:root{
    --paper:#F6F1E9;
    --paper-soft:#EFE8D9;
    --ink:#3A2E27;
    --ink-soft:#6B5D52;
    --clay:#B5562E;
    --clay-deep:#8F4322;
    --sage:#5C6F5F;
    --sage-soft:#7C8C7E;
    --line:#E0D5C2;
    --white:#FFFDF9;
  }

  *{margin:0;padding:0;box-sizing:border-box;}
  html{scroll-behavior:smooth;}
  body{
    background:var(--paper);
    color:var(--ink);
    font-family:'Work Sans', sans-serif;
    font-weight:400;
    line-height:1.6;
    -webkit-font-smoothing:antialiased;
  }
  img{max-width:100%;display:block;}
  a{color:inherit;text-decoration:none;}

  h1,h2,h3,h4{
    font-family:'Fraunces', serif;
    font-weight:500;
    line-height:1.15;
    color:var(--ink);
  }

  .eyebrow{
    font-family:'Work Sans', sans-serif;
    font-size:0.72rem;
    font-weight:600;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--clay-deep);
    display:inline-flex;
    align-items:center;
    gap:0.6rem;
  }
  .eyebrow::before{
    content:'';
    width:22px;
    height:1px;
    background:var(--clay-deep);
    display:inline-block;
  }

  .wrap{max-width:1180px;margin:0 auto;padding:0 32px;}
  section{padding:88px 0;}

  /* ---------- Skip link ---------- */
  .skip-link{
    position:absolute;left:-9999px;top:0;
    background:var(--ink);color:var(--paper);
    padding:10px 16px;z-index:200;
  }
  .skip-link:focus{left:8px;top:8px;}

  /* ---------- Header ---------- */
  header{
    position:sticky;top:0;z-index:100;
    background:rgba(246,241,233,0.92);
    backdrop-filter:blur(8px);
    border-bottom:1px solid var(--line);
  }
  .nav-inner{
    max-width:1180px;margin:0 auto;padding:0 32px;
    display:flex;align-items:center;justify-content:space-between;
    height:80px;
  }
  .logo{
    font-family:'Fraunces', serif;
    font-size:1.55rem;
    font-weight:600;
    letter-spacing:-0.01em;
    color:var(--ink);
    display:flex;
    align-items:center;
    gap:10px;
  }
  .logo span{color:var(--clay);}
  .logo img{height:42px;width:auto;display:block;}
  .logo .logo-text{display:flex;flex-direction:column;line-height:1.05;}
  .logo .logo-text small{
    font-family:'Work Sans',sans-serif;
    font-size:0.6rem;
    font-weight:500;
    letter-spacing:0.06em;
    text-transform:uppercase;
    color:var(--ink-soft);
  }
  nav ul{
    display:flex;gap:2.2rem;list-style:none;
    font-size:0.92rem;font-weight:500;
  }
  nav a{
    position:relative;padding:6px 0;color:var(--ink-soft);
    transition:color 0.2s;
  }
  nav a:hover, nav a:focus-visible{color:var(--clay-deep);}
  nav a:focus-visible{outline:2px solid var(--clay);outline-offset:4px;}
  .nav-cta{
    background:var(--ink);color:var(--paper);
    padding:11px 22px;border-radius:3px;
    font-size:0.88rem;font-weight:600;
    transition:background 0.2s;
  }
  .nav-cta:hover, .nav-cta:focus-visible{background:var(--clay-deep);}
  .nav-toggle{display:none;}

  @media (max-width:860px){
    nav ul{display:none;}
    .nav-toggle{
      display:block;background:none;border:none;
      font-size:1.6rem;color:var(--ink);cursor:pointer;
    }
  }

