:root {
  --ink: #1b2a41;
  --ink-2: #3c4a60;
  --muted: #6b7486;
  --paper: #f6f4ef;
  --card: #ffffff;
  --line: #e3ded3;
  --brass: #a9782f;
  --brass-dark: #8a5f1f;
  --ok: #2f6b4f;
  --ok-bg: #e7f2ec;
  --warn: #8a5a12;
  --warn-bg: #fbf1de;
  --err: #a33a2c;
  --err-bg: #fbeae7;
  --radius: 10px;
  --serif: 'Source Serif 4', Georgia, serif;
  --sans: 'Inter', system-ui, -apple-system, 'Segoe UI', sans-serif;
}
* { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; }
body { margin: 0; background: var(--paper); color: var(--ink); font: 16px/1.55 var(--sans); }
h1, h2, h3 { font-family: var(--serif); font-weight: 600; line-height: 1.2; margin: 0 0 .5em; letter-spacing: -.01em; }
h1 { font-size: clamp(2rem, 5vw, 3rem); }
h2 { font-size: clamp(1.4rem, 3vw, 1.8rem); }
h3 { font-size: 1.15rem; }
p { margin: 0 0 1em; }
a { color: var(--brass-dark); }
.wrap { max-width: 1040px; margin: 0 auto; padding: 0 16px; }
.narrow { max-width: 760px; }

/* Header / footer */
.site-header { background: var(--ink); color: #fff; }
.site-header .wrap { display: flex; align-items: center; justify-content: space-between; gap: 16px; min-height: 68px; }
.brand { display: flex; align-items: center; gap: 10px; color: #fff; text-decoration: none; font-family: var(--serif); font-size: 1.2rem; font-weight: 600; }
.brand-mark { width: 30px; height: 34px; flex: none; }
.site-header nav { display: flex; gap: 20px; align-items: center; }
.site-header nav a { color: #dfe4ec; text-decoration: none; font-size: .95rem; }
.site-header nav a:hover { color: #fff; }
.site-footer { border-top: 1px solid var(--line); margin-top: 64px; padding: 28px 0 40px; color: var(--muted); font-size: .9rem; }
.site-footer .wrap { display: flex; flex-wrap: wrap; gap: 8px 24px; justify-content: space-between; }
.eho { display: inline-flex; align-items: center; gap: 8px; }

/* Buttons */
.btn { display: inline-flex; align-items: center; justify-content: center; gap: 8px; border: 1px solid transparent; border-radius: 8px; padding: 12px 22px; font: 600 1rem var(--sans); cursor: pointer; text-decoration: none; transition: background .15s, border-color .15s; }
.btn-primary { background: var(--brass); color: #fff; }
.btn-primary:hover { background: var(--brass-dark); }
.btn-ghost { background: transparent; border-color: var(--line); color: var(--ink); }
.btn-ghost:hover { border-color: var(--ink-2); }
.btn-small { padding: 7px 12px; font-size: .88rem; }
.btn[disabled] { opacity: .6; cursor: wait; }
.site-header .btn-primary { padding: 9px 16px; font-size: .92rem; }

/* Home */
.hero { background: var(--ink); color: #fff; padding: 56px 0 72px; }
.hero p { color: #cfd6e0; font-size: 1.15rem; max-width: 560px; }
.hero .btn { margin-top: 8px; }
.eyebrow { text-transform: uppercase; letter-spacing: .12em; font-size: .78rem; font-weight: 600; color: var(--brass); margin-bottom: 12px; }
.section { padding: 56px 0 0; }
.steps { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px, 1fr)); gap: 16px; margin-top: 24px; }
.step-card { background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); padding: 22px; }
.step-num { font-family: var(--serif); font-size: 1.6rem; color: var(--brass); }
.checklist { columns: 2 260px; padding-left: 1.1em; }
.checklist li { margin-bottom: 6px; break-inside: avoid; }
.faq details { background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); padding: 14px 18px; margin-bottom: 10px; }
.faq summary { cursor: pointer; font-weight: 600; }
.faq details p { margin: 10px 0 0; color: var(--ink-2); }

/* Cards & alerts */
.card { background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); padding: 28px; }
.notice { border-radius: 8px; padding: 12px 16px; font-size: .95rem; margin: 0 0 16px; }
.notice-info { background: #eef2f7; color: var(--ink-2); }
.notice-ok { background: var(--ok-bg); color: var(--ok); }
.notice-warn { background: var(--warn-bg); color: var(--warn); }
.notice-err { background: var(--err-bg); color: var(--err); }
.lock { display: flex; align-items: center; gap: 6px; font-size: .85rem; color: var(--ok); }

/* Application form */
.apply-head { padding: 36px 0 8px; }
.stepper { display: flex; gap: 6px; list-style: none; padding: 0; margin: 20px 0 24px; counter-reset: s; }
.stepper li { flex: 1; font-size: .78rem; color: var(--muted); }
.stepper li::before { content: ''; display: block; height: 4px; border-radius: 2px; background: var(--line); margin-bottom: 6px; }
.stepper li.done::before, .stepper li.active::before { background: var(--brass); }
.stepper li.active { color: var(--ink); font-weight: 600; }
@media (max-width: 640px) { .stepper li span { display: none; } .stepper li.active span { display: inline; } }

