:root {
    --navy: #111111;
    --navy-2: #1E1E1E;
    --white: #FFFFFF;
    --paper: #F4F4F4;
    --ink: #141414;
    --muted: #5E5E5E;
    --line: #DADADA;
    --red: #C8102E;
    --red-dark: #A00D25;
    --sky: #BDBDBD;
    --note: #FFF1B8;
    --note-edge: #C99A12;
    --serif: "Instrument Serif", Georgia, serif;
    --sans: "Hanken Grotesk", system-ui, sans-serif;
  }
  * { box-sizing: border-box; }
  html { scroll-behavior: smooth; }
  @media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } }
  body { margin: 0; background: var(--white); color: var(--ink); font-family: var(--sans); font-size: 17px; line-height: 1.6; }
  a { color: var(--red); }
  :focus-visible { outline: 3px solid var(--red); outline-offset: 3px; }
  .wrap { max-width: 1200px; margin: 0 auto; padding: 0 32px; }
  h1, h2, h3 { margin: 0; font-weight: 400; }
  h1, h2 { font-family: var(--serif); line-height: 1.02; }
  h1 { font-size: clamp(2.6rem, 6vw, 4.8rem); text-transform: uppercase; letter-spacing: 0.01em; }
  h2 { font-size: clamp(2rem, 4vw, 3.2rem); }
  h1 em, h2 em { font-style: italic; color: var(--red); text-transform: none; }
  h3 { font-family: var(--sans); font-weight: 700; font-size: 1.15rem; line-height: 1.25; }
  p { margin: 0 0 1em; max-width: 64ch; }
  .eyebrow { font-size: 0.78rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--red); margin-bottom: 14px; display: block; }

  /* Draft-only notes */
  .draft { background: var(--note); border-left: 4px solid var(--note-edge); padding: 12px 16px; font-size: 0.92rem; color: var(--ink); max-width: 72ch; margin-top: 24px; }
  body.hide-notes .draft { display: none; }
  .notes-toggle { position: fixed; right: 16px; bottom: 16px; z-index: 50; background: var(--note); border: 1px solid var(--note-edge); color: var(--ink); font: 600 0.85rem var(--sans); padding: 10px 14px; border-radius: 999px; cursor: pointer; box-shadow: 0 4px 14px rgba(0,0,0,.15); }
  .photo { background: repeating-linear-gradient(135deg, #E2E2E2 0 14px, #EBEBEB 14px 28px); color: var(--muted); display: flex; align-items: center; justify-content: center; text-align: center; padding: 16px; font-size: 0.88rem; font-weight: 600; border: 1px dashed #B3B3B3; }

  /* Buttons */
  .btn { display: inline-block; padding: 14px 24px; font: 700 0.8rem var(--sans); letter-spacing: 0.14em; text-transform: uppercase; text-decoration: none; border: 1.5px solid currentColor; line-height: 1.2; }
  .btn-red { background: var(--red); color: var(--white); border-color: var(--red); }
  .btn-red:hover { background: var(--red-dark); border-color: var(--red-dark); }
  .btn-light { color: var(--white); }
  .btn-light:hover { background: rgba(255,255,255,.1); }
  .btn-ink { color: var(--ink); }
  .btn-ink:hover { background: var(--ink); color: var(--white); }

  /* Header */
  .site-head { position: absolute; top: 0; left: 0; right: 0; z-index: 10; color: var(--white); }
  .site-head .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; height: 84px; }
  .brand { color: var(--white); text-decoration: none; display: flex; align-items: center; gap: 12px; line-height: 1.1; }
  .brand .mark { background: var(--red); font: 800 1rem var(--sans); padding: 8px 9px; letter-spacing: -0.02em; }
  .brand b { display: block; font-weight: 700; font-size: 1rem; }
  .brand small { display: block; font-size: 0.75rem; opacity: 0.75; letter-spacing: 0.04em; }
  nav ul { list-style: none; display: flex; gap: 28px; margin: 0; padding: 0; }
  nav a { color: var(--white); text-decoration: none; font-size: 0.75rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; opacity: 0.88; }
  nav a:hover { opacity: 1; }

  /* Hero */
  .hero { position: relative; background: var(--navy); color: var(--white); min-height: 640px; display: flex; flex-direction: column; overflow: hidden; }
  .hero-art { position: absolute; inset: 0 0 0 auto; width: 68%; }
  .hero-art svg { width: 100%; height: 100%; display: block; }
  .hero-art img { width: 100%; height: 100%; object-fit: cover; display: block; }
  .feature .art img { width: 100%; height: 100%; object-fit: cover; display: block; }

  .hero::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, var(--navy) 30%, rgba(17,17,17,.6) 55%, rgba(17,17,17,.05) 100%); pointer-events: none; }
  .hero-body { position: relative; z-index: 2; flex: 1; display: flex; align-items: center; padding: 140px 0 72px; }
  .hero-body .lead { font-size: 1.2rem; color: #D4D4D4; margin-top: 26px; max-width: 46ch; }
  .hero-body .actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 34px; }
  .photo-tag { position: absolute; right: 16px; bottom: 76px; z-index: 3; font-size: 0.75rem; background: rgba(255,241,184,.92); color: var(--ink); padding: 6px 10px; max-width: 260px; }
  body.hide-notes .photo-tag { display: none; }
  .path-bar { position: relative; z-index: 2; background: rgba(0,0,0,.72); border-top: 1px solid rgba(255,255,255,.12); }
  .path-bar .wrap { display: flex; gap: 36px; align-items: center; height: 60px; overflow-x: auto; }
  .path-bar span, .path-bar a { white-space: nowrap; font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none; }
  .path-bar span { color: var(--white); }
  .path-bar a { color: #A8A8A8; }
  .path-bar a:hover { color: var(--white); }

