:root {
    --ink: #17372f;
    --muted: #526960;
    --green: #146548;
    --gold: #f4cc70;
    --line: #dce7df;
    --shadow: 0 12px 36px rgba(22, 66, 45, .08);
}
* { box-sizing: border-box; }
body {
    margin: 0;
    font-family: "Segoe UI", Arial, sans-serif;
    background: radial-gradient(ellipse at top left, #e3f4e9, transparent 55%),
                radial-gradient(ellipse at top right, #fff2d4, transparent 50%), #f6f9f5;
    color: var(--ink);
    line-height: 1.6;
}
a { color: var(--green); text-underline-offset: .2em; }
a, button, input, select, textarea { -webkit-tap-highlight-color: transparent; }
:focus-visible { outline: 3px solid #916414; outline-offset: 4px; }
.topbar {
    background: linear-gradient(110deg, #102f28, #174b39);
    color: white;
    padding: .25rem 0;
    border-bottom: 3px solid var(--gold);
}
.wrap {
    max-width: 1100px;
    margin: 0 auto;
    padding: 1.5rem;
}
.brand {
    font-weight: bold;
    font-size: 1.2rem;
    display: inline-flex;
    align-items: center;
    gap: .85rem;
    color: inherit;
    text-decoration: none;
    line-height: 1.25;
    min-width: 0;
}
.brand-logo { width: 64px; height: 64px; object-fit: contain; background: white; border-radius: 14px; flex-shrink: 0; box-shadow: 0 4px 12px #0002; }
.brand-copy small { display: block; font-size: .7rem; letter-spacing: .06em; font-weight: 400; margin-top: .4rem; }
.brand-copy { overflow-wrap: anywhere; }
.topbar .wrap {
    display: flex;
    align-items: center;
    justify-content: space-between;
    gap: 1rem;
}
nav {
    display: flex;
    gap: .45rem;
    flex-wrap: wrap;
}
nav a {
    color: white;
    text-decoration: none;
    padding: .5rem .8rem;
    border-radius: 9px;
    transition: background .2s ease, color .2s ease;
}
nav a:hover { background: #ffffff18; }
nav a.nav-cta { background: var(--gold); color: #253a2d; font-weight: 700; }
nav a.nav-cta:hover { background: #ffe5a7; }
.hero-box {
    display: grid;
    grid-template-columns: 1.2fr 1fr;
    gap: 2.5rem;
    align-items: center;
    background: linear-gradient(130deg, #123b30, #175240 60%, #226750);
    color: white;
    padding: clamp(1.5rem, 4vw, 3.5rem);
    border-radius: 28px;
    box-shadow: 0 20px 50px #123b3026;
    margin-top: 1.5rem;
    position: relative;
    overflow: hidden;
    isolation: isolate;
}
.eyebrow {
    letter-spacing: .08em;
    text-transform: uppercase;
    color: var(--green);
    font-size: .75rem;
    font-weight: bold;
}
h1, h2, h3 { margin-top: 0; line-height: 1.2; letter-spacing: -.025em; }
h1 { font-size: clamp(1.8rem, 4vw, 2.6rem); }
p { color: var(--muted); }
.actions {
    display: flex;
    gap: 1rem;
    margin-top: 1.5rem;
    flex-wrap: wrap;
}
.button {
    display: inline-block;
    padding: .85rem 1.25rem;
    border-radius: 8px;
    text-decoration: none;
    border: none;
    cursor: pointer;
    font-weight: 600;
    font-family: inherit;
    line-height: 1.5;
    transition: transform .2s ease, box-shadow .2s ease, background .2s ease;
}
.button.primary {
    background: linear-gradient(120deg, #146548, #217a58);
    color: white;
}
.button.secondary {
    background: #e9f2eb;
    color: #174b39;
}
.button:hover { transform: translateY(-3px); box-shadow: 0 8px 18px #123b3026; }
.button:active { transform: translateY(0); }
.grid.three {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 1.5rem;
    margin-top: 2rem;
}
.card {
    background: white;
    padding: 1.5rem;
    border-radius: 18px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    margin-bottom: 1.5rem;
}
.auth-page {
    display: flex;
    align-items: center;
    justify-content: center;
    min-height: 100vh;
    min-height: 100svh;
    padding: 2rem;
}
.auth-box {
    width: min(100%, 520px);
    background: white;
    border-radius: 22px;
    padding: 2rem;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    border-top: 5px solid var(--green);
