:root{--ivory:#FBF8F4;--sand:#F3ECE5;--ink:#1B1716;--muted:#6E6460;--cu:#B47A64;--cu-d:#9C6550;--cu2:#C79B8D;--line:#E7DDD5}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:90px}
body{background:var(--ivory);color:var(--ink);font:16px/1.6 Manrope,system-ui,sans-serif;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:inherit}
.w{max-width:1200px;margin:0 auto;padding:0 40px}
h1,h2,h3{font-family:Fraunces,Georgia,serif;font-weight:400;letter-spacing:-.02em;line-height:1.05}
em{font-style:italic;color:var(--cu)}
.eyebrow{font-size:12px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;color:var(--cu)}
.stars{color:#E2A93B;letter-spacing:2px;font-size:17px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 22px;border-radius:999px;font-weight:700;font-size:14.5px;text-decoration:none;white-space:nowrap;border:1.5px solid transparent;cursor:pointer;font-family:inherit;transition:transform .15s,background .15s}
.btn:hover{transform:translateY(-1px)}
.btn svg{width:17px;height:17px;flex:none}
.btn.dark{background:var(--ink);color:#fff}
.btn.cu{background:var(--cu);color:#fff}.btn.cu:hover{background:var(--cu-d)}
.btn.ghost{border-color:var(--ink);color:var(--ink);background:transparent}

/* top strip + header */
.strip{background:var(--ink);color:#E9DED7;font-size:13px}
.strip .w{display:flex;justify-content:space-between;gap:20px;padding:9px 40px}
.strip b{color:var(--cu2);font-weight:600}
header{background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20}
header .w{display:flex;align-items:center;gap:32px;height:84px}
.logo img{height:50px;width:auto}
nav{display:flex;gap:28px;font-weight:600;font-size:14.5px;margin-left:auto}
nav a{text-decoration:none}nav a:hover{color:var(--cu)}

/* hero */
.hero{padding:70px 0 84px}
.hero .w{display:grid;grid-template-columns:1.05fr 1fr;gap:60px;align-items:center}
.hero h1{font-size:76px;margin:18px 0 22px}
.lead{font-size:18.5px;color:var(--muted);max-width:30em}
.cta{display:flex;flex-wrap:wrap;gap:12px;margin:32px 0 30px}
.rating{display:flex;align-items:center;gap:14px;font-size:14px;color:var(--muted)}
.rating b{color:var(--ink)}
.pic{position:relative}
.pic .main{width:100%;height:auto;aspect-ratio:4/4.6;object-fit:cover;object-position:center 20%;border-radius:220px 220px 22px 22px}
.float{position:absolute;background:#fff;border-radius:18px;box-shadow:0 20px 50px rgba(40,25,20,.16);font-size:13.5px}
.float.a{left:-48px;bottom:60px;display:flex;gap:12px;align-items:center;width:280px;padding:16px 18px}
.float.a .ic{width:42px;height:42px;border-radius:12px;background:var(--sand);display:grid;place-items:center;color:var(--cu);flex:none}
.float.a .ic svg{width:22px;height:22px}
.float.a span{color:var(--muted)}
.float.b{right:-24px;top:40px;padding:8px;width:180px}
.float.b img{width:100%;border-radius:12px}
.float.b span{display:block;padding:8px 6px 2px;font-weight:700;font-size:12.5px}

/* trust */
.trust{background:#fff;border-block:1px solid var(--line)}
.trust .w{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:26px 40px}
.trust img{height:46px;width:auto}
.stat{text-align:center}
.stat b{font-family:Fraunces,serif;font-size:34px;font-weight:400;display:block;line-height:1.1}
.stat span{font-size:13px;color:var(--muted)}

/* sections */
section{padding:96px 0}
.head{display:flex;justify-content:space-between;align-items:end;gap:40px;margin-bottom:44px}
.head h2{font-size:52px;margin-top:12px}
.head p{max-width:26em;color:var(--muted)}

.svc{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.card{background:#fff;border:1px solid var(--line);border-radius:22px;overflow:hidden;transition:box-shadow .2s,transform .2s}
.card:hover{box-shadow:0 18px 40px rgba(40,25,20,.09);transform:translateY(-3px)}
.card img{width:100%;height:210px;object-fit:cover}
.card .t{padding:22px 24px 26px}
.card h3{font-size:24px;margin-bottom:8px}
.card p{font-size:14.5px;color:var(--muted)}
.chips{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px;align-items:center}
.chips .lbl{font-weight:700;font-size:14px;margin-right:4px}
.chips span:not(.lbl){background:#fff;border:1px solid var(--line);border-radius:999px;padding:8px 16px;font-size:13.5px;font-weight:600}

/* work gallery (real photos) */
.work{background:var(--sand)}
.grid{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:230px;gap:18px}
.grid figure{position:relative;border-radius:22px;overflow:hidden;background:#e5d9d0}
.grid .big{grid-column:span 2;grid-row:span 2}
.grid .tall{grid-row:span 2}
.grid img{width:100%;height:100%;object-fit:cover;transition:transform .5s}
.grid figure:hover img{transform:scale(1.04)}
.grid figcaption{position:absolute;left:12px;bottom:12px;right:12px;width:max-content;max-width:calc(100% - 24px);background:rgba(255,255,255,.94);border-radius:999px;padding:6px 13px;font-size:12.5px;font-weight:700;line-height:1.3}
.insta{margin-top:30px;display:flex;align-items:center;gap:14px;font-weight:600;font-size:14.5px}

