@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;450;500;550;600;650;700&family=Libre+Caslon+Display&display=swap');
:root{--navy:#102f4a;--red:#c5363e;--ink:#163247;--muted:#61717c;--cream:#f7f6f2;--line:#dce2e5}*{box-sizing:border-box}body{margin:0;font-family:'DM Sans',Arial,sans-serif;color:var(--ink);font-size:16px;line-height:1.65;background:#fff}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,input,select{touch-action:manipulation}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid #d8a858;outline-offset:4px}.wrap{width:min(1280px,88%);margin:auto}.utility{background:var(--navy);color:#fff;font-size:12px;letter-spacing:.3px}.utility .wrap{display:flex;justify-content:space-between;padding:9px 0}.utility .wrap div{display:flex;gap:30px}.utility a:last-child{border-left:1px solid #ffffff40;padding-left:30px}header{background:#fff;border-bottom:1px solid var(--line);position:relative;z-index:10}.header{height:105px;display:flex;align-items:center;justify-content:space-between;gap:20px}.brand{display:flex;align-items:center;gap:13px}.brand img{width:54px;height:54px;object-fit:contain}.brand b{font-size:29px;line-height:1;letter-spacing:1.5px}.brand small{display:block;font-size:9px;line-height:1.4;margin-top:6px;letter-spacing:.4px}nav{display:flex;gap:29px;align-items:center;font-size:13px;font-weight:600}nav a:hover,nav a.active{color:var(--red)}.nav-contact{border:1px solid var(--line);padding:12px 17px}.nav-contact span{margin-left:20px}#menu{display:none}.eyebrow{font-size:11px;letter-spacing:2.2px;font-weight:700;display:block;color:var(--red);margin-bottom:18px}h1,h2,h3,p{margin-top:0}h1,h2{font-family:'Libre Caslon Display',Georgia,serif;font-weight:400;line-height:1.07;letter-spacing:-1.4px}h1{font-size:76px}h2{font-size:48px}h3{font-size:20px;line-height:1.35;font-weight:550}p{color:var(--muted)}.hero{position:relative;background:var(--cream);min-height:565px;display:grid;grid-template-columns:1fr 1fr}.hero-copy{padding:68px 55px 72px max(6vw,calc((100vw - 1280px)/2));position:relative;z-index:1}.hero h1{max-width:580px;margin-bottom:24px}.hero h1 em{color:var(--red);font-style:normal}.hero p{max-width:430px;font-size:16px;margin-bottom:30px}.hero-image{position:relative;background:url('assets/family.png') center center/cover;min-height:440px}.hero-image:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#102f4a08,transparent)}.photo-label{position:absolute;bottom:30px;left:30px;color:#fff;background:#102f4ae8;padding:15px 23px;font-size:12px;z-index:1;letter-spacing:.5px}.photo-label b{font-family:Georgia,serif;font-size:28px;margin-right:10px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:35px;background:var(--red);color:white;padding:14px 22px;font-size:13px;font-weight:600;border:1px solid transparent;transition:background .2s}.button:hover{background:#a8242d}.button.secondary{background:transparent;border-color:var(--line);color:var(--ink)}.button.light{background:#fff;color:var(--navy)}.inline-link{font-size:13px;font-weight:650;border-bottom:1px solid #b9c5cc;padding-bottom:5px;display:inline-block}.actions{display:flex;align-items:center;gap:25px;flex-wrap:wrap}.quicklinks{display:grid;grid-template-columns:repeat(4,1fr);border:1px solid var(--line);margin-top:-1px;background:#fff}.quicklinks a{display:flex;align-items:center;gap:16px;padding:28px 25px;border-right:1px solid var(--line);font-size:14px;font-weight:600}.quicklinks a:last-child{border:0}.quicklinks a:hover{background:var(--cream)}.quicklinks .icon{font-size:24px;color:var(--red);font-weight:400}.quicklinks .arrow{margin-left:auto}.section{padding:88px 0}.section.soft{background:var(--cream)}.section-head{display:flex;align-items:end;justify-content:space-between;gap:30px;margin-bottom:35px}.section-head