:root{
  --green:#556b47;--green-dark:#465839;--green-deep:#354430;--coyote:#b8a47e;--coyote-light:#cbb896;
  --coyote-pale:#ddd0b8;--coyote-bg:#ece5d6;--cream:#f5f1e8;--paper:#faf8f4;--ink:#1f231c;--muted:#6b6557;--rule:#d6cebd;
  --display:'Playfair Display',Georgia,serif;--body:'DM Sans',system-ui,-apple-system,sans-serif;
  --radius:6px;--max:1160px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{font-size:16px;-webkit-text-size-adjust:100%}
body{font-family:var(--body);background:var(--cream);color:var(--ink);line-height:1.65;-webkit-font-smoothing:antialiased;padding-bottom:60px}
img{max-width:100%;height:auto;display:block}
a{color:var(--green-dark);text-underline-offset:3px}
a:hover{color:var(--green-deep)}
h1,h2,h3{font-family:var(--display);font-weight:500;color:var(--green-deep);line-height:1.2}
h1{font-size:clamp(2.1rem,5vw,3.6rem);font-weight:400;letter-spacing:-.01em}
h1 em{font-style:italic;color:var(--coyote)}
h2{font-size:clamp(1.5rem,3vw,2.1rem);margin-bottom:1rem}
h3{font-size:1.2rem;margin-bottom:.4rem}
p{margin-bottom:1rem}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;z-index:999;background:#fff;padding:8px 12px}
.small{font-size:.85rem;color:var(--muted)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(245,241,232,.95);backdrop-filter:blur(12px);border-bottom:1px solid var(--rule)}
.hdr{display:flex;align-items:center;justify-content:space-between;height:72px;gap:16px}
.brand{display:flex;align-items:flex-end;gap:8px;text-decoration:none}
.brand img{height:40px;width:auto}
.brand-word{font-family:var(--body);font-size:.72rem;letter-spacing:.32em;text-transform:uppercase;color:var(--green);padding-bottom:4px}
.nav{display:flex;align-items:center;gap:18px}
.nav-list{list-style:none;display:flex;gap:22px;align-items:center}
.nav-list a{text-decoration:none;color:var(--ink);font-size:.92rem;font-weight:500}
.nav-list a:hover{color:var(--green)}
.has-sub{position:relative}
.sub{list-style:none;position:absolute;top:100%;left:-16px;background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:10px 0;min-width:240px;display:none;box-shadow:0 10px 30px rgba(0,0,0,.08)}
.sub li a{display:block;padding:7px 18px;font-weight:400}
.has-sub:hover .sub,.has-sub:focus-within .sub{display:block}
.nav-menu{display:none}
.nav-menu summary{list-style:none;cursor:pointer;font-weight:600;font-size:.9rem;padding:8px 12px;border:1px solid var(--rule);border-radius:var(--radius)}
.nav-menu summary::-webkit-details-marker{display:none}

/* buttons */
.btn{display:inline-block;background:var(--green-deep);color:var(--cream);text-decoration:none;font-weight:600;font-size:.9rem;letter-spacing:.02em;padding:14px 24px;border-radius:var(--radius);border:1px solid var(--green-deep);cursor:pointer;font-family:var(--body)}
.btn:hover{background:var(--green);color:#fff}
.btn-sm{padding:9px 14px;font-size:.82rem;white-space:nowrap}
.btn-ghost{background:transparent;border-color:var(--coyote);color:var(--coyote-light)}
.btn-ghost:hover{background:var(--coyote);color:var(--green-deep)}
.btn-ghost-dark{background:transparent;color:var(--green-deep);border-color:var(--green-deep)}
.btn-ghost-dark:hover{background:var(--green-deep);color:var(--cream)}

/* hero */
.crumbs{font-size:.8rem;color:var(--muted);padding-top:18px}
.crumbs a{color:var(--muted)}.crumbs .sep{margin:0 6px;opacity:.5}
.hero{padding:56px 0 48px;border-bottom:1px solid var(--rule)}
.hero-home{padding:88px 0 64px;background:linear-gradient(90deg,var(--cream) 0,var(--cream) 62%,var(--coyote-bg) 62%)}
.hero-sm{padding:36px 0 36px}
.kicker{font-size:.72rem;letter-spacing:.24em;text-transform:uppercase;color:var(--green);font-weight:600;margin-bottom:14px}
.lede{font-size:1.12rem;max-width:680px;color:#3d4236;margin-top:16px}
.hero-cta{display:flex;gap:12px;flex-wrap:wrap;margin-top:24px}
.trust{list-style:none;display:flex;flex-wrap:wrap;gap:8px 22px;margin-top:26px;font-size:.82rem;color:var(--muted)}
.trust li::before{content:"\2713";color:var(--green);margin-right:6px;font-weight:700}

