:root {
  --color-bg:        #F8F9FA;
  --color-surface:   #FFFFFF;
  --color-border:    #E2E6EA;
  --color-text:      #1C2533;
  --color-muted:     #5A6778;
  --color-accent:    #2C6E8A;
  --color-accent-lt: #EBF4F8;
  --color-accent-dk: #1D4F63;
  --color-heading:   #101820;

  --font-display: 'Playfair Display', Georgia, serif;
  --font-body:    'Inter', system-ui, sans-serif;
  --font-data:    'IBM Plex Mono', 'Courier New', monospace;

  --radius-sm: 4px;
  --radius-md: 8px;
  --radius-lg: 16px;

  --shadow-sm: 0 1px 3px rgba(0,0,0,.07), 0 1px 2px rgba(0,0,0,.05);
  --shadow-md: 0 4px 12px rgba(0,0,0,.09), 0 2px 6px rgba(0,0,0,.05);
  --shadow-lg: 0 12px 32px rgba(0,0,0,.11), 0 4px 10px rgba(0,0,0,.07);

  --max-width: 1160px;
  --header-h:  70px;
}
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; font-size: 16px; }
body {
  font-family: var(--font-body);
  background: var(--color-bg);
  color: var(--color-text);
  line-height: 1.7;
  min-height: 100vh;
  display: flex;
  flex-direction: column;
}
img { max-width: 100%; display: block; }
a { color: var(--color-accent); text-decoration: none; }
a:hover { text-decoration: underline; }
ul, ol { list-style: none; }
button { cursor: pointer; font-family: inherit; }
h1, h2, h3, h4, h5 { font-family: var(--font-display); color: var(--color-heading); line-height: 1.25; }
h1 { font-size: clamp(2rem, 5vw, 3.25rem); font-weight: 700; }
h2 { font-size: clamp(1.5rem, 3.5vw, 2.25rem); font-weight: 600; }
h3 { font-size: clamp(1.125rem, 2.5vw, 1.5rem); font-weight: 600; }
h4 { font-size: 1.125rem; font-weight: 600; }
p  { margin-bottom: 1rem; }
p:last-child { margin-bottom: 0; }
.container { max-width: var(--max-width); margin: 0 auto; padding: 0 1.5rem; width: 100%; }
.section { padding: 5rem 0; }
.section--alt { background: var(--color-surface); }
.section--accent { background: var(--color-accent-lt); }
.section-label { font-family: var(--font-data); font-size: .75rem; letter-spacing: .12em; text-transform: uppercase; color: var(--color-accent); margin-bottom: .75rem; display: block; }
.section-title { margin-bottom: 1.25rem; }
.section-intro { font-size: 1.1rem; color: var(--color-muted); max-width: 640px; margin-bottom: 3rem; }
.btn {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .65rem 1.5rem; border-radius: var(--radius-sm);
  font-size: .925rem; font-weight: 600; transition: all .18s;
  border: 2px solid transparent; text-decoration: none;
}
.btn--primary { background: var(--color-accent); color: #fff; }
.btn--primary:hover { background: var(--color-accent-dk); text-decoration: none; }
.btn--outline { border-color: var(--color-accent); color: var(--color-accent); }
.btn--outline:hover { background: var(--color-accent); color: #fff; text-decoration: none; }
.btn--sm { padding: .45rem 1rem; font-size: .85rem; }
.site-header {
  position: sticky; top: 0; z-index: 900;
  background: var(--color-surface);
  border-bottom: 1px solid var(--color-border);
  height: var(--header-h);
  box-shadow: var(--shadow-sm);
}
.header-inner {
  display: flex; align-items: center; justify-content: space-between;
  height: 100%; gap: 2rem;
}
.brand {
  display: flex; align-items: center; gap: .75rem; text-decoration: none;
  flex-shrink: 0;
}
.brand:hover { text-decoration: none; }
.brand-logo {
  width: 40px; height: 40px; border-radius: var(--radius-sm);
  object-fit: contain; flex-shrink: 0;
}
.brand-logo-placeholder {
  width: 40px; height: 40px; background: var(--color-accent);
  border-radius: var(--radius-sm); display: flex; align-items: center;
  justify-content: center; flex-shrink: 0;
}
.brand-logo-placeholder svg { color: #fff; }
.brand-name {
  font-family: var(--font-display); font-size: 1.45rem; font-weight: 700;
  color: var(--color-heading); letter-spacing: -.01em;
}
.brand-name span { color: var(--color-accent); }

.site-nav { display: flex; align-items: center; gap: .25rem; }
.nav-link {
  font-size: .9rem; font-weight: 500; color: var(--color-muted);
  padding: .4rem .75rem; border-radius: var(--radius-sm);
