/* ===========================================================
   Feras Riyal Real Estate Team — shared stylesheet
   Palette has three roles, kept separate:
     Royal LePage red #EA002A  — actions only: buttons, links, primary emphasis
     Feras navy #1E3350        — the dark ground (sections, footer, hero veils)
     Feras teal #2E8B84        — supporting accent: ticks, chart series, verified state
   The navy and teal are his team brand, taken from the logo and portrait.
   Type: Raleway (headings) + Roboto (body) — RLP approved digital fonts.
   =========================================================== */
:root{
  --black:#000000; --ink-900:#1A1A1A; --grey-800:#4D4D4D; --grey-700:#6B6B6B;
  --red-dark:#B3001F; --red:#EA002A; --red-bright:#FF1A3C;
  --cream:#FFFFFF; --sand:#F2F2F2; --ink:#1A1A1A; --muted:#5F5F5F;
  --stone:#D7D3C7; --warm-grey:#A59D95; --light-grey:#E7E7E7;
  /* Feras's personal brand — the teal/navy from the team logo and portrait.
     Navy is the dark GROUND, teal is the supporting accent, and Royal LePage
     red stays the action colour. Keep those three roles separate. */
  --navy:#1E3350; --navy-deep:#16253C; --navy-soft:#2A4467;
  --teal:#2E8B84; --teal-light:#7FD1C7; --teal-deep:#155A57;
  /* RLP secondary — Taupe. The one green on the approved palette. */
  --taupe:#C4C18E; --taupe-deep:#8E8B57;
  --line:rgba(0,0,0,.13);
  --shadow:0 18px 50px -12px rgba(0,0,0,.22);
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{font-family:'Roboto',Arial,sans-serif;color:var(--ink);background:var(--cream);line-height:1.7;font-weight:400;overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:1200px;margin:0 auto;padding:0 28px}
section{padding:clamp(70px,8.5vw,124px) 0;position:relative}
.tight{padding:clamp(48px,6vw,80px) 0}

h1,h2,h3,h4{font-family:'Raleway',Arial,sans-serif;font-weight:500;line-height:1.12;letter-spacing:-.015em}
h2{font-size:clamp(30px,4.4vw,52px)}
h3{font-size:clamp(19px,2.1vw,25px)}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:11px;font-weight:600;letter-spacing:.28em;text-transform:uppercase;color:var(--red);margin-bottom:20px}
.eyebrow::before{content:"";width:28px;height:1px;background:var(--red)}
.dark .eyebrow{color:var(--red-bright)}
.lead{font-size:clamp(16px,1.5vw,19px);color:var(--muted);font-weight:300;max-width:64ch}
.dark .lead,.hero .lead{color:rgba(255,255,255,.74)}
.dark h2,.dark h3{color:#fff}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 32px;font-size:12.5px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;border-radius:2px;cursor:pointer;transition:.35s cubic-bezier(.2,.7,.3,1);border:1px solid transparent}
.btn-primary{background:linear-gradient(120deg,var(--red-dark),var(--red));color:#fff;box-shadow:0 10px 28px -10px rgba(234,0,42,.45)}
.btn-primary:hover{transform:translateY(-3px);box-shadow:0 18px 38px -12px rgba(234,0,42,.6)}
.btn-ghost{border-color:rgba(255,255,255,.35);color:#fff}
.btn-ghost:hover{background:#fff;color:var(--ink-900);border-color:#fff}
.btn-dark{border-color:var(--grey-800);color:var(--grey-800)}
.btn-dark:hover{background:var(--ink-900);color:#fff;border-color:var(--ink-900)}
.btn .arw{transition:transform .35s}
.btn:hover .arw{transform:translateX(5px)}

