/* Heidmann and Associates — site styles, v3 (quiet, elegant)
   Layout: white page, centered section openers, 1040px column, 66ch reading width, hairline dividers.
   Palette: white, warm gray text, logo gold (#a58658) as the only accent, one navy band.
   Type: Cormorant Garamond (headings, matching the logo's serif) / Lato (body). */
:root{
  --bg:#ffffff; --surface:#ffffff; --tint:#f7f5f1; --fg:#3a3a3a; --ink:#2b2b2b; --muted:#6b6b6b; --line:#e4e0d8;
  --gold:#a58658; --gold-ink:#7f6640; --gold-soft:#eadfca; --navy:#24364f; --navy-ink:#1b2a3e; --paper:#faf8f4;
  --display:"Cormorant Garamond",Garamond,"Times New Roman",serif;
  --body:"Lato","Segoe UI",system-ui,sans-serif;
  --max:1040px; --gutter:max(20px,5vw);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--fg);font-family:var(--body);font-size:17px;line-height:1.7;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto}
a{color:var(--gold-ink);text-decoration-thickness:1px;text-underline-offset:3px}
a:focus-visible,button:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:8px 12px;z-index:100}
.skip:focus{left:8px}
.wrap{max-width:var(--max);margin:0 auto;padding-left:var(--gutter);padding-right:var(--gutter)}
.narrow{max-width:800px}
h1,h2,h3,h4{font-family:var(--display);line-height:1.15;text-wrap:balance;margin:0 0 .5em;color:var(--ink);font-weight:500;letter-spacing:.005em}
h1,h1.sentence{font-size:clamp(34px,4.6vw,54px);text-transform:none;letter-spacing:0}
h2{font-size:clamp(28px,3.4vw,38px)}
h3{font-size:24px}
h4{font-size:13px;font-family:var(--body);font-weight:700;text-transform:uppercase;letter-spacing:.14em;color:var(--muted)}
p,li{max-width:66ch}
p{margin:0 0 1em}
ul,ol{padding-left:1.2em;margin:0 0 1em}
li{margin-bottom:.5em}
li::marker{color:var(--gold)}
.lede{font-size:clamp(18px,1.9vw,20px);color:var(--muted);line-height:1.65;font-weight:400}
.eyebrow{font-family:var(--body);font-size:12.5px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;color:var(--gold-ink);margin:0 0 14px}
.eyebrow a{color:inherit;text-decoration:none}
.muted{color:var(--muted)}
.small{font-size:15px}
.quiet{font-size:15.5px;color:var(--muted)}
strong{font-weight:700;color:var(--ink)}

/* header */
.site-header{background:var(--surface);border-bottom:1px solid var(--line);border-top:3px solid var(--gold);position:sticky;top:0;z-index:50}
.bar{display:flex;align-items:center;justify-content:space-between;gap:24px;min-height:112px;max-width:none;padding-left:max(24px,3vw);padding-right:max(24px,3vw)}
.brand{display:flex;align-items:center;text-decoration:none}
.brand img.logo{height:86px;width:auto;display:block}
.brand.small img.logo{height:60px}
.bar-phone{margin-left:auto;font-weight:700;color:var(--ink);text-decoration:none;white-space:nowrap;font-size:15px;letter-spacing:.04em}
@media (min-width:1061px){.bar-phone{display:none}}
@media (max-width:1060px){.bar{min-height:92px}.brand img.logo{height:64px}.nav{top:92px}}
@media (max-width:480px){.bar-phone{display:none}.brand img.logo{height:46px}.bar{min-height:76px}.nav{top:76px}}
.nav{display:flex;flex-wrap:wrap;gap:4px 26px;font-size:14px;letter-spacing:.06em;text-transform:uppercase}
.nav a{color:var(--ink);text-decoration:none;padding:6px 0;border-bottom:1px solid transparent}
.nav a:hover,.nav a[aria-current=page]{border-bottom-color:var(--gold)}
.nav a:last-child{border:1px solid var(--ink);padding:9px 16px}
.nav a:last-child:hover{background:var(--ink);color:#fff}
.menu-btn{display:none;background:none;border:1px solid var(--line);width:44px;height:40px;flex-direction:column;justify-content:center;gap:5px;align-items:center;cursor:pointer}
.menu-btn span:not(.sr){display:block;width:20px;height:1.5px;background:var(--ink)}
@media (max-width:1060px){
  .menu-btn{display:flex}
  .nav{display:none;position:absolute;left:0;right:0;top:112px;background:var(--surface);border-bottom:1px solid var(--line);flex-direction:column;gap:0;padding:8px var(--gutter) 18px}
  .nav.open{display:flex}
  .nav a{padding:13px 0;border-bottom:1px solid var(--line)}
  .nav a:last-child{margin-top:12px;text-align:center;border:1px solid var(--ink)}
}