h2{margin-bottom:0;max-width:700px}.section-head p{max-width:380px;margin-bottom:0}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start}.intro-grid h2{max-width:500px}.since{font-size:74px;font-family:'Libre Caslon Display',Georgia,serif;border-top:1px solid var(--line);margin-top:35px;line-height:1.4}.since small{font-family:'DM Sans',sans-serif;font-size:12px;letter-spacing:1px;margin-left:20px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.card{border:1px solid var(--line);background:#fff;padding:28px;display:block}.card:hover{border-color:#9eafb9}.card .tag,.tag{display:inline-block;color:var(--red);font-size:10px;letter-spacing:1.1px;font-weight:700;margin-bottom:25px;text-transform:uppercase}.card h3{margin-bottom:25px}.card-foot{border-top:1px solid var(--line);padding-top:14px;display:flex;justify-content:space-between;font-size:12px;color:var(--muted)}.notice{display:grid;grid-template-columns:150px 1fr auto;gap:28px;align-items:start;background:#edf2f5;border-left:3px solid var(--navy);padding:28px;margin-top:30px}.notice h3{margin-bottom:8px}.notice p{font-size:14px;margin:0}.notice .tag{margin:5px 0}.property-feature{display:grid;grid-template-columns:1.2fr 1fr;background:var(--navy);color:white}.property-feature img{width:100%;height:100%;min-height:400px;object-fit:cover}.property-feature>div{padding:60px}.property-feature p{color:#c1cdd7}.property-feature .eyebrow{color:#e8a7a6}.property-feature h2{font-size:47px}.property-feature .inline-link{margin-top:16px}.help{background:var(--navy);color:#fff;border-bottom:1px solid #ffffff20}.help .wrap{display:flex;justify-content:space-between;align-items:center;padding:58px 0;gap:30px}.help .eyebrow{color:#c9d4dc}.help h2{font-size:37px;margin:0}footer{background:#0c263c;color:#fff;padding:55px 0 0;font-size:12px}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr 1fr 1.3fr;gap:50px}footer p{color:#b3c1cd}footer h3{font-size:13px;margin:0 0 22px}footer a:not(.brand){display:block;margin-bottom:10px;color:#c6d1d9}footer a:hover{color:white}.legal{border-top:1px solid #ffffff20;display:flex;justify-content:space-between;margin-top:45px;padding:22px 0;color:#8ca1b2;font-size:11px}.whatsapp{position:fixed;bottom:24px;right:25px;background:#16794c;color:white;padding:13px 18px;display:flex;gap:10px;align-items:center;border-radius:40px;box-shadow:0 6px 25px #0002;font-size:12px;z-index:12}.whatsapp svg{width:24px;height:24px}.page-heading{background:var(--cream);padding:58px 0 52px}.breadcrumb{font-size:12px;color:var(--muted);margin-bottom:25px}.page-heading h1{font-size:64px;margin-bottom:20px}.page-heading p{max-width:660px;margin:0}.filters{display:flex;gap:12px;margin-bottom:22px;flex-wrap:wrap}input,select{border:1px solid #c5cfd6;padding:12px 14px;background:white;color:var(--ink);border-radius:0}input[type=search]{flex:1;min-width:220px}.tabs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:28px}.tabs button{border:1px solid var(--line);background:#fff;padding:9px 15px;font-size:12px;color:var(--ink)}.tabs button.selected{background:var(--navy);color:white;border-color:var(--navy)}.doc-row{display:grid;grid-template-columns:45px 1fr 150px 65px 30px;gap:16px;align-items:center;padding:23px 10px;border-bottom:1px solid var(--line)}.doc-row:hover{background:var(--cream)}.file-icon{border:1px solid #c8d2d9;color:var(--red);font-size:9px;width:32px;padding:7px 3px;text-align:center}.doc-row h3{font-size:15px;margin:0}.doc-row small{font-size:11px;color:var(--muted)}.count{font-size:12px;color:var(--muted)}.prose{max-width:820px}.prose p{margin-bottom:24px}.prose h2{font-size:38px;margin-top:40px}.prose a{color:var(--red);text-decoration:underline}.split{display:grid;grid-template-columns:1fr 310px;gap:80px}.aside{padding:30px;background:var(--cream);align-self:start}.aside