/* ==========================================================================
   Mike Bells — property sourcing, North East England
   Design tokens, layout primitives, components.
   ========================================================================== */

:root {
  --ink: #131A17;
  --ink-soft: #3B463F;
  --green: #12352A;
  --green-2: #1B4A3B;
  --green-3: #0C241C;
  --cream: #F7F2E8;
  --cream-2: #EFE6D6;
  --cream-3: #E6DAC6;
  --brass: #B08347;
  --brass-soft: #C9A468;
  --line: rgba(19, 26, 23, 0.16);
  --line-strong: rgba(19, 26, 23, 0.32);
  --on-green: #F3EDE1;
  --on-green-soft: rgba(243, 237, 225, 0.72);
  --line-green: rgba(243, 237, 225, 0.22);
  --serif: "Cormorant Garamond", "Iowan Old Style", "Palatino Linotype", Georgia, serif;
  --sans: "Inter", -apple-system, BlinkMacSystemFont, "Segoe UI", Helvetica, Arial, sans-serif;
  --mono: "JetBrains Mono", ui-monospace, SFMono-Regular, Menlo, Consolas, monospace;
  --wrap: 1180px;
  --gutter: clamp(20px, 4vw, 56px);
  --radius: 2px;
}

*, *::before, *::after { box-sizing: border-box; }

html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.62;
  font-weight: 400;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}

img, svg { max-width: 100%; display: block; }
a { color: inherit; }
button { font: inherit; }

::selection { background: var(--green); color: var(--cream); }

.skip {
  position: absolute; left: -9999px; top: 0;
  background: var(--green); color: var(--cream);
  padding: 14px 20px; z-index: 200; font-family: var(--mono); font-size: 12px;
  letter-spacing: 0.12em; text-transform: uppercase;
}
.skip:focus { left: 0; }

.wrap { width: 100%; max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }

/* ---------- typography ---------- */

h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  letter-spacing: -0.015em;
  line-height: 0.98;
  margin: 0;
  text-wrap: balance;
}

h1 { font-size: clamp(46px, 7.4vw, 104px); }
h2 { font-size: clamp(34px, 4.6vw, 62px); }
h3 { font-size: clamp(24px, 2.4vw, 32px); line-height: 1.08; }
h4 { font-size: 21px; line-height: 1.2; font-family: var(--sans); font-weight: 600; letter-spacing: -0.01em; }

p { margin: 0 0 1.05em; }
p:last-child { margin-bottom: 0; }

.lede {
  font-size: clamp(18px, 1.55vw, 21px);
  line-height: 1.55;
  color: var(--ink-soft);
  max-width: 62ch;
}

.eyebrow {
  font-family: var(--mono);
  font-size: 11px;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--ink-soft);
  display: flex;
  align-items: center;
  gap: 12px;
  margin: 0 0 22px;
}
.eyebrow::after {
  content: "";
  flex: 1;
  height: 1px;
  background: var(--line);
}
.on-green .eyebrow { color: var(--on-green-soft); }
.on-green .eyebrow::after { background: var(--line-green); }
.section--green .eyebrow { color: var(--on-green-soft); }
.section--green .eyebrow::after { background: var(--line-green); }
.section--green .stat__l,
.section--green .figcap { color: var(--on-green-soft); }

.num { font-family: var(--mono); font-variant-numeric: tabular-nums; }

/* ---------- buttons ---------- */

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 10px;
  padding: 16px 26px;
  border: 1px solid var(--green);
  background: var(--green);
  color: var(--cream);
  font-family: var(--mono);
  font-size: 11.5px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  cursor: pointer;
  border-radius: var(--radius);
  transition: background .18s ease, color .18s ease, border-color .18s ease, transform .18s ease;
}
.btn:hover { background: var(--green-3); border-color: var(--green-3); transform: translateY(-1px); }
.btn:active { transform: translateY(0); }

.btn--ghost { background: transparent; color: var(--green); }
.btn--ghost:hover { background: var(--green); color: var(--cream); }

.btn--light { background: var(--cream); border-color: var(--cream); color: var(--green); }
.btn--light:hover { background: #fff; border-color: #fff; color: var(--green-3); }