/* answer box */
.answer{background:var(--paper);border-left:4px solid var(--coyote);padding:20px 24px;margin:32px 0 8px;border-radius:0 var(--radius) var(--radius) 0}
.answer p:last-child{margin:0}
.answer-label{font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--green);font-weight:700;margin-bottom:6px}

/* sections */
.section{padding:48px 0}
.wrap.section{padding-left:20px;padding-right:20px}
.alt{background:var(--green-deep);color:var(--cream)}
.alt h2,.alt h3{color:var(--coyote-light)}
.alt .checks li::before{color:var(--coyote)}
.alt .side-card{background:rgba(255,255,255,.05);border-color:rgba(203,184,150,.25)}
.alt .side-card h3{color:var(--coyote-light)}
.alt .side-card p{color:var(--cream)}
.two-col{display:grid;grid-template-columns:1.6fr 1fr;gap:40px;align-items:start}
.side-card{background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:24px;position:sticky;top:92px}
.side-card .btn{margin-top:14px}
.checks{list-style:none;margin-bottom:1rem}
.checks li{padding:7px 0 7px 26px;position:relative;border-bottom:1px solid rgba(0,0,0,.05)}
.checks li::before{content:"\2713";position:absolute;left:2px;color:var(--green);font-weight:700}
.checks.big li{padding:12px 0 12px 28px}
.alt .checks li{border-color:rgba(255,255,255,.08)}

.cards{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:16px;margin:8px 0 28px}
.card{display:block;background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:22px;text-decoration:none;color:var(--ink);transition:border-color .15s,transform .15s}
.card:hover{border-color:var(--green);transform:translateY(-2px)}
.card p{font-size:.92rem;color:var(--muted);margin-bottom:10px}
.card .more{font-size:.82rem;font-weight:600;color:var(--green)}
.also ul{list-style:none;margin:10px 0 14px}.also li{padding:6px 0;border-bottom:1px solid var(--rule)}

.steps{list-style:none;display:grid;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:18px;counter-reset:s;margin-top:10px}
.steps li{counter-increment:s;border-top:2px solid var(--coyote);padding-top:14px}
.steps li::before{content:counter(s,decimal-leading-zero);font-family:var(--display);color:var(--coyote);font-size:1.5rem}
.steps p{font-size:.9rem;color:rgba(245,241,232,.78)}

.chips{display:flex;flex-wrap:wrap;gap:8px}
.chips a,.chips span{display:inline-block;padding:7px 14px;border:1px solid var(--rule);border-radius:999px;background:var(--paper);text-decoration:none;font-size:.88rem;color:var(--green-deep)}
.chips a:hover{border-color:var(--green)}

.svc-links{list-style:none;display:grid;gap:8px;margin-bottom:1rem}
.svc-links a{display:block;padding:12px 16px;background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);text-decoration:none;color:var(--ink)}
.svc-links strong{display:block;color:var(--green-deep)}
.svc-links span{font-size:.88rem;color:var(--muted)}

.facts{display:grid;grid-template-columns:auto 1fr;gap:6px 14px;font-size:.9rem;margin:10px 0}
.facts dt{color:var(--muted);font-weight:500}
.facts dd{overflow-wrap:anywhere}
.big-phone{font-family:var(--display);font-size:1.7rem}.big-phone a{text-decoration:none;color:var(--green-deep)}

.area-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:22px;margin-bottom:22px}
.area-group ul{list-style:none}
.area-group li{display:flex;justify-content:space-between;gap:10px;padding:8px 0;border-bottom:1px solid var(--rule)}
.area-group li span{font-size:.78rem;color:var(--muted)}

