:root{--ink:#0e1519;--ink2:#172129;--paper:#f4f0e9;--white:#fff;--sand:#e0b46b;--gold:#d59b44;--sage:#a7b8a4;--muted:#68757b;--line:rgba(14,21,25,.14);--shell:min(1420px,calc(100vw - 64px));--r:22px;--ease:cubic-bezier(.2,.8,.2,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--ink)}body{margin:0;background:var(--paper);color:var(--ink);font-family:Inter,ui-sans-serif,system-ui,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;line-height:1.55;overflow-x:hidden}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}img{display:block;max-width:100%}.shell{width:var(--shell);margin-inline:auto}.display{font-family:Georgia,"Times New Roman",serif;font-weight:500;letter-spacing:-.055em;line-height:.92}.eyebrow{display:flex;align-items:center;gap:10px;margin:0 0 18px;text-transform:uppercase;letter-spacing:.18em;font-size:10px;font-weight:900;color:var(--gold)}.eyebrow:before{content:"";width:28px;height:1px;background:currentColor}.eyebrow.light{color:#f2c980}.section{padding:110px 0}.section-soft{background:#e9e3d9}.section-dark{background:var(--ink);color:#fff}.lead{font-size:19px;color:#5f6b70;max-width:720px}.btn{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 22px;border-radius:999px;border:1px solid transparent;font-size:10px;font-weight:900;text-transform:uppercase;letter-spacing:.12em;transition:.2s var(--ease);cursor:pointer}.btn-primary{background:var(--sand);color:#17130e}.btn-primary:hover{transform:translateY(-2px);background:#ebc57f}.btn-outline{border-color:rgba(255,255,255,.35);color:#fff}.btn-outline:hover{border-color:#fff}.btn-dark{border-color:rgba(14,21,25,.24)}.text-link{display:inline-flex;gap:8px;align-items:center;font-weight:900;text-transform:uppercase;letter-spacing:.1em;font-size:10px;color:#9b661f}.text-link:after{content:"↗";font-size:15px}.reveal{opacity:0;transform:translateY(18px);transition:.7s var(--ease)}.reveal.is-visible{opacity:1;transform:none}
/* header */
.site-header{position:sticky;top:0;z-index:80;background:rgba(12,18,22,.94);backdrop-filter:blur(18px);color:#fff;border-bottom:1px solid rgba(255,255,255,.08)}.topline{height:31px;border-bottom:1px solid rgba(255,255,255,.07);font-size:9px;text-transform:uppercase;letter-spacing:.12em;color:#93a0a5}.topline .shell{height:100%;display:flex;align-items:center;justify-content:space-between}.topline-links{display:flex;gap:18px}.nav-wrap{height:78px;display:flex;align-items:center;gap:26px}.brand{display:flex;align-items:center;gap:12px;min-width:230px}.mark{width:38px;height:38px;border:1px solid rgba(255,255,255,.45);position:relative;transform:rotate(45deg)}.mark:before,.mark:after{content:"";position:absolute;inset:7px;border:1px solid var(--sand)}.mark:after{inset:14px;background:var(--sand)}.brand-type{display:flex;flex-direction:column}.brand-type strong{font-size:17px;letter-spacing:.19em}.brand-type small{font-size:8px;letter-spacing:.2em;color:#9eaaae;margin-top:3px}.desktop-nav{display:flex;align-items:center;margin-left:auto}.desktop-nav>a,.nav-dd>button{background:transparent;border:0;color:#d9e0e2;padding:28px 12px;cursor:pointer;font-weight:800;font-size:11px;white-space:nowrap}.desktop-nav>a:hover,.nav-dd>button:hover{color:#fff}.nav-dd{position:relative}.nav-dd>button span{color:var(--sand);margin-left:4px}.nav-panel{position:absolute;top:62px;right:-100px;width:590px;padding:10px;border-radius:14px;background:#fff;color:var(--ink);box-shadow:0 28px 70px rgba(0,0,0,.35);opacity:0;visibility:hidden;transform:translateY(7px);pointer-events:none;transition:.2s var(--ease)}.nav-dd.is-open .nav-panel,.nav-dd:hover .nav-panel,.nav-dd:focus-within .nav-panel{opacity:1;visibility:visible;transform:none;pointer-events:auto}.nav-panel a{display:grid;grid-template-columns:170px 1fr;gap:22px;padding:15px;border-bottom:1px solid #eee}.nav-panel a:last-child{border-bottom:0}.nav-panel a:hover{background:#f3efe7}.nav-panel b{font-size:12px}.nav-panel small{font-size:11px;color:#6b7478}.nav-cta{background:var(--sand);color:#16120d;padding:14px 17px;border-radius:999px;font-size:9px;font-weight:900;text-transform:uppercase;letter-spacing:.1em;white-space:nowrap}.menu-toggle,.mobile-menu{display:none}