  transition: color .15s, background .15s; white-space: nowrap;
}
.nav-link:hover, .nav-link.active { color: var(--color-accent); background: var(--color-accent-lt); text-decoration: none; }
.nav-toggle {
  display: none; background: none; border: none;
  padding: .4rem; color: var(--color-text);
}
.mobile-nav {
  display: none; position: fixed; inset: var(--header-h) 0 0 0;
  background: var(--color-surface); z-index: 850;
  flex-direction: column; padding: 1.5rem; gap: .25rem;
  overflow-y: auto;
  border-top: 1px solid var(--color-border);
}
.mobile-nav.open { display: flex; }
.mobile-nav .nav-link { font-size: 1.05rem; padding: .75rem 1rem; border-radius: var(--radius-sm); }
.site-footer { background: var(--color-heading); color: #C8D0DC; margin-top: auto; }
.footer-main { padding: 4rem 0 2.5rem; display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 3rem; }
.footer-brand .brand-name { color: #fff; font-size: 1.3rem; }
.footer-brand p { font-size: .9rem; margin-top: .75rem; line-height: 1.6; }
.footer-col h5 { color: #fff; font-family: var(--font-body); font-size: .8rem; letter-spacing: .1em; text-transform: uppercase; margin-bottom: 1rem; }
.footer-col a { display: block; color: #C8D0DC; font-size: .9rem; padding: .2rem 0; transition: color .15s; }
.footer-col a:hover { color: #fff; text-decoration: none; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.1); padding: 1.25rem 0; display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: .75rem; font-size: .82rem; }
.footer-bottom a { color: #C8D0DC; }
.footer-bottom a:hover { color: #fff; }
.hero {
  position: relative; overflow: hidden;
  background: linear-gradient(135deg, #0E2333 0%, #1D4F63 55%, #2C6E8A 100%);
  color: #fff; padding: 7rem 0 6rem;
}
.hero::after {
  content: ''; position: absolute; inset: 0;
  background: url("https://images.unsplash.com/photo-1486325212027-8081e485255e?auto=format&fit=crop&w=1600&q=60") center/cover no-repeat;
  opacity: .08; pointer-events: none;
}
.hero-inner { position: relative; z-index: 1; display: grid; grid-template-columns: 1fr 1fr; gap: 4rem; align-items: center; }
.hero-tag { display: inline-flex; align-items: center; gap: .5rem; background: rgba(255,255,255,.1); backdrop-filter: blur(6px); border: 1px solid rgba(255,255,255,.15); border-radius: 50px; padding: .35rem 1rem; font-size: .8rem; letter-spacing: .08em; text-transform: uppercase; margin-bottom: 1.5rem; color: rgba(255,255,255,.85); }
.hero h1 { color: #fff; margin-bottom: 1.25rem; }
.hero-lead { font-size: 1.15rem; color: rgba(255,255,255,.8); margin-bottom: 2rem; line-height: 1.7; }
.hero-cta { display: flex; gap: 1rem; flex-wrap: wrap; }
.btn--hero { background: #fff; color: var(--color-accent-dk); border-color: #fff; }
.btn--hero:hover { background: rgba(255,255,255,.9); text-decoration: none; }
.btn--hero-outline { border-color: rgba(255,255,255,.5); color: #fff; }
.btn--hero-outline:hover { background: rgba(255,255,255,.1); text-decoration: none; }

.hero-visual { position: relative; }
.hero-card {
  background: rgba(255,255,255,.07); backdrop-filter: blur(12px);
  border: 1px solid rgba(255,255,255,.12); border-radius: var(--radius-lg);
  padding: 2rem; color: #fff;
}
.hero-card-title { font-size: .75rem; letter-spacing: .1em; text-transform: uppercase; opacity: .6; margin-bottom: 1.25rem; font-family: var(--font-data); }
.stat-row { display: flex; justify-content: space-between; padding: .75rem 0; border-bottom: 1px solid rgba(255,255,255,.08); }
.stat-row:last-child { border-bottom: none; }
.stat-region { font-size: .9rem; opacity: .8; }
.stat-value { font-family: var(--font-data); font-size: .95rem; font-weight: 600; }
.stat-value.up { color: #6DCFA0; }
.stat-value.mid { color: #F5C842; }
.stat-value.down { color: #F08080; }
.stats-strip { background: var(--color-surface); border-bottom: 1px solid var(--color-border); }
.stats-inner { display: grid; grid-template-columns: repeat(4, 1fr); divide: 1px solid var(--color-border); }
.stat-item { padding: 2rem 1.5rem; text-align: center; border-right: 1px solid var(--color-border); }