  /* ---------- Hero ---------- */
  .hero{
    padding:84px 0 0;
    position:relative;
    overflow:hidden;
  }
  .hero-grid{
    display:grid;
    grid-template-columns:1.05fr 0.95fr;
    gap:56px;
    align-items:center;
  }
  .hero h1{
    font-size:clamp(2.4rem, 4.6vw, 3.65rem);
    margin:18px 0 26px;
    letter-spacing:-0.01em;
  }
  .hero h1 .accent{
    position:relative;
    white-space:nowrap;
  }
  .hero h1 .accent svg{
    position:absolute;left:0;bottom:-6px;width:100%;height:14px;
  }
  .hero p.lede{
    font-size:1.12rem;
    color:var(--ink-soft);
    max-width:480px;
    margin-bottom:34px;
  }
  .btn-row{display:flex;gap:16px;flex-wrap:wrap;}
  .btn{
    display:inline-flex;align-items:center;gap:8px;
    padding:15px 28px;border-radius:3px;
    font-size:0.95rem;font-weight:600;
    transition:transform 0.2s, background 0.2s, box-shadow 0.2s;
    border:1px solid transparent;
  }
  .btn-primary{background:var(--clay);color:var(--white);}
  .btn-primary:hover, .btn-primary:focus-visible{background:var(--clay-deep);transform:translateY(-1px);}
  .btn-ghost{background:transparent;border:1px solid var(--ink);color:var(--ink);}
  .btn-ghost:hover, .btn-ghost:focus-visible{background:var(--ink);color:var(--paper);}
  .btn:focus-visible{outline:2px solid var(--clay-deep);outline-offset:3px;}

  .hero-card{
    background:var(--white);
    border:1px solid var(--line);
    border-radius:6px;
    padding:38px;
    box-shadow:0 24px 60px -28px rgba(58,46,39,0.25);
    position:relative;
  }
  .hero-card::before{
    content:'';
    position:absolute;top:18px;left:18px;right:18px;bottom:18px;
    border:1px solid var(--line);
    border-radius:4px;
    pointer-events:none;
  }
  .hero-card-inner{position:relative;z-index:1;}
  .hero-card .tag{
    font-size:0.7rem;letter-spacing:0.1em;text-transform:uppercase;
    color:var(--sage);font-weight:600;margin-bottom:10px;display:block;
  }
  .stat-row{display:flex;gap:0;margin-top:26px;border-top:1px solid var(--line);}
  .stat{flex:1;padding:22px 0 0;border-right:1px solid var(--line);}
  .stat:last-child{border-right:none;}
  .stat-num{font-family:'Fraunces', serif;font-size:1.85rem;font-weight:600;color:var(--clay-deep);}
  .stat-label{font-size:0.78rem;color:var(--ink-soft);margin-top:2px;}

  .ribbon{
    margin-top:64px;
    border-top:1px solid var(--line);
    border-bottom:1px solid var(--line);
    background:var(--paper-soft);
    overflow:hidden;
    padding:22px 0;
  }
  .ribbon-track{
    display:flex;gap:48px;white-space:nowrap;
    animation:scroll 32s linear infinite;
    font-family:'Fraunces', serif;
    font-size:1.05rem;
    color:var(--ink-soft);
  }
  .ribbon:hover .ribbon-track{animation-play-state:paused;}
  @keyframes scroll{
    from{transform:translateX(0);}
    to{transform:translateX(-50%);}
  }
  @media (prefers-reduced-motion: reduce){
    .ribbon-track{animation:none;}
  }

  /* ---------- How it works ---------- */
  .how{background:var(--white);border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
  .section-head{max-width:640px;margin-bottom:56px;}
  .section-head h2{font-size:clamp(1.9rem, 3vw, 2.5rem);margin-top:14px;}
  .section-head p{color:var(--ink-soft);margin-top:14px;font-size:1.04rem;}

  .steps{
    display:grid;grid-template-columns:repeat(3, 1fr);
    gap:0;
    border:1px solid var(--line);
    border-radius:6px;
    overflow:hidden;
  }
  .step{
    padding:38px 34px;
    border-right:1px solid var(--line);
    position:relative;
  }
  .step:last-child{border-right:none;}
  .step .step-mark{
    font-family:'Fraunces', serif;
    font-size:0.85rem;
    color:var(--clay-deep);
    margin-bottom:18px;
    display:block;
  }
  .step h3{font-size:1.22rem;margin-bottom:10px;}
  .step p{color:var(--ink-soft);font-size:0.96rem;}

  @media (max-width:760px){
    .steps{grid-template-columns:1fr;}
    .step{border-right:none;border-bottom:1px solid var(--line);}
    .step:last-child{border-bottom:none;}
  }