.btn--outline-light { background: transparent; border-color: var(--line-green); color: var(--on-green); }
.btn--outline-light:hover { background: var(--on-green); border-color: var(--on-green); color: var(--green); }

.btn--sm { padding: 12px 18px; font-size: 10.5px; }

.btn-row { display: flex; flex-wrap: wrap; gap: 12px; align-items: center; }

.link-arrow {
  font-family: var(--mono);
  font-size: 11.5px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  border-bottom: 1px solid var(--line-strong);
  padding-bottom: 4px;
  transition: border-color .18s ease, color .18s ease;
}
.link-arrow:hover { border-color: var(--green); color: var(--green-2); }

/* ---------- masthead ---------- */

.topbar {
  background: var(--green-3);
  color: var(--on-green-soft);
  font-family: var(--mono);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}
.topbar .wrap {
  display: flex;
  justify-content: space-between;
  gap: 16px;
  padding-top: 11px;
  padding-bottom: 11px;
}
.topbar a { text-decoration: none; }
.topbar a:hover { color: var(--cream); }

.masthead {
  position: sticky;
  top: 0;
  z-index: 90;
  background: rgba(247, 242, 232, 0.94);
  backdrop-filter: blur(10px);
  border-bottom: 1px solid var(--line);
}
.masthead .wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  height: 76px;
}
.brand {
  font-family: var(--serif);
  font-size: 26px;
  letter-spacing: -0.01em;
  text-decoration: none;
  line-height: 1;
  display: flex;
  align-items: baseline;
  gap: 9px;
}
.brand span { font-family: var(--mono); font-size: 9.5px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--ink-soft); }

.nav { display: flex; align-items: center; gap: 26px; }
.nav a {
  font-family: var(--mono);
  font-size: 10.5px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  text-decoration: none;
  color: var(--ink-soft);
  padding: 4px 0;
  border-bottom: 1px solid transparent;
  transition: color .16s ease, border-color .16s ease;
}
.nav a:hover, .nav a[aria-current="page"] { color: var(--ink); border-bottom-color: var(--brass); }

.masthead .btn { padding: 12px 18px; font-size: 10px; }

.burger {
  display: none;
  width: 44px; height: 44px;
  border: 1px solid var(--line-strong);
  background: transparent;
  border-radius: var(--radius);
  cursor: pointer;
  position: relative;
}
.burger span {
  position: absolute; left: 12px; right: 12px; height: 1px; background: var(--ink);
  transition: transform .2s ease, opacity .2s ease;
}
.burger span:nth-child(1) { top: 17px; }
.burger span:nth-child(2) { top: 22px; }
.burger span:nth-child(3) { top: 27px; }
.burger[aria-expanded="true"] span:nth-child(1) { transform: translateY(5px) rotate(45deg); }
.burger[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.burger[aria-expanded="true"] span:nth-child(3) { transform: translateY(-5px) rotate(-45deg); }

/* ---------- ticker ---------- */

.ticker {
  background: var(--green);
  color: var(--on-green-soft);
  overflow: hidden;
  border-top: 1px solid var(--green-3);
}
.ticker__track {
  display: flex;
  gap: 48px;
  white-space: nowrap;
  padding: 10px 0;
  font-family: var(--mono);
  font-size: 10.5px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  animation: slide 42s linear infinite;
  will-change: transform;
}
.ticker__track span { display: inline-flex; align-items: center; gap: 48px; }
.ticker__track span::after { content: "·"; color: var(--brass-soft); }
@keyframes slide { from { transform: translateX(0); } to { transform: translateX(-50%); } }
@media (prefers-reduced-motion: reduce) { .ticker__track { animation: none; } }

/* ---------- hero ---------- */

.hero { padding: clamp(56px, 8vw, 108px) 0 clamp(40px, 6vw, 76px); position: relative; }
.hero__grid {
  display: grid;
  grid-template-columns: minmax(0, 1.55fr) minmax(0, 1fr);
  gap: clamp(32px, 5vw, 72px);
  align-items: end;
}
.hero h1 { margin-bottom: 26px; }
.hero h1 em { font-style: italic; color: var(--green-2); }
.hero .lede { margin-bottom: 32px; }

