@import url('assets/fonts.css');
:root{--blue:#196d92;--navy:#113e50;--ink:#173943;--muted:#536a70;--mint:#7aa9a3;--coral:#ea9073;--pale:#eff4f3;--line:#d6e0df;--serif:'DM Serif Display',Georgia,serif;--sans:'Manrope',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);background:#fff;font:400 16px/1.65 var(--sans)}a{color:inherit;text-decoration:none}button,input{font:inherit}button,a,input,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible,input:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:3px solid #dc613a;outline-offset:5px}button{color:inherit}img{max-width:100%;object-fit:contain}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);line-height:1.08;letter-spacing:-.025em}h2{font-size:clamp(36px,4vw,57px)}em{font-weight:400;color:var(--blue)}p{margin-bottom:20px}h3{line-height:1.2}button{border:0}ul{padding-left:20px}li{padding:4px 0}section{scroll-margin-top:35px}[hidden]{display:none!important}.topline{padding:8px 5%;display:flex;justify-content:space-between;background:var(--navy);color:white;font-size:12px;letter-spacing:.07em}.header{position:sticky;top:0;z-index:20;display:flex;align-items:center;justify-content:space-between;padding:20px 5%;background:#fffffff7;backdrop-filter:blur(14px);border-bottom:1px solid var(--line)}.logo img{display:block;width:138px;height:auto}nav{display:flex;align-items:center;gap:32px;font-size:14px;font-weight:600}nav a:hover,.text-link:hover{color:var(--blue)}nav .nav-contact{padding:11px 18px;border:1px solid var(--ink)}.nav-contact span{margin-left:24px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:57% 43%;min-height:660px}.hero-copy{padding:68px 8.7% 45px}.eyebrow{font-size:12px;font-weight:700;letter-spacing:.16em;margin-bottom:27px;line-height:1.5}.small-line{display:inline-block;width:27px;height:1px;background:currentColor;vertical-align:middle;margin-right:8px}h1{font-size:clamp(48px,5.1vw,78px);margin-bottom:29px}.hero-intro{max-width:480px;font-size:17px;color:var(--muted);line-height:1.7}.hero-actions{display:flex;gap:28px;align-items:center;margin-top:33px}.button{display:inline-flex;align-items:center;justify-content:center;gap:30px;padding:16px 23px;font-size:14px;font-weight:700;border-radius:2px;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.coral{background:var(--coral);color:#173943}.coral:hover{background:#f0a28a}.blue{background:var(--blue);color:#fff}.blue:hover{background:var(--navy)}.text-link{display:inline-flex;gap:18px;align-items:center;border-bottom:1px solid currentColor;padding:5px 0;font-size:14px;font-weight:600;background:none;text-align:left}.hero-note{display:flex;gap:25px;font-size:10px;font-weight:700;letter-spacing:.13em;margin-top:52px;color:var(--muted)}.hero-visual{position:relative;background:var(--blue);min-height:660px;overflow:hidden}.hero-image{position:absolute;inset:0;background-image:url('assets/architecture.jpg');background-position:center;background-size:cover}.image-caption{position:absolute;top:28px;left:30px;right:30px;font-size:11px;letter-spacing:.16em;color:white;text-shadow:0 1px 5px #173943}.hero-stat{position:absolute;bottom:0;right:0;width:85%;background:var(--blue);color:white;padding:28px 36px 30px;display:flex;flex-direction:column}.hero-stat>span:first-child{font-size:14px}.hero-stat strong{font-family:var(--serif);font-size:87px;line-height:1.15;font-weight:400}.hero-stat i{font:400 23px var(--sans)}.hero-stat>span:last-child{font-size:12px;color:#dcecf2}.principles{padding:26px 