/* Integrated Property Services, Inc. — site styles */
:root{
  --navy:#101C26; --navy-2:#17283A; --line:#2A3E50;
  --bg:#F3F5F6; --white:#FFFFFF; --border:#D9E0E5;
  --text:#2B3A46; --muted:#4A5A66;
  --on-dark:#E8EEF2; --on-dark-2:#C3CFD8; --on-dark-3:#A9B8C4;
  --red:#C42B2F; --eyebrow:#A3201F; --eyebrow-dk:#FFB4B0; --stripe:rgba(216,52,52,.20);
  --head:'Barlow Condensed','Arial Narrow',sans-serif;
  --body:'Barlow',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --gutter:24px; --max:1200px;
  color-scheme:light;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--navy);font-family:var(--body);font-size:18px;line-height:1.55;-webkit-text-size-adjust:100%}
img{max-width:100%;height:auto}
a{color:inherit;text-decoration:none}
a:hover{opacity:.85}
section{scroll-margin-top:84px}
:focus-visible{outline:3px solid var(--navy);outline-offset:2px;box-shadow:0 0 0 7px #fff}
.dark :focus-visible,.hero :focus-visible,.site-footer :focus-visible{outline-color:#fff;box-shadow:0 0 0 6px var(--navy)}
.skip{position:absolute;left:-9999px;top:8px;background:var(--red);color:#fff;padding:12px 18px;font-weight:600;z-index:30}
.skip:focus{left:8px}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:var(--gutter)}
.grid{display:grid;gap:clamp(32px,5vw,64px);grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr))}
.grid>*{min-width:0}
h1,h2,h3{font-family:var(--head);font-weight:700;margin:0;text-wrap:balance}
.eyebrow{margin:0 0 12px;font-weight:600;font-size:15px;letter-spacing:3px;text-transform:uppercase;color:var(--eyebrow)}
.dark .eyebrow,.hero .eyebrow{color:var(--eyebrow-dk)}
.h-xl{font-size:clamp(44px,7vw,84px);line-height:1.02}
.h-l{font-size:clamp(40px,6vw,72px);line-height:1.02}
.h-m{font-size:clamp(36px,5vw,60px);line-height:1.05}
.h-s{font-size:clamp(32px,4.5vw,52px);line-height:1.05}
.lead{font-size:20px}
.pad{padding-block:clamp(53px,8vw,96px)}

/* Header */
.site-header{position:sticky;top:0;z-index:10;background:#fff;border-bottom:1px solid var(--border)}
.site-header .wrap{padding-block:12px;display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:12px 16px}
.brand{display:flex;align-items:center;gap:12px}
.brand img{height:52px;width:auto;display:block}
.brand-text{display:flex;flex-direction:column;line-height:1.1}
.brand-name{font-family:var(--head);font-weight:700;font-size:22px;letter-spacing:.5px;text-transform:uppercase}
.brand-sub{font-size:13px;color:var(--muted);letter-spacing:1.5px;text-transform:uppercase}
.nav{display:flex;flex-wrap:wrap;align-items:center;gap:8px 28px;font-weight:500;font-size:16px}
.nav a{padding:10px 0;border-bottom:3px solid transparent}
.nav a[aria-current="page"]{border-bottom-color:var(--red)}
.nav .call{display:inline-flex;align-items:center;min-height:44px;padding:0 20px;background:var(--red);color:#fff;font-weight:600;border-bottom:0}

/* Buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:52px;padding:0 28px;font:600 18px var(--body);cursor:pointer;border:0}
.btn-red{background:var(--red);color:#fff}
.btn-ghost{border:2px solid var(--on-dark);color:var(--on-dark);background:transparent}
.btn-navy{background:var(--navy);color:#fff}
.btn-phone{min-height:56px;padding:0 24px;font-family:var(--head);font-weight:700;font-size:clamp(24px,7vw,30px);letter-spacing:1px}
.btns{display:flex;flex-wrap:wrap;gap:14px}
.link{font-weight:600;color:var(--eyebrow);text-decoration:underline}
.ul{font-weight:600;text-decoration:underline}