  /* Stats (Ripco-style numerals) */
  .stats { border-bottom: 1px solid var(--line); }
  .stats .wrap { display: grid; grid-template-columns: repeat(4, 1fr); gap: 24px; padding-top: 56px; padding-bottom: 56px; }
  .stat strong { display: block; font: 800 clamp(2.2rem, 4vw, 3.2rem) var(--sans); color: var(--red); line-height: 1; letter-spacing: -0.02em; }
  .stat span { display: block; margin-top: 10px; color: var(--muted); font-size: 0.95rem; max-width: 24ch; }

  section.band { padding: 104px 0; }
  section.band.paper { background: var(--paper); }
  section.band.dark { background: var(--navy); color: var(--white); }
  .section-head { display: grid; grid-template-columns: 1fr 1fr; gap: 48px; align-items: end; margin-bottom: 56px; }
  .section-head p { color: var(--muted); font-size: 1.08rem; margin: 0; }
  .dark .section-head p { color: #BEBEBE; }

  .stat-src { grid-column: 1 / -1; margin: 0; font-size: 0.8rem; color: var(--muted); }

  /* Services and property types */
  .practice { background: var(--navy); color: var(--white); }
  .practice .wrap { display: grid; grid-template-columns: 1fr 1fr; gap: 24px 56px; padding-top: 48px; padding-bottom: 48px; }
  .practice .eyebrow { color: #FF4D63; }
  .practice .draft { grid-column: 1 / -1; margin-top: 0; }
  .tags { list-style: none; margin: 0; padding: 0; display: flex; flex-wrap: wrap; gap: 8px; }
  .tags li { border: 1px solid rgba(255,255,255,.28); padding: 8px 14px; font-size: 0.9rem; font-weight: 600; }
  @media (max-width: 960px) { .practice .wrap { grid-template-columns: 1fr; padding-top: 36px; padding-bottom: 36px; } }

  /* Marketing & leadership */
  .more { display: grid; grid-template-columns: repeat(4, 1fr); gap: 36px; }
  .more > div { border-top: 2px solid var(--red); padding-top: 20px; }
  .more h3 { font: 400 1.5rem/1.2 var(--serif); }
  .more p { color: var(--muted); font-size: 0.96rem; margin-top: 10px; }
  @media (max-width: 1100px) { .more { grid-template-columns: 1fr 1fr; } }
  @media (max-width: 600px) { .more { grid-template-columns: 1fr; } }

  /* Compare */
  .compare { display: grid; grid-template-columns: 1fr 1.15fr; gap: 2px; background: var(--line); border: 1px solid var(--line); }
  .compare .col { background: var(--white); padding: 34px 36px; }
  .compare .plus { background: var(--navy); color: var(--white); }
  .compare h3 { font: 400 1.6rem/1.2 var(--serif); margin-bottom: 14px; }
  .compare ul { margin: 0; padding-left: 1.1em; }
  .compare li { padding: 7px 0; font-size: 0.97rem; color: var(--muted); }
  .compare .plus li { color: #E2E2E2; }
  .compare .plus b { color: var(--white); }
  .compare .plus a { color: #FF4D63; }
  @media (max-width: 960px) { .compare { grid-template-columns: 1fr; } .compare .col { padding: 28px 20px; } }

  /* Six win areas */
  .wins { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); }
  .win { padding: 34px 32px 38px 0; border-bottom: 1px solid var(--line); }
  .win:not(:nth-child(3n+1)) { padding-left: 32px; border-left: 1px solid var(--line); }
  .win .num { font: italic 1.6rem var(--serif); color: var(--red); display: block; margin-bottom: 14px; }
  .win h3 { font: 400 1.65rem/1.15 var(--serif); }
  .win p { color: var(--muted); margin-top: 12px; font-size: 0.98rem; }

  /* Photo feature (Akershus-style) */
  .feature { display: grid; grid-template-columns: 1fr 1fr; min-height: 560px; }
  .feature .art svg { width: 100%; height: 100%; display: block; }
  .feature .text { background: var(--white); padding: 80px 64px; display: flex; flex-direction: column; justify-content: center; }
  .feature .text p { color: var(--muted); font-size: 1.08rem; margin-top: 20px; }

  /* Paths */
  .paths { display: grid; grid-template-columns: repeat(3, 1fr); gap: 2px; background: rgba(255,255,255,.12); }
  .path { background: var(--navy); padding: 40px 40px 44px; scroll-margin-top: 24px; }
  .path h3 { font: 400 2rem/1.1 var(--serif); }
  .path > p { color: #BEBEBE; margin-top: 14px; }
  .path .look { margin-top: 22px; padding-top: 18px; border-top: 1px solid rgba(255,255,255,.14); }
  .path .look b { font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: #FF4D63; }
  .path ul { margin: 10px 0 0; padding-left: 1.1em; color: #E2E2E2; font-size: 0.96rem; }
  .path li { margin-bottom: 6px; }