5%;border-bottom:1px solid var(--line);display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.principles>span{font-size:12px;color:var(--blue)}.principles b{font-size:14px;color:var(--ink);font-weight:500;margin-left:20px}.section{padding:90px 5%}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:50px;margin-bottom:45px}.section-heading p:last-child:not(.eyebrow){max-width:330px;color:var(--muted);font-size:16px;margin:0}.section-heading .eyebrow{margin-bottom:17px}.product-layout{display:grid;grid-template-columns:1fr 1fr;gap:7%}.product-tabs{border-top:1px solid var(--line)}.product-tabs button{width:100%;display:flex;gap:24px;align-items:center;padding:24px 0;text-align:left;border-bottom:1px solid var(--line);background:white;font-size:21px}.product-tabs button span{font-size:12px;color:var(--muted)}.product-tabs i{margin-left:auto;font-style:normal}.product-tabs button[aria-selected=true]{color:var(--blue);border-bottom:2px solid var(--blue)}.product-tabs button[aria-selected=true] i{background:var(--blue);color:white}.product-tabs i{padding:3px 10px}.product-tabs button:hover{background:var(--pale)}#product-panel{padding:32px 38px;background:var(--pale);border-left:3px solid var(--mint);min-height:405px}#product-panel .eyebrow{margin-bottom:20px;color:var(--blue)}#product-panel h3{font-family:var(--serif);font-size:36px;margin-bottom:18px}#product-panel p:not(.eyebrow){color:var(--muted);font-size:15px}#product-panel ul{font-size:14px;margin:0 0 18px}.guide-section{margin:0 5%;background:var(--navy);display:grid;grid-template-columns:40% 60%;color:white}.guide-intro{padding:54px 44px;background-image:url('assets/imh-header.jpg');background-size:cover;background-blend-mode:multiply;background-color:var(--navy)}.guide-intro p:not(.eyebrow){margin-top:24px;color:#e1edef;max-width:290px;font-size:16px}.guide-footnote{border-top:1px solid #ffffff40;margin-top:52px;padding-top:20px;color:#d4e2e5;font-size:12px}.guide-form,.guide-result{background:#f1f5f4;color:var(--ink);padding:40px}.guide-progress{display:flex;justify-content:space-between;font-size:11px;letter-spacing:.1em}.progress-track{height:3px;background:var(--line);margin:17px 0 36px}.progress-track span{display:block;height:3px;background:var(--blue);width:33.33%;transition:width .25s}fieldset{border:0;padding:0;margin:0;min-inline-size:0}legend{font-family:var(--serif);font-size:30px;margin-bottom:25px;line-height:1.2}.choice-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}.choice-grid label{position:relative;display:flex;align-items:center;gap:12px;padding:19px 15px;border:1px solid #b8cbcc;font-size:14px;cursor:pointer;background:#fff;min-height:80px;line-height:1.5}.choice-grid label:has(input:checked){border-color:var(--blue);background:#e1ecef;box-shadow:inset 0 0 0 1px var(--blue)}input[type=radio]{accent-color:var(--blue);width:17px;height:17px;flex-shrink:0}.guide-controls{display:flex;justify-content:space-between;gap:20px;margin-top:20px}.guide-controls .button{margin-left:auto}.field-note{font-size:12px;color:var(--muted);margin:20px 0 0;line-height:1.6}.back-button{background:transparent;text-decoration:underline;font-size:14px;padding:10px 0}.form-error{color:#a22d22;font-size:14px;min-height:0;margin:15px 0 0}.form-error:empty{display:none}.amount-label{font-size:14px}.amount-input{display:flex;align-items:center;gap:20px;background:white;border-bottom:2px solid var(--blue);padding:12px 