/* tables */
.table-wrap{overflow-x:auto;border:1px solid var(--rule);border-radius:var(--radius);background:var(--paper)}
table.data{width:100%;border-collapse:collapse;font-size:.92rem;min-width:560px}
table.data caption{text-align:left;padding:14px 16px 4px;font-weight:600;color:var(--green-deep)}
table.data th,table.data td{padding:12px 16px;border-bottom:1px solid var(--rule);text-align:left;vertical-align:top}
table.data thead th{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:600}
table.data td{font-variant-numeric:tabular-nums;white-space:nowrap}
table.data tbody th{font-weight:600;color:var(--green-deep)}
.scope{display:block;font-weight:400;font-size:.8rem;color:var(--muted);margin-top:3px;white-space:normal}
.source{font-size:.8rem;color:var(--muted);margin-top:10px}
.drivers dt{font-weight:600;color:var(--green-deep);margin-top:12px}.drivers dd{color:#3d4236}

/* faq */
.faq{border-bottom:1px solid var(--rule)}
.faq summary{cursor:pointer;list-style:none;padding:16px 30px 16px 0;font-weight:600;position:relative;color:var(--green-deep)}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:12px;font-size:1.4rem;color:var(--coyote)}
.faq[open] summary::after{content:"\2212"}
.faq div{padding:0 0 16px;color:#3d4236}

/* estimator */
.estimator-frame iframe{width:100%;min-height:360px;border:0;border-radius:12px;background:var(--paper);display:block}

/* form */
.lead-form{display:grid;gap:14px}
.lead-form .row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.lead-form label{display:grid;gap:6px;font-size:.88rem;font-weight:600;color:var(--green-deep)}
.lead-form .opt{font-weight:400;color:var(--muted)}
.lead-form input,.lead-form select,.lead-form textarea{font:inherit;font-weight:400;padding:12px;border:1px solid var(--rule);border-radius:var(--radius);background:#fff;color:var(--ink);width:100%}
.lead-form input:focus,.lead-form select:focus,.lead-form textarea:focus{outline:2px solid var(--green);border-color:var(--green)}
.hp{position:absolute!important;left:-9999px!important}
.prose p{max-width:720px}

/* cta + footer */
.cta-band{background:var(--green);color:var(--cream);padding:40px 0}
.cta-inner{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap}
.cta-band h2{color:#fff;margin-bottom:4px}.cta-band p{margin:0;color:var(--coyote-pale)}
.cta-actions{display:flex;gap:10px;flex-wrap:wrap}
.cta-band .btn{background:var(--cream);color:var(--green-deep);border-color:var(--cream)}
.cta-band .btn-ghost{background:transparent;color:var(--cream);border-color:var(--coyote-pale)}
.site-footer{background:var(--green-deep);color:var(--coyote-pale);padding:48px 0 20px;font-size:.9rem}
.site-footer a{color:var(--coyote-light)}
.site-footer h3{color:var(--coyote);font-family:var(--body);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;margin-bottom:12px}
.foot-grid{display:grid;grid-template-columns:1.2fr 1fr 1.4fr;gap:36px}
.foot-grid ul{list-style:none}.foot-grid li{padding:3px 0}
.nap{margin-top:14px}.lic{font-size:.8rem;color:var(--coyote)}
.city-links a{display:inline-block;margin:0 12px 6px 0}
.foot-base{display:flex;justify-content:space-between;border-top:1px solid rgba(203,184,150,.2);margin-top:30px;padding-top:16px;font-size:.78rem}

@media (max-width:1024px){
  .nav-desktop{display:none}
  .nav-menu{display:block;position:relative}
  .nav-menu .nav-list{max-height:calc(100vh - 100px);overflow-y:auto;position:absolute;right:0;top:calc(100% + 8px);flex-direction:column;align-items:flex-start;background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:14px 18px;gap:10px;min-width:250px;box-shadow:0 10px 30px rgba(0,0,0,.1)}
  .nav-menu .sub{display:block;position:static;border:0;box-shadow:none;padding:4px 0 0 10px;min-width:0;background:transparent}
  .nav-menu .sub li a{padding:4px 0}
  .btn-sm{display:none}
  .two-col{grid-template-columns:1fr}
  .side-card{position:static}
  .foot-grid{grid-template-columns:1fr}
  .hero-home{background:var(--cream)}
}
@media (max-width:560px){
  .lead-form .row{grid-template-columns:1fr}
  .hero{padding:36px 0 32px}
  .foot-base{flex-direction:column;gap:8px}
}