  /* ---------- Services ---------- */
  .services-grid{
    display:grid;grid-template-columns:repeat(3, 1fr);
    gap:28px;
  }
  .service-card{
    background:var(--white);
    border:1px solid var(--line);
    border-radius:6px;
    padding:34px 30px;
    transition:border-color 0.2s, transform 0.2s;
  }
  .service-card:hover{border-color:var(--clay);transform:translateY(-3px);}
  .service-card .icon{
    width:46px;height:46px;
    border-radius:50%;
    background:var(--paper-soft);
    display:flex;align-items:center;justify-content:center;
    margin-bottom:22px;
    color:var(--clay-deep);
  }
  .service-card h3{font-size:1.18rem;margin-bottom:12px;}
  .service-card p{color:var(--ink-soft);font-size:0.95rem;margin-bottom:16px;}
  .service-card ul{list-style:none;font-size:0.88rem;color:var(--ink-soft);}
  .service-card li{padding:6px 0;border-top:1px solid var(--line);display:flex;gap:8px;}
  .service-card li:first-child{border-top:none;}
  .service-card li::before{content:'—';color:var(--clay);flex-shrink:0;}

  @media (max-width:900px){
    .services-grid{grid-template-columns:1fr;}
  }

  /* ---------- Social housing band ---------- */
  .council-band{
    background:var(--ink);
    color:var(--paper);
    border-radius:8px;
    padding:54px 50px;
    display:grid;
    grid-template-columns:1.1fr 0.9fr;
    gap:48px;
    align-items:center;
  }
  .council-band .eyebrow{color:#D9A684;}
  .council-band .eyebrow::before{background:#D9A684;}
  .council-band h2{color:var(--paper);font-size:clamp(1.7rem,2.6vw,2.15rem);margin:14px 0 18px;}
  .council-band p{color:#D8CDBE;font-size:1rem;margin-bottom:6px;}
  .council-list{list-style:none;border-top:1px solid rgba(246,241,233,0.18);}
  .council-list li{
    padding:16px 0;border-bottom:1px solid rgba(246,241,233,0.18);
    display:flex;justify-content:space-between;align-items:baseline;
    font-size:0.95rem;
  }
  .council-list li span:last-child{color:#D9A684;font-family:'Fraunces',serif;}

  @media (max-width:860px){
    .council-band{grid-template-columns:1fr;padding:40px 28px;}
  }

  /* ---------- Testimonials ---------- */
  .testimonials{background:var(--paper-soft);border-top:1px solid var(--line);border-bottom:1px solid var(--line);}
  .testi-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;}
  .testi-card{
    background:var(--white);border:1px solid var(--line);border-radius:6px;
    padding:32px 28px;display:flex;flex-direction:column;justify-content:space-between;
  }
  .testi-card p.quote{
    font-family:'Fraunces', serif;
    font-size:1.08rem;
    font-style:italic;
    color:var(--ink);
    margin-bottom:22px;
  }
  .testi-meta{border-top:1px solid var(--line);padding-top:14px;font-size:0.87rem;}
  .testi-meta strong{display:block;color:var(--ink);font-weight:600;}
  .testi-meta span{color:var(--ink-soft);}

  @media (max-width:900px){.testi-grid{grid-template-columns:1fr;}}

  /* ---------- Coverage ---------- */
  .coverage-inner{
    display:grid;grid-template-columns:0.9fr 1.1fr;gap:54px;align-items:start;
  }
  .area-tags{display:flex;flex-wrap:wrap;gap:10px;margin-top:24px;}
  .area-tag{
    border:1px solid var(--line);background:var(--white);
    padding:8px 16px;border-radius:999px;font-size:0.85rem;color:var(--ink-soft);
  }
  .coverage-note{
    background:var(--white);border:1px solid var(--line);border-radius:6px;
    padding:30px;margin-top:28px;
  }
  .coverage-note p{font-size:0.92rem;color:var(--ink-soft);}
  .coverage-note strong{color:var(--ink);}

  @media (max-width:860px){.coverage-inner{grid-template-columns:1fr;}}

  /* ---------- Enquiry form ---------- */
  .enquiry{background:var(--white);border-top:1px solid var(--line);}
  .enquiry-grid{
    display:grid;grid-template-columns:0.85fr 1.15fr;gap:56px;
  }
  .form-card{
    background:var(--paper-soft);
    border:1px solid var(--line);
    border-radius:8px;
    padding:40px;
  }
  .form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-bottom:18px;}
  .form-row.full{grid-template-columns:1fr;}
  label{
    display:block;font-size:0.82rem;font-weight:600;
    color:var(--ink);margin-bottom:7px;
  }
  input, select, textarea{
    width:100%;padding:12px 14px;
    border:1px solid var(--line);border-radius:4px;
    background:var(--white);
    font-family:'Work Sans', sans-serif;font-size:0.94rem;color:var(--ink);
  }
  input:focus, select:focus, textarea:focus{
    outline:2px solid var(--clay);outline-offset:1px;border-color:var(--clay);
  }
  .consent-row{display:flex;align-items:flex-start;gap:10px;margin:18px 0 24px;font-size:0.85rem;color:var(--ink-soft);}
  .consent-row input{width:auto;margin-top:3px;}
  .form-note{font-size:0.78rem;color:var(--ink-soft);margin-top:14px;}