.stat-item:last-child { border-right: none; }
.stat-num { font-family: var(--font-display); font-size: 2rem; font-weight: 700; color: var(--color-accent); line-height: 1; margin-bottom: .25rem; }
.stat-desc { font-size: .85rem; color: var(--color-muted); }
.card-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.card-grid--2 { grid-template-columns: repeat(2, 1fr); }
.card {
  background: var(--color-surface); border: 1px solid var(--color-border);
  border-radius: var(--radius-md); padding: 2rem; transition: box-shadow .2s, transform .2s;
}
.card:hover { box-shadow: var(--shadow-md); transform: translateY(-2px); }
.card-icon { width: 48px; height: 48px; background: var(--color-accent-lt); border-radius: var(--radius-sm); display: flex; align-items: center; justify-content: center; margin-bottom: 1.25rem; color: var(--color-accent); }
.card h3 { margin-bottom: .5rem; font-size: 1.1rem; }
.card p { font-size: .9rem; color: var(--color-muted); margin: 0; }
.card-link { display: inline-flex; align-items: center; gap: .35rem; margin-top: 1rem; font-size: .875rem; font-weight: 600; color: var(--color-accent); }
.card-link:hover { text-decoration: underline; }
.feature-split { display: grid; grid-template-columns: 1fr 1fr; gap: 5rem; align-items: center; }
.feature-split--rev .feature-visual { order: -1; }
.feature-visual img { border-radius: var(--radius-lg); box-shadow: var(--shadow-lg); width: 100%; object-fit: cover; aspect-ratio: 4/3; }
.feature-list { margin-top: 1.5rem; display: flex; flex-direction: column; gap: .75rem; }
.feature-item { display: flex; gap: .75rem; align-items: flex-start; }
.feature-check { width: 22px; height: 22px; background: var(--color-accent); border-radius: 50%; display: flex; align-items: center; justify-content: center; flex-shrink: 0; margin-top: .15rem; color: #fff; }
.page-hero { background: linear-gradient(135deg, #0E2333 0%, #1D4F63 100%); color: #fff; padding: 4rem 0 3.5rem; }
.page-hero h1 { color: #fff; font-size: clamp(1.75rem, 4vw, 2.75rem); }
.page-hero p { color: rgba(255,255,255,.75); font-size: 1.05rem; margin-top: .75rem; max-width: 580px; }
.breadcrumb { display: flex; align-items: center; gap: .5rem; font-size: .82rem; color: rgba(255,255,255,.55); margin-bottom: 1rem; }
.breadcrumb a { color: rgba(255,255,255,.65); }
.breadcrumb a:hover { color: #fff; }
.breadcrumb span { color: rgba(255,255,255,.4); }
.prose { max-width: 760px; }
.prose h2 { margin: 2.5rem 0 1rem; }
.prose h3 { margin: 2rem 0 .75rem; color: var(--color-accent-dk); }
.prose ul { list-style: disc; padding-left: 1.5rem; margin-bottom: 1rem; }
.prose ul li { margin-bottom: .4rem; }
.prose ol { list-style: decimal; padding-left: 1.5rem; margin-bottom: 1rem; }
.prose ol li { margin-bottom: .4rem; }
.prose table { width: 100%; border-collapse: collapse; margin-bottom: 1.5rem; font-size: .9rem; }
.prose table th { background: var(--color-accent); color: #fff; padding: .65rem 1rem; text-align: left; font-weight: 600; }
.prose table td { padding: .6rem 1rem; border-bottom: 1px solid var(--color-border); }
.prose table tr:nth-child(even) td { background: var(--color-bg); }
.method-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1.5rem; margin-top: 2rem; }
.method-card { background: var(--color-surface); border-left: 4px solid var(--color-accent); border-radius: 0 var(--radius-md) var(--radius-md) 0; padding: 1.5rem 1.75rem; box-shadow: var(--shadow-sm); }
.method-card h4 { margin-bottom: .5rem; color: var(--color-accent-dk); }
.method-card p { font-size: .9rem; color: var(--color-muted); margin: 0; }

.source-table-wrap { overflow-x: auto; border-radius: var(--radius-md); box-shadow: var(--shadow-sm); }
.housing-intro-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 4rem; align-items: center; }
.housing-intro-img { border-radius: var(--radius-lg); overflow: hidden; box-shadow: var(--shadow-lg); }
.housing-intro-img img { width: 100%; aspect-ratio: 4/3; object-fit: cover; }
.affordability-bands { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.25rem; margin-top: 2rem; }