/* header */
header{position:fixed;inset:0 0 auto 0;z-index:100;transition:.4s;padding:14px 0}
header.solid,header.opaque{background:rgba(255,255,255,.95);backdrop-filter:blur(14px);box-shadow:0 1px 0 var(--line);padding:8px 0}
.nav{display:flex;align-items:center;justify-content:space-between;gap:18px}
.brand{display:flex;align-items:center;gap:13px;flex:0 0 auto}
/* Royal LePage brand rule: the brokerage lockup must render LARGER than the
   team logo. Every size below is paired with a .rlp-lock height that exceeds
   it — if you change one, change both and re-check every breakpoint. */
.brand img.mark{height:30px;width:30px;border-radius:6px;object-fit:cover;transition:.4s}
header.solid .brand img.mark,header.opaque .brand img.mark{height:27px;width:27px}
.brand-txt{line-height:1.15;color:#fff;transition:color .4s}
header.solid .brand-txt,header.opaque .brand-txt{color:var(--ink-900)}
.brand-txt b{font-family:'Raleway',Arial,sans-serif;font-size:18px;font-weight:600;display:block;white-space:nowrap}
.brand-txt span{font-size:9.2px;letter-spacing:.24em;text-transform:uppercase;opacity:.75;white-space:nowrap}
/* box-sizing is border-box globally, so these heights INCLUDE the white plate's
   padding. The number that must beat the team badge is height MINUS padding —
   e.g. 46px here is a 36px visible logo against a 30px badge. */
.rlp-lock{height:46px;width:auto;flex:0 0 auto;object-fit:contain;margin-left:14px;padding:5px 10px;background:#fff;border-radius:3px;box-shadow:0 2px 10px rgba(0,0,0,.12);transition:.4s}
header.solid .rlp-lock,header.opaque .rlp-lock{height:41px;box-shadow:none;border:1px solid var(--line)}
/* The brokerage lockup scales down on narrow screens rather than disappearing.
   It used to be display:none below 1120px, which removed Royal LePage identification
   from the header on every phone, tablet and non-maximised laptop window. */
@media(max-width:1120px){
  .rlp-lock{height:42px;margin-left:10px;padding:4px 7px}
  header.solid .rlp-lock,header.opaque .rlp-lock{height:38px}
}
@media(max-width:620px){
  .brand{gap:9px}
  .brand img.mark,header.solid .brand img.mark,header.opaque .brand img.mark{height:26px;width:26px}
  .brand-txt b{font-size:15px}
  .brand-txt span{font-size:8px;letter-spacing:.18em}
  .rlp-lock,header.solid .rlp-lock,header.opaque .rlp-lock{height:36px;margin-left:8px;padding:3px 5px}
}
@media(max-width:400px){
  /* Below this the name and the lockup cannot both be legible; the lockup wins,
     because the badge and the page title already carry the team name. */
  .brand-txt{display:none}
  .rlp-lock,header.solid .rlp-lock,header.opaque .rlp-lock{height:38px;margin-left:10px}
}
.menu{display:flex;align-items:center;gap:19px;margin-left:auto;flex:0 1 auto}
.menu a{font-size:12px;font-weight:500;letter-spacing:.06em;color:rgba(255,255,255,.88);transition:.3s;position:relative;white-space:nowrap}
header.solid .menu a,header.opaque .menu a{color:var(--muted)}
.menu a::after{content:"";position:absolute;left:0;bottom:-6px;width:0;height:1px;background:var(--red-bright);transition:width .35s}
.menu a:hover::after{width:100%}
.menu a:hover,.menu a.on{color:var(--red-bright)}
header.solid .menu a.on,header.opaque .menu a.on{color:var(--red)}
.menu .btn{padding:10px 17px;font-size:10px;white-space:nowrap}
/* dropdowns */
.drop{position:relative}
.drop-t{background:none;border:0;cursor:pointer;font-family:'Roboto',Arial,sans-serif;font-size:12px;font-weight:500;letter-spacing:.06em;color:rgba(255,255,255,.88);transition:.3s;display:inline-flex;align-items:center;gap:6px;padding:0}
header.solid .drop-t,header.opaque .drop-t{color:var(--muted)}
.drop-t .cv{font-size:9px;transition:transform .3s}
.drop:hover .drop-t,.drop-t.on{color:var(--red-bright)}
.drop:hover .cv{transform:rotate(180deg)}
.drop-m{position:absolute;top:100%;left:50%;transform:translate(-50%,10px);margin-top:14px;min-width:214px;background:#fff;border:1px solid var(--line);border-radius:3px;box-shadow:var(--shadow);padding:8px;opacity:0;visibility:hidden;transition:.3s;display:grid;gap:2px}
.drop:hover .drop-m{opacity:1;visibility:visible;transform:translate(-50%,0)}
.drop-m::before{content:"";position:absolute;top:-14px;left:0;right:0;height:14px}
.drop-m a{display:block;padding:11px 15px;font-size:13px;color:var(--muted)!important;border-radius:2px;transition:.25s;white-space:nowrap}
.drop-m a::after{display:none}
.drop-m a:hover{background:var(--sand);color:var(--red-dark)!important}
.drop-m a.on{color:var(--red)!important;background:var(--sand)}
header.solid .btn-ghost,header.opaque .btn-ghost{border-color:var(--grey-800);color:var(--grey-800)}
header.solid .btn-ghost:hover,header.opaque .btn-ghost:hover{background:var(--ink-900);color:#fff}
.burger{display:none;background:none;border:0;cursor:pointer;padding:8px;flex-direction:column;gap:5px}
.burger i{display:block;width:24px;height:2px;background:#fff;transition:.3s}
header.solid .burger i,header.opaque .burger i{background:var(--ink-900)}
@media(max-width:1180px){
  .menu{position:fixed;inset:0 0 0 auto;width:min(86vw,360px);background:var(--navy);flex-direction:column;justify-content:flex-start;align-items:stretch;gap:0;padding:104px 30px 40px;overflow-y:auto;transform:translateX(100%);transition:transform .45s cubic-bezier(.2,.7,.3,1);box-shadow:-20px 0 60px rgba(0,0,0,.3)}
  .menu.open{transform:none}
  .menu>a{font-size:17px;color:rgba(255,255,255,.88)!important;font-family:'Raleway',Arial,sans-serif;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.1)}
  .menu>a::after{display:none}
  .menu .btn{margin-top:24px;justify-content:center;border-color:rgba(255,255,255,.4);color:#fff!important;font-family:'Roboto',Arial,sans-serif;font-size:11px;padding:15px 20px}
  .drop{width:100%}
  .drop-t{width:100%;justify-content:space-between;font-family:'Raleway',Arial,sans-serif;font-size:17px;color:rgba(255,255,255,.88)!important;padding:14px 0;border-bottom:1px solid rgba(255,255,255,.1)}
  .drop-m{position:static;transform:none;opacity:1;visibility:visible;margin:0;padding:6px 0 10px 14px;background:none;border:0;box-shadow:none;min-width:0;display:none}
  .drop.open .drop-m{display:grid}
  .drop.open .cv{transform:rotate(180deg)}
  .drop-m a{color:rgba(255,255,255,.62)!important;font-size:14.5px;padding:9px 0}
  .drop-m a:hover,.drop-m a.on{background:none;color:var(--red-bright)!important}
  .burger{display:flex;z-index:2}
}

