/* ===== Premier 1 Properties — design system ===== */
:root{
  --ink:#1A1714; --ink-soft:#40382f; --paper:#F6F3ED; --white:#ffffff;
  --brand:#BC2E32; --brand-dark:#8f2126; --line:#E6DFD3; --muted:#6E655B;
  --shadow:0 1px 2px rgba(26,23,20,.06),0 12px 30px -12px rgba(26,23,20,.18);
  --r:14px;
  --display:'Fraunces',Georgia,serif; --body:'Inter',system-ui,sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:var(--body);color:var(--ink);background:var(--paper);line-height:1.6;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--display);font-weight:600;line-height:1.08;letter-spacing:-.01em}
.wrap{max-width:1200px;margin:0 auto;padding:0 24px}
.narrow{max-width:820px}
.eyebrow{display:inline-flex;align-items:center;gap:.55rem;font-size:.72rem;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--brand);font-family:var(--body)}
.eyebrow::before{content:"";width:12px;height:9px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%)}
.btn{display:inline-flex;align-items:center;gap:.5rem;font-weight:600;font-size:.95rem;padding:.85rem 1.4rem;border-radius:10px;transition:.18s;cursor:pointer;border:1px solid transparent;font-family:var(--body)}
.btn-primary{background:var(--brand);color:#fff}
.btn-primary:hover{background:var(--brand-dark);transform:translateY(-1px)}
.btn-ghost{border-color:var(--ink);color:var(--ink);background:transparent}
.btn-ghost:hover{background:var(--ink);color:#fff}
.btn-white{background:#fff;color:var(--ink);border-color:var(--line)}
.btn-white:hover{border-color:var(--ink)}

/* utility bar */
.util{background:var(--ink);color:#e9e2d7;font-size:.82rem}
.util .wrap{display:flex;align-items:center;justify-content:space-between;height:40px}
.util .tag{font-family:var(--display);font-style:italic;color:#f3ece1}
.util .right{display:flex;align-items:center;gap:1.2rem}
.util .loc{opacity:.85}

/* header */
header{position:sticky;top:0;z-index:50;background:rgba(246,243,237,.92);backdrop-filter:blur(10px);border-bottom:1px solid var(--line)}
header .wrap{display:flex;align-items:center;justify-content:space-between;height:84px;gap:1rem}
.brand{display:flex;align-items:center}
.brand svg,.brand img{height:56px;width:auto}
nav.main{display:flex;gap:1.7rem;font-weight:500;font-size:.95rem}
nav.main a{position:relative;padding:.3rem 0;color:var(--ink-soft)}
nav.main a:hover,nav.main a[aria-current]{color:var(--ink)}
nav.main a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:2px;background:var(--brand);transition:.2s}
nav.main a:hover::after,nav.main a[aria-current]::after{width:100%}
.head-cta{display:flex;align-items:center;gap:1rem}
.head-phone{text-align:right;line-height:1.15}
.head-phone span{display:block;font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}
.head-phone a{font-family:var(--display);font-size:1.28rem;font-weight:600}
.menu-btn{display:none;background:none;border:1px solid var(--line);border-radius:9px;padding:.5rem .6rem;cursor:pointer}
.menu-btn span{display:block;width:20px;height:2px;background:var(--ink);margin:4px 0}

/* buttons row */
.actions{display:flex;gap:.8rem;flex-wrap:wrap}

/* ===== HOME hero ===== */
.hero{padding:64px 0 40px}
.hero .wrap{display:grid;grid-template-columns:1.05fr .95fr;gap:56px;align-items:center}
.hero h1{font-size:clamp(2.6rem,5vw,4.15rem);margin:.7rem 0 1.1rem}
.hero h1 em{font-style:italic;color:var(--brand);font-weight:500}
.hero p.lead{font-size:1.18rem;color:var(--ink-soft);max-width:34ch;margin-bottom:1.8rem}
.hero .actions{margin-bottom:1.8rem}
.hero-trust{display:flex;gap:1.5rem;flex-wrap:wrap;padding-top:1.4rem;border-top:1px solid var(--line);font-size:.88rem;color:var(--ink-soft);font-weight:500}
.hero-trust b{display:flex;align-items:center;gap:.45rem;font-weight:600}
.hero-trust b::before{content:"";width:11px;height:8px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%)}
.hero-photo{position:relative}
.hero-photo img{width:100%;height:560px;object-fit:cover;border-radius:20px;box-shadow:var(--shadow)}
.hero-photo .peak{position:absolute;left:-14px;top:-14px;width:64px;height:64px;background:var(--brand);border-radius:14px 4px 14px 4px;display:grid;place-items:center;color:#fff;font-family:var(--display);font-weight:700;font-size:1.6rem;box-shadow:var(--shadow)}
.hero-photo .badge{position:absolute;right:-16px;bottom:28px;background:#fff;border-radius:14px;padding:.9rem 1.1rem;box-shadow:var(--shadow);max-width:210px}
.stars{color:var(--brand);letter-spacing:2px}
.hero-photo .badge p{font-size:.82rem;color:var(--ink-soft);margin-top:.25rem;line-height:1.35}

