/* Roark Property Management — design tokens.
   Palette specified in OKLCH and converted to sRGB; every text pair measured
   at >= 4.5:1 against its ground. Do not eyeball replacements. */
:root {
  --cream:      #f8f5f0;  /* page ground        oklch(.972 .008  85) */
  --paper:      #f2ece3;  /* panels, bands      oklch(.945 .014  82) */
  --rule:       #dcd6cd;  /* hairlines          oklch(.878 .014  80) */
  --ink:        #221d18;  /* headings           oklch(.235 .012  70) */
  --ink-deep:   #18130d;  /* dark bands         oklch(.190 .014  68) */
  --ink-2:      #69625a;  /* body copy          oklch(.500 .016  70) */
  --ink-3:      #928b83;  /* captions, labels   oklch(.640 .014  72) */

  --brick:      #944c30;  /* management         oklch(.50 .105  42) */
  --olive:      #397243;  /* brokerage          oklch(.50 .095 148) */
  --slate:      #47619c;  /* advisory           oklch(.50 .100 265) */
  --olive-lift: #5d9665;  /* olive on ink-deep  5.29:1 */
  --slate-lift: #6c85bd;  /* slate on ink-deep  5.03:1 */

  --field-line: #cdc4b6;
  --field-hint: #a89f94;
  --btn-line:   #b0a698;

  --serif: 'Instrument Serif', Georgia, 'Times New Roman', serif;
  --sans:  Archivo, 'Helvetica Neue', Helvetica, Arial, sans-serif;

  --gut: 100px;           /* page gutter; narrows at breakpoints */
  --maxw: 1440px;
}

*, *::before, *::after { box-sizing: border-box; }

html { scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .nav-toggle-bars::before, .nav-toggle-bars::after { transition: none; }
}

body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

h1, h2, h3, h4 { margin: 0; font-weight: 400; text-wrap: balance; }
p { margin: 0; text-wrap: pretty; }
ul { margin: 0; padding: 0; list-style: none; }
img { max-width: 100%; display: block; }

a { color: var(--brick); text-decoration: none; }
a:hover { color: #6f3823; text-decoration: underline; text-underline-offset: 3px; }
a:focus-visible, button:focus-visible, input:focus-visible,
select:focus-visible, textarea:focus-visible {
  outline: 2px solid var(--ink); outline-offset: 2px;
}

.wrap { max-width: var(--maxw); margin: 0 inline; margin-inline: auto; }
.pad  { padding-inline: var(--gut); }

/* Skip link — the first focusable thing on the page, so a keyboard user can
   jump the header instead of tabbing through seven elements on every page
   (WCAG 2.4.1). Off-screen until focused; only keyboard users ever see it. */
.skip {
  position: absolute; top: 0; left: var(--gut); z-index: 20;
  transform: translateY(-120%);
  background: var(--brick); color: var(--cream);
  font-family: var(--sans); font-size: 13px; font-weight: 500; letter-spacing: 0.04em;
  /* sized to sit inside the header's 34px headroom so it never covers
     the wordmark; it is keyboard-only, never a touch target. */
  padding: 9px 20px; border: 0; line-height: 1.2;
  transition: transform .12s ease-out;
}
.skip:focus {
  transform: translateY(0);
  outline: 2px solid var(--ink); outline-offset: 2px;
  text-decoration: none; color: var(--cream);
}
@media (prefers-reduced-motion: reduce) { .skip { transition: none; } }

/* ---------- header ---------- */
.site-head {
  display: flex; align-items: flex-end; justify-content: space-between;
  gap: 32px; padding: 34px var(--gut) 26px; border-bottom: 1px solid var(--rule);
  flex-wrap: wrap;
}
.brand { display: flex; flex-direction: column; gap: 5px; color: var(--ink); }
.brand:hover { text-decoration: none; }
.brand-name { font-family: var(--serif); font-size: 45px; line-height: 1; letter-spacing: 0.16em; }
.brand-sub  { font-size: 9.5px; font-weight: 600; letter-spacing: 0.22em; color: var(--ink-3); }
.site-nav { display: flex; align-items: center; gap: 27px; font-size: 14.5px; padding-bottom: 4px; flex-wrap: wrap; }
.site-nav a { color: var(--ink); }
.head-actions { display: flex; align-items: center; gap: 12px; padding-bottom: 3px; flex-wrap: wrap; }