15px;margin-top:12px}.amount-input input{min-width:0;width:100%;border:0;background:white;color:var(--ink);font-family:var(--serif);font-size:50px}.guide-result h3{font-family:var(--serif);font-size:35px;margin-bottom:17px}.guide-result p{font-size:15px}.guide-result dl{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:15px 0;display:flex;gap:40px}.guide-result dt{font-size:12px;color:var(--muted)}.guide-result dd{margin:0;font-size:17px;font-weight:600}.guide-result h4{margin:20px 0 5px}.guide-result ul{font-size:14px}.result-actions{display:flex;flex-wrap:wrap;gap:18px;align-items:center}.result-actions .text-link{font-size:12px}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:50px}.process-grid article{border-top:1px solid var(--line);padding-top:20px}.step-number{font-family:var(--serif);font-size:42px;color:var(--mint)}.process-grid h3{font-size:21px;font-weight:500;margin:15px 0}.process-grid p{font-size:15px;color:var(--muted);max-width:350px}.about{background:var(--blue);color:white;display:grid;grid-template-columns:1fr 1fr;padding:75px 8%;gap:10%}.about h2{font-size:clamp(44px,5vw,68px)}.about em{color:#f5cf98}.about-content{align-self:center;padding-top:18px}.about-content p{color:#e3edf1;font-size:15px}.about-content .large-copy{font-size:23px;color:white;line-height:1.45}.light:hover{color:#f5cf98}.faq{display:grid;grid-template-columns:1fr 1fr;gap:7%}.faq h2{font-size:43px;margin-bottom:24px}.faq>div>p:not(.eyebrow){font-size:15px;color:var(--muted)}.faq-list{border-top:1px solid var(--line)}details{border-bottom:1px solid var(--line)}summary{position:relative;padding:22px 30px 22px 0;font-weight:600;font-size:15px;cursor:pointer;list-style:none}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:0;font-size:24px;font-weight:400;line-height:1}details[open] summary:after{content:'−'}details p{font-size:14px;color:var(--muted);padding-right:22px}.contact{background:#dbe9e7;margin:0 5% 70px;padding:55px 6%;display:grid;grid-template-columns:1fr 1fr;gap:50px}.contact h2{font-size:65px}.contact-right{padding-top:20px}.contact-phone{display:block;font-size:30px;font-weight:500;border-bottom:1px solid #9ab4b3;padding-bottom:12px}.contact-phone span{float:right}.contact-email{display:inline-block;font-size:19px;margin:17px 0 25px}.contact-right p{font-size:15px;color:var(--muted)}.contact-address{font-size:13px;color:var(--muted)}footer{background:var(--navy);color:white;padding:40px 5% 24px}.footer-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:35px}.footer-top img{width:138px;height:auto}.footer-top>div{display:flex;gap:35px;font-size:13px}.footer-bottom{border-top:1px solid #ffffff30;padding-top:20px;display:flex;justify-content:space-between;gap:20px;font-size:11px;color:#c7d9de}.skip{position:fixed;left:10px;top:-70px;z-index:100;background:var(--coral);padding:12px}.skip:focus{top:10px}@media(min-width:1600px){.hero-copy{padding-top:95px}.hero{min-height:740px}.hero-visual{min-height:740px}}@media(max-width:1000px){nav{gap:18px;font-size:12px}.hero-copy{padding-top:45px}h1{font-size:54px}.hero-intro{font-size:15px}.hero-actions{gap:18px;flex-wrap:wrap}.hero-note{gap:15px;font-size:9px}.hero-stat{width:95%;padding:25px}.hero-stat strong{font-size:70px}.guide-section{grid-template-columns:38% 62%}.guide-intro{padding:40px 25px}.guide-form,.guide-result{padding:30px}.contact-phone{font-size:25px}}@media(max-width:760px){html{scroll-padding-top:78px}.topline{font-size:10px;padding:7px 