/* hero (home) */
.hero{min-height:100vh;display:flex;align-items:center;padding:150px 0 90px;position:relative;overflow:hidden}
.hero-bg{position:absolute;inset:0;background-position:center 60%;background-size:cover;transform:scale(1.06);animation:kb 22s ease-out forwards}
@keyframes kb{to{transform:scale(1)}}
.hero-veil{position:absolute;inset:0;background:
   linear-gradient(100deg,rgba(22,37,60,.94) 0%,rgba(22,37,60,.80) 44%,rgba(22,37,60,.42) 76%,rgba(22,37,60,.22) 100%),
   linear-gradient(to top,rgba(22,37,60,.93),transparent 58%)}
.hero .wrap{position:relative;z-index:2;color:#fff}
.hero-tag{display:inline-flex;align-items:center;gap:12px;padding:9px 20px;border:1px solid rgba(234,0,42,.55);background:rgba(234,0,42,.12);border-radius:100px;font-size:10.5px;font-weight:600;letter-spacing:.24em;text-transform:uppercase;color:var(--red-bright);margin-bottom:28px}
.hero-tag i{width:6px;height:6px;border-radius:50%;background:var(--red-bright);animation:pulse 2.4s infinite}
@keyframes pulse{0%{box-shadow:0 0 0 0 rgba(234,0,42,.7)}70%{box-shadow:0 0 0 9px rgba(234,0,42,0)}100%{box-shadow:0 0 0 0 rgba(234,0,42,0)}}
.hero h1{font-size:clamp(44px,7.2vw,92px);font-weight:400;line-height:1.03;margin-bottom:24px;max-width:16ch}
.hero h1 em{font-style:italic;color:var(--red-bright)}
.hero p{font-size:clamp(16px,1.65vw,20px);color:rgba(255,255,255,.8);font-weight:300;max-width:56ch;margin-bottom:38px}
.hero-cta{display:flex;gap:16px;flex-wrap:wrap;margin-bottom:56px}
.hero-meta{display:flex;gap:44px;flex-wrap:wrap;padding-top:32px;border-top:1px solid rgba(255,255,255,.16)}
.hero-meta div span{display:block;font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.5);margin-bottom:6px}
.hero-meta div b{font-family:'Raleway',Arial,sans-serif;font-size:19px;font-weight:500}