/* On desktop the header is one flex row, so the two wrappers the mobile
   disclosure needs must not introduce boxes of their own — display:contents
   makes them structurally invisible and the row lays out as it always did.
   The toggle button does not exist above 900px. */
.head-bar, .head-menu { display: contents; }
.nav-toggle { display: none; }

.btn-outline-sm {
  font-size: 13px; font-weight: 500; letter-spacing: 0.04em; color: var(--ink);
  border: 1px solid var(--btn-line); padding: 11px 18px;
}
.btn-outline-sm:hover { text-decoration: none; background: var(--paper); }

/* ---------- shared section furniture ---------- */
.section { padding: 104px var(--gut); }
.eyebrow { display: flex; align-items: center; gap: 14px; margin-bottom: 28px; }
.eyebrow-rule { display: block; width: 40px; height: 1px; background: currentColor; }
.eyebrow-text { font-size: 11px; font-weight: 600; letter-spacing: 0.2em; }
.e-brick { color: var(--brick); } .e-olive { color: var(--olive); } .e-slate { color: var(--slate); }

.h-display { font-family: var(--serif); font-size: 54px; line-height: 1.05; letter-spacing: -0.015em; }
.deck { font-size: 17px; line-height: 1.65; color: var(--ink-2); }
.body { font-size: 15.5px; line-height: 1.6; color: var(--ink-2); }

/* ---------- hero ---------- */
/* The hero image is the only thing on the page that could break the 100px
   gutter. Everything else — doors, sections, footer, the brokerage image —
   stops at it, so a lone full-bleed reads as a mistake rather than a choice.
   The hero keeps the right gutter; hero-copy supplies the left one. */
.hero { display: flex; align-items: stretch; min-height: 720px; padding-right: var(--gut); }
.hero-copy {
  /* shrinkable: 830 + 610 is exactly 1440, which overflows the moment a
     scrollbar takes 15px off the viewport. Both sides must be able to give. */
  flex: 1 1 830px; max-width: 830px; min-width: 0;
  padding: 96px 76px 96px var(--gut);
  display: flex; flex-direction: column; justify-content: center;
}
.hero h1 { font-family: var(--serif); font-size: 72px; line-height: 1; letter-spacing: -0.018em; max-width: 660px; }
.hero h1 em { font-style: italic; color: var(--brick); }
.hero-deck { font-size: 20px; line-height: 1.62; color: var(--ink-2); max-width: 560px; margin-top: 40px; }
.hero-img { flex: 0 1 540px; min-width: 0; align-self: stretch; width: auto; object-fit: cover; }

/* ---------- doors ---------- */
.doors { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 22px; }
.door {
  background: var(--paper); padding: 38px 34px 34px;
  display: flex; flex-direction: column; gap: 22px; border-top: 4px solid;
}
.door-brick { border-top-color: var(--brick); } .door-brick .door-label { color: var(--brick); }
.door-olive { border-top-color: var(--olive); } .door-olive .door-label { color: var(--olive); }
.door-slate { border-top-color: var(--slate); } .door-slate .door-label { color: var(--slate); }
.door-label { font-size: 11px; font-weight: 600; letter-spacing: 0.2em; }
.door h2 { font-family: var(--serif); font-size: 31px; line-height: 1.12; letter-spacing: -0.012em; }
.door p { font-size: 15.5px; line-height: 1.62; color: var(--ink-2); }
.door ul { display: flex; flex-direction: column; gap: 11px; border-top: 1px solid var(--rule); padding-top: 22px; }
.door li { display: flex; align-items: baseline; gap: 11px; font-size: 14.5px; color: var(--ink); }
.door li::before { content: ''; display: block; width: 5px; height: 5px; flex-shrink: 0; background: currentColor; }
.door-brick li::before { background: var(--brick); }
.door-olive li::before { background: var(--olive); }
.door-slate li::before { background: var(--slate); }
.door-actions { display: flex; flex-direction: column; gap: 14px; margin-top: auto; padding-top: 12px; }