  /* Career path */
  .steps { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; counter-reset: step; }
  .steps li { counter-increment: step; border-top: 2px solid var(--ink); padding-top: 22px; }
  .steps li::before { content: "0" counter(step); display: block; font: italic 2.2rem var(--serif); color: var(--red); margin-bottom: 12px; }
  .steps p { color: var(--muted); margin-top: 10px; font-size: 0.97rem; }

  /* Quote */
  .quote { display: grid; grid-template-columns: 200px 1fr; gap: 56px; align-items: center; }
  .quote .photo { aspect-ratio: 1; border-radius: 50%; }
  blockquote { margin: 0; font: italic clamp(1.6rem, 3vw, 2.4rem)/1.25 var(--serif); }
  cite { display: block; margin-top: 20px; font-style: normal; font-weight: 700; font-size: 0.95rem; }
  cite span { font-weight: 400; color: var(--muted); }

  /* Deals */
  .deals { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
  .deal .photo { aspect-ratio: 4 / 3; margin-bottom: 16px; }
  .deal .type { color: var(--red); font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; }
  .deal h3 { margin-top: 6px; font: 400 1.5rem/1.2 var(--serif); }
  .deal p { color: var(--muted); font-size: 0.95rem; margin-top: 6px; }

  /* Insights */
  .insights { display: grid; grid-template-columns: repeat(3, 1fr); gap: 32px; }
  .insight { border-top: 1px solid var(--ink); padding-top: 18px; display: flex; flex-direction: column; }
  .insight .src { font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; }
  .insight .src.local { color: var(--red); }
  .insight .src.kw { color: var(--muted); }
  .insight h3 { font: 400 1.45rem/1.2 var(--serif); margin-top: 10px; }
  .insight p { color: var(--muted); font-size: 0.95rem; margin-top: 10px; flex: 1; }
  .insight time { font-size: 0.85rem; color: var(--muted); }
  .insight a.more { font-size: 0.75rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; text-decoration: none; margin-top: 8px; }

  /* Tools */
  .tools { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
  .tools h3 { font: 400 1.8rem var(--serif); padding-bottom: 12px; border-bottom: 1px solid var(--ink); }
  .tools ul { margin: 18px 0 0; padding: 0; list-style: none; }
  .tools li { padding: 10px 0; border-bottom: 1px solid var(--line); font-size: 0.97rem; }

  /* Growing into commercial (deliberately understated) */
  section.band.growing { padding: 72px 0; }
  .grow-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 56px; align-items: start; }
  .grow-title { font: 400 1.9rem/1.15 var(--serif); }
  .grow-grid p { color: var(--muted); margin-top: 14px; }
  .grow-steps { margin: 0; padding-left: 1.3em; color: var(--muted); }
  .grow-steps li { padding: 10px 0; border-bottom: 1px solid var(--line); }
  .grow-steps b { color: var(--ink); }
  @media (max-width: 960px) { .grow-grid { grid-template-columns: 1fr; gap: 24px; } section.band.growing { padding: 56px 0; } }

  /* Key facts + FAQ */
  .facts-faq { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 64px; align-items: start; }
  .facts { background: var(--navy); color: var(--white); padding: 36px 36px 30px; }
  .facts h3 { font: 400 1.8rem var(--serif); margin-bottom: 14px; }
  .facts ul { margin: 0; padding-left: 1.1em; color: #E2E2E2; font-size: 0.96rem; }
  .facts li { margin-bottom: 10px; }
  details { border-bottom: 1px solid var(--line); padding: 20px 0; }
  details:first-of-type { border-top: 1px solid var(--line); }
  summary { cursor: pointer; font-weight: 700; font-size: 1.04rem; }
  details p { margin: 12px 0 0; color: var(--muted); }

  /* Closing */
  .closing { background: var(--red); color: var(--white); }
  .closing .wrap { display: grid; grid-template-columns: 1.3fr 1fr; gap: 40px; align-items: center; padding-top: 88px; padding-bottom: 88px; }
  .closing h2 em { color: var(--white); }
  .closing p { color: #FBDCE0; margin: 16px 0 0; }
  .closing .actions { display: flex; flex-direction: column; gap: 12px; align-items: flex-start; }
  .closing .btn-white { background: var(--white); color: var(--red); border-color: var(--white); }

  /* Footer */
  footer { background: var(--navy); color: #BEBEBE; padding: 56px 0; font-size: 0.93rem; }
  footer .wrap { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
  footer a { color: var(--white); }
  .trec a { display: block; font-size: 16px; margin-bottom: 10px; }