/* ===== page banner (inner pages) ===== */
.banner{background:var(--ink);color:#f3ece1;padding:66px 0 60px;position:relative;overflow:hidden}
.banner::after{content:"";position:absolute;right:-40px;top:-40px;width:220px;height:220px;background:var(--brand);opacity:.14;clip-path:polygon(50% 0,100% 100%,0 100%)}
.banner h1{font-size:clamp(2.2rem,4vw,3.2rem);color:#fff;margin:.6rem 0 .7rem;max-width:20ch}
.banner p{color:#c9bfb1;font-size:1.08rem;max-width:56ch}
.crumbs{font-size:.82rem;color:#b3a898}
.crumbs a:hover{color:#fff}

/* stats */
.stats{background:var(--ink);color:#f3ece1}
.stats .wrap{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem;padding:34px 24px}
.stat{text-align:center;padding:0 1rem;position:relative}
.stat + .stat::before{content:"";position:absolute;left:0;top:8px;bottom:8px;width:1px;background:rgba(255,255,255,.14)}
.stat .num{font-family:var(--display);font-size:2.1rem;font-weight:600;color:#fff}
.stat .lbl{font-size:.82rem;letter-spacing:.04em;color:#c9bfb1;margin-top:.2rem}

section.block{padding:88px 0}
section.block.tight{padding:64px 0}
.sec-head{max-width:640px;margin-bottom:44px}
.sec-head h2{font-size:clamp(2rem,3.6vw,2.9rem);margin:.6rem 0 .8rem}
.sec-head p{color:var(--ink-soft);font-size:1.06rem}
.sec-head.center{margin-left:auto;margin-right:auto;text-align:center}
.sec-head.center .eyebrow{justify-content:center}

/* services grid */
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.svc{background:#fff;border-radius:var(--r);overflow:hidden;border:1px solid var(--line);transition:.2s;display:flex;flex-direction:column}
.svc:hover{transform:translateY(-4px);box-shadow:var(--shadow);border-color:transparent}
.svc .ph{height:190px;overflow:hidden}
.svc .ph img{width:100%;height:100%;object-fit:cover;transition:.4s}
.svc:hover .ph img{transform:scale(1.05)}
.svc .bd{padding:22px 22px 24px;flex:1;display:flex;flex-direction:column}
.svc h3{font-size:1.28rem;margin-bottom:.5rem}
.svc p{font-size:.94rem;color:var(--muted);flex:1}
.svc .go{margin-top:1rem;font-weight:600;font-size:.9rem;color:var(--brand);display:inline-flex;align-items:center;gap:.4rem}
.svc .go::after{content:"→";transition:.2s}
.svc:hover .go::after{transform:translateX(4px)}
.svc.cta{background:var(--brand);color:#fff;align-items:flex-start;justify-content:center;text-align:left}
.svc.cta h3{color:#fff}.svc.cta p{color:#f3d9da}.svc.cta .go{color:#fff}

/* craft band */
.craft{background:var(--white);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.craft .wrap{display:grid;grid-template-columns:.95fr 1.05fr;gap:56px;align-items:center}
.craft .txt{padding:88px 0}
.craft h2{font-size:clamp(2rem,3.4vw,2.7rem);margin:.7rem 0 1rem}
.craft p{color:var(--ink-soft);font-size:1.05rem;margin-bottom:1rem}
.craft .photos{display:grid;grid-template-columns:1fr 1fr;gap:16px;padding:40px 0}
.craft .photos img{width:100%;height:100%;object-fit:cover;border-radius:12px}
.craft .photos .tall{grid-row:span 2}

