/* ============================================================
   SOM Real Estate Financing — Design System
   Palette extracted from the client's own logo files.
   ink #231F20 = the SOM serif wordmark. blue #5271FF = logo rules.
   ============================================================ */

@import url('https://fonts.googleapis.com/css2?family=Inter:wght@300;400;500;600;700;800&display=swap');

:root{
  /* Brand */
  /* These mirror ui.css one for one. The legacy names stay so the older
     rules below keep working, but they now resolve to the same values the
     reference components use — one palette, not two. */
  --ink:#09090B;          /* = --foreground */
  --blue:#5271FF;         /* logo blue — decorative only (4.07:1 on white) */
  --blue-deep:#3A52D9;    /* = --primary, 6.2:1 on white */
  --blue-tint:#EEF0FD;
  --blue-light:#8B9DFF;   /* on-dark accent */
  --paper:#FFFFFF;        /* = --background */
  --mist:#F4F4F5;         /* = --muted */
  --line:#E4E4E7;         /* = --ui-border */
  --line-soft:#F0F0F1;
  --slate:#696971;        /* = --muted-foreground */
  --slate-faint:#696971;

  /* Type */
  --sans:'Inter', -apple-system, BlinkMacSystemFont, 'Segoe UI', Helvetica, Arial, sans-serif;
  --display:var(--sans);

  /* Spacious scale (density 3/10) */
  --s1:.5rem; --s2:.75rem; --s3:1rem; --s4:1.5rem; --s5:2rem;
  --s6:3.5rem; --s7:5rem; --s8:7.5rem; --s9:10rem;

  /* Corner treatment, from the 21st.dev references:
     sm = nav menu items / inputs, r = buttons, lg = cards & panels. */
  --r-sm:6px; --r:8px; --r-lg:12px; --r-full:999px;
  --shadow-sm:0 1px 2px rgba(35,31,32,.05);
  --shadow-card:0 10px 30px -12px rgba(35,31,32,.18);

  --wrap:80rem;   /* = .u-container max-width */
  --gut:1rem;     /* = .u-container padding, stepped up below */
  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;background:var(--paper);color:var(--ink);
  font-family:var(--sans);font-size:1.0625rem;line-height:1.65;
  font-weight:400;-webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block;height:auto}
a{color:var(--blue-deep);text-decoration:none}
a:hover{text-decoration:underline;text-underline-offset:3px}

:focus-visible{outline:2px solid var(--blue-deep);outline-offset:3px;border-radius:2px}
::selection{background:var(--blue);color:#fff}

.wrap{width:100%;max-width:var(--wrap);margin-inline:auto;padding-inline:1rem}
@media (min-width:640px){.wrap{padding-inline:1.5rem}}
@media (min-width:1024px){.wrap{padding-inline:2rem}}
.skip{position:absolute;left:-9999px;display:inline-flex;align-items:center;min-height:2.75rem}
.skip:focus{left:var(--gut);top:var(--gut);z-index:200;background:var(--ink);color:#fff;padding:.75rem 1.25rem;border-radius:4px}

/* ---------- Type primitives ---------- */
.eyebrow{
  font-size:.6875rem;font-weight:600;letter-spacing:.2em;text-transform:uppercase;
  color:var(--blue-deep);margin:0 0 var(--s4);
}
.eyebrow--light{color:#9BAAFF}
.eyebrow--mute{color:var(--slate-faint)}

h1,h2,h3,h4{margin:0;font-weight:400}
.h-display{
  font-family:var(--display);
  font-size:clamp(2.25rem,4.2vw,3.5rem);
  line-height:1.06;letter-spacing:-.04em;font-weight:700;
  max-inline-size:17ch;text-wrap:balance;
}
.h-section{
  font-family:var(--display);
  font-size:clamp(2.25rem,3.4vw,3rem);
  line-height:1.1;letter-spacing:-.03em;font-weight:700;
  max-inline-size:21ch;text-wrap:balance;
}
.h-card{font-family:var(--sans);font-size:1.25rem;font-weight:600;letter-spacing:-.018em;line-height:1.4}
.lede{font-size:1.125rem;line-height:1.62;color:var(--slate);max-inline-size:54ch;margin:var(--s4) 0 0;letter-spacing:-.005em}
.body-muted{color:var(--slate);margin:var(--s2) 0 0}
.micro{font-size:.8125rem;line-height:1.55;color:var(--slate-faint)}