.form-error{background:#f6e3dc;border:1px solid #c98a73;color:#6b2a16;padding:12px 16px;border-radius:6px;margin-bottom:14px}
.side-card h2.h3{font-size:1.2rem;margin-bottom:.4rem}

/* estimator */
.est-cta{display:flex;justify-content:space-between;align-items:center;gap:24px;flex-wrap:wrap;background:var(--paper);border:1px solid var(--rule);border-left:4px solid var(--coyote);border-radius:var(--radius);padding:28px}
.est-cta p{max-width:620px}
.est-frame iframe{width:100%;min-height:420px;border:0;border-radius:12px;display:block;background:transparent}
@media (max-width:560px){.est-cta{padding:20px}}
.big-phone,table.data td{font-variant-numeric:lining-nums tabular-nums}

/* guides, agents, projects, reviews */
.guide h2{margin-top:28px}.guide ul.checks{max-width:720px}
table.data.wide td{white-space:normal;min-width:120px}
table.data.wide td:nth-child(2){min-width:280px}
.plain-steps{padding-left:22px;margin-bottom:1rem}.plain-steps li{padding:6px 0}
.project-card{padding:0;overflow:hidden}.project-card img{width:100%;aspect-ratio:4/3;object-fit:cover}.project-card h3,.project-card p{padding:0 18px}.project-card h3{margin-top:14px}
.gallery{display:grid;grid-template-columns:repeat(auto-fill,minmax(260px,1fr));gap:14px}.gallery img{width:100%;border-radius:var(--radius)}.gallery figcaption{font-size:.82rem;color:var(--muted);margin-top:4px}
.reviews{display:grid;grid-template-columns:repeat(auto-fill,minmax(280px,1fr));gap:16px}
.review{background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:22px}
.review blockquote{font-family:var(--display);font-size:1.1rem;color:var(--green-deep);line-height:1.5}
.review figcaption{margin-top:12px;font-size:.85rem;color:var(--muted)}
@media (max-width:700px){
.permits thead{display:none}
.permits,.permits tbody,.permits tr,.permits th,.permits td{display:block;width:100%}
.permits tr{padding:12px 0;border-bottom:1px solid var(--rule)}
.permits th,.permits td{border:0;padding:2px 16px}
.permits td:nth-of-type(1){font-weight:600;color:var(--green-deep)}
.permits td:nth-of-type(1)::before{content:"Permit: ";font-weight:400;color:inherit}
}
table.data.permits{min-width:0}
table.data.permits td{white-space:normal}
table.data.permits td:nth-of-type(1){white-space:nowrap}
@media (max-width:700px){table.data.permits td:nth-of-type(1){white-space:normal}.permits tr{border-bottom:1px solid var(--rule)}.permits th,.permits td{border-bottom:0!important}}
.work-groups{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:8px 28px}
.work-group h3{margin:14px 0 4px;font-size:1.05rem}
/* service scale + why tiles */
.prose{max-width:760px}
.scale-title{margin:34px 0 10px;font-size:1.35rem}
.scale-ends{display:flex;justify-content:space-between;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);font-weight:600;margin-bottom:6px}
.scale-bar{height:8px;border-radius:999px;background:linear-gradient(90deg,var(--coyote-pale),var(--coyote),var(--green),var(--green-deep))}
.tiers{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:18px}
.tier h3{font-size:1.02rem;margin:0 0 10px;display:flex;align-items:center;gap:8px}
.tier-dot{width:12px;height:12px;border-radius:50%;display:inline-block;flex:none}
.tier-1 .tier-dot{background:var(--coyote-pale)}.tier-2 .tier-dot{background:var(--coyote)}.tier-3 .tier-dot{background:var(--green)}.tier-4 .tier-dot{background:var(--green-deep)}
.pill{display:inline-block;padding:6px 12px;margin:0 6px 8px 0;border-radius:999px;background:var(--paper);border:1px solid var(--rule);font-size:.86rem;line-height:1.3;transition:transform .15s,border-color .15s}
.pill:hover{transform:translateY(-2px);border-color:var(--green)}
.tier-4 .pill{background:var(--green-deep);color:var(--cream);border-color:var(--green-deep)}
.tier-3 .pill{border-color:var(--green)}
.why{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:14px}
.why-tile{background:var(--paper);border:1px solid var(--rule);border-top:3px solid var(--coyote);border-radius:var(--radius);padding:18px 20px}
.why-tile h3{font-size:1.02rem;margin:0 0 6px}
.why-tile p{margin:0;font-size:.92rem}
@media (max-width:900px){.tiers{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.tiers{grid-template-columns:1fr}}
@media (prefers-reduced-motion:reduce){.pill{transition:none}}
.why{grid-template-columns:repeat(3,1fr)}
@media (max-width:900px){.why{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.why{grid-template-columns:1fr}}
@media (max-width:700px){
table.data.stack{min-width:0}
.stack thead{display:none}
.stack,.stack tbody,.stack tr,.stack th,.stack td{display:block;width:100%}
.stack tr{padding:10px 0;border-bottom:1px solid var(--rule)}
.stack th,.stack td{border:0!important;padding:3px 16px;white-space:normal!important;min-width:0!important}
.stack td[data-label]::before{content:attr(data-label) ": ";font-weight:600;color:var(--green-deep)}
}