5%}.header{padding:17px 5%;height:78px}.logo img{width:123px}.menu-toggle{display:flex;align-items:center;gap:18px;background:none;font-size:14px}.menu-toggle span{font-size:20px}nav{display:none;position:absolute;left:0;right:0;top:78px;background:#fff;border-bottom:1px solid var(--line);padding:16px 5% 24px;box-shadow:0 12px 20px #113e5010}nav.open{display:flex;flex-direction:column;align-items:stretch;gap:0}nav a{font-size:16px;padding:12px 0}nav .nav-contact{margin-top:12px;text-align:center}.hero{grid-template-columns:1fr}.hero-copy{padding:40px 6%}.hero .eyebrow{font-size:10px;margin-bottom:23px}h1{font-size:clamp(43px,9.7vw,65px)}.hero-intro{font-size:16px;max-width:500px}.hero-note{margin-top:30px;font-size:9px}.hero-visual{min-height:355px}.hero-image{background-position:center 45%}.hero-stat{width:64%;padding:22px 24px}.hero-stat strong{font-size:65px}.hero-stat>span:first-child{font-size:12px}.hero-stat>span:last-child{font-size:10px}.hero-stat i{font-size:19px}.principles{gap:18px;padding:24px 6%;grid-template-columns:1fr}.principles b{margin-left:22px}.section{padding:58px 6%}.section-heading{display:block;margin-bottom:30px}.section-heading>p{margin-top:22px!important}.section-heading>a{margin-top:20px}.eyebrow{font-size:10px;margin-bottom:20px}h2{font-size:40px}.product-layout{grid-template-columns:1fr;gap:26px}.product-tabs button{font-size:18px;padding:19px 0}#product-panel{padding:28px;min-height:0}#product-panel h3{font-size:32px}.guide-section{margin:0;grid-template-columns:1fr}.guide-intro{padding:38px 6%}.guide-intro h2{font-size:45px}.guide-intro p:not(.eyebrow){max-width:none;font-size:16px}.guide-footnote{margin-top:22px;padding-top:18px}.guide-form,.guide-result{padding:30px 6% 38px}.choice-grid label{font-size:13px;padding:16px 11px}.guide-progress{font-size:10px}.process-grid{grid-template-columns:1fr;gap:12px}.process-grid article{display:grid;grid-template-columns:50px 1fr;column-gap:15px;padding-top:16px}.step-number{grid-row:span 2;font-size:33px}.process-grid h3{margin:6px 0 12px;font-size:20px}.process-grid p{grid-column:2;max-width:none}.about{grid-template-columns:1fr;gap:22px;padding:48px 6%}.about h2{font-size:51px}.about-content{padding:0}.faq{grid-template-columns:1fr;gap:25px}.faq h2{font-size:37px}.contact{margin:0;padding:43px 6%;grid-template-columns:1fr;gap:15px}.contact h2{font-size:55px}.contact-phone{font-size:29px}.footer-top{gap:25px;align-items:flex-start}.footer-top>div{flex-direction:column;gap:12px;font-size:12px}.footer-top img{width:110px}.footer-bottom{flex-direction:column;gap:8px}.guide-result dl{gap:25px}.guide-result dd{font-size:15px}.hero-actions .button{padding:16px 18px;gap:20px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}@media print{header,.topline,.hero,.principles,.financing,.process,.about,.faq,.contact,footer,.guide-intro,.result-actions,.guide-form{display:none!important}.guide-section{margin:0;display:block}.guide-result{background:white!important;color:black}}
/* Shared navigation and individual page layouts. */
