:root{--orange:#ff7015;--black:#111;--dark:#202020;--muted:#b9b9b9}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:#1e1e1e;color:white;font-family:Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}img{display:block;max-width:100%}button,input{font:inherit}.wrap{width:min(1380px,88%);margin:auto}.topline{display:flex;justify-content:space-between;background:#111;color:#aaa;padding:10px 6%;font-size:10px;font-weight:800;letter-spacing:.15em}header{height:92px;display:flex;align-items:center;justify-content:space-between;padding:0 6%;background:#101010;position:relative;z-index:3}.brand img{width:240px;height:auto}nav{display:flex;align-items:center;gap:36px;font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.08em}nav 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1fr;gap:9%;align-items:center}.about-image{position:relative}.about-image img{width:100%;height:550px;object-fit:cover}.image-mark{position:absolute;bottom:-10px;right:-10px;background:var(--orange);color:#111;padding:14px 30px;font-size:48px;font-weight:900;transform:skew(-15deg)}.about-copy>p:not(.kicker){max-width:490px}.text-link{display:inline-block;margin-top:20px;font-weight:900;font-size:12px;letter-spacing:.08em}.text-link span{font-size:18px}.contact{background:var(--orange);color:#111;padding:90px 0}.contact .kicker span,.contact h2 em{color:white}.contact-inner{display:flex;justify-content:space-between;align-items:end;gap:40px}.contact-inner>div:first-child>p:last-child{max-width:470px;line-height:1.6}.contact-action{min-width:360px}.contact-action>span{font-size:11px;font-weight:900;letter-spacing:.14em}.phone{display:block;font-size:clamp(28px,3vw,43px);font-weight:900;margin:14px 0}.contact-action p{font-size:13px}.dark-button{background:#111;color:white;margin-top:18px}.dark-button:hover{background:#333}footer{background:#0f0f0f;padding:60px 0 25px}.footer-inner{display:grid;grid-template-columns:2fr 1fr 1fr;gap:40px}.footer-inner img{width:230px}.footer-inner p,.footer-inner a{display:block;color:#999;font-size:12px;line-height:1.6}.footer-inner strong{font-size:11px;letter-spacing:.12em}.bottom{display:flex;justify-content:space-between;border-top:1px solid #333;margin-top:45px;padding-top:20px;color:#777;font-size:10px;letter-spacing:.1em}@media(max-width:800px){.topline span:last-child{display:none}header{height:76px}.brand img{width:190px}.menu{display:block;background:none;border:0;color:white;font-size:11px;font-weight:bold;letter-spacing:.1em}.menu span{color:var(--orange);font-size:20px;margin-left:8px}nav{display:none;position:absolute;top:76px;left:0;right:0;background:#111;padding:25px 6%;align-items:stretch;flex-direction:column;gap:20px}nav.open{display:flex}.hero{height:auto;min-height:670px}.hero-photo{background-position:58% center}.hero-shade{background:linear-gradient(90deg,rgba(8,8,8,.9),rgba(8,8,8,.48))}.hero h1{font-size:clamp(48px,10vw,74px)}.hero p{font-size:16px}.hero-bottom span:last-child{display:none}.section{padding:80px 0}.section-head{display:block}.section-head>p{margin-top:25px}.service-grid{grid-template-columns:1fr 1fr}.service-grid article:nth-child(2){border-right:0}.service-grid article:nth-child(-n+2){border-bottom:1px solid #444}.about{grid-template-columns:1fr;gap:50px}.about-image img{height:420px}.contact-inner{display:block}.contact-action{margin-top:45px;min-width:0}.gallery img{height:180px}.gallery figcaption{display:block}.gallery figcaption b{display:block;margin-top:8px}}@media(max-width:520px){.topline{font-size:9px}.hero{min-height:650px}.hero 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.brand-panel{height:550px;background:#111;display:flex;flex-direction:column;justify-content:center;align-items:flex-start;padding:9%;overflow:visible}.panel-slashes{font-size:75px;line-height:1;color:var(--orange);font-weight:900;font-style:italic}.panel-text{font-size:clamp(27px,3.3vw,48px);font-weight:900;line-height:1.05;letter-spacing:-.04em}.panel-text span{color:var(--orange)}.brand-panel p{margin-top:30px;font-size:10px;font-weight:900;letter-spacing:.14em;color:#bbb}@media(max-width:800px){.brand-panel{height:420px}}@media(max-width:520px){.brand-panel{height:320px}.hero-photo{background-position:67% center}}