/* Hero / page head */
.hero{background:var(--navy);color:var(--on-dark);position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;right:0;top:0;bottom:0;width:38%;background:repeating-linear-gradient(115deg,var(--stripe) 0,var(--stripe) 14px,transparent 14px,transparent 64px)}
.hero>.wrap{position:relative}
.hero-home>.wrap{padding-block:clamp(48px,7.3vw,88px) clamp(53px,8vw,96px);display:grid;gap:clamp(32px,5vw,56px);grid-template-columns:repeat(auto-fit,minmax(min(380px,100%),1fr));align-items:center}
.hero-home>.wrap>*{min-width:0}
.hero-page>.wrap{padding-block:clamp(40px,6vw,72px) clamp(44px,6.7vw,80px)}
.hero p.sub{margin:0 0 32px;max-width:640px;font-size:20px;color:var(--on-dark-2)}
.hero h1{margin-bottom:24px}
.crumb{margin:0 0 16px;font-size:15px;font-weight:500;color:var(--on-dark-3)}
.crumb a{text-decoration:underline}
.tiles-label{margin:44px 0 12px;font-size:14px;letter-spacing:3px;text-transform:uppercase;color:var(--on-dark-3)}
.tiles{display:grid;gap:12px;grid-template-columns:repeat(auto-fit,minmax(min(150px,100%),1fr))}
.tile{display:flex;flex-direction:column;gap:2px;padding:14px 16px;background:var(--navy-2);border:1px solid var(--line);border-left:4px solid var(--red)}
.tile b{font-weight:600;font-size:17px;color:var(--on-dark)}
.tile span{font-size:14px;color:var(--on-dark-3)}

img.photo{display:block;width:100%;height:auto;max-height:520px;object-fit:cover;border:1px solid var(--line)}
img.photo.flat{max-height:480px;border:0}

/* Trust strip */
.trust{background:#fff;border-bottom:1px solid var(--border)}
.trust .wrap{padding-block:28px;display:grid;gap:24px;grid-template-columns:repeat(auto-fit,minmax(min(220px,100%),1fr))}
.trust b{display:block;font-family:var(--head);font-weight:700;font-size:30px;text-transform:uppercase}
.trust span{font-size:16px;color:var(--muted)}

/* Service cards */
.cards{display:grid;gap:24px;grid-template-columns:repeat(auto-fit,minmax(min(260px,100%),1fr))}
.card{background:#fff;padding:32px 28px;border-top:6px solid var(--navy);display:flex;flex-direction:column;min-width:0}
.card .n{font-family:var(--head);font-weight:700;font-size:18px;letter-spacing:2px;color:var(--eyebrow)}
.card h3{margin:4px 0 16px;font-size:30px;text-transform:uppercase}
.card ul,.list{margin:0 0 24px;padding-left:20px;display:flex;flex-direction:column;gap:6px;color:var(--text)}
.card .link{margin-top:auto;align-self:flex-start}
.group{background:#fff;padding:36px 32px;border-top:6px solid var(--navy);display:grid;gap:32px;grid-template-columns:repeat(auto-fit,minmax(min(280px,100%),1fr))}
.group>*{min-width:0}
.group h2{margin:4px 0 16px;font-size:clamp(30px,6vw,40px);line-height:1.05}
.group .list{margin:0}
.group .n{font-family:var(--head);font-weight:700;font-size:18px;letter-spacing:2px;color:var(--eyebrow)}
.group .links{display:flex;flex-wrap:wrap;gap:12px 24px}
.stack{display:flex;flex-direction:column;gap:24px}
.panel{background:#fff;padding:36px 32px;border-top:6px solid var(--navy)}
.panel h2{margin:0 0 16px;font-size:36px;line-height:1.05}
.panel .list{margin:0;gap:8px}
.fine{margin:20px 0 0;font-size:15px;color:var(--muted)}
.todo{padding:28px 32px;border:2px dashed #8795A1;background:#fff}
.todo b{display:block;font-weight:400;font-size:14px;letter-spacing:3px;text-transform:uppercase;color:var(--muted);margin-bottom:8px}
.todo p{margin:0;color:var(--text)}

/* Bands */
.band-red{background:var(--red);color:#fff}
.band-red .wrap{padding-block:clamp(35px,5.3vw,64px);display:grid;gap:40px;grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr));align-items:center}
.band-red p{margin:0;font-size:20px;font-weight:500}
.band-red p.fine{font-size:15px;font-weight:400;color:#fff;margin:0}
.band-red .col{display:flex;flex-direction:column;gap:14px}
.band-red a.ul{color:#fff}
.band-navy{background:var(--navy-2);color:var(--on-dark)}
.cta .wrap{padding-block:clamp(40px,6vw,72px);display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:24px}
.cta h2{max-width:700px}