/* hero */
.hero{min-height:800px;color:#fff;background:linear-gradient(90deg,rgba(7,13,17,.88) 0%,rgba(7,13,17,.64) 42%,rgba(7,13,17,.15) 78%),url('/assets/img/hero.webp') center/cover;position:relative;display:flex;align-items:end}.hero:after{content:"";position:absolute;inset:auto 0 0;height:170px;background:linear-gradient(to top,rgba(9,15,18,.75),transparent)}.hero .shell{position:relative;z-index:2;padding:120px 0 76px}.hero-copy{max-width:790px}.hero h1{font-size:clamp(80px,9.5vw,150px);margin:0}.hero h1 em{font-style:normal;color:var(--sand)}.hero-lead{max-width:660px;font-size:18px;color:#d5dddf;margin:28px 0 28px}.hero-actions{display:flex;gap:10px;flex-wrap:wrap}.hero-meta{margin-top:48px;padding-top:22px;border-top:1px solid rgba(255,255,255,.18);display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.hero-meta strong{font-family:Georgia,serif;font-size:24px;font-weight:500;display:block}.hero-meta span{font-size:9px;letter-spacing:.12em;text-transform:uppercase;color:#aeb9bd}
/* home */
.intro-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:9vw;align-items:end}.intro-grid h2{font-size:clamp(50px,6vw,86px);margin:0}.service-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.service-card{background:#f8f5ef;min-height:360px;padding:26px;display:flex;flex-direction:column}.service-card span{font-size:9px;text-transform:uppercase;letter-spacing:.14em;color:#a6722d}.service-card h3{font-family:Georgia,serif;font-weight:500;font-size:27px;line-height:1.02;margin:60px 0 12px}.service-card p{color:#677378;font-size:13px}.service-card .text-link{margin-top:auto}.split-image{display:grid;grid-template-columns:1.1fr .9fr;gap:18px}.image-panel{min-height:610px;border-radius:28px;overflow:hidden;position:relative;background-size:cover;background-position:center}.image-panel:after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(8,15,18,.62),rgba(8,15,18,.04) 55%)}.image-panel-copy{position:absolute;z-index:2;left:36px;right:36px;bottom:32px;color:#fff}.image-panel-copy h3{font-family:Georgia,serif;font-size:44px;font-weight:500;letter-spacing:-.04em;margin:0 0 12px}.image-panel-copy p{max-width:560px;color:#d6dfe1}.property-pulse{background:var(--ink);color:#fff}.pulse-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:55px}.pulse-copy{position:sticky;top:150px;align-self:start}.pulse-copy h2{font-size:clamp(50px,5.5vw,82px);margin:0}.pulse-copy p{color:#9caaaf}.pulse-box{border:1px solid rgba(255,255,255,.13);border-radius:24px;overflow:hidden;background:#141f25}.pulse-tabs{display:grid;grid-template-columns:repeat(5,1fr);border-bottom:1px solid rgba(255,255,255,.1)}.pulse-tabs button{min-height:72px;border:0;border-right:1px solid rgba(255,255,255,.08);background:transparent;color:#9babb0;font-size:9px;font-weight:900;text-transform:uppercase;letter-spacing:.1em;cursor:pointer}.pulse-tabs button.is-active{background:rgba(224,180,107,.14);box-shadow:inset 0 -3px var(--sand);color:#fff}.pulse-output{padding:42px}.pulse-code{font-size:9px;text-transform:uppercase;letter-spacing:.16em;color:#efc77d}.pulse-output h3{font-family:Georgia,serif;font-size:42px;font-weight:500;line-height:1;letter-spacing:-.04em;margin:18px 0}.pulse-output p{color:#aebbc0}.pulse-list{list-style:none;padding:0;margin:25px 0}.pulse-list li{padding:11px 0;border-top:1px solid rgba(255,255,255,.1);font-size:12px;color:#d5dfe1}.pulse-list li:before{content:"+";color:var(--sand);margin-right:10px}.gallery-grid{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:14px}.project-card{min-height:420px;border-radius:24px;overflow:hidden;position:relative;background-size:cover;background-position:center}.project-card:after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(8,14,18,.88),rgba(8,14,18,.05) 65%)}.project-card .content{position:absolute;z-index:2;left:26px;right:26px;bottom:24px;color:#fff}.project-card .tag{font-size:9px;text-transform:uppercase;letter-spacing:.14em;color:#efc77d}.project-card h3{font-family:Georgia,serif;font-size:30px;font-weight:500;line-height:1.05;margin:10px 0}.project-card p{font-size:12px;color:#cad4d7;margin:0}.note{font-size:11px;color:#748085;margin-top:18px}.proof-strip{background:var(--sand);padding:58px 0}.proof-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:rgba(20,20,20,.15)}.proof-grid div{background:var(--sand);padding:26px}.proof-grid b{font-family:Georgia,serif;font-size:34px;font-weight:500;display:block}.proof-grid span{font-size:10px;text-transform:uppercase;letter-spacing:.11em}
/* page hero */
.page-hero{min-height:600px;display:flex;align-items:end;color:#fff;position:relative;background:linear-gradient(90deg,rgba(8,14,18,.9),rgba(8,14,18,.55)),url('/assets/img/hero.webp') center/cover}.page-hero.cleaning{background-image:linear-gradient(90deg,rgba(8,14,18,.9),rgba(8,14,18,.45)),url('/assets/img/cleaning.webp')}.page-hero.maintenance{background-image:linear-gradient(90deg,rgba(8,14,18,.9),rgba(8,14,18,.45)),url('/assets/img/maintenance.webp')}.page-hero.grounds{background-image:linear-gradient(90deg,rgba(8,14,18,.9),rgba(8,14,18,.45)),url('/assets/img/grounds.webp')}.page-hero .shell{padding:110px 0 72px}.page-hero h1{font-size:clamp(70px,8vw,120px);margin:0;max-width:1000px}.page-hero p:not(.eyebrow){max-width:720px;color:#d2dcdf;font-size:18px}.page-actions{display:flex;gap:10px;margin-top:28px;flex-wrap:wrap}.split{display:grid;grid-template-columns:.85fr 1.15fr;gap:8vw}.split h2{font-size:clamp(48px,5vw,76px);margin:0}.split p{color:#617075}.feature-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.feature-card{border:1px solid var(--line);border-radius:20px;padding:30px;min-height:320px;background:#fbf8f2}.feature-card small{color:#a5722e;text-transform:uppercase;letter-spacing:.13em}.feature-card h3{font-family:Georgia,serif;font-size:29px;font-weight:500;margin:60px 0 12px}.feature-card p{font-size:13px;color:#687579}.service-list{border-top:1px solid var(--line)}.service-row{display:grid;grid-template-columns:55px 280px 1fr;gap:20px;padding:22px 0;border-bottom:1px solid var(--line)}.service-row span{font-size:10px;color:#a26d28}.service-row h3{font-family:Georgia,serif;font-weight:500;font-size:25px;margin:0}.service-row p{font-size:13px;color:#687579;margin:0}.project-filter{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:28px}.project-filter button{border:1px solid var(--line);border-radius:999px;background:transparent;padding:10px 14px;font-size:9px;text-transform:uppercase;font-weight:900;letter-spacing:.09em;cursor:pointer}.project-filter button.is-active{background:var(--ink);color:#fff}.projects-page-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.projects-page-grid .project-card{min-height:390px}.contact-layout{display:grid;grid-template-columns:.8fr 1.2fr;gap:16px}.contact-card,.brief-builder{border:1px solid var(--line);border-radius:22px;padding:38px;background:#e7e0d5}.contact-card{background:linear-gradient(to top,rgba(9,15,18,.9),rgba(9,15,18,.1)),url('/assets/img/hero.webp') center/cover;color:#fff;min-height:520px;display:flex;flex-direction:column;justify-content:flex-end;align-items:flex-start}.contact-big{font-family:Georgia,serif;font-size:34px}.brief-builder{background:#fff}.form-head h2{font-family:Georgia,serif;font-size:42px;font-weight:500;letter-spacing:-.04em;margin:8px 0}.brief-builder label{display:block;font-size:9px;font-weight:900;text-transform:uppercase;letter-spacing:.09em;margin-top:15px}.brief-builder input,.brief-builder select,.brief-builder textarea{width:100%;padding:14px;border:1px solid #c9c3b8;border-radius:10px;background:#f7f4ee;margin-top:7px}.form-actions{display:flex;gap:9px;flex-wrap:wrap;margin-top:18px}.legal{max-width:900px}.legal h2{font-family:Georgia,serif;font-weight:500;font-size:32px;margin-top:45px}.legal p,.legal li{color:#657176}.notfound{min-height:calc(100vh - 110px);background:var(--ink);color:#fff;display:grid;place-items:center}.notfound h1{font-size:clamp(90px,15vw,190px);margin:0}.notfound p{color:#aab7bb;max-width:550px}