  @media (max-width: 960px) {
    .wrap { padding: 0 16px; }
    nav { display: none; }
    .hero { min-height: 560px; }
    .hero-art { width: 100%; opacity: 0.45; }
    .hero::after { background: linear-gradient(180deg, rgba(17,17,17,.55), var(--navy) 85%); }
    .hero-body { padding: 120px 0 56px; }
    .photo-tag { display: none; }
    .stats .wrap { grid-template-columns: 1fr 1fr; gap: 32px 20px; padding-top: 40px; padding-bottom: 40px; }
    section.band { padding: 68px 0; }
    .section-head, .feature, .paths, .tools, .facts-faq, .closing .wrap, footer .wrap { grid-template-columns: 1fr; }
    .section-head { gap: 16px; margin-bottom: 36px; }
    .wins, .deals, .insights { grid-template-columns: 1fr; }
    .win, .win:not(:nth-child(3n+1)) { padding: 28px 0; border-left: 0; }
    .feature .art { height: 360px; }
    .feature .text { padding: 48px 16px; }
    .path { padding: 32px 20px; }
    .steps { grid-template-columns: 1fr 1fr; }
    .quote { grid-template-columns: 1fr; gap: 28px; }
    .quote .photo { width: 140px; }
    .facts-faq { gap: 40px; }
  }
  @media (max-width: 560px) { .steps { grid-template-columns: 1fr; } }

  /* Site-wide additions */
  .menu-link { display: none; color: var(--white); font-size: 0.75rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; text-decoration: none; border: 1px solid rgba(255,255,255,.4); padding: 8px 12px; }
  nav a[aria-current="page"] { opacity: 1; border-bottom: 2px solid var(--red); padding-bottom: 4px; }
  .sitemap { display: grid; grid-template-columns: repeat(4, 1fr); gap: 28px; padding-bottom: 40px; margin-bottom: 40px; border-bottom: 1px solid rgba(255,255,255,.14); }
  .sitemap h4 { margin: 0 0 12px; font-size: 0.72rem; letter-spacing: 0.16em; text-transform: uppercase; color: #FF4D63; }
  .sitemap ul { list-style: none; margin: 0; padding: 0; }
  .sitemap li { margin-bottom: 8px; font-size: 0.92rem; }
  .sitemap a { color: #E2E2E2; text-decoration: none; }
  .sitemap a:hover { color: var(--white); text-decoration: underline; }
  footer .wrap.map { display: block; }
  footer .wrap.foot { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
  /* Article and cluster pages */
  .hero-body > .wrap { width: 100%; }
  .page-hero { position: relative; background: var(--navy); color: var(--white); overflow: hidden; }
  .page-hero .hero-body { padding: 150px 0 80px; }
  .page-hero.plain .hero-body { padding: 140px 0 64px; }
  .page-hero h1 { font-size: clamp(2.2rem, 5vw, 4rem); }
  .page-hero.plain h1 { text-transform: none; font-size: clamp(2rem, 4.4vw, 3.4rem); max-width: 22ch; }
  .crumbs { font-size: 0.78rem; letter-spacing: 0.08em; color: #A8A8A8; margin-bottom: 18px; }
  .crumbs a { color: #D4D4D4; text-decoration: none; }
  .crumbs a:hover { text-decoration: underline; }
  .article { max-width: 760px; }
  .article .answer { font-size: 1.22rem; line-height: 1.55; border-left: 3px solid var(--red); padding-left: 20px; margin: 0 0 36px; max-width: none; }
  .article h2 { font-size: clamp(1.6rem, 3vw, 2.2rem); margin: 44px 0 14px; }
  .article p, .article li { color: #333; }
  .article ul, .article ol { padding-left: 1.2em; margin: 0 0 1em; }
  .article li { margin-bottom: 8px; }
  .meta { font-size: 0.85rem; color: #A8A8A8; margin-top: 18px; }
  .takeaways { background: var(--paper); border-top: 3px solid var(--red); padding: 26px 30px; margin: 40px 0; }
  .takeaways h3 { font: 400 1.5rem var(--serif); margin-bottom: 10px; }
  .takeaways ul { margin: 0; }
  .sources { font-size: 0.85rem; color: var(--muted); border-top: 1px solid var(--line); padding-top: 18px; margin-top: 44px; }
  .sources ol { padding-left: 1.2em; }
  .cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
  .card { display: block; border: 1px solid var(--line); padding: 26px 26px 28px; text-decoration: none; color: var(--ink); background: var(--white); transition: border-color .15s; }
  .card:hover { border-color: var(--red); }
  .card .kind { font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--red); }
  .card h3 { font: 400 1.45rem/1.2 var(--serif); margin-top: 10px; }
  .card p { color: var(--muted); font-size: 0.95rem; margin: 10px 0 0; }
  .two { display: grid; grid-template-columns: 1fr 1fr; gap: 48px; }
  .two h3 { font: 400 1.6rem var(--serif); margin-bottom: 10px; }
  .two p, .two li { color: var(--muted); }
  .note-strip { background: var(--paper); border-left: 3px solid var(--red); padding: 18px 22px; margin-top: 28px; color: var(--muted); }