  @media (max-width:860px){
    .enquiry-grid{grid-template-columns:1fr;}
    .form-row{grid-template-columns:1fr;}
  }

  /* ---------- Footer ---------- */
  footer{background:var(--ink);color:#D8CDBE;padding:72px 0 0;}
  .footer-top{
    display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:40px;
    padding-bottom:56px;border-bottom:1px solid rgba(216,205,190,0.18);
  }
  .footer-brand .logo{color:var(--paper);font-size:1.4rem;margin-bottom:14px;}
  .footer-brand .logo span{color:#D9A684;}
  .footer-brand p{font-size:0.92rem;line-height:1.7;max-width:280px;color:#B9AC9B;}
  .footer-col h4{
    color:var(--paper);font-family:'Work Sans',sans-serif;
    font-size:0.82rem;letter-spacing:0.08em;text-transform:uppercase;
    margin-bottom:18px;font-weight:600;
  }
  .footer-col ul{list-style:none;}
  .footer-col li{margin-bottom:11px;font-size:0.92rem;}
  .footer-col a{color:#B9AC9B;transition:color 0.2s;}
  .footer-col a:hover, .footer-col a:focus-visible{color:#D9A684;}
  .footer-bottom{
    display:flex;justify-content:space-between;align-items:center;
    padding:26px 0;font-size:0.82rem;color:#8C7F6F;flex-wrap:wrap;gap:10px;
  }
  .footer-bottom a{text-decoration:underline;transition:color 0.2s;}
  .footer-bottom a:hover, .footer-bottom a:focus-visible{color:#D9A684;}

  @media (max-width:860px){
    .footer-top{grid-template-columns:1fr 1fr;}
  }
  @media (max-width:540px){
    .footer-top{grid-template-columns:1fr;}
  }

  @media (max-width:980px){
    .hero-grid{grid-template-columns:1fr;}
    .services-grid{gap:22px;}
  }
  @media (max-width:600px){
    section{padding:60px 0;}
    .wrap{padding:0 20px;}
  }

  /* ---------- Inner page hero (subpages) ---------- */
  .page-hero{
    padding:70px 0 64px;
    border-bottom:1px solid var(--line);
    background:var(--paper-soft);
  }
  .page-hero .eyebrow{margin-bottom:14px;}
  .page-hero h1{font-size:clamp(2.1rem, 3.6vw, 3rem);max-width:760px;}
  .page-hero p.lede{
    font-size:1.08rem;color:var(--ink-soft);max-width:620px;margin-top:18px;
  }
  .breadcrumb{
    font-size:0.82rem;color:var(--ink-soft);margin-bottom:18px;
  }
  .breadcrumb a{color:var(--clay-deep);}
  .breadcrumb span{margin:0 6px;}

  /* ---------- Content layout helpers ---------- */
  .content-grid{
    display:grid;grid-template-columns:1.3fr 0.9fr;gap:56px;align-items:start;
  }
  @media (max-width:900px){.content-grid{grid-template-columns:1fr;}}

  .prose h2{font-size:1.6rem;margin:42px 0 16px;}
  .prose h2:first-child{margin-top:0;}
  .prose h3{font-size:1.2rem;margin:28px 0 12px;}
  .prose p{color:var(--ink-soft);margin-bottom:16px;font-size:1rem;}
  .prose ul{margin:0 0 20px 0;list-style:none;}
  .prose ul li{
    padding:10px 0;border-top:1px solid var(--line);
    color:var(--ink-soft);display:flex;gap:10px;font-size:0.96rem;
  }
  .prose ul li:first-child{border-top:none;}
  .prose ul li::before{content:'—';color:var(--clay);flex-shrink:0;}