/* hero: centered, white, quiet; a photo can be added later with .hero.photo */
.hero{background:var(--navy);color:#fff;padding:96px 0 72px;position:relative;overflow:hidden;text-align:center}
.hero::before{content:"";position:absolute;inset:0;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='120' height='120' viewBox='0 0 120 120'%3E%3Cpath d='M0 120 L120 0' stroke='%23ffffff' stroke-opacity='.045' stroke-width='1'/%3E%3C/svg%3E");pointer-events:none}
.hero h1{color:#fff}
.hero .lede{color:#cfd7e2}
.hero .phone-line{color:#aeb9c8}
.hero .phone-line a{color:#fff}
.hero .btn{border-color:#fff;color:#fff}
.hero .btn:hover{background:#fff;color:var(--navy)}
.hero .btn.ghost{border-color:rgba(255,255,255,.45)}
.hero .btn.ghost:hover{border-color:#fff;background:transparent;color:#fff}
.hero::after{content:"";position:absolute;right:-40px;bottom:-30px;width:min(60vw,520px);aspect-ratio:286/180;background:url(logo-mark.png) no-repeat center/contain;opacity:.10;pointer-events:none}
.hero .wrap{display:block;position:relative}
.hero h1{margin:0 auto 18px;max-width:22ch}
.hero .lede{margin:0 auto;max-width:62ch}
.hero .eyebrow{color:var(--gold-soft)}
.hero .eyebrow::after{content:"";display:block;width:48px;height:1px;background:var(--gold);margin:16px auto 0}
.actions{display:flex;flex-wrap:wrap;justify-content:center;gap:14px;margin-top:30px}
.phone-line{margin-top:22px;color:var(--muted);font-size:15px}
.phone-line a{color:var(--ink)}
.hero-side{margin:64px calc(-1*var(--gutter)) -72px;padding:30px var(--gutter) 34px;background:var(--tint);border-top:1px solid var(--gold-soft);text-align:left;position:relative}
.hero-side::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:linear-gradient(90deg,var(--gold),transparent)}
.hero-side h3{font-family:var(--body);font-size:12.5px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:700;margin:0 0 16px;text-align:center}
.hero-side ul{list-style:none;padding:0;margin:0 auto;max-width:var(--max);display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:18px 32px}
.hero-side li{font-size:15.5px;color:var(--fg);margin:0;padding-left:16px;border-left:1px solid var(--gold);line-height:1.5}
@media (max-width:640px){.hero{padding:56px 0 40px}}

/* buttons: thin, uppercase, square */
.btn{display:inline-block;font-family:var(--body);font-size:13px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:14px 26px;text-decoration:none;border:1px solid var(--ink);color:var(--ink);background:transparent;cursor:pointer;transition:background .15s,color .15s}
.btn:hover{background:var(--ink);color:#fff}
.btn.ghost{border-color:var(--line);color:var(--ink)}
.btn.ghost:hover{border-color:var(--ink);background:transparent;color:var(--ink)}
.btn.dark{background:var(--navy);border-color:var(--navy);color:#fff}
.btn.dark:hover{background:var(--navy-ink);border-color:var(--navy-ink)}