nav a[aria-current=page]{color:var(--blue);text-decoration:underline;text-underline-offset:8px}.breadcrumb{display:flex;align-items:center;flex-wrap:wrap;gap:15px;padding:21px 5%;font-size:12px;color:var(--muted);border-bottom:1px solid var(--line)}.breadcrumb a:hover{text-decoration:underline}.page-intro{padding:60px 5% 57px;background:var(--pale);border-bottom:1px solid var(--line)}.page-intro h1{font-size:clamp(44px,5vw,70px);max-width:1050px;margin-bottom:24px}.page-lead{max-width:680px;font-size:18px;color:var(--muted);margin:0}.home-tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.home-tile{display:flex;flex-direction:column;padding:28px 0 12px;border-top:1px solid var(--ink);transition:background .2s}.home-tile:hover{color:var(--blue)}.home-tile .eyebrow{color:var(--muted);font-size:11px}.home-tile h3{font-family:var(--serif);font-size:36px;margin:0 0 17px}.home-tile p{font-size:15px;color:var(--muted);max-width:290px}.tile-action{margin-top:auto;padding-top:18px;display:flex;justify-content:space-between;font-size:14px;font-weight:600}.tile-action i{font-style:normal}.home-about{background:var(--blue);color:white;padding:75px 8%;text-align:center}.home-about h2{font-size:clamp(39px,4.5vw,61px)}.home-about h2 em{color:#f5cf98}.home-about>p:not(.eyebrow){color:#e3edf1;margin:25px 0 30px}.home-about>div{display:flex;justify-content:center;align-items:center;gap:32px}.next-step{display:flex;align-items:center;justify-content:space-between;gap:45px;padding:55px 5%;background:#dbe9e7}.next-step h2{font-size:39px}.next-step p{margin:14px 0 0;color:var(--muted);font-size:15px}.next-step .button{white-space:nowrap}.product-directory{padding-top:28px;padding-bottom:40px}.directory-row{display:grid;grid-template-columns:50px minmax(200px,1fr) 1fr 40px;align-items:center;gap:25px;border-bottom:1px solid var(--line);padding:30px 5px;transition:background .2s}.directory-row:hover{background:var(--pale)}.directory-number{font-size:13px;color:var(--blue)}.directory-row h2{font-family:var(--serif);font-size:31px}.directory-row p{font-size:15px;color:var(--muted);margin:0}.directory-arrow{font-size:27px;color:var(--blue)}.guide-promo{margin:10px 5% 60px;padding:40px;background:var(--pale);display:flex;align-items:center;justify-content:space-between;gap:35px}.guide-promo h2{font-size:36px}.guide-promo p:last-child{margin:17px 0 0;color:var(--muted)}.guide-promo .eyebrow{margin-bottom:16px}.guide-promo .button{flex-shrink:0}.detail-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:10%;align-items:start}.detail-layout article h2{font-size:38px;margin-bottom:27px}.detail-layout article>p:not(.eyebrow){font-size:16px;color:var(--muted)}.detail-note{font-size:13px!important;border-left:2px solid var(--mint);padding-left:17px;margin:30px 0}.preparation{padding:35px;background:var(--pale);border-top:3px solid var(--mint)}.preparation h3{font-family:var(--serif);font-size:29px;margin-bottom:25px}.preparation ul{padding-left:20px;margin-bottom:28px;font-size:15px}.preparation li{padding:8px 0}.preparation .eyebrow{font-size:11px}.related{margin:0 5% 60px;border-top:1px solid var(--line);padding-top:25px}.related>a{display:inline-flex;gap:45px;font-family:var(--serif);font-size:27px;margin:0 50px 10px 0}.related>a:hover{color:var(--blue)}.process-detail{max-width:1000px;margin:auto;padding:30px 5% 50px}.process-detail article{display:grid;grid-template-columns:90px 1fr;gap:35px;border-bottom:1px solid var(--line);padding:40px 0}.process-detail article>span{font-family:var(--serif);font-size:64px;line-height:1;color:var(--mint)}.process-detail h2{font-size:36px;margin-bottom:17px}.process-detail p{font-size:16px;color:var(--muted)}.process-detail .step-tip{font-size:13px;margin:20px 0 0;color:var(--blue)}.about h1{font-size:clamp(44px,5vw,68px);margin:0}.about-story{display:grid;grid-template-columns:1fr 1fr;gap:9%}.about-story