/* persistent CTA bar (all screens) */
body{padding-bottom:64px}body.nobar{padding-bottom:0}
.cta-bar{position:fixed;left:0;right:0;bottom:0;z-index:60;background:var(--green-deep);color:var(--cream);border-top:1px solid var(--green-dark);box-shadow:0 -4px 16px rgba(0,0,0,.12)}
.cta-bar[hidden]{display:none}
.cta-bar-in{max-width:var(--max);margin:0 auto;padding:10px 20px;display:flex;align-items:center;gap:14px}
.cta-bar-txt{flex:1;font-size:.9rem;color:var(--coyote-pale)}.cta-bar-txt strong{color:var(--cream)}
.cta-bar a{text-decoration:none;font-weight:700;border-radius:var(--radius);padding:10px 18px;font-size:.9rem;white-space:nowrap}
.cta-bar-call{color:var(--cream);border:1px solid var(--coyote-light)}.cta-bar-call:hover{background:var(--green-dark);color:var(--cream)}
.cta-bar-btn{background:var(--cream);color:var(--green-deep)}.cta-bar-btn:hover{background:#fff;color:var(--green-deep)}
.cta-bar-call .m{display:none}.cta-bar-sms{display:none}
.cta-bar-x{background:none;border:0;color:var(--coyote-pale);font-size:1.4rem;line-height:1;cursor:pointer;padding:4px 6px}
@media (max-width:760px){
  .cta-bar-txt,.cta-bar-x{display:none}
  .cta-bar-in{padding:8px 10px;gap:8px}
  .cta-bar a{flex:1;text-align:center;padding:13px 6px;font-size:1rem}
  .cta-bar-call .m{display:inline}.cta-bar-call .d{display:none}.cta-bar-sms{display:block}
}
/* inline quick form + guide CTA */
.quick{display:grid;grid-template-columns:1fr 1.2fr;gap:32px;background:var(--paper);border:1px solid var(--rule);border-radius:var(--radius);padding:28px}
.quick-copy .checks{margin-top:12px}
@media (max-width:860px){.quick{grid-template-columns:1fr;padding:20px}}
.guide-cta{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:18px;background:var(--coyote-bg);border:1px solid var(--rule);border-radius:var(--radius);padding:24px}
.guide-cta h2{font-size:1.4rem}
a[href^="tel:"]{white-space:nowrap}

/* work photos */
.work-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:18px}
.work{margin:0}.work[hidden]{display:none}
.work img{width:100%;aspect-ratio:3/2;object-fit:cover;border-radius:var(--radius);border:1px solid var(--rule)}
.work figcaption{font-size:.86rem;color:var(--ink);margin-top:6px;line-height:1.4}.work figcaption span{color:var(--muted)}
.work-filters{display:flex;flex-wrap:wrap;gap:8px}
.wf{font:inherit;font-weight:600;font-size:.9rem;padding:9px 16px;border-radius:999px;border:1px solid var(--green-deep);background:transparent;color:var(--green-deep);cursor:pointer}
.wf.on{background:var(--green-deep);color:var(--cream)}
@media (max-width:860px){.work-grid{grid-template-columns:1fr 1fr;gap:12px}}
@media (max-width:480px){.work-grid{grid-template-columns:1fr}}