/* page hero (inner pages) */
.phero{position:relative;padding:190px 0 90px;overflow:hidden;color:#fff}
.phero .hero-bg{animation:none;transform:none}
.phero .hero-veil{background:linear-gradient(100deg,rgba(22,37,60,.94),rgba(22,37,60,.81) 52%,rgba(22,37,60,.48))}
.phero .wrap{position:relative;z-index:2}
.phero h1{font-family:'Raleway',Arial,sans-serif;font-size:clamp(36px,5.6vw,68px);font-weight:400;line-height:1.06;margin-bottom:18px;max-width:18ch}
.phero h1 em{font-style:italic;color:var(--red-bright)}
.phero p{max-width:60ch;color:rgba(255,255,255,.76);font-weight:300;font-size:clamp(15.5px,1.4vw,18px)}
.crumb{font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--red-bright);margin-bottom:18px}
.crumb a:hover{color:#fff}

/* stats */
.stats{background:var(--navy);color:#fff;padding:0}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:50px 32px;border-right:1px solid rgba(255,255,255,.09);border-bottom:1px solid rgba(255,255,255,.09);transition:.4s;position:relative;overflow:hidden}
.stat::before{content:"";position:absolute;inset:auto 0 0 0;height:2px;background:linear-gradient(90deg,var(--red),var(--red-bright));transform:scaleX(0);transform-origin:left;transition:transform .5s}
.stat:hover::before{transform:scaleX(1)}
.stat:hover{background:rgba(234,0,42,.07)}
.stat b{font-family:'Raleway',Arial,sans-serif;font-size:clamp(32px,3.8vw,48px);font-weight:500;display:block;line-height:1;background:linear-gradient(120deg,#fff 30%,var(--red));-webkit-background-clip:text;background-clip:text;-webkit-text-fill-color:transparent}
.stat span{display:block;margin-top:11px;font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.55);line-height:1.7}
@media(max-width:820px){.stats-grid{grid-template-columns:repeat(2,1fr)}}

/* reveal */
.rv{opacity:0;transform:translateY(32px);transition:opacity .9s cubic-bezier(.2,.7,.3,1),transform .9s cubic-bezier(.2,.7,.3,1)}
.rv.in{opacity:1;transform:none}

/* layout helpers */
.head-row{display:grid;grid-template-columns:1.1fr .9fr;gap:48px;align-items:end;margin-bottom:56px}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(38px,6vw,84px);align-items:center}
.split.narrow-left{grid-template-columns:.85fr 1.15fr}
@media(max-width:880px){.head-row,.split,.split.narrow-left{grid-template-columns:1fr;gap:26px}}
.dark{background:var(--navy);color:#fff}
.sandbg{background:var(--sand)}

/* cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.cards.two{grid-template-columns:repeat(2,1fr)}
@media(max-width:900px){.cards,.cards.two{grid-template-columns:1fr}}
.card{background:#fff;padding:42px 34px 36px;border:1px solid var(--line);border-radius:3px;position:relative;overflow:hidden;transition:.45s cubic-bezier(.2,.7,.3,1)}
.card::after{content:"";position:absolute;inset:0 0 auto 0;height:3px;background:linear-gradient(90deg,var(--grey-800),var(--red));transform:scaleX(0);transform-origin:left;transition:transform .5s}
.card:hover{transform:translateY(-8px);box-shadow:var(--shadow);border-color:transparent}
.card:hover::after{transform:scaleX(1)}
.card .num{font-family:'Raleway',Arial,sans-serif;font-size:15px;color:var(--red);letter-spacing:.1em;margin-bottom:18px;display:block}
.card h3{margin-bottom:12px}
.card p{font-size:15px;color:var(--muted);font-weight:300;margin-bottom:22px}
.card .lnk{display:inline-flex;align-items:center;gap:9px;font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--grey-800)}
.card:hover .lnk .arw{transform:translateX(5px)}
.card .arw{transition:transform .35s}

/* dark bordered panels */
.panels{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:52px}
@media(max-width:860px){.panels{grid-template-columns:1fr}}
.panel{border:1px solid rgba(255,255,255,.14);border-radius:3px;padding:44px 38px;transition:.45s;background:rgba(255,255,255,.02)}
.panel:hover{background:rgba(234,0,42,.08);border-color:rgba(234,0,42,.55);transform:translateY(-6px)}
.panel .tag{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--red-bright);margin-bottom:16px;display:block}
.panel h3{color:#fff;margin-bottom:14px}
.panel p{color:rgba(255,255,255,.68);font-size:15px;font-weight:300;margin-bottom:24px}
.plist{list-style:none;display:grid;gap:12px}
.plist li{font-size:14px;color:rgba(255,255,255,.8);font-weight:300;padding-left:26px;position:relative}
.plist li::before{content:"";position:absolute;left:0;top:9px;width:11px;height:2px;background:var(--taupe)}
.checks{list-style:none;display:grid;gap:14px;margin-top:24px}
.checks li{font-size:15.5px;font-weight:300;color:var(--muted);padding-left:30px;position:relative}
.checks li::before{content:"";position:absolute;left:0;top:11px;width:14px;height:2px;background:var(--red)}
.dark .checks li{color:rgba(255,255,255,.78)}
.dark .checks li::before{background:var(--teal-light)}

/* portrait */
.portrait{position:relative}
.portrait-img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:3px;box-shadow:var(--shadow)}
/* full portrait of a person: square source, keep the face high in frame */
.portrait-person{aspect-ratio:1/1;object-position:center top}
.portrait-badge{position:absolute;left:-18px;bottom:32px;background:var(--navy);color:#fff;padding:20px 24px;border-radius:3px;box-shadow:var(--shadow);display:flex;align-items:center;gap:15px;max-width:88%}
.portrait-badge img{width:58px;height:58px;border-radius:50%;object-fit:cover;border:2px solid var(--red-bright);flex-shrink:0}
.portrait-badge b{font-family:'Raleway',Arial,sans-serif;font-size:17px;font-weight:500;display:block}
.portrait-badge span{font-size:9.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--red-bright)}
@media(max-width:520px){.portrait-badge{position:static;max-width:100%;margin:-28px 12px 0;width:calc(100% - 24px)}}
.quote{font-family:'Raleway',Arial,sans-serif;font-style:italic;font-size:clamp(19px,2.1vw,25px);line-height:1.5;color:var(--ink-900);border-left:2px solid var(--red);padding-left:26px;margin:30px 0}
.dark .quote{color:#fff}
.quote cite{display:block;margin-top:14px;font-style:normal;font-family:'Roboto',Arial,sans-serif;
  font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--muted)}
.dark .quote cite{color:rgba(255,255,255,.6)}
.creds{display:flex;flex-wrap:wrap;gap:9px;margin-top:26px}
.cred{padding:9px 16px;border:1px solid var(--line);border-radius:100px;font-size:11px;font-weight:500;letter-spacing:.09em;text-transform:uppercase;color:var(--grey-800);background:#fff;transition:.3s}
.cred:hover{border-color:var(--red);color:var(--red-dark);transform:translateY(-2px)}
.langs{display:flex;align-items:center;gap:10px;margin-top:28px;padding-top:24px;
  border-top:1px solid var(--line);flex-wrap:wrap}
.langs .langs-label{font-size:10.5px;letter-spacing:.2em;text-transform:uppercase;
  color:var(--muted);margin-right:4px}
.langs b{padding:8px 16px;border-radius:100px;font-family:'Raleway',Arial,sans-serif;
  font-size:12px;font-weight:600;letter-spacing:.04em;color:#fff;background:var(--teal-deep)}
.dark .langs{border-top-color:rgba(255,255,255,.16)}
.dark .langs .langs-label{color:rgba(255,255,255,.6)}
.dark .langs b{background:var(--teal);color:#fff}