/* sections */
section{padding:72px 0}
section.tight{padding:28px 0}
section.band{background:var(--tint);border-top:1px solid var(--gold-soft);border-bottom:1px solid var(--gold-soft);position:relative}
section.band::before{content:"";position:absolute;inset:0;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160' viewBox='0 0 160 160'%3E%3Cpath d='M0 160 L160 0' stroke='%23a58658' stroke-opacity='.07' stroke-width='1'/%3E%3C/svg%3E");pointer-events:none}
section.band > .wrap{position:relative}
section.brass{background:var(--paper);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
section.amber{background:var(--tint)}
.page-head{padding-block:72px 48px;text-align:center;background:var(--tint);max-width:none;border-bottom:1px solid var(--gold-soft)}
.page-head > *{max-width:800px;margin-left:auto;margin-right:auto}
.page-head .eyebrow::after{content:"";display:block;width:48px;height:1px;background:var(--gold);margin:16px auto 0}
.page-head h1{margin-left:auto;margin-right:auto;max-width:24ch}
.page-head .lede{margin-left:auto;margin-right:auto}
.page-head .faq-nav{justify-content:center}
.page-head + section{padding-top:56px}
section > .wrap > .eyebrow:first-child,section > .wrap > .eyebrow:first-child + h2,section > .wrap > .eyebrow:first-child + h2 + .lede{text-align:center}
section > .wrap > .eyebrow:first-child + h2{margin-left:auto;margin-right:auto;max-width:26ch;padding-bottom:18px;position:relative}
section > .wrap > .eyebrow:first-child + h2::after{content:"";position:absolute;left:50%;bottom:0;transform:translateX(-50%);width:48px;height:1px;background:var(--gold)}
section > .wrap > .eyebrow:first-child + h2 + .lede{margin-left:auto;margin-right:auto;margin-bottom:36px}
.trust{display:flex;flex-wrap:wrap;justify-content:center;gap:10px 14px;font-size:13px;color:var(--muted);letter-spacing:.06em;text-transform:uppercase}
.trust span+span::before{content:"·";margin-right:14px;color:var(--gold)}
.grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:28px 36px;margin-top:40px}
.card{background:var(--paper);border:1px solid var(--line);border-top:2px solid var(--gold-soft);padding:26px 26px 22px;min-width:0;transition:border-color .2s}
.card:hover{border-top-color:var(--gold)}
section.band .card{background:#fff}
.card h3{font-size:24px;margin-bottom:8px}
.card p{font-size:16px;color:var(--muted);margin:0}
.card p + p{margin-top:10px}
.card a{color:var(--ink)}
.card.accent{border-top-color:var(--gold)}
.contact-side .card{background:var(--paper)}
.cards-num{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:28px 36px;margin-top:40px}
.cards-num .card::before{content:none}
.steps{counter-reset:s;list-style:none;padding:0;margin:0;display:grid;gap:0}
.steps li{counter-increment:s;display:grid;grid-template-columns:56px 1fr;gap:18px;background:var(--paper);border:1px solid var(--line);padding:22px 24px;margin-bottom:12px;max-width:none}