.band-card { border-radius: var(--radius-md); padding: 1.5rem; text-align: center; }
.band-card.low { background: #EBF8EF; border: 1px solid #A8DABC; }
.band-card.mid { background: #FEF9E7; border: 1px solid #F5D76E; }
.band-card.high { background: #FDECEA; border: 1px solid #E8A09A; }
.band-label { font-size: .75rem; text-transform: uppercase; letter-spacing: .1em; font-weight: 700; margin-bottom: .5rem; }
.band-card.low .band-label { color: #2E7D52; }
.band-card.mid .band-label { color: #8A6C00; }
.band-card.high .band-label { color: #B02A1C; }
.band-range { font-family: var(--font-data); font-size: 1.2rem; font-weight: 700; margin-bottom: .35rem; }
.band-desc { font-size: .8rem; color: var(--color-muted); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.5fr; gap: 4rem; }
.contact-info-item { display: flex; gap: 1rem; align-items: flex-start; padding: 1.25rem 0; border-bottom: 1px solid var(--color-border); }
.contact-info-item:last-child { border-bottom: none; }
.contact-icon { width: 44px; height: 44px; background: var(--color-accent-lt); border-radius: var(--radius-sm); display: flex; align-items: center; justify-content: center; color: var(--color-accent); flex-shrink: 0; }
.contact-info-item h4 { margin-bottom: .2rem; }
.contact-info-item p { font-size: .9rem; color: var(--color-muted); }
.contact-info-item a { color: var(--color-accent); }
.form-card { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-lg); padding: 2.5rem; box-shadow: var(--shadow-sm); }
.form-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form-group { margin-bottom: 1.25rem; }
.form-group label { display: block; font-size: .875rem; font-weight: 600; margin-bottom: .4rem; color: var(--color-heading); }
.form-control {
  width: 100%; padding: .7rem 1rem; border: 1.5px solid var(--color-border);
  border-radius: var(--radius-sm); font-family: inherit; font-size: .925rem;
  background: var(--color-bg); color: var(--color-text); transition: border-color .15s;
}
.form-control:focus { outline: none; border-color: var(--color-accent); background: #fff; }
textarea.form-control { resize: vertical; min-height: 130px; }
.form-note { font-size: .8rem; color: var(--color-muted); margin-top: .35rem; }
.form-success { display: none; background: #EBF8EF; border: 1px solid #A8DABC; border-radius: var(--radius-md); padding: 1rem 1.25rem; color: #2E7D52; font-size: .9rem; margin-top: 1rem; }
.cookie-banner {
  position: fixed; bottom: 0; left: 0; right: 0; z-index: 9999;
  background: #1C2533; color: #C8D0DC;
  padding: 1.25rem 1.5rem;
  display: flex; align-items: center; justify-content: space-between; gap: 1.5rem;
  flex-wrap: wrap;
  box-shadow: 0 -4px 20px rgba(0,0,0,.2);
  transform: translateY(0); transition: transform .35s ease;
}
.cookie-banner.hidden { transform: translateY(110%); }
.cookie-text { font-size: .88rem; line-height: 1.6; flex: 1; min-width: 220px; }
.cookie-text a { color: #7EC8E3; }
.cookie-actions { display: flex; gap: .75rem; flex-shrink: 0; flex-wrap: wrap; }
.btn--cookie-accept { background: var(--color-accent); color: #fff; padding: .5rem 1.25rem; border-radius: var(--radius-sm); font-size: .875rem; font-weight: 600; border: none; }
.btn--cookie-accept:hover { background: var(--color-accent-dk); }
.btn--cookie-decline { background: transparent; color: #C8D0DC; border: 1px solid rgba(255,255,255,.25); padding: .5rem 1.25rem; border-radius: var(--radius-sm); font-size: .875rem; }
.btn--cookie-decline:hover { background: rgba(255,255,255,.08); }
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1.5rem; }
.team-card { background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-md); overflow: hidden; }
.team-img { width: 100%; aspect-ratio: 1; object-fit: cover; background: var(--color-accent-lt); }
.team-body { padding: 1.25rem; }
.team-body h4 { margin-bottom: .2rem; }
.team-role { font-size: .82rem; color: var(--color-accent); font-weight: 600; text-transform: uppercase; letter-spacing: .07em; }