.hero__aside { border-left: 1px solid var(--line); padding-left: clamp(20px, 2.5vw, 34px); }
.hero__aside p { font-size: 14.5px; color: var(--ink-soft); max-width: 34ch; }

.stat-grid { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); margin-top: clamp(40px, 6vw, 64px); }
.stat { padding: 24px 20px 0 0; }
.stat + .stat { border-left: 1px solid var(--line); padding-left: 20px; }
.stat__k { font-family: var(--serif); font-size: clamp(34px, 4vw, 52px); line-height: 1; display: block; margin-bottom: 8px; }
.stat__l { font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-soft); }

/* ---------- sections ---------- */

.section { padding: clamp(56px, 7vw, 96px) 0; border-top: 1px solid var(--line); }
.section--tight { padding: clamp(40px, 5vw, 64px) 0; }
.section--green { background: var(--green); color: var(--on-green); border-top: none; }
.section--green a { color: var(--on-green); }
.section--cream2 { background: var(--cream-2); }

.section__head { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: clamp(24px, 5vw, 72px); margin-bottom: clamp(36px, 5vw, 60px); align-items: start; }
.section__head .lede { color: var(--ink-soft); }
.on-green .lede, .section--green .lede { color: var(--on-green-soft); }

/* ---------- cards ---------- */

.grid-2 { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.grid-3 { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }
.grid-4 { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: 1px; background: var(--line); border: 1px solid var(--line); }

.card { background: var(--cream); padding: clamp(22px, 2.6vw, 34px); }
.card h3 { margin-bottom: 12px; }
.card p { font-size: 15px; color: var(--ink-soft); }
.card__tag { font-family: var(--mono); font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brass); display: block; margin-bottom: 16px; }
.section--green .grid-2, .section--green .grid-3, .section--green .grid-4 { background: var(--line-green); border-color: var(--line-green); }
.section--green .card { background: var(--green); }
.section--green .card p { color: var(--on-green-soft); }
.section--green .card__tag { color: var(--brass-soft); }

/* ---------- numbers / process ---------- */

.steps { display: grid; gap: 0; border-top: 1px solid var(--line); }
.step { display: grid; grid-template-columns: 78px minmax(0, 1fr) minmax(0, 1.1fr); gap: clamp(16px, 3vw, 40px); padding: 26px 0; border-bottom: 1px solid var(--line); align-items: start; }
.step__n { font-family: var(--mono); font-size: 11px; letter-spacing: 0.16em; color: var(--brass); padding-top: 6px; }
.step h3 { font-family: var(--sans); font-size: 19px; font-weight: 600; letter-spacing: -0.01em; }
.step p { font-size: 15px; color: var(--ink-soft); margin: 0; }
.section--green .step { border-color: var(--line-green); }
.section--green .step p { color: var(--on-green-soft); }
.section--green .steps { border-color: var(--line-green); }

/* ---------- calculator ---------- */

.calc { border: 1px solid var(--line-strong); background: var(--cream); padding: clamp(22px, 3vw, 36px); }
.calc h3 { margin-bottom: 22px; }
.calc label { display: block; font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; color: var(--ink-soft); margin-bottom: 8px; }
.calc .field { margin-bottom: 22px; }
.calc input[type="range"] { width: 100%; accent-color: var(--green); }
.calc .readout { display: flex; justify-content: space-between; align-items: baseline; margin-top: 6px; }
.calc .readout strong { font-family: var(--serif); font-size: 26px; font-weight: 500; }
.calc__result { border-top: 1px solid var(--line); padding-top: 20px; margin-top: 6px; display: flex; align-items: baseline; justify-content: space-between; gap: 16px; }
.calc__result b { font-family: var(--serif); font-size: clamp(38px, 5vw, 54px); font-weight: 500; line-height: 1; }
.calc__note { font-size: 12.5px; color: var(--ink-soft); margin-top: 14px; }