/* team */
.team-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:50px}
@media(max-width:980px){.team-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:520px){.team-grid{grid-template-columns:1fr}}
.member{background:#fff;border:1px solid var(--line);border-radius:3px;overflow:hidden;transition:.45s}
.member:hover{transform:translateY(-6px);box-shadow:var(--shadow)}
.member .ph{aspect-ratio:1;background:linear-gradient(140deg,var(--ink-900),var(--red-dark));display:grid;place-items:center;color:rgba(255,255,255,.5);font-family:'Raleway',Arial,sans-serif;font-size:40px}
.member.reserved .ph{background:var(--sand);color:var(--warm-grey);border-bottom:2px solid var(--taupe)}
.member.reserved h3,.member.reserved p{color:var(--warm-grey)}
.member.reserved .role{color:var(--taupe-deep)}
.member .ph img{width:100%;height:100%;object-fit:cover}
.member .body{padding:24px 22px}
.member h3{font-size:19px;margin-bottom:5px}
.member .role{font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:var(--red);font-weight:600}
.member p{font-size:13.5px;color:var(--muted);font-weight:300;margin-top:11px}

/* projects (pre-construction) */
.projects{display:grid;gap:22px;margin-top:52px}
.project{background:#fff;border:1px solid var(--line);border-radius:3px;display:grid;grid-template-columns:.42fr 1fr;overflow:hidden;transition:.45s}
.project:hover{box-shadow:var(--shadow);transform:translateY(-4px)}
.project .img{background-size:cover;background-position:center;min-height:230px}
.project .body{padding:34px 36px}
@media(max-width:820px){.project{grid-template-columns:1fr}.project .img{min-height:180px}}
.project .kicker{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--red);font-weight:600;margin-bottom:10px;display:block}
.project h3{margin-bottom:8px}
.project .where{font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:16px}
.project .specs{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:16px}
.project .specs span{font-size:11.5px;padding:6px 13px;background:var(--sand);border-radius:100px;color:var(--grey-800);font-weight:500}
.project p{font-size:14.5px;color:var(--muted);font-weight:300;margin-bottom:18px}

/* areas */
.areas-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px;background:var(--line);border:1px solid var(--line);margin-top:50px}
@media(max-width:820px){.areas-grid{grid-template-columns:repeat(2,1fr)}}
.area{background:var(--cream);padding:36px 28px;transition:.45s;min-height:148px;display:flex;flex-direction:column;justify-content:space-between}
.area .idx{font-size:10.5px;letter-spacing:.2em;color:var(--red);font-weight:600}
.area h3{transition:.4s}
.area .go{font-size:19px;color:var(--muted);transition:.4s;align-self:flex-end;margin-top:12px}
.area:hover{background:var(--navy)}
.area:hover h3,.area:hover .go{color:#fff}
.area:hover .idx{color:var(--red-bright)}
.area:hover .go{transform:translate(4px,-4px)}