  /* Logo */
  .brand-logo { height: 54px; width: auto; display: block; }
  .brand-tx { display: flex; flex-direction: column; justify-content: center; border-left: 1px solid rgba(255,255,255,.35); padding-left: 12px; line-height: 1.15; }
  .brand-tx b { font: 400 1.35rem var(--serif); letter-spacing: 0.32em; text-transform: uppercase; color: var(--white); }
  .brand-tx small { font-size: 0.68rem; letter-spacing: 0.18em; text-transform: uppercase; opacity: 0.75; }
  .foot-logo { height: 84px; width: auto; display: block; margin-bottom: 18px; }
  .brand-logo { background: #fff; padding: 8px 12px; height: 56px; }
  .foot-logo { background: #fff; padding: 10px 12px; height: 120px; }
  @media (max-width: 960px) { .brand-logo { height: 44px; padding: 7px 10px; } }
  /* Footer: dark site map, white base */
  footer { background: #fff; color: var(--muted); border-top: 0; padding: 0 0 56px; }
  footer a { color: var(--ink); }
  footer a:hover { color: var(--red); }
  footer strong { color: var(--ink) !important; }
  footer .foot-logo { background: transparent; padding: 0; }
  footer .wrap.map { background: var(--navy); box-shadow: 0 0 0 100vmax var(--navy); clip-path: inset(0 -100vmax); padding-top: 56px; padding-bottom: 48px; margin-bottom: 48px; }
  footer .sitemap { border-bottom: 0; margin-bottom: 0; padding-bottom: 0; }
  footer .sitemap h4 { color: #FF4D63; }
  footer .sitemap a { color: #E2E2E2; }
  footer .sitemap a:hover { color: var(--white); }
  .foot-tagline { font: italic 1.25rem/1.3 var(--serif); color: var(--red); margin: -6px 0 18px; }
  /* White header */
  .site-head { background: #fff; color: var(--ink); border-bottom: 1px solid var(--line); }
  .site-head .brand { color: var(--ink); }
  .site-head nav a { color: var(--ink); opacity: 0.8; }
  .site-head nav a:hover, .site-head nav a[aria-current="page"] { opacity: 1; }
  .site-head .menu-link { color: var(--ink); border-color: rgba(0,0,0,.3); }
  .site-head .brand-logo { background: transparent; padding: 0; height: 46px; }
  @media (max-width: 960px) { .site-head .brand-logo { height: 34px; } }
  @media (max-width: 960px) { .brand-logo { height: 44px; } .brand-tx b { font-size: 1.1rem; letter-spacing: 0.24em; } }
  .compare.three, .more.three { grid-template-columns: repeat(3, 1fr); }
  /* Phones: show hero photos clearly as a band above the text */
  @media (max-width: 960px) {
    .hero .hero-art { position: relative !important; inset: auto !important; width: 100% !important; height: 300px; opacity: 1 !important; order: -1; margin-top: 84px; }
    .hero::after { background: linear-gradient(180deg, rgba(17,17,17,0) 0, rgba(17,17,17,0) 300px, var(--navy) 384px) !important; top: 84px; }
    .hero .hero-body { padding-top: 32px !important; }
    .hero:has(.hero-art) { min-height: 0; }
    .page-hero:not(:has(.hero-art)) .hero-body { padding-top: 120px !important; }
  }

  @media (max-width: 960px) {
    .compare.three, .more.three { grid-template-columns: 1fr; }
    .menu-link { display: inline-block; }
    .sitemap { grid-template-columns: 1fr 1fr; }
    footer .wrap.foot, .two, .cards { grid-template-columns: 1fr; }
    .page-hero .hero-body { padding: 120px 0 56px; }
  }

  /* Office photo gallery */
  .gallery { display: grid; grid-template-columns: repeat(3, 1fr); grid-auto-rows: 230px; gap: 12px; margin: 8px 0 44px; }
  .gallery figure { margin: 0; position: relative; overflow: hidden; background: var(--paper); }
  .gallery img { width: 100%; height: 100%; object-fit: cover; display: block; }
  .gallery figcaption { position: absolute; left: 0; bottom: 0; right: 0; padding: 22px 14px 10px; font-size: 0.82rem; font-weight: 600; color: #fff; background: linear-gradient(transparent, rgba(0,0,0,.6)); }
  .gallery .g-lg { grid-column: span 2; grid-row: span 2; }
  .gallery-3 { grid-auto-rows: 260px; }
  @media (max-width: 760px) { .gallery-3 { grid-template-columns: 1fr; grid-auto-rows: 220px; } }
  @media (max-width: 760px) { .gallery { grid-template-columns: 1fr 1fr; grid-auto-rows: 160px; } .gallery .g-lg { grid-column: span 2; grid-row: span 2; } }

  /* Careers label beside logo */
  .brand-tag { border-left: 1px solid #141414; padding-left: 11px; margin: 2px 0 2px -3px; padding-top: 2px; font: 600 15px/1 var(--sans); letter-spacing: 0.2em; text-transform: uppercase; color: var(--ink); white-space: nowrap; align-self: stretch; display: flex; align-items: center; }
  @media (max-width: 960px) { .brand-tag { font-size: 11px; padding-left: 8px; margin-left: -4px; padding-top: 1px; } }
  @media (max-width: 600px) { .brand { gap: 8px; } .brand-tag { padding-left: 8px; margin-left: -2px; letter-spacing: 0.16em; } }
  @media (max-width: 480px) { .brand-logo { height: 26px !important; } .brand { gap: 6px; margin-right: 10px; } .brand-tag { padding-left: 6px; margin-left: -1px; font-size: 8.5px; letter-spacing: 0.12em; } }