    animation: rise-in .6s ease both;
}
.auth-box > .brand { margin-bottom: 2rem; }
input, select, textarea, button {
    width: 100%;
    margin-bottom: .9rem;
    padding: .8rem .9rem;
    font-size: 1rem;
    border-radius: 8px;
    border: 1px solid #c7d8ce;
    font-family: inherit;
    color: inherit;
    background-color: white;
    transition: border-color .2s ease, box-shadow .2s ease;
}
input:focus, select:focus, textarea:focus { border-color: var(--green); box-shadow: 0 0 0 3px #14654818; }
input[type="checkbox"], input[type="radio"] { width: auto; margin: 0 .4rem 0 0; accent-color: var(--green); }
textarea { resize: vertical; }
label {
    display: block;
    margin-bottom: .35rem;
    font-weight: 600;
}
.links {
    display: flex;
    justify-content: space-between;
    gap: 1rem;
    margin-top: 1rem;
    flex-wrap: wrap;
    font-size: .95rem;
}
.alert {
    padding: .9rem 1rem;
    border-radius: 8px;
    margin-bottom: 1rem;
    border: 1px solid transparent;
}
.alert.success { background: #eafaf1; border-color: #afdfc2; color: #1e5f3c; }
.alert.error { background: #fdeceb; border-color: #efb0ab; color: #93261e; }
.alert.info { background: #edf3ff; border-color: #bfd3ff; color: #1d426a; }
.stats {
    display: grid;
    grid-template-columns: repeat(3, minmax(0, 1fr));
    gap: 1rem;
    margin: 1.5rem 0;
}
.stat {
    background: white;
    padding: 1rem;
    border-radius: 18px;
    box-shadow: var(--shadow);
    border: 1px solid var(--line);
    border-top: 4px solid #238461;
    display: flex;
    flex-direction: column;
    gap: .3rem;
}
.stat strong { font-size: 2rem; }
.stat:nth-child(2) { border-top-color: #8865b7; }
.stat:nth-child(3) { border-top-color: #ca973d; }
.list {
    list-style: none;
    padding: 0;
    margin: 0;
}
.list li {
    display: flex;
    justify-content: space-between;
    gap: 1rem;
    align-items: center;
    padding: .9rem 0;
    border-bottom: 1px solid #eef1f4;
}
.link-row a { color: var(--green); text-decoration: none; }
.link-row a:hover { text-decoration: underline; }
.form-page { padding-top: 2rem; }
.checkbox-group { display: flex; flex-direction: column; gap: .5rem; }
.notification-choices { border: 1px solid var(--line); border-radius: 12px; padding: 1rem; margin: 1rem 0; min-width: 0; }
.notification-choices legend { font-weight: 700; padding: 0 .35rem; }
.notification-choices p { font-size: .85rem; margin: 0 0 .8rem; }
.notification-choices label { display: flex; align-items: center; gap: .4rem; padding: .45rem 0; cursor: pointer; }
.auth-benefits { display: flex; flex-wrap: wrap; gap: .5rem; margin: 1rem 0; }
.auth-benefits span { background: #edf7ef; border: 1px solid #d3e9d8; color: var(--green); border-radius: 20px; padding: .3rem .7rem; font-size: .8rem; font-weight: 700; }
.auth-reassurance { font-size: .85rem; }
.auth-welcome { border-left: 3px solid var(--gold); padding: .2rem 0 .2rem 1rem; margin-bottom: 1.5rem; }
.auth-welcome h2 { font-size: 1.15rem; margin-bottom: .5rem; }
.auth-welcome p { margin: .5rem 0; }
.account-danger { border: 1px solid #dfb5b5; margin-top: 1.5rem; }
.button.danger { background: #a32626; color: white; }
.button.danger:hover { background: #801b1b; }
.support-bar { display: flex; flex-wrap: wrap; gap: .6rem; align-items: center; background: #eef6ef; border: 1px solid var(--line); padding: .8rem; border-radius: 12px; margin: 1rem 0; }
.support-bar span { flex-basis: 100%; font-size: .85rem; }
.support-bar a { padding: .6rem .8rem; background: white; border-radius: 8px; min-height: 44px; }
.date-fields { border: 0; padding: 0; margin: 1rem 0; min-width: 0; }
.date-fields legend { font-weight: 600; margin-bottom: .4rem; }
.date-grid { display: grid; grid-template-columns: .8fr 1fr 1.2fr; gap: .4rem; }
.date-grid select { min-width: 0; padding: .75rem .35rem; }
.field-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: .8rem; }
.field-help { font-size: .85rem; }