/* About */
.white{background:#fff}
.trusted{background:var(--navy);color:var(--on-dark);padding:40px 36px;align-self:start}
.trusted .k{margin:0 0 8px;font-size:14px;letter-spacing:3px;text-transform:uppercase;color:var(--eyebrow-dk)}
.trusted h3{margin:0 0 24px;font-size:32px;text-transform:uppercase;line-height:1.1}
.trusted ul{margin:0;padding:0;list-style:none;display:grid;gap:0 24px;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr))}
.trusted li{padding:12px 0;border-top:1px solid var(--line)}
.about p{margin:0 0 18px;color:var(--text)}
.box{padding:40px 36px}
.box.red{background:var(--red);color:#fff}
.box.red .k{margin:0 0 12px;font-size:14px;letter-spacing:3px;text-transform:uppercase}
.box.red p{margin:0 0 12px;font-size:19px}
.box.red p.fine{font-size:15px;margin:0;color:#fff}
.box.red a{text-decoration:underline;font-weight:600}
.box h2{margin:0 0 16px;font-size:clamp(32px,7vw,44px);line-height:1.05}
.box.white-top{background:#fff;border-top:6px solid var(--navy)}
.box.white-top .k{margin:0 0 12px;font-size:14px;letter-spacing:3px;text-transform:uppercase;color:var(--eyebrow)}

/* Testimonials */
.quotes{display:grid;gap:32px;grid-template-columns:repeat(auto-fit,minmax(min(300px,100%),1fr))}
figure.quote{margin:0;padding:36px 32px;background:var(--navy);border-left:6px solid var(--red);min-width:0}
figure.quote blockquote{margin:0 0 24px;font-size:21px;line-height:1.5}
figure.quote figcaption{font-size:16px;color:var(--on-dark-3)}
figure.quote strong{color:var(--on-dark)}

/* Contact + form */
.contact-info p{margin:0 0 32px;color:var(--text)}
.contact-info address{margin:32px 0 0;font-style:normal;color:var(--text)}
.form{background:#fff;border-top:6px solid var(--navy);padding:clamp(24px,4vw,36px)}
.form h3{margin:0 0 20px;font-size:32px;text-transform:uppercase}
.field{display:flex;flex-direction:column;gap:6px;margin-bottom:18px}
.field label{font-weight:600;font-size:16px}
.field .req{color:var(--eyebrow)}
.field input,.field select,.field textarea{width:100%;min-height:48px;padding:10px 12px;font:400 17px var(--body);color:var(--navy);background:#fff;border:1.5px solid #6B7A86;border-radius:0}
.field textarea{min-height:120px;resize:vertical}
.row2{display:grid;gap:0 16px;grid-template-columns:repeat(auto-fit,minmax(min(200px,100%),1fr))}
.form .btn{width:100%}
.form .note{margin:14px 0 0;font-size:15px;color:var(--muted)}
.form-status{margin:16px 0 0;padding:14px 16px;border-left:6px solid var(--navy);background:var(--bg);font-weight:500}
.form-status.ok{border-left-color:#2B7A4B}
.form-status.warn{border-left-color:var(--red)}

/* Footer */
.site-footer{background:var(--navy);color:var(--on-dark-3)}
.site-footer .cols{padding-block:56px 32px;display:grid;gap:40px;grid-template-columns:repeat(auto-fit,minmax(min(220px,100%),1fr));font-size:16px}
.site-footer .cols>*{min-width:0}
.site-footer .org{font-family:var(--head);font-weight:700;font-size:24px;letter-spacing:.5px;text-transform:uppercase;color:var(--on-dark)}
.site-footer h2{margin:0 0 12px;font-family:var(--body);font-weight:600;letter-spacing:2px;text-transform:uppercase;font-size:14px;color:var(--on-dark)}
.site-footer .links{display:flex;flex-direction:column;gap:4px}
.site-footer .links a{padding:10px 0}
.site-footer p{margin:12px 0 0}
.site-footer .tel{display:inline-block;padding:6px 0;font-size:22px;font-weight:600;color:var(--on-dark)}
.site-footer .legal{border-top:1px solid var(--line)}
.site-footer .legal .wrap{padding-block:20px;font-size:15px}

.mobile-call{display:none;position:sticky;bottom:0;z-index:10;align-items:center;justify-content:center;min-height:56px;padding-bottom:env(safe-area-inset-bottom,0px);background:var(--red);color:#fff;font-weight:600;font-size:18px}

@media (max-width:640px){
  :root{--gutter:16px}
  .mobile-call{display:flex}
  .site-header{position:static}
  .nav .call,.brand-sub{display:none}
  .brand-name{font-size:18px}
  .brand img{height:40px}
  .group,.panel,.card,.box,.trusted{padding-inline:20px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}