.steps li::before{content:counter(s,decimal-leading-zero);font-family:var(--display);font-size:28px;color:var(--gold);line-height:1;padding-top:2px}
.steps h3{font-size:22px;margin-bottom:4px}
.steps p{margin:0;font-size:16px;color:var(--muted)}
.two{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:40px 56px}
.two>div{min-width:0}
.callout{border-left:2px solid var(--gold);padding:6px 0 6px 22px;margin:28px 0;max-width:70ch}
.callout p:last-child{margin:0}
.cta-band{background:var(--navy);color:#fff;padding:64px 0;text-align:center;border-top:3px solid var(--gold)}
.cta-band h2{color:#fff}
.cta-band p{color:#d7dee8;margin-left:auto;margin-right:auto}
.cta-band .wrap{display:flex;flex-direction:column;align-items:center;gap:8px}
.cta-band a{color:#fff}
.cta-band .btn{border-color:#fff;color:#fff;margin-top:10px}
.cta-band .btn:hover{background:#fff;color:var(--navy)}
.faq details{border-top:1px solid var(--line);padding:0;max-width:none}
.faq details:last-of-type{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;font-family:var(--display);font-size:21px;font-weight:500;color:var(--ink);padding:18px 0;list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";color:var(--gold);font-size:24px;line-height:1;font-family:var(--body);font-weight:300}
.faq details[open] summary::after{content:"–"}
.faq details p{padding:0 0 20px;margin:0;color:var(--muted);max-width:68ch}
.faq h2{margin-top:56px;font-size:30px}
.faq-nav{display:flex;flex-wrap:wrap;gap:8px 10px;margin:18px 0 10px}
.faq-nav a{font-size:12.5px;letter-spacing:.08em;text-transform:uppercase;border:1px solid var(--line);padding:7px 12px;text-decoration:none;color:var(--ink)}
.faq-nav a:hover{border-color:var(--gold)}
.table{overflow-x:auto;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:20px 0}
table{border-collapse:collapse;width:100%;min-width:540px;font-size:15.5px}
th,td{text-align:left;vertical-align:top;padding:14px 16px 14px 0;border-bottom:1px solid var(--line)}
th{font-family:var(--body);font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:700}
tr:last-child td{border-bottom:0}
.checklist{list-style:none;padding:0;display:grid;gap:10px}
.checklist li{display:grid;grid-template-columns:18px 1fr;gap:12px;max-width:none}
.checklist li::before{content:"";width:8px;height:8px;margin-top:11px;border:1px solid var(--gold);transform:rotate(45deg)}
.areas{display:flex;flex-wrap:wrap;justify-content:center;gap:8px 10px}
.areas span{font-size:14.5px;color:var(--muted)}
.areas span+span::before{content:"·";margin-right:10px;color:var(--gold)}
.roles{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:28px;margin:36px 0 24px}
.role{background:#fff;border:1px solid var(--line);padding:22px 22px 20px;min-width:0}
.role h3{font-family:var(--body);font-size:12.5px;text-transform:uppercase;letter-spacing:.16em;color:var(--gold-ink);font-weight:700;margin-bottom:8px}
.role p{font-size:16px;color:var(--muted);margin:0}
.award{background:var(--navy);color:#fff;border:0;padding:24px 28px;font-family:var(--display);font-size:22px;color:var(--ink);display:flex;flex-wrap:wrap;gap:6px 28px;align-items:baseline;justify-content:space-between}
.award small{font-family:var(--body);color:#cfd7e2;font-size:15px}
.award{color:#fff}
.values{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:36px 48px;margin-top:40px}
.values h3{font-size:24px;margin-bottom:8px}
.values p{margin:0;color:var(--muted);font-size:16px}
.fit{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:36px 48px}
.fit .card.yes{border-top:2px solid var(--gold)}
.fit .card.no{border-top:2px solid var(--line)}
.fit ul{margin:10px 0 0;padding-left:1.1em}
.fit li{color:var(--fg);font-size:16px}
.stats,.mini-stats,.big-cta{display:none}

/* forms */
.form{display:grid;gap:18px;border-top:1px solid var(--line);padding:28px 0 0}
.form label{display:grid;gap:8px;font-weight:700;font-size:12.5px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.form input,.form select,.form textarea{font:inherit;font-size:16px;letter-spacing:0;text-transform:none;padding:12px 14px;border:1px solid var(--line);background:#fff;color:var(--ink);width:100%}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--gold)}
.form textarea{min-height:130px;resize:vertical}
.form .row{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:18px}
.form .fine{font-size:14px;color:var(--muted);margin:0;text-transform:none;letter-spacing:0;font-weight:400}
.form .btn{justify-self:start}
.contact-side{display:grid;gap:28px;align-content:start}
.contact-side .card p{color:var(--fg)}
.contact-side a{color:var(--ink)}