header,footer{background:#000}.services{background:#141414}.offer-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #414141;border-left:1px solid #414141}.offer-grid>div{min-height:150px;padding:25px;border-right:1px solid #414141;border-bottom:1px solid #414141;display:flex;flex-direction:column;justify-content:space-between;gap:20px}.offer-grid span{color:var(--orange);font-weight:900;font-size:11px;letter-spacing:.1em}.offer-grid strong{font-size:18px;line-height:1.12}.offer-grid .offer-more{grid-column:span 2;background:var(--orange);color:#111}.offer-more span{color:#111;font-size:22px}.offer-more a{font-size:10px;font-weight:900;letter-spacing:.08em}.newbuild{background:#202020}.newbuild-grid{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center}.newbuild h2,.real-estate h2{font-size:clamp(42px,5.2vw,75px);margin:22px 0}.newbuild-grid>div:first-child>p:not(.kicker),.real-estate-inner>div>p:not(.kicker){color:#bbb;line-height:1.7;max-width:520px}.newbuild .button{margin-top:25px}.build-panel{min-height:370px;background:#101010;border-left:8px solid var(--orange);padding:45px;display:flex;flex-direction:column;justify-content:center}.build-mark{color:var(--orange);font-size:50px;font-weight:900}.build-panel p{font-size:clamp(25px,3vw,42px);line-height:1.1;font-weight:900}.build-panel strong{color:var(--orange)}.build-line{height:4px;width:70px;background:var(--orange)}.build-panel small{margin-top:22px;letter-spacing:.15em;font-weight:900;color:#999}.real-estate{background:#111}.real-estate-inner{display:grid;grid-template-columns:1.2fr 1fr;gap:8%;align-items:end}@media(max-width:800px){.offer-grid{grid-template-columns:repeat(2,1fr)}.newbuild-grid,.real-estate-inner{grid-template-columns:1fr;gap:45px}.build-panel{min-height:300px}}@media(max-width:520px){.offer-grid>div{padding:18px;min-height:130px}.offer-grid strong{font-size:15px}.offer-grid .offer-more{grid-column:span 2}.build-panel{padding:30px}}