/* ---------- Sections ---------- */
.band{padding-block:4rem}
@media (min-width:768px){.band{padding-block:6rem}}
.band--tight{padding-block:3rem}
@media (min-width:768px){.band--tight{padding-block:4rem}}
.band--mist{background:var(--mist)}
.band-head{margin-bottom:var(--s6);max-width:680px}
.band-head--split{
  display:grid;grid-template-columns:minmax(0,1fr) minmax(0,.9fr);
  gap:var(--s6);align-items:end;max-width:none;
}

.btn-row{display:flex;flex-wrap:wrap;gap:var(--s3);margin-top:var(--s5)}

/* ============================================================
   PORTRAIT + PLACEHOLDER MARKERS
   ============================================================ */
.portrait{position:relative}
.portrait-frame{position:relative;aspect-ratio:4/5;background:var(--mist);border:1px solid var(--line);border-radius:var(--r-lg);overflow:hidden}
.portrait-frame img{width:100%;height:100%;object-fit:cover;object-position:top center}
.portrait::before{content:"";position:absolute;top:-14px;right:-14px;width:46%;height:3px;background:var(--blue)}
.portrait::after{content:"";position:absolute;bottom:-14px;left:-14px;width:46%;height:3px;background:var(--blue)}
.portrait-plate{
  position:absolute;left:-1px;bottom:32px;background:#fff;
  padding:1.15rem 1.5rem;max-width:84%;
}
.portrait-plate .nm{font-size:1.125rem;font-weight:600;letter-spacing:-.018em;line-height:1.25}
.portrait-plate .rl{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--slate);margin-top:.4rem;font-weight:500}

/* placeholder marker — must be visible so nothing unverified ships */
.ph{display:flex;align-items:center;justify-content:center;flex-direction:column;gap:.5rem;text-align:center;padding:var(--s4);height:100%;
  background:repeating-linear-gradient(45deg,#F7F8FA,#F7F8FA 12px,#F2F4F8 12px,#F2F4F8 24px)}
.ph b{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--blue-deep);font-weight:600}
.ph span{font-size:.8125rem;color:var(--slate-faint);max-width:24ch;line-height:1.5}

/* ============================================================
   BROKER VS BANK
   ============================================================ */
.compare{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s6);margin-top:var(--s6)}
.compare-item{border-top:1px solid var(--ink);padding-top:var(--s4)}
.compare-item .h-card{margin-bottom:.6rem}
.compare-item p{margin:0;color:var(--slate);font-size:.9375rem}

/* ============================================================
   FAQ
   ============================================================ */
.faq{margin-top:var(--s6);border-top:1px solid var(--line)}
.qa{border-bottom:1px solid var(--line)}
.qa summary{
  display:flex;align-items:center;justify-content:space-between;gap:var(--s4);
  padding:var(--s4) 0;cursor:pointer;list-style:none;min-height:44px;
  font-size:1.0625rem;font-weight:600;letter-spacing:-.008em;
}
.qa summary::-webkit-details-marker{display:none}
.qa summary:hover{color:var(--blue-deep)}
.qa-ico{flex-shrink:0;position:relative;width:14px;height:14px}
.qa-ico::before,.qa-ico::after{content:"";position:absolute;background:var(--blue);transition:transform .26s var(--ease)}
.qa-ico::before{top:6px;left:0;width:14px;height:2px}
.qa-ico::after{top:0;left:6px;width:2px;height:14px}
.qa[open] .qa-ico::after{transform:rotate(90deg)}
.qa-body{padding:0 0 var(--s4);color:var(--slate);max-width:72ch}
.qa-body p{margin:0}