  .side-card{
    background:var(--white);border:1px solid var(--line);border-radius:8px;
    padding:30px;margin-bottom:24px;
  }
  .side-card h4{font-size:1.05rem;margin-bottom:14px;}
  .side-card p{color:var(--ink-soft);font-size:0.92rem;margin-bottom:14px;}
  .side-card.dark{background:var(--ink);color:var(--paper);}
  .side-card.dark h4{color:var(--paper);}
  .side-card.dark p{color:#D8CDBE;}

  .value-grid{
    display:grid;grid-template-columns:repeat(2,1fr);gap:20px;margin-top:8px;
  }
  .value-item{
    background:var(--white);border:1px solid var(--line);border-radius:6px;padding:24px;
  }
  .value-item .num{font-family:'Fraunces',serif;color:var(--clay-deep);font-size:1.5rem;display:block;margin-bottom:8px;}
  .value-item h4{font-size:1rem;margin-bottom:8px;}
  .value-item p{color:var(--ink-soft);font-size:0.88rem;}
  @media (max-width:600px){.value-grid{grid-template-columns:1fr;}}

  .team-grid{
    display:grid;grid-template-columns:repeat(3,1fr);gap:26px;margin-top:10px;
  }
  .team-card{
    background:var(--white);border:1px solid var(--line);border-radius:8px;overflow:hidden;
  }
  .team-photo{
    height:180px;background:var(--paper-soft);display:flex;align-items:center;justify-content:center;
    color:var(--sage);
  }
  .team-card-body{padding:20px;}
  .team-card-body h4{font-size:1.02rem;margin-bottom:4px;}
  .team-card-body span{font-size:0.82rem;color:var(--clay-deep);font-weight:600;}
  .team-card-body p{font-size:0.86rem;color:var(--ink-soft);margin-top:10px;}
  @media (max-width:760px){.team-grid{grid-template-columns:1fr;}}

  .timeline{border-left:2px solid var(--line);padding-left:28px;margin-top:10px;}
  .timeline-item{position:relative;padding-bottom:30px;}
  .timeline-item:last-child{padding-bottom:0;}
  .timeline-item::before{
    content:'';position:absolute;left:-34px;top:4px;width:11px;height:11px;
    border-radius:50%;background:var(--clay);border:2px solid var(--paper);
  }
  .timeline-item .year{font-family:'Fraunces',serif;color:var(--clay-deep);font-size:0.95rem;display:block;margin-bottom:4px;}
  .timeline-item h4{font-size:1.02rem;margin-bottom:6px;}
  .timeline-item p{color:var(--ink-soft);font-size:0.9rem;}

  .faq-item{border-bottom:1px solid var(--line);padding:20px 0;}
  .faq-item summary{
    font-family:'Fraunces',serif;font-size:1.08rem;cursor:pointer;
    list-style:none;display:flex;justify-content:space-between;align-items:center;
  }
  .faq-item summary::-webkit-details-marker{display:none;}
  .faq-item summary::after{content:'+';color:var(--clay-deep);font-size:1.3rem;font-family:'Work Sans',sans-serif;}
  .faq-item[open] summary::after{content:'−';}
  .faq-item p{color:var(--ink-soft);margin-top:14px;font-size:0.95rem;}

  .info-strip{
    display:grid;grid-template-columns:repeat(3,1fr);gap:0;
    border:1px solid var(--line);border-radius:8px;overflow:hidden;margin-top:10px;
  }
  .info-strip-item{padding:28px;border-right:1px solid var(--line);background:var(--white);}
  .info-strip-item:last-child{border-right:none;}
  .info-strip-item .icon{
    width:42px;height:42px;border-radius:50%;background:var(--paper-soft);
    display:flex;align-items:center;justify-content:center;color:var(--clay-deep);margin-bottom:14px;
  }
  .info-strip-item h4{font-size:1rem;margin-bottom:6px;}
  .info-strip-item p{color:var(--ink-soft);font-size:0.88rem;}
  @media (max-width:760px){
    .info-strip{grid-template-columns:1fr;}
    .info-strip-item{border-right:none;border-bottom:1px solid var(--line);}
    .info-strip-item:last-child{border-bottom:none;}
  }

  .map-frame{
    border:1px solid var(--line);border-radius:8px;overflow:hidden;
    height:340px;background:var(--paper-soft);
  }
  .map-frame iframe{width:100%;height:100%;border:0;display:block;}