/* gallery */
.gal{columns:4;column-gap:16px}
.gal figure{margin:0 0 16px;break-inside:avoid;position:relative;border-radius:12px;overflow:hidden}
.gal img{width:100%;transition:.3s}
.gal figure:hover img{transform:scale(1.04)}
.gal figcaption{position:absolute;left:0;right:0;bottom:0;padding:14px 14px 12px;color:#fff;font-size:.85rem;font-weight:500;background:linear-gradient(transparent,rgba(20,18,16,.72));opacity:0;transition:.25s}
.gal figure:hover figcaption{opacity:1}

/* reviews */
.reviews{background:var(--ink);color:#f3ece1}
.rev-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.rev{background:#241f1a;border:1px solid #342d26;border-radius:var(--r);padding:28px}
.rev .stars{margin-bottom:.9rem}
.rev p{color:#e6ddd0;font-size:1rem;line-height:1.6}
.rev .who{margin-top:1.2rem;padding-top:1rem;border-top:1px solid #342d26;font-weight:600;color:#fff}
.rev .who span{display:block;font-weight:400;font-size:.82rem;color:#b3a898;font-family:var(--body)}

/* areas */
.areas .wrap{display:grid;grid-template-columns:1fr 1.2fr;gap:56px;align-items:center}
.area-list{display:flex;flex-wrap:wrap;gap:.7rem}
.area-list span{background:#fff;border:1px solid var(--line);border-radius:999px;padding:.5rem 1.05rem;font-size:.92rem;font-weight:500}
.area-list span b{color:var(--brand);font-weight:600}

/* quote / CTA */
.quote{background:var(--paper)}
.quote-card{background:var(--ink);border-radius:24px;overflow:hidden;display:grid;grid-template-columns:1fr 1fr;box-shadow:var(--shadow)}
.quote-card .side{padding:56px 48px;color:#f3ece1}
.quote-card .side h2{color:#fff;font-size:2.3rem;margin:.6rem 0 1rem}
.quote-card .side p{color:#c9bfb1;margin-bottom:1.6rem}
.quote-card .side .call{font-family:var(--display);font-size:1.9rem;color:#fff;font-weight:600;display:inline-flex;align-items:center;gap:.6rem;margin-bottom:.4rem}
.quote-card .side .call::before{content:"";width:15px;height:11px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%)}
.quote-card .side small{color:#b3a898;display:block}
.form{background:#fff;padding:44px 42px}
.form h3{font-size:1.4rem;margin-bottom:.3rem}
.form .sub{color:var(--muted);font-size:.9rem;margin-bottom:1.4rem}
.field{margin-bottom:1rem}
.field label{display:block;font-size:.78rem;font-weight:600;letter-spacing:.03em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:.35rem}
.field input,.field select,.field textarea{width:100%;padding:.8rem .9rem;border:1px solid var(--line);border-radius:10px;font-family:var(--body);font-size:.98rem;background:#fbfaf7;transition:.15s;color:var(--ink)}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--brand);background:#fff;box-shadow:0 0 0 3px rgba(188,46,50,.12)}
.field textarea{resize:vertical;min-height:90px}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.form button{width:100%;margin-top:.4rem}

/* ===== service detail page ===== */
.svc-detail .wrap{display:grid;grid-template-columns:1.3fr .9fr;gap:56px;align-items:start}
.prose p{margin-bottom:1.1rem;color:var(--ink-soft);font-size:1.06rem}
.prose h2{font-size:1.7rem;margin:1.8rem 0 .8rem}
.svc-detail .side{position:sticky;top:108px}
.svc-detail .side img{width:100%;border-radius:var(--r);box-shadow:var(--shadow);margin-bottom:24px;height:340px;object-fit:cover}
.checklist{list-style:none;background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:26px}
.checklist h3{font-size:1.15rem;margin-bottom:1rem}
.checklist li{position:relative;padding-left:1.7rem;margin-bottom:.75rem;color:var(--ink-soft);font-size:.98rem}
.checklist li::before{content:"";position:absolute;left:0;top:.4rem;width:12px;height:9px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%)}
.side-cta{background:var(--ink);color:#fff;border-radius:var(--r);padding:24px;margin-top:24px;text-align:center}
.side-cta p{color:#c9bfb1;font-size:.92rem;margin-bottom:1rem}
.side-cta .ph{font-family:var(--display);font-size:1.5rem;font-weight:600;display:block;margin-bottom:.9rem}