  .type-hero .hero-body { padding: 150px 0 72px; position: relative; z-index: 1; }
  .type-hero .hero-art { width: 100%; opacity: .38; }
  .type-hero h1 { text-transform: none; font-size: clamp(2rem, 4.4vw, 3.4rem); max-width: 22ch; }
  .deal-steps li { display: block; }
  .tracks { display: grid; grid-template-columns: 1fr 1fr; gap: 48px; }
  .track h3 { font: 400 1.6rem/1.2 var(--serif); margin-bottom: 18px; }
  .deal-steps { list-style: none; counter-reset: st; padding: 0; margin: 0; }
  .deal-steps li { counter-increment: st; position: relative; padding: 0 0 22px 56px; }
  .deal-steps li::before { content: counter(st); position: absolute; left: 0; top: -2px; width: 38px; height: 38px; border: 2px solid var(--red); color: var(--red); font: 400 1.2rem/34px var(--serif); text-align: center; }
  .deal-steps li:not(:last-child)::after { content: ""; position: absolute; left: 19px; top: 40px; bottom: 2px; width: 2px; background: var(--line); }
  .deal-steps b { display: block; font-weight: 700; }
  .deal-steps span { display: block; color: var(--muted); font-size: 0.95rem; margin-top: 4px; }
  .photo-tile.wide { aspect-ratio: 21 / 8; }
  .photo-tile .pt-sub u { text-decoration-color: rgba(255,255,255,.5); }
  .btn-outline { border: 1px solid var(--ink); color: var(--ink); background: transparent; }
  @media (max-width: 860px) { .tracks { grid-template-columns: 1fr; gap: 24px; } .photo-tile.wide { aspect-ratio: 4 / 3; } }
  .photo-tiles { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
  .photo-tile { position: relative; display: block; aspect-ratio: 16 / 10; overflow: hidden; color: #fff; text-decoration: none; background: var(--navy); }
  .photo-tile img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transition: transform .6s ease; }
  .photo-tile::after { content: ""; position: absolute; inset: 0; background: linear-gradient(180deg, rgba(0,0,0,0) 25%, rgba(0,0,0,.55) 60%, rgba(0,0,0,.85) 100%); }
  .photo-tile:hover img { transform: scale(1.04); }
  .pt-body { position: absolute; left: 0; right: 0; bottom: 0; z-index: 1; padding: 28px 30px; display: flex; flex-direction: column; gap: 6px; }
  .pt-kind { font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: #fff; opacity: .85; }
  .pt-go { color: #fff; border-top: 2px solid #CE011F; padding-top: 10px; align-self: flex-start; }
  .pt-title { font: 400 2.1rem/1.1 var(--serif); }
  .pt-sub { color: #E4E4E4; font-size: 0.95rem; }
  .pt-go { margin-top: 10px; font-size: 0.75rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; }
  @media (max-width: 760px) { .photo-tiles { grid-template-columns: 1fr; } .pt-title { font-size: 1.7rem; } .pt-body { padding: 20px; } }
  .insight-card .read { margin-top: 14px; font-size: 0.72rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--red); }
  section.affil > .wrap { display: block !important; max-width: 1320px; }
  .affil .affil-row { gap: 24px 40px; }
  .affil .affil-label { max-width: none; }
  .affil-word { display: block; font: 600 0.82rem/1.3 var(--sans); letter-spacing: 0.06em; text-transform: uppercase; color: #8a8a8a; max-width: 220px; text-align: center; transition: color .25s; }
  .affil-row a { text-decoration: none; }
  .affil-row a:hover .affil-word, .affil-row a:focus .affil-word, .affil-row span:hover .affil-word { color: var(--red); }
  .feed-tabs { display: flex; gap: 0; border-bottom: 1px solid var(--line); margin-bottom: 14px; flex-wrap: wrap; }
  .feed-tabs button { font: inherit; font-size: 0.75rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; background: none; border: 0; border-bottom: 3px solid transparent; padding: 14px 20px; margin-bottom: -1px; color: var(--muted); cursor: pointer; }
  .feed-tabs button[aria-selected="true"] { color: var(--ink); border-bottom-color: var(--red); }
  .feed-tabs button:hover { color: var(--ink); }
  .feed-note { color: var(--muted); font-size: 0.92rem; margin: 0 0 18px; }
  .two-lists { display: grid; grid-template-columns: 1fr 1fr; gap: 40px; }
  .two-lists h2 { font-size: 1.7rem; margin-bottom: 10px; }
  .checklist { list-style: none; padding: 0; margin: 0; }
  .checklist li { position: relative; padding: 12px 0 12px 30px; border-top: 1px solid var(--line); }
  .checklist li::before { content: ""; position: absolute; left: 4px; top: 19px; width: 10px; height: 10px; border: 2px solid var(--red); }
  @media (max-width: 760px) { .two-lists { grid-template-columns: 1fr; gap: 0; } }
  nav li.has-sub { position: relative; }
  nav .sub { display: none; position: absolute; top: 100%; left: -18px; min-width: 230px; flex-direction: column; gap: 0; padding: 14px 0 10px; margin-top: 0; background: var(--white); border: 1px solid var(--line); box-shadow: 0 12px 28px rgba(0,0,0,.08); z-index: 20; }
  nav li.has-sub::after { content: ""; position: absolute; left: 0; right: 0; top: 100%; height: 14px; }
  nav li.has-sub:hover .sub, nav li.has-sub:focus-within .sub { display: flex; }