.btn {
  display: inline-flex; align-items: center; justify-content: space-between; gap: 16px;
  font-size: 14px; font-weight: 500; letter-spacing: 0.01em; padding: 16px 20px;
  font-family: inherit; border: 1px solid transparent; cursor: pointer;
}
.btn:hover { text-decoration: none; filter: brightness(1.08); }
.btn-brick { background: var(--brick); color: var(--cream); }
.btn-olive { background: var(--olive); color: var(--cream); }
.btn-slate { background: var(--slate); color: var(--cream); }
.btn-ghost-olive { border-color: var(--olive); color: var(--ink); }
.btn-ghost-olive:hover { background: rgba(57,114,67,.07); }

/* ---------- statement band ---------- */
.band-dark { background: var(--ink-deep); color: var(--cream); padding: 92px var(--gut) 96px; }
.statement { display: flex; align-items: flex-start; gap: 20px; max-width: 1080px; }
.statement-rule { display: block; width: 40px; height: 1px; background: var(--brick); flex-shrink: 0; margin-top: 28px; }
.statement p { font-family: var(--serif); font-size: 44px; line-height: 1.26; letter-spacing: -0.01em; color: var(--cream); }

/* ---------- three-up argument ---------- */
.split-head { display: flex; align-items: baseline; justify-content: space-between; gap: 60px; margin-bottom: 60px; }
.split-head .h-display { max-width: 640px; }
.split-head .deck { font-size: 16.5px; max-width: 400px; }
.tri { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px; }
.tri > div { border-top: 1px solid var(--rule); padding-top: 26px; display: flex; flex-direction: column; gap: 16px; }
.tri-num { font-size: 11px; font-weight: 600; letter-spacing: 0.18em; color: var(--brick); }
.tri h3 { font-family: var(--serif); font-size: 27px; line-height: 1.2; }
.tri p { font-size: 16px; line-height: 1.65; color: var(--ink-2); }

/* ---------- services grid ---------- */
/* Tone system — keep it:
     cream  the page itself; every argument and capability section
     paper  objects sitting ON the page (door cards, residents strip)
     dark   punctuation; the two statement moments
   A capability section must never carry a fill its peers don't, or it reads as
   special for no reason. Sections that follow another cream section take a
   hairline rule instead. */
.section-rule { border-top: 1px solid var(--rule); }
.svc { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 48px 40px; }
.svc > div { display: flex; flex-direction: column; gap: 16px; }
.svc h3 { font-size: 19px; font-weight: 600; letter-spacing: -0.005em; font-family: var(--sans); }
.svc p { font-size: 15.5px; line-height: 1.6; color: var(--ink-2); }
.svc svg { stroke: var(--ink); }

/* ---------- definition rows (brokerage, advisory) ---------- */
.rows { display: flex; flex-direction: column; }
.row { display: flex; gap: 28px; align-items: flex-start; border-top: 1px solid var(--rule); padding: 24px 0; }
.row:last-child { border-bottom: 1px solid var(--rule); }
.row-label { width: 210px; flex-shrink: 0; font-size: 17px; font-weight: 600; color: var(--ink); }
.row-label-wide { width: 250px; }

.two-col { display: flex; gap: 80px; align-items: stretch; justify-content: space-between; }
.two-col-copy { flex: 1 1 auto; max-width: 640px; display: flex; flex-direction: column; }
.two-col-img { width: 460px; flex-shrink: 0; align-self: stretch; object-fit: cover; }

