/* LandlordSpeak: editorial look. Colours live ONLY in :root. Never bright white (Gerald's rule). */
:root {
  --bg: #EFEBE4;        /* warm paper */
  --paper: #F7F4EE;     /* lighter paper for panels */
  --navy: #1F2E45;
  --ink: #1C2533;
  --brick: #B5523B;
  --brick-dark: #93402C;
  --muted: #5C6574;
  --rule: #CFC7BA;
  --max: 1120px;
  --serif: "Fraunces", Georgia, "Times New Roman", serif;
  --sans: "Source Sans 3", "Segoe UI", system-ui, -apple-system, Helvetica, Arial, sans-serif;
}
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--bg); color: var(--ink); font: 18px/1.65 var(--sans); }
img { max-width: 100%; height: auto; }
a { color: var(--brick-dark); text-underline-offset: 3px; }
a:hover { color: var(--brick); }
.skip { position: absolute; left: -999px; }
.skip:focus { left: 16px; top: 8px; background: var(--paper); padding: 8px; z-index: 10; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 16px; }
.narrow { max-width: 740px; }
em { font-style: italic; }

/* type */
h1, h2, h3 { font-family: var(--serif); font-weight: 650; color: var(--navy); letter-spacing: -0.01em; }
h1 { font-size: clamp(32px, 5.4vw, 52px); line-height: 1.08; margin: 12px 0 16px; }
h1 em { color: var(--brick); font-style: italic; font-weight: 500; }
h2 { font-size: clamp(24px, 3vw, 30px); line-height: 1.2; margin: 44px 0 12px; }
h3 { font-size: 21px; line-height: 1.3; margin: 28px 0 8px; }
.kicker { font-size: 13px; font-weight: 700; letter-spacing: 0.12em; text-transform: uppercase; color: var(--brick-dark); margin: 0 0 6px; }
.lede { font-size: 20px; color: var(--muted); max-width: 640px; }
.note, .hint { font-size: 15px; color: var(--muted); }
.link-arrow { font-weight: 700; text-decoration: none; color: var(--navy); border-bottom: 2px solid var(--brick); padding-bottom: 1px; }
.link-arrow:hover { color: var(--brick-dark); }

/* masthead */
.top { border-bottom: 3px double var(--navy); background: var(--bg); }
.top-in { display: flex; align-items: center; gap: 10px 24px; padding-top: 14px; padding-bottom: 12px; flex-wrap: wrap; }
.brand img { display: block; width: 200px; }
.motto { font-family: var(--serif); font-style: italic; color: var(--muted); font-size: 15px; display: none; }
.top nav { display: flex; align-items: center; gap: 4px 20px; flex-wrap: wrap; margin-left: auto; }
.top nav a { color: var(--navy); text-decoration: none; font-weight: 600; font-size: 16px; }
.top nav a:hover { color: var(--brick); }
@media (min-width: 980px) { .motto { display: inline; border-left: 1px solid var(--rule); padding-left: 18px; } }

/* buttons */
.btn { display: inline-block; background: var(--brick); color: #F7F4EE !important; text-decoration: none; font-weight: 700;
  padding: 13px 22px; border-radius: 3px; border: 0; cursor: pointer; font: 700 17px var(--sans); }
.btn:hover { background: var(--brick-dark); }
.btn-sm { padding: 8px 14px; font-size: 15px; }
.cta-btns { display: flex; gap: 14px 22px; flex-wrap: wrap; align-items: center; }

/* home */
.hero { display: grid; gap: 32px; padding-top: 36px; padding-bottom: 40px; grid-template-columns: 1fr; }
.asks { border-top: 3px solid var(--navy); padding-top: 12px; }
.asks ol { list-style: none; padding: 0; margin: 0 0 14px; counter-reset: q; }
.asks li { counter-increment: q; border-bottom: 1px solid var(--rule); padding: 12px 0 12px 34px; position: relative; }
.asks li::before { content: counter(q); position: absolute; left: 0; top: 10px; font: 650 22px var(--serif); color: var(--brick); }
.asks a { color: var(--ink); text-decoration: none; font-family: var(--serif); font-size: 19px; line-height: 1.35; }
.asks a:hover { color: var(--brick-dark); }
@media (min-width: 900px) { .hero { grid-template-columns: 1.6fr 1fr; gap: 56px; padding-top: 56px; } }

.band { background: var(--navy); color: #DCE0E7; padding: 34px 0; }
.kinds { display: grid; gap: 28px; grid-template-columns: 1fr; }
.kinds > div { display: grid; grid-template-columns: 56px 1fr; gap: 0 16px; }
.kinds img { grid-row: span 2; background: var(--paper); border-radius: 4px; padding: 6px; }
.kinds h2 { color: #F7F4EE; font-size: 21px; margin: 0 0 4px; }
.kinds p { margin: 0; font-size: 16px; }
@media (min-width: 820px) { .kinds { grid-template-columns: repeat(3, 1fr); } }

.section-head { margin-top: 48px; }
.section-head h2 { margin-top: 0; }
.page-head { padding-top: 36px; }

/* numbered reading list */
.rows { list-style: none; padding: 0; margin: 8px 0 24px; border-top: 3px solid var(--navy); }
.rows li { border-bottom: 1px solid var(--rule); }
.rows a { display: grid; grid-template-columns: 44px 1fr; gap: 4px 16px; padding: 20px 0; text-decoration: none; color: var(--ink); }
.rows a:hover .row-title { color: var(--brick-dark); }
.num { font: 650 26px/1 var(--serif); color: var(--brick); padding-top: 4px; }
.row-text { display: flex; flex-direction: column; gap: 4px; }
.row-title { font: 650 22px/1.25 var(--serif); color: var(--navy); }
.row-desc { color: var(--muted); font-size: 16px; }
.row-meta { grid-column: 2; font-size: 14px; color: var(--muted); font-weight: 600; }
@media (min-width: 820px) { .rows a { grid-template-columns: 60px 1fr 120px; } .row-meta { grid-column: 3; text-align: right; padding-top: 6px; } }