  nav .sub li { display: block; }
  nav .sub a { display: block; padding: 9px 18px; font-size: 0.72rem; border: 0 !important; }
  nav .sub a:hover { color: var(--red); background: var(--paper); }
  nav .sub li:last-child a { border-top: 1px solid var(--line) !important; margin-top: 6px; padding-top: 12px; }
  .agent-card .ac-photo { display: block; position: relative; overflow: hidden; }
  .agent-card .ac-view { position: absolute; left: 0; right: 0; bottom: 0; padding: 12px; background: rgba(20,20,20,.82); color: #fff; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; text-align: center; opacity: 0; transform: translateY(100%); transition: opacity .2s, transform .2s; }
  .agent-card .ac-photo:hover .ac-view, .agent-card .ac-photo:focus .ac-view { opacity: 1; transform: none; }
  .agent-card .ac-photo:hover img { transform: scale(1.03); }
  .agent-card h3 a { color: var(--ink); text-decoration: none; }
  .agent-card h3 a:hover { color: var(--red); }
  .agent-card .ac-contact { margin: 10px 0 0; padding: 0 22px; font-size: 0.9rem; line-height: 1.6; }
  .agent-card .ac-contact a { display: block; color: var(--muted); text-decoration: none; overflow-wrap: anywhere; }
  .agent-card .ac-contact a:hover { color: var(--red); }
  @media (hover: none) { .agent-card .ac-view { opacity: 1; transform: none; padding: 8px; font-size: 0.62rem; } }
  @media (max-width: 600px) { .agent-card .ac-contact { padding: 0 14px; font-size: 0.8rem; } }
  [hidden] { display: none !important; }
  .agent-search { display: grid; grid-template-columns: 2fr 1fr; gap: 16px; margin-bottom: 48px; padding: 24px; background: var(--paper); border: 1px solid var(--line); }
  .agent-search label span { display: block; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--muted); margin-bottom: 8px; }
  .agent-search input, .agent-search select, .lang-pick select { width: 100%; font: inherit; font-size: 1rem; padding: 12px 14px; border: 1px solid var(--line); background: var(--white); color: var(--ink); border-radius: 0; }
  .agent-search input:focus, .agent-search select:focus { outline: 2px solid var(--red); outline-offset: -1px; }
  .search-none { margin: -24px 0 40px; }
  .lang-note { color: var(--muted); margin: 0 0 16px; max-width: 80ch; }
  .lang-pick { display: flex; gap: 12px; max-width: 560px; }
  .lang-pick select { flex: 1; }
  @media (max-width: 600px) { .agent-search { grid-template-columns: 1fr; padding: 16px; } .lang-pick { flex-direction: column; } }
  .broker-strip { display: flex; gap: 28px; align-items: center; margin-top: 44px; padding-top: 32px; border-top: 1px solid var(--line); max-width: 860px; }
  .broker-strip .bs-photo { flex: none; width: 120px; height: 120px; overflow: hidden; display: block; }
  .broker-strip .bs-photo img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.35); object-position: center 30%; display: block; }
  .broker-strip h3 { font: 400 1.5rem/1.2 var(--serif); margin-top: 6px; }
  .broker-strip h3 a { color: var(--ink); text-decoration: none; }
  .broker-strip p { color: var(--muted); margin: 8px 0 0; font-size: 0.96rem; }
  @media (max-width: 600px) { .broker-strip { flex-direction: column; align-items: flex-start; gap: 16px; } }
  .more.three { grid-template-columns: repeat(3, 1fr); }
  @media (max-width: 1100px) { .more.three { grid-template-columns: 1fr 1fr; } }
  @media (max-width: 600px) { .more.three { grid-template-columns: 1fr; } }
  .listing-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; }
  .listing-grid.two { grid-template-columns: 1fr 1fr; margin-top: 12px; }
  .listing-card { display: block; border: 1px solid var(--line); background: var(--white); color: var(--ink); text-decoration: none; transition: border-color .15s; }
  .listing-card:hover { border-color: var(--red); }
  .lc-img { aspect-ratio: 3 / 2; overflow: hidden; background: var(--paper); }
  .lc-img img { width: 100%; height: 100%; object-fit: cover; display: block; }
  .lc-body { padding: 18px 20px 22px; }
  .lc-body .kind { font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--red); }
  .lc-body h3 { font: 400 1.35rem/1.2 var(--serif); margin-top: 8px; }
  .lc-addr, .lc-meta, .lc-facts { margin: 6px 0 0; font-size: 0.9rem; color: var(--muted); }
  .lc-facts { color: var(--ink); font-weight: 600; }
  .gallery-strip { display: grid; grid-template-columns: repeat(3, 1fr); gap: 8px; margin: 0 0 32px; }
  .gallery-strip img { width: 100%; aspect-ratio: 3 / 2; object-fit: cover; display: block; }
  .gallery-strip img:first-child { grid-column: 1 / -1; aspect-ratio: 16 / 7; }
  .spec { list-style: none; padding: 0; margin: 0; }
  .spec li { display: flex; justify-content: space-between; gap: 16px; padding: 10px 0; border-top: 1px solid var(--line); font-size: 0.95rem; }
  .spec li b { font-weight: 600; }
  @media (max-width: 960px) { .listing-grid { grid-template-columns: 1fr 1fr; } }