/* other services strip */
.more-svcs{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.more-svcs a{background:#fff;border:1px solid var(--line);border-radius:12px;padding:18px 20px;font-weight:600;display:flex;justify-content:space-between;align-items:center;transition:.18s}
.more-svcs a:hover{border-color:var(--brand);color:var(--brand);transform:translateY(-2px)}

/* about page */
.about-lead .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:56px;align-items:center}
.about-lead img{width:100%;border-radius:var(--r);box-shadow:var(--shadow);height:460px;object-fit:cover}
.values{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:8px}
.value{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:28px}
.value .pk{width:22px;height:16px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%);margin-bottom:14px}
.value h3{font-size:1.2rem;margin-bottom:.5rem}
.value p{color:var(--muted);font-size:.96rem}

/* contact page */
.contact-grid .wrap{display:grid;grid-template-columns:1fr 1.1fr;gap:56px;align-items:start}
.contact-info h2{font-size:1.9rem;margin-bottom:1rem}
.contact-info .lead{color:var(--ink-soft);font-size:1.06rem;margin-bottom:1.8rem}
.contact-line{display:flex;gap:1rem;padding:1rem 0;border-bottom:1px solid var(--line);align-items:center}
.contact-line .pk{width:26px;height:19px;background:var(--brand);clip-path:polygon(50% 0,100% 100%,0 100%);flex:none;margin-top:2px}
.contact-line b{display:block;font-family:var(--display);font-size:1.15rem}
.contact-line span{color:var(--muted);font-size:.9rem}
.contact-form{background:#fff;border:1px solid var(--line);border-radius:var(--r);padding:36px 34px;box-shadow:var(--shadow)}

/* footer */
footer{background:#141210;color:#b3a898;padding:64px 0 30px;font-size:.92rem}
.foot-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.1fr;gap:40px;padding-bottom:44px;border-bottom:1px solid #2a251f}
.foot-brand .lock{margin-bottom:1rem}
.foot-brand .lock svg{height:58px;width:auto}
.foot-brand p{max-width:34ch;line-height:1.6}
footer h4{color:#fff;font-family:var(--body);font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;margin-bottom:1rem}
footer ul{list-style:none}
footer li{margin-bottom:.55rem}
footer a:hover{color:#fff}
.foot-bot{display:flex;justify-content:space-between;flex-wrap:wrap;gap:1rem;padding-top:24px;font-size:.84rem;color:#8a8073}

/* mobile call bar */
.mobile-bar{display:none}

@media(max-width:960px){
  nav.main,.head-phone{display:none}
  .menu-btn{display:block}
  .hero .wrap{grid-template-columns:1fr;gap:36px}
  .hero-photo img{height:440px}
  .hero p.lead{max-width:none}
  .stats .wrap{grid-template-columns:1fr 1fr;gap:1.5rem 0}
  .stat:nth-child(1)::before,.stat:nth-child(3)::before{display:none}
  .svc-grid,.more-svcs,.values{grid-template-columns:1fr 1fr}
  .craft .wrap{grid-template-columns:1fr}
  .craft .txt{padding:64px 0 0}.craft .photos{padding:32px 0 64px}
  .gal{columns:2}
  .rev-grid{grid-template-columns:1fr}
  .areas .wrap,.svc-detail .wrap,.about-lead .wrap,.contact-grid .wrap{grid-template-columns:1fr;gap:32px}
  .svc-detail .side{position:static}
  .quote-card{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr 1fr;gap:32px}
}
@media(max-width:560px){
  .util .tag{display:none}
  .svc-grid,.more-svcs,.values{grid-template-columns:1fr}
  .gal{columns:1}
  .row2{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr}
  .quote-card .side,.form{padding:36px 26px}
  body{padding-bottom:70px}
  .mobile-bar{display:grid;grid-template-columns:1fr 1fr;gap:1px;position:fixed;bottom:0;left:0;right:0;z-index:60;background:var(--line)}
  .mobile-bar a{padding:1rem;text-align:center;font-weight:600;background:#fff}
  .mobile-bar a.call{background:var(--brand);color:#fff}
}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto}}

/* social icons in utility bar */
.util .social{display:inline-flex;gap:.65rem;align-items:center}
.util .social a{display:inline-flex;color:#e9e2d7;opacity:.8;transition:.15s}
.util .social a:hover{opacity:1;color:#fff}