/* footer */
.site-footer{background:#091014;color:#d8e0e2;padding:72px 0 22px}.footer-grid{display:grid;grid-template-columns:1.5fr .8fr .8fr 1.1fr;gap:50px}.footer-brand p{color:#718086;max-width:410px}.footer-grid h3{font-size:9px;text-transform:uppercase;letter-spacing:.14em;color:#68787e}.footer-grid>div:not(:first-child){display:flex;flex-direction:column;gap:9px;align-items:flex-start;font-size:12px}.footer-grid p{margin:0;color:#718086}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid rgba(255,255,255,.08);margin-top:55px;padding-top:20px;font-size:9px;text-transform:uppercase;letter-spacing:.1em;color:#53636a}
@media(max-width:1180px){:root{--shell:min(100% - 44px,1120px)}.brand{min-width:190px}.desktop-nav>a,.nav-dd>button{padding-inline:9px}.service-grid{grid-template-columns:repeat(3,1fr)}.gallery-grid{grid-template-columns:1fr 1fr}.gallery-grid .project-card:first-child{grid-column:1/-1}.projects-page-grid{grid-template-columns:1fr 1fr}}
@media(max-width:1020px){.topline{display:none}.site-header{height:78px}.desktop-nav,.nav-cta{display:none}.brand{margin-right:auto}.menu-toggle{display:flex;width:46px;height:46px;border:1px solid rgba(255,255,255,.2);border-radius:50%;background:transparent;flex-direction:column;gap:7px;align-items:center;justify-content:center}.menu-toggle span{width:19px;height:2px;background:#fff}.mobile-menu{display:block;position:fixed;top:78px;left:0;right:0;max-height:calc(100vh - 78px);overflow:auto;background:#0e171c;padding:14px 22px 26px}.mobile-menu[hidden]{display:none}.mobile-menu nav{display:flex;flex-direction:column}.mobile-menu a,.mobile-sub-toggle{background:transparent;border:0;border-bottom:1px solid rgba(255,255,255,.08);color:#fff;text-align:left;padding:16px 3px;font-weight:800}.mobile-sub{padding-left:17px}.mobile-sub[hidden]{display:none}.mobile-sub a{color:#a8b6ba}.hero{min-height:730px}.hero-meta{grid-template-columns:1fr 1fr}.intro-grid,.pulse-grid,.split,.contact-layout,.split-image{grid-template-columns:1fr}.pulse-copy{position:static}.service-grid{grid-template-columns:1fr 1fr}.feature-grid{grid-template-columns:1fr 1fr}.proof-grid{grid-template-columns:1fr 1fr}.footer-grid{grid-template-columns:1.4fr 1fr 1fr}.footer-grid>div:last-child{grid-column:1/-1}}
@media(max-width:760px){:root{--shell:calc(100vw - 32px)}.section{padding:78px 0}.hero{min-height:690px;background-position:62% center}.hero .shell{padding:90px 0 50px}.hero h1,.page-hero h1{font-size:clamp(58px,16vw,82px);line-height:.88}.hero-lead{font-size:16px}.hero-actions,.page-actions,.form-actions{flex-direction:column}.hero-actions .btn,.page-actions .btn,.form-actions .btn{width:100%}.hero-meta{grid-template-columns:1fr 1fr}.service-grid,.feature-grid,.projects-page-grid{grid-template-columns:1fr}.gallery-grid{grid-template-columns:1fr}.gallery-grid .project-card:first-child{grid-column:auto}.image-panel{min-height:480px}.pulse-tabs{grid-template-columns:1fr 1fr}.pulse-tabs button:last-child{grid-column:1/-1}.pulse-output{padding:28px}.pulse-output h3{font-size:34px}.proof-grid{grid-template-columns:1fr}.service-row{grid-template-columns:40px 1fr}.service-row p{grid-column:2}.footer-grid{grid-template-columns:1fr 1fr}.footer-brand{grid-column:1/-1}.footer-grid>div:last-child{grid-column:1/-1}.footer-bottom{flex-direction:column}.page-hero{min-height:500px}.page-hero .shell{padding:80px 0 55px}.contact-card,.brief-builder{padding:28px}}
@media(max-width:430px){.brand{min-width:0}.brand-type strong{font-size:15px}.mark{width:32px;height:32px}.hero h1,.page-hero h1{font-size:clamp(52px,15.5vw,66px);overflow-wrap:anywhere}.hero-meta{grid-template-columns:1fr}.service-grid{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr}.footer-brand,.footer-grid>div:last-child{grid-column:auto}.contact-big{font-size:29px}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;animation:none!important;transition:none!important}.reveal{opacity:1;transform:none}}