  @media (max-width: 600px) { .listing-grid, .listing-grid.two { grid-template-columns: 1fr; } .gallery-strip { grid-template-columns: 1fr 1fr; } }
  .affil { padding: 44px 0; border-top: 1px solid var(--line); background: var(--white); }
  .affil .wrap { display: block; }
  .affil-label { text-align: center; width: 100%; font-size: 0.72rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); margin: 0 0 22px; }
  .affil-row { display: flex; flex-wrap: wrap; justify-content: center; align-items: center; gap: 28px 56px; }
  .affil-row img { height: 44px; width: auto; max-width: 170px; object-fit: contain; filter: grayscale(1); opacity: 0.7; transition: filter .25s, opacity .25s; display: block; }
  .affil-row a:hover img, .affil-row a:focus img, .affil-row span:hover img { filter: none; opacity: 1; }
  @media (max-width: 600px) { .affil-row { gap: 20px 32px; } .affil-row img { height: 34px; } }
  .cards.four { grid-template-columns: repeat(4, 1fr); } @media (max-width: 1100px) { .cards.four { grid-template-columns: 1fr 1fr; } } @media (max-width: 600px) { .cards.four { grid-template-columns: 1fr; } }
  /* Client site additions */
  .site-head .brand { gap: 0; }
  .agent-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 20px; }
  .agent-card { display: block; border: 1px solid var(--line); padding: 22px 22px 24px; text-decoration: none; color: var(--ink); background: var(--white); transition: border-color .15s; }
  .agent-card:hover { border-color: var(--red); }
  .avatar { width: 72px; height: 72px; border-radius: 50%; background: var(--navy); color: var(--white); display: flex; align-items: center; justify-content: center; font: 400 1.5rem var(--serif); overflow: hidden; flex: none; }
  .avatar img { width: 100%; height: 100%; object-fit: cover; display: block; }
  .avatar.lg { width: 260px; height: 260px; font-size: 4.2rem; border-radius: 0; }
  .avatar.lg img { object-position: center 20%; }
  .agent-card { padding: 0 0 24px; overflow: hidden; }
  .agent-card .avatar { width: 100%; height: auto; aspect-ratio: 1 / 1; border-radius: 0; font-size: 3.4rem; }
  .agent-card .avatar img { object-position: center 20%; transition: transform .3s; }
  .agent-card:hover .avatar img { transform: scale(1.03); }
  .agent-card h3, .agent-card .role, .agent-card .tags { padding: 0 22px; }
  .agent-card h3 { font: 400 1.35rem/1.2 var(--serif); margin-top: 16px; }
  .agent-card .role { display: block; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.14em; text-transform: uppercase; color: var(--red); margin-top: 6px; }
  .agent-card .tags { font-size: 0.86rem; color: var(--muted); margin: 8px 0 0; }
  .agent-grid.leaders { grid-template-columns: repeat(4, 1fr); }
  .profile { display: grid; grid-template-columns: 260px 1fr; gap: 64px; align-items: start; }
  .profile-side .contact { list-style: none; padding: 0; margin: 24px 0 0; font-size: 0.95rem; }
  .profile-side .contact li { padding: 8px 0; border-top: 1px solid var(--line); }
  .profile-side .contact a { color: var(--ink); }
  .chips { margin: 6px 0 18px; }
  .chips a, .chips span { display: inline-block; border: 1px solid var(--line); padding: 4px 10px; font-size: 0.82rem; margin: 0 6px 8px 0; color: var(--ink); text-decoration: none; }
  .chips a:hover { border-color: var(--red); }
  .label { display: block; font-size: 0.7rem; font-weight: 700; letter-spacing: 0.16em; text-transform: uppercase; color: var(--muted); margin-top: 22px; }
  .embed { width: 100%; height: 1000px; border: 1px solid var(--line); display: block; }
  .map { width: 100%; height: 440px; border: 0; display: block; }
  .two-col { display: grid; grid-template-columns: 1.2fr 0.8fr; gap: 64px; align-items: start; }
  .lang-row { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; }
  .lang-row > div { border-top: 2px solid var(--red); padding-top: 18px; }
  .lang-row h3 { font: 400 1.6rem var(--serif); }
  .lang-row p { color: #BEBEBE; font-size: 0.95rem; margin-top: 8px; }
  .lang-row a { color: #fff; }
  .stats.dark-stats { background: var(--navy); border: 0; }
  .stats.dark-stats .stat span { color: #BEBEBE; }
  .stat-src { grid-column: 1 / -1; font-size: 0.8rem; color: var(--muted); margin: 0; }
  @media (max-width: 1100px) { .agent-grid, .agent-grid.leaders { grid-template-columns: repeat(3, 1fr); } .lang-row { grid-template-columns: 1fr 1fr; } }
  @media (max-width: 960px) { .profile, .two-col { grid-template-columns: 1fr; gap: 36px; } .avatar.lg { width: 160px; height: 160px; font-size: 3rem; } }
  @media (max-width: 600px) { .agent-grid, .agent-grid.leaders { grid-template-columns: 1fr 1fr; gap: 12px; } .agent-card { padding: 0 0 16px; } .agent-card h3 { font-size: 1.15rem; } .agent-card h3, .agent-card .role, .agent-card .tags { padding: 0 14px; } .agent-card .avatar { font-size: 2.4rem; } .lang-row { grid-template-columns: 1fr; } .embed { height: 760px; } }