.team-body p { font-size: .875rem; color: var(--color-muted); margin-top: .5rem; }

.value-list { display: flex; flex-direction: column; gap: 1.25rem; margin-top: 1.5rem; }
.value-item { display: flex; gap: 1rem; align-items: flex-start; }
.value-num { font-family: var(--font-data); font-size: .75rem; font-weight: 700; color: var(--color-accent); background: var(--color-accent-lt); border-radius: 50%; width: 32px; height: 32px; display: flex; align-items: center; justify-content: center; flex-shrink: 0; }
.legal-layout { display: grid; grid-template-columns: 240px 1fr; gap: 4rem; align-items: start; }
.legal-toc { position: sticky; top: calc(var(--header-h) + 1.5rem); background: var(--color-surface); border: 1px solid var(--color-border); border-radius: var(--radius-md); padding: 1.25rem 1.5rem; }
.legal-toc h5 { font-size: .8rem; letter-spacing: .1em; text-transform: uppercase; color: var(--color-muted); margin-bottom: 1rem; font-family: var(--font-body); }
.legal-toc a { display: block; font-size: .875rem; color: var(--color-muted); padding: .3rem 0; border-left: 2px solid transparent; padding-left: .75rem; transition: all .15s; }
.legal-toc a:hover, .legal-toc a.active { color: var(--color-accent); border-left-color: var(--color-accent); text-decoration: none; }
.last-updated { display: inline-block; font-size: .8rem; color: var(--color-muted); font-family: var(--font-data); margin-bottom: 2rem; background: var(--color-accent-lt); padding: .3rem .75rem; border-radius: 50px; }
@media (max-width: 1024px) {
  .footer-main { grid-template-columns: 1fr 1fr; }
  .hero-inner { grid-template-columns: 1fr; gap: 2.5rem; }
  .hero-visual { display: none; }
  .card-grid { grid-template-columns: repeat(2, 1fr); }
  .feature-split { grid-template-columns: 1fr; gap: 2.5rem; }
  .feature-split--rev .feature-visual { order: 0; }
  .housing-intro-grid { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .legal-layout { grid-template-columns: 1fr; }
  .legal-toc { position: static; }
  .method-grid { grid-template-columns: 1fr; }
  .team-grid { grid-template-columns: repeat(2, 1fr); }
}
@media (max-width: 768px) {
  :root { --header-h: 62px; }
  .section { padding: 3.5rem 0; }
  .site-nav { display: none; }
  .nav-toggle { display: flex; }
  .stats-inner { grid-template-columns: repeat(2, 1fr); }
  .stat-item:nth-child(2) { border-right: none; }
  .stat-item:nth-child(3) { border-right: 1px solid var(--color-border); border-top: 1px solid var(--color-border); }
  .stat-item:nth-child(4) { border-top: 1px solid var(--color-border); border-right: none; }
  .card-grid { grid-template-columns: 1fr; }
  .card-grid--2 { grid-template-columns: 1fr; }
  .affordability-bands { grid-template-columns: 1fr; }
  .form-row { grid-template-columns: 1fr; }
  .footer-main { grid-template-columns: 1fr; gap: 2rem; padding: 3rem 0 2rem; }
  .footer-bottom { flex-direction: column; text-align: center; }
  .team-grid { grid-template-columns: 1fr; }
  .hero { padding: 4rem 0 3rem; }
  .page-hero { padding: 3rem 0 2.5rem; }
  .cookie-banner { flex-direction: column; align-items: flex-start; }
}
@media (max-width: 480px) {
  .stats-inner { grid-template-columns: 1fr; }
  .stat-item { border-right: none !important; border-top: 1px solid var(--color-border) !important; }
  .stat-item:first-child { border-top: none !important; }
}
.text-muted { color: var(--color-muted); }
.text-center { text-align: center; }
.mt-1 { margin-top: .5rem; }
.mt-2 { margin-top: 1rem; }
.mt-3 { margin-top: 1.5rem; }
.mt-4 { margin-top: 2rem; }
.mb-0 { margin-bottom: 0; }
.d-flex { display: flex; }
.gap-1 { gap: .5rem; }
.align-center { align-items: center; }
.flex-wrap { flex-wrap: wrap; }
.info-box { background: var(--color-accent-lt); border-left: 4px solid var(--color-accent); border-radius: 0 var(--radius-sm) var(--radius-sm) 0; padding: 1rem 1.25rem; margin: 1.5rem 0; font-size: .9rem; }
.warning-box { background: #FEF9E7; border-left: 4px solid #F5C842; border-radius: 0 var(--radius-sm) var(--radius-sm) 0; padding: 1rem 1.25rem; margin: 1.5rem 0; font-size: .9rem; }