.desk { margin-top: 40px; }
.desk > div { background: var(--paper); border-left: 6px solid var(--brick); padding: 6px 26px 18px; }
.desk h2 { margin-top: 0; }

/* article */
.art-head { max-width: 820px; padding-top: 32px; padding-bottom: 8px; border-bottom: 1px solid var(--rule); margin-bottom: 28px; }
.crumbs { font-size: 14px; color: var(--muted); margin: 0; font-weight: 600; text-transform: uppercase; letter-spacing: 0.08em; }
.crumbs a { color: var(--brick-dark); text-decoration: none; }
.dek { font-family: var(--serif); font-size: 22px; line-height: 1.4; color: var(--muted); margin: 0 0 14px; }
.byline { font-size: 15px; color: var(--muted); }
.byline span { margin: 0 6px; color: var(--rule); }
.art-grid { display: grid; grid-template-columns: 1fr; gap: 40px; }
.toc { display: none; }
@media (min-width: 1000px) {
  .art-grid { grid-template-columns: 230px minmax(0, 720px); }
  .toc { display: block; position: sticky; top: 20px; align-self: start; font-size: 15px; border-top: 3px solid var(--navy); padding-top: 10px; }
  .toc-h { font-weight: 700; font-size: 13px; text-transform: uppercase; letter-spacing: 0.1em; color: var(--brick-dark); margin: 0 0 6px; }
  .toc ol { padding-left: 18px; margin: 0; }
  .toc li { margin: 6px 0; color: var(--muted); }
  .toc a { color: var(--ink); text-decoration: none; }
  .toc a:hover { color: var(--brick-dark); }
}
.prose > :first-child { margin-top: 0; }
.prose p, .prose li { max-width: 68ch; }
.prose ul, .prose ol { padding-left: 22px; }
.prose li { margin: 6px 0; }
.prose li::marker { color: var(--brick); }
.prose h2 { scroll-margin-top: 16px; padding-top: 14px; border-top: 1px solid var(--rule); }
blockquote { margin: 22px 0; padding: 4px 0 4px 20px; border-left: 4px solid var(--brick); font: 500 21px/1.45 var(--serif); color: var(--navy); }
.table-wrap { overflow-x: auto; margin: 20px 0; }
table { border-collapse: collapse; width: 100%; font-size: 16px; }
th, td { text-align: left; padding: 11px 12px; border-bottom: 1px solid var(--rule); vertical-align: top; }
thead th { border-bottom: 3px solid var(--navy); color: var(--navy); font-weight: 700; }
tbody tr:nth-child(odd) td { background: var(--paper); }

/* faq + cta */
.faq h2 { border-top: 3px solid var(--navy); }
.faq details { border-bottom: 1px solid var(--rule); padding: 14px 0; }
.faq summary { font: 650 19px/1.35 var(--serif); color: var(--navy); cursor: pointer; list-style: none; position: relative; padding-right: 30px; }
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after { content: "+"; position: absolute; right: 4px; top: -2px; font: 400 26px var(--sans); color: var(--brick); }
.faq details[open] summary::after { content: "–"; }
.faq details p { margin: 10px 0 0; }
.cta { border-top: 3px solid var(--navy); border-bottom: 1px solid var(--rule); padding: 18px 0 24px; margin: 48px 0; }
.cta h2 { margin: 4px 0 8px; border: 0; padding: 0; }
.cta p { max-width: 62ch; }

/* forms */
.form fieldset { border: 0; border-top: 3px solid var(--navy); padding: 10px 0 6px; margin: 0 0 22px; }
.form legend { font: 650 21px var(--serif); color: var(--navy); padding: 0 10px 0 0; }
.form label { display: block; font-weight: 600; font-size: 16px; margin: 12px 0; }
.form input, .form select, .form textarea { display: block; width: 100%; margin-top: 5px; padding: 11px 12px; font: 17px var(--sans);
  border: 1px solid #ADA597; border-radius: 3px; background: var(--paper); color: var(--ink); }
.form input:focus, .form select:focus, .form textarea:focus { outline: 2px solid var(--brick); outline-offset: 1px; }
.form .check { display: flex; gap: 10px; align-items: flex-start; font-weight: 400; }
.form .check input { width: auto; margin-top: 6px; }
.row, .row3 { display: grid; gap: 0 14px; grid-template-columns: 1fr; }
@media (min-width: 600px) { .row { grid-template-columns: 1fr 1fr; } .row3 { grid-template-columns: 2fr 1fr 1fr; } }
.hp { position: absolute; left: -9999px; }
.result { border-left: 6px solid var(--brick); background: var(--paper); padding: 6px 20px; margin: 20px 0; font-size: 19px; }

/* footer */
.foot { background: var(--navy); color: #CDD3DD; margin-top: 64px; padding: 36px 0 28px; font-size: 16px; }
.foot a { color: #F7F4EE; }
.foot img { background: var(--paper); padding: 6px 10px; border-radius: 3px; }
.foot-cols { display: grid; gap: 18px; grid-template-columns: 1fr; }
@media (min-width: 720px) { .foot-cols { grid-template-columns: 2fr 1fr; } }
.legal { font-size: 14px; color: #A9B1BF; max-width: 90ch; }