/* ---------- forms ---------- */

.form { display: grid; gap: 18px; }
.form__row { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 18px; }
.fieldset { border: 0; padding: 0; margin: 0; }
.fieldset legend, .label {
  font-family: var(--mono);
  font-size: 10px;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  color: var(--ink-soft);
  margin-bottom: 8px;
  display: block;
  padding: 0;
}
.input, .select, .textarea {
  width: 100%;
  padding: 13px 14px;
  border: 1px solid var(--line-strong);
  background: transparent;
  color: var(--ink);
  font-family: var(--sans);
  font-size: 16px;
  border-radius: var(--radius);
  transition: border-color .16s ease, background .16s ease;
}
.input:focus, .select:focus, .textarea:focus { outline: 2px solid var(--green); outline-offset: 1px; border-color: var(--green); }
.textarea { min-height: 120px; resize: vertical; }
.select { appearance: none; background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%); background-position: calc(100% - 18px) 22px, calc(100% - 13px) 22px; background-size: 5px 5px, 5px 5px; background-repeat: no-repeat; }

.choice { display: flex; gap: 10px; flex-wrap: wrap; }
.choice label {
  display: inline-flex; align-items: center; gap: 8px;
  border: 1px solid var(--line-strong); padding: 10px 14px; cursor: pointer;
  font-size: 14px; border-radius: var(--radius);
}
.choice input { accent-color: var(--green); }
.choice label:has(input:checked) { border-color: var(--green); background: rgba(18, 53, 42, 0.06); }

.form__note { font-size: 12.5px; color: var(--ink-soft); }
.form__status { font-family: var(--mono); font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; padding: 14px 16px; border: 1px solid var(--green); background: rgba(18, 53, 42, 0.06); }
.form__status[hidden] { display: none; }
.form__status--error { border-color: #8A2B2B; background: rgba(138, 43, 43, 0.07); color: #6E1F1F; }
.hp { position: absolute; left: -9999px; }

/* ---------- prose (legal) ---------- */

.prose { max-width: 72ch; }
.prose h2 { font-size: clamp(26px, 3vw, 36px); margin: 44px 0 14px; }
.prose h3 { font-size: 21px; font-family: var(--sans); font-weight: 600; margin: 30px 0 10px; }
.prose p, .prose li { font-size: 16px; color: var(--ink-soft); }
.prose ul { padding-left: 20px; margin: 0 0 1.1em; }
.prose li { margin-bottom: 8px; }
.prose a { color: var(--green-2); text-underline-offset: 3px; }

/* ---------- table ---------- */

.table-wrap { overflow-x: auto; border: 1px solid var(--line); }
table { width: 100%; border-collapse: collapse; font-size: 14.5px; }
th, td { text-align: left; padding: 12px 14px; border-bottom: 1px solid var(--line); }
th { font-family: var(--mono); font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); font-weight: 500; background: var(--cream-2); }
tr:last-child td { border-bottom: 0; }
td.num, th.num { text-align: right; font-variant-numeric: tabular-nums; }

/* ---------- footer ---------- */

.footer { background: var(--green-3); color: var(--on-green-soft); padding: clamp(48px, 6vw, 76px) 0 30px; }
.footer__grid { display: grid; grid-template-columns: minmax(0, 1.6fr) repeat(3, minmax(0, 1fr)); gap: clamp(24px, 4vw, 56px); }
.footer .brand { color: var(--on-green); font-size: 30px; margin-bottom: 16px; display: block; }
.footer p { font-size: 14.5px; max-width: 38ch; }
.footer h4 { font-family: var(--mono); font-size: 10px; letter-spacing: 0.18em; text-transform: uppercase; color: var(--brass-soft); margin-bottom: 16px; font-weight: 500; }
.footer ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 9px; }
.footer a { color: var(--on-green-soft); text-decoration: none; font-size: 14.5px; }
.footer a:hover { color: var(--cream); text-decoration: underline; text-underline-offset: 3px; }
.footer__base {
  margin-top: clamp(36px, 5vw, 56px);
  padding-top: 22px;
  border-top: 1px solid var(--line-green);
  display: flex; flex-wrap: wrap; gap: 12px 28px; justify-content: space-between;
  font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase;
}
.socials { display: flex; flex-wrap: wrap; gap: 10px 20px; margin-top: 22px; max-width: 330px; }
.socials a { font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; }