h2{font-size:40px}.about-story p:not(.eyebrow){color:var(--muted)}.values{padding:0 5% 70px;display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.values article{border-top:1px solid var(--line);padding-top:24px}.values span{font-size:13px;color:var(--blue)}.values h3{font-family:var(--serif);font-size:30px;margin:20px 0 17px}.values p{font-size:15px;color:var(--muted)}.faq h1{font-size:45px;margin-bottom:30px}.guide-page{padding:55px 0 65px}.guide-intro h1{font-size:56px;margin:0}.contact h1{font-size:65px;margin:0}.contact-options{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding-top:0}.contact-options h2{font-size:40px;margin-bottom:25px}.contact-options p:not(.eyebrow){color:var(--muted);max-width:500px}.contact-options .preparation{align-self:start}.contact-options .preparation>a{display:flex;justify-content:space-between;gap:15px;font-size:15px;border-bottom:1px solid var(--line);padding:18px 0}.error-actions{padding:60px 5%;display:flex;gap:35px}.guide-page+.next-step{margin-top:0}@media(max-width:900px){.directory-row{grid-template-columns:30px 1fr 1fr 24px;gap:15px}.guide-promo{padding:30px}.guide-promo .button{max-width:260px}.home-tile h3{font-size:30px}.home-tiles{gap:22px}}@media(max-width:760px){.breadcrumb{padding:17px 6%;font-size:11px;gap:10px}.page-intro{padding:36px 6% 38px}.page-intro h1{font-size:43px}.page-lead{font-size:16px}.home-tiles{grid-template-columns:1fr;gap:25px}.home-tile{padding-top:22px}.home-tile h3{font-size:32px}.home-tile p{max-width:none}.tile-action{padding-top:8px}.home-about{padding:50px 6%}.home-about h2{font-size:40px}.home-about>div{gap:25px;flex-wrap:wrap}.home-about>p:not(.eyebrow){font-size:15px}.next-step{padding:38px 6%;display:block}.next-step h2{font-size:36px}.next-step .button{margin-top:23px}.directory-row{grid-template-columns:28px 1fr 25px;gap:10px 15px;padding:24px 0}.directory-row h2{font-size:27px}.directory-row p{grid-column:2;grid-row:2;font-size:14px}.directory-arrow{grid-column:3;grid-row:1}.guide-promo{margin:0 6% 40px;padding:28px;display:block}.guide-promo h2{font-size:31px}.guide-promo .button{max-width:none;margin-top:25px}.guide-promo p:last-child{font-size:15px}.detail-layout{grid-template-columns:1fr;gap:32px}.detail-layout article h2{font-size:33px}.preparation{padding:26px}.preparation .button{gap:18px;font-size:13px}.related{margin:0 6% 40px}.related>a{font-size:24px}.process-detail{padding:0 6% 40px}.process-detail article{grid-template-columns:45px 1fr;gap:17px;padding:30px 0}.process-detail article>span{font-size:39px}.process-detail h2{font-size:29px}.process-detail p{font-size:15px}.about h1{font-size:50px}.about-story{grid-template-columns:1fr;gap:28px}.about-story h2{font-size:35px}.values{padding:0 6% 38px;grid-template-columns:1fr;gap:15px}.values h3{margin:10px 0 15px}.faq h1{font-size:38px}.guide-page{padding:0}.guide-intro h1{font-size:45px}.contact h1{font-size:55px}.contact-options{grid-template-columns:1fr;padding-top:45px;gap:30px}.contact-options h2{font-size:36px}.contact-options .preparation>a{font-size:14px}.footer-top>div{gap:9px}.contact{margin-bottom:50px}.footer-bottom{font-size:11px}}@media(max-width:360px){.hero-actions{gap:18px}.hero-actions .text-link{font-size:13px}.hero-actions .button{gap:14px;font-size:13px}h1{font-size:40px}.contact-phone{font-size:25px}.guide-form{padding-left:5%;padding-right:5%}.choice-grid{gap:8px}.choice-grid label{gap:7px;font-size:12px}.page-intro h1{font-size:38px}}