.check-row { padding: .6rem 0; }
dialog { border: 1px solid var(--line); border-radius: 18px; padding: 1.2rem; width: min(580px, calc(100% - 24px)); max-height: calc(100dvh - 24px); overflow-y: auto; color: var(--ink); }
dialog::backdrop { background: #102f28aa; }
.dialog-heading { display: flex; gap: 1rem; justify-content: space-between; align-items: start; }
.dialog-heading button { width: auto; flex-shrink: 0; min-height: 44px; }
.deadline { padding: 1rem; margin: .7rem 0; border-radius: 10px; border: 1px solid var(--line); }
.deadline strong, .deadline span { display: block; }
.deadline-overdue { background: #942c2c; color: white; }
.deadline-overdue a, .deadline-overdue p { color: white; }
.deadline-four-weeks { background: #fde5e5; border-color: #efb0ab; }
.deadline-eight-weeks { background: #fff5cc; border-color: #ead58b; }
.deadline-unknown { background: #edf3ff; }
.filter-form { display: flex; flex-wrap: wrap; gap: .6rem; align-items: end; }
.filter-form > div { flex: 1 1 150px; }
.filter-form button { width: auto; }
@media (max-width: 640px) {
    .wrap { padding: 1rem; }
    .topbar .wrap { flex-direction: column; align-items: stretch; }
    nav { gap: .3rem; }
    nav a { min-height: 44px; display: inline-flex; align-items: center; }
    .stats { grid-template-columns: repeat(2, minmax(0, 1fr)); }
    .stat strong { font-size: 1.6rem; }
    .list li { align-items: stretch; flex-direction: column; }
    .submit-actions { gap: .5rem; }
    .submit-actions .button { flex: 1 1 140px; text-align: center; }
    .card { padding: 1rem; }
    .auth-page { align-items: flex-start; padding: 1rem; }
    .support-bar a { flex: 1 1 140px; text-align: center; }
}
[hidden] { display: none !important; }
body, body.auth-page { padding-bottom: 200px; overflow-wrap: anywhere; }
.support-bar { position: fixed; bottom: .5rem; left: 50%; transform: translateX(-50%); width: min(1100px, calc(100% - 24px)); z-index: 5; box-shadow: var(--shadow); margin: 0; }
dialog .support-bar { position: sticky; bottom: -.5rem; left: auto; transform: none; width: auto; margin-top: 1rem; }
.check-row { min-height: 44px; }
details summary { cursor: pointer; padding: .7rem 0; min-height: 44px; }
@media (prefers-reduced-motion: reduce) { *, *::before, *::after { animation: none !important; transition: none !important; } }
.terms-box { background: #f7f9fb; border: 1px solid #e4e9ef; border-radius: 8px; padding: .75rem; margin-bottom: 1rem; }
.submit-actions { display: flex; gap: 1rem; flex-wrap: wrap; margin: 1.5rem 0; }
.hero-box::before, .hero-box::after {
    content: "";
    position: absolute;
    width: 320px;
    height: 320px;
    border-radius: 50%;
    pointer-events: none;
    z-index: -1;
    animation: glow-drift 4s ease-out both;
}
.hero-box::before { background: #8be3b51c; top: -180px; left: 30%; }
.hero-box::after { border: 60px solid #f4cc7012; bottom: -180px; right: -90px; }
.hero-copy { animation: rise-in .7s ease both; min-width: 0; }
.hero-copy h1 { font-size: clamp(2rem, 4.2vw, 3.2rem); line-height: 1.12; margin-bottom: 1.3rem; }
.hero-copy h1 span { color: #c3efb4; }
.hero-copy p { color: #d5e8de; }
.hero-copy .alert p { color: inherit; }
.hero-copy .eyebrow { color: var(--gold); }
.hero-copy .hero-note { font-size: .78rem; margin: 1.25rem 0 0; }
.hero-copy .button.primary { background: var(--gold); color: #26382d; }
.hero-copy .button.secondary { background: #ffffff16; color: white; border: 1px solid #ffffff45; }
.hero-copy .button:hover { box-shadow: 0 8px 20px #0003; }
.portal-preview {
    padding: 1.4rem;
    background: #fff;
    border: 1px solid #ffffff80;
    border-radius: 22px;
    color: var(--ink);
    box-shadow: 0 20px 35px #071e2938;
    animation: rise-in .85s .12s ease both;
    min-width: 0;
}
.preview-heading { display: flex; align-items: center; gap: .5rem; font-size: .85rem; font-weight: 700; flex-wrap: wrap; }