/* blog */
.post-list{list-style:none;padding:0;margin:0}
.post-card{border-top:1px solid var(--line);padding:28px 0;max-width:none}
.post-card:last-child{border-bottom:1px solid var(--line)}
.post-card h2{font-size:28px;margin-bottom:8px}
.post-card h2 a{color:var(--ink);text-decoration:none}
.post-card h2 a:hover{color:var(--gold-ink)}
.post-card p{margin:0;color:var(--muted)}
.post{padding-block:72px 48px}
.post h1{font-size:clamp(30px,4vw,44px)}
.post h2{font-size:28px;margin-top:1.6em}
.post h3{margin-top:1.3em}
.post blockquote{border-left:2px solid var(--gold);margin:1.4em 0;padding:4px 22px;color:var(--muted);font-family:var(--display);font-size:21px}
.cta-box{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:28px 0;margin-top:48px}
.cta-box h3{margin-bottom:8px}

/* footer */
.site-footer{border-top:1px solid var(--gold-soft);margin-top:0;font-size:15px;background:var(--tint)}
.foot{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:36px;padding-top:48px;padding-bottom:28px}
.foot h4{margin-bottom:12px}
.foot p{margin:0 0 10px;color:var(--muted)}
.foot .links{display:grid;gap:6px}
.foot a{color:var(--ink);text-decoration:none}
.foot a:hover{text-decoration:underline}
.legal{border-top:1px solid var(--line);padding-top:18px;padding-bottom:36px}
.legal p{font-size:13px;color:var(--muted);max-width:none;margin:0;line-height:1.6}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
@media print{.site-header,.cta-band,.cta-box,.menu-btn{display:none}}

/* minimal footer */
.foot{display:flex;flex-direction:column;align-items:center;text-align:center;gap:18px;padding-top:44px;padding-bottom:24px}
.foot .brand.small{margin:0}
.foot-contact{margin:0;color:var(--muted);font-size:15px;display:flex;flex-wrap:wrap;justify-content:center;gap:4px 0;max-width:100%;overflow-wrap:anywhere}
.foot-contact a{color:var(--ink);text-decoration:none}
.foot-contact .sep{margin:0 12px;color:var(--gold)}
.foot-links{margin:0;display:flex;flex-wrap:wrap;justify-content:center;gap:6px 22px;font-size:13px;letter-spacing:.08em;text-transform:uppercase}
.foot-links a{color:var(--muted);text-decoration:none}
.foot-links a:hover{color:var(--ink)}
.legal{text-align:center}
.legal p{margin:0 auto;max-width:80ch}
/* simple service list (home) */
.service-list{list-style:none;padding:0;margin:36px auto 28px;max-width:760px;border-top:1px solid var(--line)}
.service-list li{display:grid;grid-template-columns:minmax(180px,1fr) 2fr;gap:8px 32px;padding:18px 0;border-bottom:1px solid var(--line);max-width:none;margin:0}
.service-list a{font-family:var(--display);font-size:23px;color:var(--ink);text-decoration:none}
.service-list a:hover{color:var(--gold-ink)}
.service-list span{color:var(--muted);font-size:16px}
@media (max-width:600px){.service-list li{grid-template-columns:1fr}}
.foot-tagline{margin:-6px 0 0;font-family:var(--display);font-size:20px;color:var(--ink)}
html,body{overflow-x:hidden}


/* ===== photos ===== */
.hero.photo{background:var(--navy) url(img/hero-multifamily.jpg) center 35%/cover no-repeat;position:relative}
.hero.photo::before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(36,54,79,.78),rgba(36,54,79,.86));pointer-events:none}
.hero.photo::after{content:none}
.hero.photo .wrap{position:relative}
.photo-band{margin:0;padding:0;background:var(--navy)}
.photo-band img{display:block;width:100%;height:clamp(220px,38vw,460px);object-fit:cover}
.photo-band figcaption{font-size:13px;color:var(--muted);text-align:center;padding:10px var(--gutter);background:var(--tint);border-bottom:1px solid var(--gold-soft)}
.photo-inline{margin:28px 0;border:1px solid var(--line);background:var(--paper)}
.photo-inline img{display:block;width:100%;height:auto}
.photo-inline figcaption{font-size:13.5px;color:var(--muted);padding:10px 14px}