a{display:block;margin-bottom:14px;font-size:14px}.aside h3{font-size:18px}.faq{max-width:900px}.faq details{border-bottom:1px solid var(--line);padding:22px 0}.faq summary{cursor:pointer;font-size:18px;list-style:none;display:flex;justify-content:space-between;gap:20px}.faq summary:after{content:'+';color:var(--red)}.faq details[open] summary:after{content:'−'}.faq details p{padding-top:16px;margin:0}.property-list{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.property-item{padding:24px;border:1px solid var(--line)}.property-item h3{font-size:16px;margin:8px 0}.property-item .tag{margin:0}.empty{background:var(--cream);padding:44px;max-width:850px}.empty h2{font-size:36px}.empty p:last-child{margin:0}.contact-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:25px}.contact-grid .card{padding:36px}.contact-grid a{color:var(--red)}.contact-grid h2{font-size:32px}.contact-grid p{margin-bottom:15px}.skip{position:absolute;left:-9999px}.skip:focus{left:10px;top:10px;background:white;padding:10px;z-index:100}.status-note{border-left:3px solid var(--red);padding:15px 24px;background:var(--cream);font-size:14px;margin-top:30px}.status-note p{margin:0}.no-results{padding:40px 0;color:var(--muted)}
@media(min-width:1500px){.hero-copy{padding-left:calc((100vw - 1280px)/2)}}
@media(max-width:1100px){nav{gap:15px;font-size:12px}.brand small{display:none}.hero h1{font-size:62px}.hero-copy{padding-right:30px}.quicklinks a{padding:22px 15px;font-size:12px}.intro-grid{gap:45px}.footer-grid{gap:25px}.split{gap:35px}.property-feature>div{padding:40px}}
@media(max-width:780px){.wrap{width:88%}.utility .wrap>span{display:none}.utility .wrap{justify-content:center}.utility .wrap div{gap:18px}.utility a:last-child{padding-left:18px}.header{height:85px}.brand small{display:block}.brand b{font-size:24px}.brand img{width:45px;height:45px}#menu{display:block;border:1px solid var(--line);background:white;color:var(--ink);font-size:23px;padding:3px 12px}nav{display:none;position:absolute;top:85px;left:0;right:0;background:white;padding:25px 6%;box-shadow:0 15px 20px #0001}nav.open{display:flex;flex-direction:column;align-items:stretch}nav a{padding:10px}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 6%}.hero h1{font-size:61px;max-width:500px}.hero-image{min-height:310px;background-position:center 43%}.photo-label{bottom:20px;left:6%}.quicklinks{grid-template-columns:1fr 1fr}.quicklinks a{border-bottom:1px solid var(--line);padding:22px 15px}.quicklinks a:nth-child(2){border-right:0}.quicklinks a:nth-child(n+3){border-bottom:0}.section{padding:55px 0}h2{font-size:40px}.intro-grid,.cards,.property-feature,.split,.contact-grid{grid-template-columns:1fr;gap:28px}.section-head{align-items:start;flex-direction:column;gap:20px}.notice{grid-template-columns:1fr;gap:10px;padding:24px}.property-feature img{min-height:280px}.property-feature>div{padding:35px}.help .wrap{flex-direction:column;align-items:start;padding:40px 0}.help h2{font-size:33px}.footer-grid{grid-template-columns:1fr 1fr;gap:35px 20px}.legal{gap:25px;font-size:10px;padding-bottom:85px}.whatsapp{bottom:15px;right:15px}.whatsapp span{display:none}.whatsapp{padding:13px}.page-heading h1{font-size:49px}.page-heading{padding:35px 0}.property-list{grid-template-columns:1fr 1fr}.doc-row{grid-template-columns:32px 1fr 24px;gap:14px}.doc-row .doc-category,.doc-row .doc-year{display:none}.filters select{flex:1}.empty{padding:30px}.hero-copy .eyebrow{font-size:10px}h1{letter-spacing:-1px}}
.profile-photo,.project-photo{width:100%;object-fit:cover;margin-bottom:24px}.profile-photo{aspect-ratio:4/5}.project-photo{aspect-ratio:3/2}.preserve-lines{white-space:pre-line}.cards+.section-head{margin-top:55px}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}