/* landlords */
.ll .w{display:grid;grid-template-columns:1fr 1.05fr;gap:64px;align-items:center}
.ll img{border-radius:22px;width:100%;aspect-ratio:4/3.4;object-fit:cover}
.ll h2{font-size:50px;margin:12px 0 18px}
.ll p.lead{font-size:16.5px}
.ll ul{list-style:none;display:grid;grid-template-columns:1fr 1fr;gap:16px;margin:28px 0 32px}
.ll li{background:#fff;border:1px solid var(--line);border-radius:16px;padding:16px 18px;font-size:14px;color:var(--muted)}
.ll li b{display:block;color:var(--ink);font-size:15px;margin-bottom:2px}

/* reviews */
.reviews{background:#fff;border-top:1px solid var(--line)}
.rev{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.rv{background:var(--ivory);border:1px solid var(--line);border-radius:22px;padding:30px;display:flex;flex-direction:column}
.rv q{font-family:Fraunces,serif;font-size:20px;line-height:1.38;display:block;margin:14px 0 22px;quotes:none;flex:1}
.rv .who{font-size:14px;font-weight:700}.rv .who span{color:var(--muted);font-weight:500}

/* contact */
.contact{background:var(--ink);color:#EDE4DE}
.contact .w{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}
.contact .eyebrow{color:var(--cu2)}
.contact h2{font-size:56px;color:#fff;margin:14px 0 20px}.contact h2 em{color:var(--cu2)}
.contact p{color:#CFC3BC}
.ln{display:flex;align-items:center;gap:12px;margin-top:18px;font-size:15px;text-decoration:none}
.ln svg{width:20px;height:20px;color:var(--cu2);flex:none}
.ln b{color:#fff}
.areas{display:flex;flex-wrap:wrap;gap:8px;margin-top:26px}
.areas span{border:1px solid #3a3230;border-radius:999px;padding:5px 12px;font-size:12.5px;color:#D9CDC6}
.form{background:#fff;border-radius:24px;padding:34px;color:var(--ink)}
.form h3{font-size:28px;margin-bottom:6px}
.form .sub{font-size:14px;color:var(--muted);margin-bottom:18px}
.form input,.form select,.form textarea{width:100%;border:1px solid var(--line);border-radius:12px;padding:14px 16px;font:inherit;font-size:14.5px;margin-bottom:12px;background:#fff;color:var(--ink)}
.form input:focus,.form select:focus,.form textarea:focus{outline:2px solid var(--cu2);border-color:transparent}
.form textarea{height:96px;resize:vertical}
.row{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.form .btn{width:100%;margin-top:4px;padding:16px}
.form small{display:block;text-align:center;color:var(--muted);font-size:12.5px;margin-top:12px}

footer{background:var(--ink);color:#9d918c;border-top:1px solid #322b29;font-size:13px}
footer .w{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding:22px 40px}
footer a{color:#C9BDB6}

.mbar{display:none}

@media (max-width:1100px){
  .hero h1{font-size:62px}.float.a{left:-10px}.float.b{right:-6px}
  .trust .w{flex-wrap:wrap;justify-content:center}
}
@media (max-width:900px){
  nav,.hide-t{display:none}
  .hero .w,.ll .w,.contact .w{grid-template-columns:1fr}
  .svc,.rev{grid-template-columns:1fr 1fr}
  .grid{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:600px){
  body{padding-bottom:76px}
  .w,.strip .w,.trust .w,footer .w{padding-left:16px;padding-right:16px}
  .strip{display:none}
  header .w{height:66px;gap:12px}.logo img{height:38px}
  header .btn{margin-left:auto;padding:10px 15px;font-size:13.5px}
  .hero{padding:34px 0 56px}.hero .w{gap:34px}
  .hero h1{font-size:46px;margin:12px 0 16px}.lead{font-size:16px}
  .cta{flex-direction:column;margin:24px 0}
  .rating{align-items:flex-start}
  .float.a{left:12px;right:12px;bottom:-26px;width:auto}.float.b{display:none}
  .trust .w{gap:18px 28px;padding:48px 16px 26px}.trust img{height:34px}.trust .badges{flex-basis:100%;display:flex;justify-content:center}
  section{padding:60px 0}.head{display:block;margin-bottom:30px}.head h2{font-size:38px}.head p{margin-top:12px}
  .svc,.rev{grid-template-columns:1fr}
  .grid{grid-auto-rows:170px;gap:12px}.grid .big{grid-row:span 2}.grid .tall{grid-row:span 2}
  .grid figcaption{font-size:11.5px;padding:5px 10px;left:8px;bottom:8px;max-width:calc(100% - 16px);border-radius:12px}
  .ll h2{font-size:38px}.ll ul{grid-template-columns:1fr}
  .contact h2{font-size:40px}.form{padding:24px}.row{grid-template-columns:1fr;gap:0}
  .mbar{display:grid;position:fixed;left:0;right:0;bottom:0;z-index:30;grid-template-columns:1fr 1fr;gap:10px;padding:12px 14px;background:#fff;border-top:1px solid var(--line);box-shadow:0 -8px 24px rgba(0,0,0,.06)}
}