/* A brand-led introduction, using shapes rather than illustrative people. */
.hero-photo{background:radial-gradient(ellipse at 73% 45%,#493023 0%,#201b19 35%,#111 78%)}.hero-shade{background:linear-gradient(90deg,rgba(8,8,8,.25) 0%,rgba(8,8,8,.04) 100%)}.hero h1{font-size:clamp(48px,5.8vw,84px);max-width:980px}.hero p{max-width:580px}.hero-emblem{position:absolute;right:7%;bottom:18%;width:360px;border-left:1px solid #8b5a3e;padding:30px;color:#f9e9de;opacity:.62}.hero-emblem span{display:block;color:var(--orange);font-size:46px;font-style:italic;font-weight:900}.hero-emblem strong{font-size:30px;line-height:1.05;letter-spacing:-.03em}.hero-emblem small{display:block;margin-top:25px;font-size:9px;letter-spacing:.12em;font-weight:800;color:#cebbb0}.expect{background:#eee9e4;color:#191919}.expect .section-head>p{color:#5f5751}.expect-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid #c8bfb7}.expect-grid article{padding:28px 35px 0 0}.expect-grid span{color:#c55410;font-size:12px;font-weight:900}.expect-grid h3{font-size:18px;margin:24px 0 12px}.expect-grid p{color:#5f5751;line-height:1.7;font-size:15px}.owner{background:#1d1d1d}.owner-layout{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:center}.owner h2{font-size:clamp(45px,5.4vw,76px)}.owner-name{margin:30px 0 5px;font-size:19px;font-weight:900}.owner-role{color:var(--orange);font-size:11px;letter-spacing:.12em;font-weight:900}.owner-intro{color:#c8c3bf;line-height:1.75;max-width:525px;margin-top:28px}.owner blockquote{margin:0;background:#111;padding:50px;border-top:5px solid var(--orange)}.quote-mark{font:900 90px Georgia,serif;color:var(--orange);line-height:.7}.owner blockquote p{font-size:clamp(24px,2.7vw,36px);line-height:1.25;font-weight:700;margin:25px 0}.owner blockquote footer{background:transparent;padding:0;font-size:11px;font-weight:900;letter-spacing:.08em}.owner blockquote footer span{display:block;color:#999;margin-top:8px;font-size:10px}@media(max-width:1000px){.hero-emblem{opacity:.24;right:4%}}@media(max-width:800px){.owner-layout{grid-template-columns:1fr;gap:45px}.hero-emblem{display:none}.expect-grid{grid-template-columns:1fr}.expect-grid article{border-bottom:1px solid #c8bfb7;padding:25px 0}.expect-grid h3{margin-top:14px}}@media(max-width:520px){.hero h1{font-size:43px}.owner blockquote{padding:30px}}
.page-hero{padding:110px 0 100px;background:radial-gradient(ellipse at 75% 50%,#483026,#151515 65%)}.page-hero h1{font-size:clamp(44px,6vw,82px);line-height:1;letter-spacing:-.05em;margin:28px 0}.page-hero>div>p:last-child{font-size:17px;max-width:580px;line-height:1.7;color:#ddd}.story-grid,.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:start}.story-grid h2,.contact-layout h2{font-size:clamp(40px,4.5vw,65px)}.body-copy,.form-copy{color:#c5c0bd;line-height:1.8;font-size:16px}.service-detail-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid #444;border-left:1px solid #444}.service-detail-grid article{padding:32px;border-right:1px solid #444;border-bottom:1px solid #444;min-height:200px}.service-detail-grid span{color:var(--orange);font-size:11px;font-weight:900}.service-detail-grid h3{font-size:19px;margin-top:35px}.service-detail-grid p{color:#bbb;font-size:14px;line-height:1.6}.extra-note{color:#bbb;margin-top:30px}.extra-note a{color:var(--orange);font-weight:bold}.portfolio-card{display:grid;grid-template-columns:1.2fr 1fr;background:#111}.portfolio-image img{height:520px;width:100%;object-fit:cover}.portfolio-details{padding:10%;align-self:center}.portfolio-details h2{font-size:clamp(38px,4vw,62px)}.portfolio-details>p:not(.kicker){color:#bbb;line-height:1.7}.portfolio-card:hover .text-link{color:white}.detail-heading{margin-top:100px}.photo-pairs{display:grid;gap:50px}.photo-pairs article h3{font-size:20px}.pair{display:grid;grid-template-columns:1fr 1fr;gap:15px}.gallery-open{background:#111;border:0;padding:0;position:relative;cursor:pointer;overflow:hidden}.gallery-open img{width:100%;height:340px;object-fit:cover;transition:transform .3s}.gallery-open:hover img{transform:scale(1.03)}.gallery-open span{position:absolute;left:15px;bottom:15px;background:#111;color:white;padding:10px 14px;font-weight:900;font-size:11px}.gallery-dialog{max-width:min(1000px,90vw);max-height:90vh;background:#111;color:white;border:1px solid #777;padding:20px}.gallery-dialog::backdrop{background:rgba(0,0,0,.88)}.gallery-dialog img{max-width:100%;max-height:75vh;margin:auto}.gallery-close{float:right;background:var(--orange);border:0;font-size:18px;padding:10px;cursor:pointer}.form-panel{padding:40px;background:#121212;border-top:4px solid var(--orange)}.form-panel h3{font-size:21px;margin-top:0}.form-status{background:#27221e;border-left:3px solid var(--orange);padding:16px;color:#e0d2c8;line-height:1.6;font-size:13px}.inquiry-form label{display:block;font-weight:bold;font-size:13px;margin:20px 0;color:#eee}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{display:block;width:100%;margin-top:9px;padding:13px;background:#242424;border:1px solid #777;color:white;font:inherit;border-radius:0}.inquiry-form input:focus,.inquiry-form select:focus,.inquiry-form textarea:focus{outline:2px solid var(--orange);outline-offset:2px}.inquiry-form small{display:block;font-weight:normal;color:#bbb;margin-top:8px;line-height:1.5}.inquiry-form button{border:0;cursor:pointer}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:15px}.contact-phone{display:block;font-size:clamp(28px,3vw,42px);font-weight:900;color:var(--orange);margin:30px 0}.draft-output{margin-top:25px;padding:18px;background:#252525}.draft-output p{font-size:13px;line-height:1.5}.copy-draft{background:white;color:#111;padding:12px 18px;font-weight:900;cursor:pointer}.draft-output textarea{resize:vertical}.inquiry-form [hidden]{display:none}@media(max-width:900px){nav{gap:18px}}@media(max-width:800px){.story-grid,.contact-layout,.portfolio-card{grid-template-columns:1fr;gap:35px}.service-detail-grid{grid-template-columns:repeat(2,1fr)}.portfolio-image img{height:380px}.portfolio-details{padding:35px}.page-hero{padding:80px 0}.gallery-open img{height:260px}}@media(max-width:520px){.service-detail-grid{grid-template-columns:1fr}.service-detail-grid article{min-height:0}.service-detail-grid h3{margin-top:22px}.pair{grid-template-columns:1fr}.gallery-open img{height:250px}.form-panel{padding:24px}.form-row{grid-template-columns:1fr;gap:0}.page-hero h1{font-size:42px}}

/* Mobile layout fixes */
@media(max-width:520px){.page-hero h1,.section-head h2,.about h2,.contact h2{font-size:clamp(26px,8.2vw,42px)}.stripe{flex-wrap:wrap;justify-content:center;white-space:normal;gap:8px 16px;padding:16px 6%;font-size:11px}}

/* Form additions */
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-note{font-size:12px;line-height:1.6;color:#aaa;margin:14px 0 0}.form-note a,.form-photos a,.draft-output p a{color:var(--orange);text-decoration:underline}
.form-photos{font-size:13px;line-height:1.6;color:#bbb;margin:4px 0 0}
.form-result{margin-top:14px}.form-result.error{color:#ffb38a}
button[disabled]{opacity:.6;cursor:wait}
.legal{max-width:820px}.legal h2{font-size:22px;letter-spacing:-.02em;margin:40px 0 12px}.legal p,.legal li{color:#ccc;line-height:1.75;font-size:16px}.legal a{color:var(--orange);text-decoration:underline}


/* Arrows: draw as plain text on phones, never as emoji */
body{font-variant-emoji:text}