/* awards */
.awards{background:linear-gradient(115deg,var(--ink-900),var(--red-dark));color:#fff}
.aw-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:38px;margin-top:42px}
@media(max-width:800px){.aw-grid{grid-template-columns:1fr;gap:24px}}
.aw{padding-top:20px;border-top:2px solid var(--taupe)}
.aw b{font-family:'Raleway',Arial,sans-serif;font-size:clamp(21px,2.5vw,29px);font-weight:500;display:block;margin-bottom:7px}
.aw span{font-size:13px;color:rgba(255,255,255,.72);font-weight:300}

/* articles / blog */
.posts{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:50px}
@media(max-width:900px){.posts{grid-template-columns:1fr}}
.post{background:#fff;border:1px solid var(--line);border-radius:3px;overflow:hidden;display:flex;flex-direction:column;transition:.45s}
.post:hover{transform:translateY(-7px);box-shadow:var(--shadow)}
.post .img{height:190px;background-size:cover;background-position:center}
.post .body{padding:28px 26px 30px;display:flex;flex-direction:column;flex:1}
.post .meta{font-size:10px;letter-spacing:.2em;text-transform:uppercase;color:var(--red);font-weight:600;margin-bottom:12px}
.post h3{font-size:20px;margin-bottom:11px}
.post p{font-size:14.5px;color:var(--muted);font-weight:300;flex:1;margin-bottom:18px}
.post .lnk{font-size:11px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--grey-800);display:inline-flex;gap:8px;align-items:center}
.post:hover .lnk .arw{transform:translateX(5px)}
.post .arw{transition:transform .35s}
/* Royal LePage corporate feed cards (no image, brand bar instead) */
.rlp-post{border-top:3px solid var(--red)}
.rlp-post .body{padding-top:30px}
.rlp-post::before{content:"ROYAL LePAGE\00AE";position:absolute;top:0;right:0;font-size:8.5px;letter-spacing:.2em;font-weight:700;color:#fff;background:var(--red);padding:5px 11px}
.rlp-post{position:relative}
.rlp-post:hover{border-top-color:var(--taupe-deep)}
.rlp-post:hover::before{background:var(--taupe-deep)}

.featured{display:grid;grid-template-columns:1.05fr .95fr;background:#fff;border:1px solid var(--line);border-radius:3px;overflow:hidden;margin-top:50px}
@media(max-width:880px){.featured{grid-template-columns:1fr}}
.featured .img{min-height:300px;background-size:cover;background-position:center}
.featured .body{padding:clamp(32px,4vw,58px)}

/* faq */
.faq{margin-top:44px;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{padding:24px 40px 24px 0;cursor:pointer;list-style:none;font-family:'Raleway',Arial,sans-serif;font-size:clamp(17px,1.9vw,21px);position:relative;transition:.3s}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:6px;top:50%;transform:translateY(-50%);font-family:'Inter';font-size:21px;color:var(--red);transition:.3s}
.faq details[open] summary::after{transform:translateY(-50%) rotate(45deg)}
.faq summary:hover{color:var(--red-dark)}
.faq .ans{padding:0 40px 26px 0;font-size:15.5px;color:var(--muted);font-weight:300}

/* contact */
.c-info{display:grid;gap:24px;margin-top:34px}
.c-item{display:flex;gap:17px;align-items:flex-start;padding-bottom:22px;border-bottom:1px solid var(--line)}
.c-item:last-child{border-bottom:none}
.c-item .ic{width:44px;height:44px;border-radius:50%;background:var(--navy);color:var(--teal-light);display:grid;place-items:center;flex-shrink:0}
.c-item .ic svg{width:18px;height:18px}
.c-item span{display:block;font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-bottom:4px}
.c-item b{font-size:16.5px;font-weight:500;color:var(--ink-900);font-family:'Raleway',Arial,sans-serif}
.c-item a:hover{color:var(--red)}
.form-card{background:#fff;padding:clamp(28px,4vw,44px);border-radius:3px;box-shadow:var(--shadow);border-top:3px solid var(--red)}
.form-card h3{margin-bottom:7px}
.form-card>p{font-size:14.5px;color:var(--muted);font-weight:300;margin-bottom:12px}
label{display:block;font-size:10px;font-weight:600;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin:18px 0 7px}
input,select,textarea{width:100%;padding:14px 16px;border:1px solid var(--line);border-radius:2px;font-family:'Roboto',Arial,sans-serif;font-size:15px;color:var(--ink);background:var(--cream);transition:.3s}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--red);background:#fff;box-shadow:0 0 0 3px rgba(234,0,42,.14)}
textarea{resize:vertical;min-height:96px}
.form-card .btn{width:100%;justify-content:center;margin-top:26px}
.fine{font-size:11px;color:var(--muted);text-align:center;margin-top:14px;font-weight:300}