/* ============================================================
   MOTION — subtle reveal (3/10), reduced-motion safe
   ============================================================ */
/* Scoped to html.js, which the inline head script sets. Without JavaScript —
   or before a slow connection has parsed site.js — these elements must never
   be invisible, or half the page is blank on a phone. */
.js .rv{opacity:0;transform:translateY(12px);transition:opacity .45s var(--ease),transform .45s var(--ease)}
.rv.in{opacity:1;transform:none}

/* ============================================================
   RESPONSIVE — 1024 / 768 / 375
   ============================================================ */
@media (max-width:900px){
  :root{--s8:4.5rem;--s7:3rem}
  .portrait{max-width:440px}
  .band-head--split{grid-template-columns:1fr;gap:var(--s4);align-items:start}
  .compare{grid-template-columns:1fr;gap:var(--s5)}
}
@media (max-width:480px){
  :root{--s8:3.5rem}
  .btn-row{gap:var(--s2)}
  .portrait-plate{position:static;max-width:none;margin-top:var(--s3);border-left-width:3px}
}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;transition-duration:.01ms!important;scroll-behavior:auto!important}
  .js .rv{opacity:1;transform:none}
}

/* ============================================================
   INNER PAGE HERO
   ============================================================ */
.page-hero{padding-block:4rem 3rem;border-bottom:1px solid var(--line)}
@media (min-width:768px){.page-hero{padding-block:5rem 4rem}}
.page-hero--plain{border-bottom:0;padding-bottom:0}
.page-hero-grid{display:grid;grid-template-columns:minmax(0,1.15fr) minmax(0,.85fr);gap:var(--s7);align-items:end}
.crumb{display:flex;flex-wrap:wrap;gap:.5rem;align-items:center;font-size:.8125rem;color:var(--slate-faint);margin:0 0 var(--s4);padding:0;list-style:none}
.crumb li{display:flex;align-items:center;gap:.5rem}
.crumb li+li::before{content:"/";color:var(--line)}
.crumb a{color:var(--slate)}
.page-hero .h-display{font-size:clamp(2.25rem,3.9vw,3.5rem);max-inline-size:18ch}

/* ============================================================
   FORM
   ============================================================ */
.form-layout{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,380px);gap:var(--s8);align-items:start;padding-block:var(--s7) var(--s8)}
.form-card{border:1px solid var(--line);border-radius:var(--r-lg);padding:var(--s6)}
.field{margin-bottom:var(--s5)}
.hp-field{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}
.form-card > .field:last-of-type{margin-bottom:0}
.field > label,.fieldset-label{display:block;font-size:.875rem;font-weight:600;letter-spacing:-.005em;margin-bottom:.5rem;color:var(--ink)}
.req{color:var(--blue-deep);font-weight:600}
.hint{display:block;font-size:.8125rem;color:var(--slate);margin:-.15rem 0 .55rem;font-weight:400;letter-spacing:0}
.field-row{display:grid;grid-template-columns:1fr 1fr;gap:var(--s3);margin-bottom:var(--s5)}
.field-row .field{margin-bottom:0}
input[type=text],input[type=tel],input[type=email],select,textarea{
  width:100%;min-height:44px;padding:.6rem .85rem;font:inherit;font-size:.9375rem;color:var(--ink);
  background:#fff;border:1px solid var(--line);border-radius:var(--r-sm);
  transition:border-color .2s var(--ease),box-shadow .2s var(--ease);
}
textarea{min-height:130px;resize:vertical;line-height:1.6}
input:hover,select:hover,textarea:hover{border-color:#C7CEDB}
input:focus,select:focus,textarea:focus{outline:0;border-color:var(--blue-deep);box-shadow:0 0 0 3px var(--blue-tint)}
select{appearance:none;background-image:url("data:image/svg+xml;charset=utf8,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8' fill='none' stroke='%235F6B7C' stroke-width='1.8'%3E%3Cpath d='M1 1l5 5 5-5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 1rem center;padding-right:2.75rem}
fieldset{border:0;margin:0;padding:0}
legend{padding:0}