/* ---------- CTA band ---------- */

.band { background: var(--cream-2); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: clamp(44px, 6vw, 72px) 0; }
.band__inner { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 26px; }
.band h2 { max-width: 20ch; }

/* ---------- misc ---------- */

.pill { display: inline-flex; align-items: center; gap: 8px; font-family: var(--mono); font-size: 10px; letter-spacing: 0.16em; text-transform: uppercase; border: 1px solid var(--line-strong); padding: 7px 12px; border-radius: 999px; }
.pill--brass { border-color: var(--brass); color: var(--brass); }
.rule { height: 1px; background: var(--line); border: 0; margin: 0; }
.muted { color: var(--ink-soft); }
.small { font-size: 13.5px; }
.center { text-align: center; }
.figcap { font-family: var(--mono); font-size: 10px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--ink-soft); margin-top: 10px; }

/* Reveal is opt-in: without JS the content is simply visible. */
.reveal { opacity: 1; transform: none; }
html.js .reveal { opacity: 0; transform: translateY(14px); transition: opacity .6s ease, transform .6s ease; }
html.js .reveal.is-in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { html.js .reveal { opacity: 1; transform: none; transition: none; } }

/* ---------- responsive ---------- */

@media (max-width: 980px) {
  .hero__grid, .section__head, .footer__grid { grid-template-columns: minmax(0, 1fr); }
  .footer__grid { gap: 34px; }
  .hero__aside { border-left: 0; border-top: 1px solid var(--line); padding-left: 0; padding-top: 24px; }
  .grid-3, .grid-4 { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .step { grid-template-columns: 52px minmax(0, 1fr); }
  .step p { grid-column: 2; }
}

@media (max-width: 760px) {
  body { font-size: 16px; }
  .nav { display: none; }
  .burger { display: block; }
  .masthead .btn { display: none; }
  .masthead .wrap { height: 64px; }
  .nav.is-open {
    display: grid;
    position: absolute;
    top: 64px; left: 0; right: 0;
    background: var(--cream);
    border-bottom: 1px solid var(--line);
    padding: 18px var(--gutter) 26px;
    gap: 14px;
  }
  .nav.is-open a { font-size: 12px; padding: 8px 0; border-bottom: 1px solid var(--line); }
  .stat-grid { grid-template-columns: 1fr; }
  .stat + .stat { border-left: 0; border-top: 1px solid var(--line); padding-left: 0; }
  .grid-2, .grid-3, .grid-4 { grid-template-columns: minmax(0, 1fr); }
  .form__row { grid-template-columns: minmax(0, 1fr); }
  .band__inner { flex-direction: column; align-items: flex-start; }
  .topbar .wrap { flex-direction: column; gap: 4px; }
}

/* ---------------- FAQ ---------------- */
.faq { border-top: 1px solid var(--line); max-width: 82ch; }
.faq__item { border-bottom: 1px solid var(--line); }
.faq__item summary {
  cursor: pointer;
  list-style: none;
  padding: 22px 44px 22px 0;
  position: relative;
  font-family: var(--serif);
  font-size: clamp(20px, 2.2vw, 26px);
  line-height: 1.25;
  color: var(--ink);
}
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary::after {
  content: "+";
  position: absolute;
  right: 4px;
  top: 50%;
  transform: translateY(-50%);
  font-family: var(--mono);
  font-size: 20px;
  color: var(--brass);
  transition: transform .2s ease;
}
.faq__item[open] summary::after { content: "\2212"; }
.faq__a { padding: 0 44px 24px 0; }
.faq__a p { margin: 0; color: var(--ink-soft); max-width: 72ch; }

/* newsletter capture used inside the blog */
.capture {
  border-top: 1px solid var(--line);
  margin-top: 8px;
  padding-top: 28px;
  display: grid;
  grid-template-columns: minmax(0,1fr) auto;
  gap: 20px;
  align-items: center;
}
.capture p { margin: 0; max-width: 52ch; }
@media (max-width: 760px) { .capture { grid-template-columns: minmax(0,1fr); } }