entry h3{margin-top:0}.text-link{font-size:14px;line-height:1.6;text-underline-offset:5px}.landing-shell{padding:35px 24px 55px;display:flex;justify-content:center}.landing-panel{width:min(840px,100%);padding:46px 55px}.landing-kicker{font-size:10px;letter-spacing:2.5px;text-transform:uppercase;margin:0 0 20px}.landing-title{font-size:clamp(32px,4.5vw,47px);line-height:1.18;letter-spacing:0;padding:0;margin:0 0 24px}.landing-panel .lead{font-size:19px;line-height:1.65}.landing-panel h2{font-size:26px;letter-spacing:0;margin:34px 0 12px;padding:0;border:0}.landing-panel p,.landing-panel li{line-height:1.75}.landing-panel .consult{margin:10px 0 8px}.landing-call{display:block;font-size:14px;margin:6px 0 25px;text-underline-offset:4px}.landing-panel details{border-bottom:1px solid #ffffff45;padding:17px 0}.landing-panel summary{font-size:16px;line-height:1.5;cursor:pointer}.landing-panel details p{font-size:15px}.trust-note{font-size:13px!important;margin-top:5px}.landing-panel .scope{margin:25px 0!important}.landing-panel .process-line{font-size:14px;line-height:1.8;color:#eee;border-top:1px solid #ffffff40;border-bottom:1px solid #ffffff40;padding:15px 0}.landing-panel .small{font-size:12px}.landing-footer{max-width:840px;margin:auto;padding:0 24px 30px;font-size:11px;color:#d6dcd9;line-height:1.8;text-align:center}.landing-footer a{text-underline-offset:3px}@media(max-width:600px){.landing-shell{padding:15px 12px 30px}.landing-panel{padding:32px 25px}.landing-title{font-size:34px}.landing-panel .lead{font-size:18px}.landing-panel h2{font-size:24px}.landing-panel .consult{display:block;text-align:center;font-size:10px;padding:17px 12px}.menu a{line-height:1.6}}

/* Balanced landing-page heading on narrow screens. */
.landing-title{max-width:24ch;text-wrap:balance;line-height:1.16;margin-bottom:22px}
.landing-kicker{line-height:1.6;margin-bottom:20px;letter-spacing:1.8px}
.landing-kicker span+span::before{content:" · ";white-space:pre}
@media(max-width:600px){.landing-panel{padding-top:28px}.landing-kicker{font-size:9px;letter-spacing:1.6px;margin-bottom:18px}.landing-kicker span{display:block}.landing-kicker span+span{margin-top:4px}.landing-kicker span+span::before{content:none}.landing-title{font-size:clamp(28px,7.4vw,33px);line-height:1.18;max-width:22ch;margin-bottom:20px}.landing-panel .lead{margin-top:0}}

.quiet-chat{position:fixed;right:20px;bottom:calc(18px + env(safe-area-inset-bottom,0px));z-index:30;max-width:260px}.quiet-chat button{display:flex;align-items:center;gap:9px;border:1px solid #ffffff65;border-radius:24px;padding:12px 17px;min-height:44px;background:rgba(25,33,38,.82);color:#f6f4ef;font-size:13px;letter-spacing:.2px;box-shadow:0 3px 16px #0002;backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}.quiet-chat button:hover{background:#253138}.quiet-chat button:disabled{cursor:wait}.quiet-chat p{font-size:12px;line-height:1.6;background:#192126;padding:12px;border-radius:5px;margin:8px 0 0;color:white}.quiet-chat p a{color:white}@media(max-width:600px){.quiet-chat{right:14px;bottom:calc(14px + env(safe-area-inset-bottom,0px))}.quiet-chat button{padding:11px 15px;font-size:12px}}