.preview-dot { width: 9px; height: 9px; border-radius: 50%; background: #238461; }
.preview-label { margin-left: auto; font-size: .65rem; font-weight: 400; color: var(--muted); }
.preview-property { display: flex; align-items: center; gap: .9rem; background: #eef6ec; border-radius: 14px; padding: 1rem; margin: 1.2rem 0 .5rem; }
.house-icon { width: 54px; height: 54px; flex-shrink: 0; color: var(--green); }
.preview-property strong, .preview-item strong { display: block; font-size: .86rem; }
.preview-property span, .preview-item div > span { display: block; font-size: .75rem; color: var(--muted); }
.preview-item { display: flex; align-items: center; gap: .7rem; padding: .9rem 0; border-bottom: 1px solid #e7eee8; }
.preview-item > div { flex: 1; min-width: 0; }
.preview-symbol { font-size: .7rem; font-weight: 700; color: var(--muted); }
.preview-tag { font-size: .65rem; font-weight: 700; border-radius: 6px; background: #e4f3e7; color: #235538; padding: .25rem .5rem; }
.preview-tag.gold { color: #76510b; background: #fff2cc; }
.preview-tag.purple { color: #65418e; background: #f0e7fc; }
.preview-footer { font-size: .75rem; color: var(--muted); text-align: center; padding-top: .9rem; }
.section-heading { margin-top: 3rem; text-align: center; }
.section-heading h2 { font-size: clamp(1.5rem, 3vw, 2rem); margin-bottom: .65rem; }
.section-heading p { margin-bottom: .7rem; }
.grid.three.feature-grid { margin-top: 1.5rem; animation: rise-in .7s ease both; }
.feature-card { border-top: 4px solid #238461; transition: transform .25s ease, box-shadow .25s ease; }
.feature-card:nth-child(2) { border-top-color: #ca973d; }
.feature-card:nth-child(3) { border-top-color: #8865b7; }
.feature-card:hover { transform: translateY(-6px); box-shadow: 0 18px 32px #163b301c; }
.feature-icon { display: inline-flex; padding: .75rem; margin-bottom: 1rem; background: #e4f3e7; color: #235538; border-radius: 14px; }
.feature-icon svg { width: 28px; height: 28px; }
.feature-card:nth-child(2) .feature-icon { color: #76510b; background: #fff2cc; }
.feature-card:nth-child(3) .feature-icon { color: #65418e; background: #f0e7fc; }
.feature-card h3 { font-size: 1.15rem; margin-bottom: .65rem; }
.feature-card p { margin: 0; }
.start-banner { display: flex; justify-content: space-between; align-items: center; gap: 1.5rem; background: linear-gradient(110deg, #e4f1e3, #fff2d2); border: 1px solid var(--line); border-radius: 22px; padding: 2rem; margin: 1rem 0; }
.start-banner h2 { margin-bottom: .6rem; }
.start-banner p { margin: .4rem 0; }
.start-banner .button { flex-shrink: 0; }
.site-footer { display: flex; align-items: center; justify-content: space-between; flex-wrap: wrap; gap: 1rem; font-size: .75rem; color: var(--muted); }
.site-footer nav a { color: var(--green); }
.site-footer nav a:hover { background: #e4f3e7; }
@keyframes rise-in { from { opacity: 0; transform: translateY(14px); } to { opacity: 1; transform: translateY(0); } }
@keyframes glow-drift { from { transform: translate(-25px, 20px) scale(.9); } to { transform: translate(0, 0) scale(1); } }
@media (max-width: 900px) {
    .topbar .wrap { flex-wrap: wrap; }
    .hero-box { gap: 1.5rem; }
    .preview-tag { display: none; }
}
@media (max-width: 700px) {
    .hero-box, .grid.three, .stats { grid-template-columns: 1fr; }
    .topbar .wrap { flex-direction: column; align-items: flex-start; }
    .wrap { padding: 1rem; }
    .hero-box { margin-top: 1rem; }
    .grid.three { gap: 0; }
    .preview-tag { display: inline; }
    .start-banner { flex-direction: column; align-items: flex-start; padding: 1.5rem; }
    .auth-page { padding: 1rem; }
    .auth-box { padding: 1.5rem; }
    .list li { flex-wrap: wrap; }
    .section-heading { margin-top: 2rem; }
}
@media (prefers-reduced-motion: reduce) {
    *, *::before, *::after { animation: none !important; transition: none !important; }
    .button:hover, .feature-card:hover { transform: none; }
}