/* cta band */
.ctaband{background:linear-gradient(115deg,var(--navy-deep),var(--red-dark));color:#fff;text-align:center}
.ctaband h2{color:#fff;margin-bottom:16px}
.ctaband p{color:rgba(255,255,255,.76);font-weight:300;max-width:56ch;margin:0 auto 32px}

/* footer */
footer{background:var(--navy-deep);color:rgba(255,255,255,.62);padding:66px 0 32px;font-size:13.5px;font-weight:300}
.f-top{display:grid;grid-template-columns:1.6fr repeat(4,1fr);gap:34px;padding-bottom:38px;border-bottom:1px solid rgba(255,255,255,.1)}
@media(max-width:1120px){.f-top{grid-template-columns:1.4fr repeat(2,1fr);row-gap:34px}}
@media(max-width:760px){.f-top{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.f-top{grid-template-columns:1fr;gap:28px}}
.f-brand{display:flex;align-items:center;gap:13px;margin-bottom:16px}
.f-brand img{height:38px;width:38px;border-radius:6px;object-fit:cover;border:1px solid rgba(255,255,255,.18)}
.f-brand b{font-family:'Raleway',Arial,sans-serif;font-size:19px;color:#fff;display:block}
.f-brand span{font-size:9.5px;letter-spacing:.24em;text-transform:uppercase;color:var(--red-bright)}
.f-rlp{margin-top:22px;padding-top:20px;border-top:1px solid rgba(255,255,255,.1)}
.f-rlp img{width:232px;max-width:100%;height:auto;background:#fff;padding:7px 11px;border-radius:3px;margin-bottom:12px}
.f-rlp p{font-size:11.5px;line-height:1.8;color:rgba(255,255,255,.5)}
footer h4{font-size:10.5px;letter-spacing:.22em;text-transform:uppercase;color:#fff;margin-bottom:16px;font-weight:600;font-family:'Roboto',Arial,sans-serif}
footer ul{list-style:none;display:grid;gap:10px}
footer a:hover{color:var(--red-bright)}
.f-bot{padding-top:24px;font-size:11px;line-height:2;color:rgba(255,255,255,.4)}

/* mobile */
@media(max-width:680px){
  .wrap{padding:0 20px}
  .hero{min-height:0;padding:126px 0 66px}
  .hero h1{font-size:clamp(31px,8.6vw,42px);max-width:100%;line-height:1.08}
  .hero p{font-size:15.5px}
  .hero-tag{font-size:8.6px;letter-spacing:.14em;padding:7px 14px;margin-bottom:20px}
  .hero-cta{gap:11px;margin-bottom:40px}
  .hero-cta .btn{flex:1 1 100%;justify-content:center;padding:15px 20px}
  .hero-meta{gap:18px;flex-direction:column;padding-top:24px}
  .phero{padding:140px 0 62px}
  h2{font-size:clamp(27px,7.4vw,36px)}
  .stat{padding:30px 20px}
  .card{padding:32px 25px 28px}
  .panel{padding:32px 25px}
  .area{padding:26px 20px;min-height:118px}
  .project .body{padding:28px 24px}
  .quote{padding-left:18px;margin:24px 0}
  .cred{font-size:10px;padding:8px 13px}
  footer{padding:50px 0 28px}
}
@media(max-width:400px){
  .hero h1{font-size:29px}
  .stats-grid{grid-template-columns:1fr}
}