/* ---------- residents strip ---------- */
.residents { background: var(--paper); padding: 46px var(--gut); }
.residents-inner { display: flex; align-items: center; justify-content: space-between; gap: 48px; flex-wrap: wrap; }
.residents-links { display: flex; align-items: center; gap: 30px; font-size: 15px; flex-wrap: wrap; }
.btn-outline {
  display: inline-flex; align-items: center; gap: 10px; color: var(--ink);
  border: 1px solid var(--ink-2); padding: 13px 22px; font-weight: 500;
}
.btn-outline:hover { text-decoration: none; background: rgba(34,29,24,.05); }

/* ---------- final CTA ---------- */
.cta { display: flex; gap: 96px; align-items: flex-start; justify-content: space-between; }
.cta-copy { max-width: 620px; display: flex; flex-direction: column; gap: 26px; }
.cta h2 { font-family: var(--serif); font-size: 62px; line-height: 1.04; letter-spacing: -0.018em; color: var(--cream); }
.cta p { font-size: 17px; line-height: 1.65; color: var(--ink-3); }
.cta-actions { display: flex; flex-direction: column; gap: 14px; width: 420px; flex-shrink: 0; }
.cta-actions .btn { font-size: 15.5px; padding: 20px 26px; }
.btn-ghost-olive-dark { border-color: var(--olive-lift); color: var(--cream); }
.btn-ghost-slate-dark { border-color: var(--slate-lift); color: var(--cream); }
.btn-ghost-olive-dark:hover, .btn-ghost-slate-dark:hover { background: rgba(248,245,240,.08); }

/* ---------- footer ---------- */
.site-foot { padding: 72px var(--gut) 56px; }
.foot-top { display: flex; gap: 80px; justify-content: space-between; align-items: flex-start;
            padding-bottom: 56px; border-bottom: 1px solid var(--rule); flex-wrap: wrap; }
.foot-cols { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 34px; flex-grow: 1; max-width: 880px; }
.foot-cols > div { display: flex; flex-direction: column; gap: 14px; }
.foot-label { font-size: 10.5px; font-weight: 600; letter-spacing: 0.18em; color: var(--ink-3); }
.foot-cols a { font-size: 14.5px; color: var(--ink); }
.foot-bottom { padding-top: 30px; }
.foot-legal { font-size: 12.5px; color: var(--ink-3); }
.foot-simple { border-top: 1px solid var(--rule); padding: 30px var(--gut); }

/* ---------- forms ---------- */
.form-page { display: flex; gap: 96px; align-items: flex-start; }
.form-aside { flex: 0 0 420px; display: flex; flex-direction: column; gap: 26px; }
.form-aside h1 { font-family: var(--serif); font-size: 54px; line-height: 1.05; letter-spacing: -0.015em; }
.form-main { flex: 1 1 auto; max-width: 720px; display: flex; flex-direction: column; gap: 28px; }
.field-row { display: flex; gap: 20px; flex-wrap: wrap; }
.field { flex: 1 1 100%; min-width: 0; display: block; }
.field-half { flex: 1 1 240px; }
.field-label { display: block; font-size: 11px; font-weight: 600; letter-spacing: 0.16em; color: var(--ink-2); margin-bottom: 9px; }
.control {
  width: 100%; font-size: 16px; color: var(--ink); background: var(--cream);
  border: 1px solid var(--field-line); padding: 14px 16px; font-family: inherit;
}
.control::placeholder { color: var(--field-hint); }
textarea.control { resize: vertical; line-height: 1.55; }
select.control {
  appearance: none;
  background-image: url("data:image/svg+xml;utf8,<svg xmlns='http://www.w3.org/2000/svg' width='12' height='8'><path d='M1 1l5 5 5-5' fill='none' stroke='%2369625a' stroke-width='1.5'/></svg>");
  background-repeat: no-repeat; background-position: right 16px center;
}
.tabs { display: flex; gap: 10px; flex-wrap: wrap; }
.tab {
  font-family: inherit; font-size: 14px; font-weight: 500; padding: 12px 20px; cursor: pointer;
  border: 1px solid var(--field-line); background: transparent; color: var(--ink-2);
}
.tab[aria-selected="true"] { border-color: var(--brick); background: var(--brick); color: var(--cream); }
.form-submit { display: flex; align-items: center; gap: 24px; border-top: 1px solid var(--rule); padding-top: 26px; flex-wrap: wrap; }
.form-submit .btn { font-size: 15.5px; padding: 18px 28px; }
.form-note { font-size: 12.5px; color: var(--ink-3); line-height: 1.6; max-width: 340px; }
.aside-meta { border-top: 1px solid var(--rule); padding-top: 24px; display: flex; flex-direction: column; gap: 8px; }
.aside-meta span { font-size: 13px; color: var(--ink-3); line-height: 1.6; }