/* Segmented choice — buy vs refinance */
.choice{display:grid;grid-template-columns:1fr 1fr;gap:var(--s3)}
.choice input{position:absolute;opacity:0;width:1px;height:1px}
.choice label{border-radius:var(--r-sm);
  display:flex;flex-direction:column;gap:.3rem;justify-content:center;
  min-height:44px;padding:.6rem .85rem;cursor:pointer;
  border:1px solid var(--line);border-radius:2px;background:#fff;
  transition:border-color .2s var(--ease),background-color .2s var(--ease),box-shadow .2s var(--ease);
}
.choice label b{font-size:.9375rem;font-weight:500;letter-spacing:-.008em}
.choice label span{font-size:.8125rem;color:var(--slate);line-height:1.45}
.choice label:hover{border-color:#C7CEDB}
.choice input:focus-visible + label{outline:2px solid var(--blue-deep);outline-offset:3px}
.choice input:checked + label{border-color:var(--blue-deep);background:var(--blue-tint);box-shadow:inset 0 0 0 1px var(--blue-deep)}

/* Consent */
.consent{display:flex;gap:.85rem;align-items:flex-start;padding:var(--s4);background:var(--mist);border:1px solid var(--line-soft);border-radius:var(--r-sm);margin-top:var(--s5)}
.consent input{flex-shrink:0;width:24px;height:24px;margin:0;accent-color:var(--blue-deep);cursor:pointer}
.consent label{font-size:.8125rem;line-height:1.6;color:var(--slate);font-weight:400;letter-spacing:0;margin:0}
.consent a{color:var(--blue-deep);text-decoration:underline}

.form-error{display:none;margin-top:.45rem;font-size:.8125rem;color:#B3261E;font-weight:500}
.field.has-error input,.field.has-error select{border-color:#B3261E}
.field.has-error .form-error{display:block}
.form-status{margin-top:var(--s4);padding:var(--s4);border-radius:2px;font-size:.875rem;display:none}
.form-status.is-error{display:block;background:#FDECEA;border:1px solid #F3C7C2;border-radius:var(--r-sm);color:#8C1D18}
.form-submit{margin-top:var(--s5)}
.form-submit .ui-btn{width:100%}
.form-foot{margin-top:var(--s4);font-size:.8125rem;color:var(--slate-faint);text-align:center}

.opt-tag{font-weight:400;color:var(--slate-faint);font-size:.8125rem}

/* Stepped form — one question per screen. Steps only hide once form.js adds
   .is-stepped, so without JavaScript the whole form shows at once. */
.form-steps.is-stepped .step{display:none}
.form-steps.is-stepped .step.is-active{display:block;animation:step-in .28s var(--ease)}
@keyframes step-in{from{opacity:0;transform:translateY(8px)}to{opacity:1;transform:none}}
.form-steps .step{margin-bottom:0;outline:0}
.form-steps:not(.is-stepped) .step + .step{margin-top:var(--s5)}
.form-steps .step .step-q{display:block;font-size:1.25rem;font-weight:600;letter-spacing:-.012em;line-height:1.35;color:var(--ink);margin:0;padding:0 0 var(--s4)}
.form-steps .step .choice{grid-template-columns:1fr}
.form-steps{scroll-margin-top:6rem}
.steps-progress{margin-bottom:var(--s4)}
.steps-count{margin:0 0 .5rem;font-size:.8125rem;color:var(--slate)}
.steps-bar{height:4px;background:var(--line-soft);border-radius:var(--r-full);overflow:hidden}
.steps-bar span{display:block;height:100%;width:0;background:var(--blue-deep);transition:width .3s var(--ease)}
.step-nav{display:flex;gap:var(--s2);margin-top:var(--s5)}
.step-nav .ui-btn{flex:1}
.step-nav [hidden],.steps-progress[hidden]{display:none !important}
@media (prefers-reduced-motion:reduce){
  .form-steps.is-stepped .step.is-active{animation:none}
  .steps-bar span{transition:none}
}