.login-wrap { width: 520px; max-width: 100%; margin: 0 auto; display: flex; flex-direction: column; gap: 30px; }
.login-wrap h1 { font-family: var(--serif); font-size: 46px; line-height: 1.06; letter-spacing: -0.015em; }
.login-card { background: var(--paper); padding: 36px; display: flex; flex-direction: column; gap: 22px; }
.login-row { display: flex; align-items: center; justify-content: space-between; gap: 20px; flex-wrap: wrap; }
.check { display: flex; align-items: center; gap: 10px; font-size: 14px; color: var(--ink-2); }
.check input { width: 16px; height: 16px; accent-color: var(--brick); }

.dropzone {
  border: 1px dashed var(--btn-line); background: var(--paper); padding: 26px;
  display: flex; align-items: center; justify-content: space-between; gap: 24px; flex-wrap: wrap;
}
.dropzone-label { display: inline-flex; align-items: center; font-size: 14px; font-weight: 500;
                  color: var(--ink); border: 1px solid var(--ink-2); padding: 13px 22px; cursor: pointer; }
.visually-hidden { position: absolute; width: 1px; height: 1px; opacity: 0; pointer-events: none; }

/* ================= responsive ================= */
@media (max-width: 1200px) {
  :root { --gut: 56px; }
  .hero-copy { flex: 1 1 auto; padding: 72px 48px 72px var(--gut); }
  .hero-img { flex-basis: 42%; }
  .hero h1 { font-size: 60px; }
  .two-col { gap: 48px; }
  .two-col-img { width: 360px; }
  .foot-cols { grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 32px; max-width: none; }
  .cta { gap: 56px; }
}