/* Right rail */
.rail{position:sticky;top:116px;display:flex;flex-direction:column;gap:var(--s5)}
.rail-block{border-top:1px solid var(--line);padding-top:var(--s4)}
.rail-block h3{font-size:.875rem;font-weight:600;margin-bottom:.4rem}
.rail-block p{margin:0;font-size:.875rem;color:var(--slate);line-height:1.6}
.rail-call{border:1px solid var(--line);border-radius:var(--r-lg);padding:var(--s4)}
.rail-call .tel{font-size:1.125rem}

/* ============================================================
   THANK YOU
   ============================================================ */
.ty{max-width:740px;margin-inline:auto;text-align:center;padding-block:var(--s8)}
.ty-mark{width:64px;height:64px;border-radius:50%;background:var(--blue-tint);color:var(--blue-deep);display:flex;align-items:center;justify-content:center;margin:0 auto var(--s5)}
.ty .h-display{max-inline-size:none;margin-inline:auto}
.ty .lede{margin-inline:auto}
.ty-next{display:grid;grid-template-columns:repeat(3,1fr);gap:var(--s4);margin-top:var(--s7);text-align:left}
.ty-step{border-top:1px solid var(--ink);padding-top:var(--s4)}
.ty-step b{display:block;font-size:.6875rem;letter-spacing:.18em;text-transform:uppercase;color:var(--blue-deep);margin-bottom:.5rem}
.ty-step p{margin:0;font-size:.9375rem;color:var(--slate)}

/* ============================================================
   PROGRAM DETAIL
   ============================================================ */

.doclist{display:grid;grid-template-columns:1fr 1fr;gap:var(--s5);margin-top:var(--s6)}
.doccol h3{font-size:1rem;font-weight:600;margin-bottom:var(--s3);padding-bottom:var(--s3);border-bottom:1px solid var(--line)}
.doccol ul{margin:0;padding:0;list-style:none}
.doccol li{position:relative;padding:.4rem 0 .4rem 1.4rem;font-size:.9375rem;color:var(--slate)}
.doccol li::before{content:"";position:absolute;left:0;top:.95rem;width:6px;height:1px;background:var(--blue)}

/* ============================================================
   PROSE (legal + long-form)
   ============================================================ */
.prose{max-width:74ch;padding-block:var(--s7) var(--s8)}
.prose h2{font-size:1.3125rem;font-weight:600;letter-spacing:-.022em;line-height:1.3;margin:var(--s6) 0 var(--s3);padding-top:var(--s5);border-top:1px solid var(--line)}
.prose h2:first-of-type{margin-top:0;padding-top:0;border-top:0}
.prose h3{font-size:1.0625rem;font-weight:600;margin:var(--s5) 0 .5rem}
.prose p{margin:0 0 var(--s3);color:var(--slate)}
.prose ul,.prose ol{margin:0 0 var(--s3);padding-left:1.25rem;color:var(--slate)}
.prose li{margin-bottom:.5rem}
.prose strong{color:var(--ink);font-weight:600}
.prose a{text-decoration:underline;text-underline-offset:3px}
.prose table{width:100%;border-collapse:collapse;margin:0 0 var(--s4);font-size:.9375rem}
.prose th,.prose td{text-align:left;padding:.75rem 1rem;border:1px solid var(--line);vertical-align:top}
.prose th{background:var(--mist);font-weight:600;color:var(--ink)}
.prose td{color:var(--slate)}
.updated{font-size:.8125rem;color:var(--slate-faint);margin:0 0 var(--s6);padding-bottom:var(--s4);border-bottom:1px solid var(--line)}
.callout{border-left:3px solid var(--blue);background:var(--mist);padding:var(--s4);margin:0 0 var(--s4)}
.callout p{margin:0;font-size:.9375rem}
.callout p+p{margin-top:var(--s3)}
.draft{border-left:3px solid #C99A2E;background:#FDF7E8;padding:var(--s4);margin:0 0 var(--s5)}
.draft p{margin:0;font-size:.875rem;color:#6B5B37}
.draft b{color:#6B5B37;display:block;font-size:.6875rem;letter-spacing:.16em;text-transform:uppercase;margin-bottom:.4rem}