@media (max-width: 900px) {
  :root { --gut: 36px; }
  .section, .band-paper { padding-top: 72px; padding-bottom: 72px; }
  .band-dark { padding-top: 64px; padding-bottom: 64px; }
  /* Below 900px the header becomes a wordmark plus a disclosure. Laid out
     flat it ran to 239px — 28% of a phone screen before a word of content,
     with the nav ragged-wrapping onto a second line. padding-top stays at the
     base 34px: the skip link is sized to sit inside that headroom, and
     shortening it puts the link over the wordmark. */
  .site-head { display: block; padding-bottom: 0; }
  .head-bar {
    display: flex; align-items: center; justify-content: space-between; gap: 16px;
    padding-bottom: 18px;
  }
  .brand-name { font-size: 30px; }
  /* tightened so the descriptor holds one line beside the toggle; it wraps
     to two at the desktop size and the ragged block reads as a mistake. */
  .brand-sub { font-size: 8px; letter-spacing: 0.13em; white-space: nowrap; }
  .nav-toggle {
    display: flex; align-items: center; gap: 10px;
    background: none; border: 1px solid var(--btn-line); color: var(--ink);
    font-family: var(--sans); font-size: 13px; font-weight: 500; letter-spacing: 0.04em;
    padding: 12px 15px; min-height: 44px; cursor: pointer;
  }
  .nav-toggle-bars { position: relative; display: block; width: 15px; height: 9px; }
  .nav-toggle-bars::before, .nav-toggle-bars::after {
    content: ""; position: absolute; left: 0; right: 0; height: 1px; background: currentColor;
    transition: transform .16s ease-out, top .16s ease-out;
  }
  .nav-toggle-bars::before { top: 0; }
  .nav-toggle-bars::after { top: 8px; }
  .nav-toggle[aria-expanded="true"] .nav-toggle-bars::before { top: 4px; transform: rotate(45deg); }
  .nav-toggle[aria-expanded="true"] .nav-toggle-bars::after { top: 4px; transform: rotate(-45deg); }
  .head-menu { display: block; border-top: 1px solid var(--rule); padding: 6px 0 20px; }
  /* [hidden] must beat the display:block above, so it is stated after it. */
  .head-menu[hidden] { display: none; }
  .site-nav { display: block; width: 100%; padding: 0; }
  .site-nav a { display: block; padding: 13px 0; font-size: 16px; border-bottom: 1px solid var(--rule); }
  .site-nav a:last-child { border-bottom: 0; }
  .head-actions { display: flex; gap: 10px; padding: 14px 0 0; }
  .head-actions .btn-outline-sm { flex: 1 1 0; text-align: center; }
  .hero { flex-direction: column; min-height: 0; padding: 0 var(--gut); }
  .hero-copy { padding: 60px 0; }
  .hero h1 { font-size: 48px; max-width: none; }
  .hero-deck { font-size: 18px; margin-top: 28px; max-width: none; }
  .hero-img { flex: 0 0 auto; width: 100%; height: 320px; }
  .doors { grid-template-columns: 1fr; gap: 18px; }
  .h-display { font-size: 40px; }
  .split-head { flex-direction: column; gap: 24px; margin-bottom: 40px; }
  .split-head .h-display, .split-head .deck { max-width: none; }
  .tri { grid-template-columns: 1fr; gap: 28px; }
  .svc { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 36px 28px; }
  .statement p { font-size: 30px; }
  .two-col { flex-direction: column; gap: 36px; }
  .two-col-copy { max-width: none; }
  .two-col-img { width: 100%; height: 320px; align-self: auto; }
  .row { flex-direction: column; gap: 10px; }
  .row-label, .row-label-wide { width: auto; }
  .cta { flex-direction: column; gap: 36px; }
  .cta h2 { font-size: 44px; }
  .cta-actions { width: 100%; }
  /* align-items:flex-start from the base rule makes the stacked column shrink
     each child to its content width -- the same trap documented on .foot-top
     below. It left the form's fields ending short of the right edge while the
     heading above them ran full width; on the leasing application, whose form
     column is narrower still, it cost 230px of a 690px iPad. */
  .form-page { flex-direction: column; gap: 44px; align-items: stretch; }
  .form-aside { flex: 1 1 auto; }
  .form-aside h1 { font-size: 40px; }
  /* align-items: flex-start from the base rule makes the stacked grid
     shrink to its content -- one 146px column inside 349px of viewport,
     which is why the footer ran 889px on a 852px screen. Stretch it. */
  .foot-top { flex-direction: column; gap: 40px; align-items: stretch; }
  .foot-cols { grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 30px 24px; }
}

@media (max-width: 900px) {
  /* 44px minimum tap target on touch layouts */
  .btn-outline-sm { padding: 14px 18px; }
  .tab { padding: 14px 20px; }
  .dropzone-label { padding: 14px 22px; }
}

@media (max-width: 560px) {
  :root { --gut: 22px; }
  .brand-name { font-size: 28px; }
  .hero h1 { font-size: 38px; }
  .h-display { font-size: 32px; }
  .statement p { font-size: 24px; }
  .cta h2 { font-size: 34px; }
  .svc { grid-template-columns: 1fr; }
  /* stays at two columns: one column stacks five labelled groups into a
     footer taller than the screen. The longest label, "Broker opinion of
     value", wraps to two lines at this width and that is the better trade. */
  .residents-inner { align-items: flex-start; }
  .btn { padding: 15px 18px; }
  .field-half { flex: 1 1 100%; }
}