/* ============================================================
   CONTACT / BIO / STEPS
   ============================================================ */
.contact-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,420px);gap:var(--s8);align-items:start;padding-block:var(--s7) var(--s8)}
.cblock{border-top:1px solid var(--line);padding-top:var(--s4);margin-bottom:var(--s5)}
.cblock h3{font-size:.6875rem;letter-spacing:.18em;text-transform:uppercase;color:var(--slate-faint);font-weight:600;margin-bottom:var(--s3)}
.cblock p,.cblock address{margin:0;font-style:normal;color:var(--slate);line-height:1.75}
.cblock a{font-weight:500}

.bio{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:var(--s7);align-items:start;padding-block:var(--s7) var(--s8)}
.bio-photo{aspect-ratio:4/5;border:1px solid var(--line);border-radius:var(--r-lg);background:var(--mist);overflow:hidden;position:relative}
.bio-photo img{width:100%;height:100%;object-fit:cover}
.bio-facts{margin:var(--s5) 0 0;padding:0;list-style:none;border-top:1px solid var(--line)}
.bio-facts li{display:flex;justify-content:space-between;gap:var(--s3);padding:.7rem 0;border-bottom:1px solid var(--line-soft);font-size:.875rem}
.bio-facts dt,.bio-facts .k{color:var(--slate-faint)}
.bio-facts .v{color:var(--ink);font-weight:500;text-align:right}

.steps{counter-reset:step;margin:var(--s6) 0 0;padding:0;list-style:none;display:grid;gap:var(--s4)}
.steps li{counter-increment:step;position:relative;padding-left:3.25rem;min-height:2rem}
.steps li::before{
  content:counter(step,decimal-leading-zero);position:absolute;left:0;top:-.1rem;
  font-size:.75rem;font-weight:600;letter-spacing:.06em;color:var(--blue-deep);
  width:2.25rem;height:2.25rem;border:1px solid var(--line);border-radius:50%;
  display:flex;align-items:center;justify-content:center;
}
.steps b{display:block;font-size:1rem;font-weight:600;margin-bottom:.25rem}
.steps p{margin:0;font-size:.9375rem;color:var(--slate)}

.two-col{display:grid;grid-template-columns:1fr 1fr;gap:var(--s6);margin-top:var(--s6)}
.faq-group{margin-bottom:var(--s7)}
.faq-group:last-child{margin-bottom:0}
.faq-group > h2{font-size:.75rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--slate-faint);margin-bottom:var(--s3)}

/* ============================================================
   RESPONSIVE — inner pages
   ============================================================ */
@media (max-width:1100px){
  .form-layout{grid-template-columns:minmax(0,1fr) minmax(0,320px);gap:var(--s6)}
}
@media (max-width:900px){
  .page-hero-grid{grid-template-columns:1fr;gap:var(--s4);align-items:start}
  .form-layout,.contact-grid,.bio{grid-template-columns:1fr;gap:var(--s6)}
  .rail{position:static}
  .prod{grid-template-columns:1fr;gap:var(--s4)}
  .ty-next,.doclist,.two-col{grid-template-columns:1fr}
}
@media (max-width:560px){
  .field-row,.choice{grid-template-columns:1fr}
  .field-row{gap:var(--s5)}
  .form-card{padding:var(--s4)}
  .prose h2{font-size:1.5rem}
}