form [data-step] { display: none; }
form [data-step].active { display: block; }
fieldset { border: 0; padding: 0; margin: 0 0 24px; min-width: 0; }
legend { font-family: var(--serif); font-weight: 600; font-size: 1.15rem; padding: 0; margin-bottom: 12px; }
.grid { display: grid; gap: 14px 16px; grid-template-columns: repeat(12, 1fr); }
.grid > * { grid-column: span 12; }
@media (min-width: 640px) {
  .c3 { grid-column: span 3; } .c4 { grid-column: span 4; } .c5 { grid-column: span 5; }
  .c6 { grid-column: span 6; } .c8 { grid-column: span 8; } .c2 { grid-column: span 2; }
}
.field label { display: block; font-size: .88rem; font-weight: 600; color: var(--ink-2); margin-bottom: 5px; }
.field .req { color: var(--err); }
.field .hint { font-size: .8rem; color: var(--muted); margin-top: 4px; }
input, select, textarea { width: 100%; font: 1rem var(--sans); color: var(--ink); background: #fff; border: 1px solid #cfc8b9; border-radius: 7px; padding: 10px 12px; }
input:focus, select:focus, textarea:focus { outline: 2px solid var(--brass); outline-offset: 1px; border-color: var(--brass); }
.was-validated input:invalid, .was-validated select:invalid, .was-validated textarea:invalid { border-color: var(--err); background: var(--err-bg); }
textarea { min-height: 80px; resize: vertical; }
.radio-row { display: flex; flex-wrap: wrap; gap: 8px 20px; }
.radio-row label, .check label { display: flex; align-items: flex-start; gap: 8px; font-weight: 400; color: var(--ink); font-size: .95rem; }
.radio-row input, .check input { width: auto; margin-top: 4px; accent-color: var(--brass); }
.check { margin-bottom: 12px; }
.secure-box { border: 1px solid #c9dccf; background: #f6fbf8; border-radius: var(--radius); padding: 18px; }
.secure-box legend { display: flex; align-items: center; gap: 8px; }
.pw-wrap { position: relative; }
.pw-wrap button { position: absolute; right: 6px; top: 50%; transform: translateY(-50%); border: 0; background: none; color: var(--brass-dark); font: 600 .8rem var(--sans); cursor: pointer; padding: 6px; }
.repeat-item { border: 1px dashed var(--line); border-radius: 8px; padding: 14px; margin-bottom: 12px; position: relative; }
.repeat-item .remove { position: absolute; top: 8px; right: 8px; }
.form-nav { display: flex; justify-content: space-between; gap: 12px; margin-top: 8px; padding-top: 20px; border-top: 1px solid var(--line); }
.form-nav .spacer { flex: 1; }
.review { font-size: .92rem; }
.review h4 { font-family: var(--sans); font-size: .78rem; text-transform: uppercase; letter-spacing: .08em; color: var(--muted); margin: 18px 0 6px; }
.review dl { display: grid; grid-template-columns: minmax(120px, 38%) 1fr; gap: 4px 12px; margin: 0; }
.review dt { color: var(--muted); }
.review dd { margin: 0; overflow-wrap: anywhere; }
.legal { font-size: .88rem; color: var(--ink-2); background: var(--paper); border: 1px solid var(--line); border-radius: 8px; padding: 14px 16px; max-height: 240px; overflow: auto; margin-bottom: 16px; }
.legal p:last-child { margin: 0; }
.signature { font-family: 'Caveat', cursive; font-size: 1.6rem; }
.fee-line { display: flex; justify-content: space-between; align-items: baseline; font-size: 1.05rem; padding: 14px 0; border-top: 1px solid var(--line); margin-top: 8px; }
.fee-line strong { font-family: var(--serif); font-size: 1.5rem; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; overflow: hidden; }

/* Admin */
.admin-bar { display: flex; flex-wrap: wrap; gap: 10px; align-items: center; justify-content: space-between; margin: 28px 0 16px; }
.table-wrap { overflow-x: auto; background: var(--card); border: 1px solid var(--line); border-radius: var(--radius); }
table { width: 100%; border-collapse: collapse; font-size: .92rem; }
th, td { text-align: left; padding: 11px 14px; border-bottom: 1px solid var(--line); white-space: nowrap; }
th { font-size: .75rem; text-transform: uppercase; letter-spacing: .06em; color: var(--muted); background: #faf8f4; }
tbody tr { cursor: pointer; }
tbody tr:hover { background: #fbf8f1; }
.pill { display: inline-block; padding: 2px 10px; border-radius: 99px; font-size: .78rem; font-weight: 600; background: #eef0f3; color: var(--ink-2); }
.pill.paid, .pill.approved { background: var(--ok-bg); color: var(--ok); }
.pill.unpaid, .pill.awaiting_payment { background: var(--warn-bg); color: var(--warn); }
.pill.denied { background: var(--err-bg); color: var(--err); }
.pill.ready { background: #e6eefb; color: #24508f; }
.pill.in_cromwell { background: #efe8f8; color: #5b3a8c; }
.detail-grid { display: grid; gap: 16px; grid-template-columns: 1fr; }
@media (min-width: 900px) { .detail-grid { grid-template-columns: 1.1fr 1fr; } }
.cromwell { border: 2px solid var(--ink); }
.cromwell h3 { display: flex; justify-content: space-between; align-items: center; gap: 8px; }
.cw-row { display: grid; grid-template-columns: 150px 1fr auto; gap: 8px; align-items: center; padding: 6px 0; border-bottom: 1px solid #f0ece4; font-size: .92rem; }
.cw-row .k { color: var(--muted); font-size: .82rem; }
.cw-row .k.red { color: var(--err); font-weight: 600; }
.cw-row .v { font-family: ui-monospace, SFMono-Regular, Menlo, monospace; overflow-wrap: anywhere; }
.cw-row .v.locked { color: var(--muted); font-family: var(--sans); font-style: italic; }
.copy { border: 1px solid var(--line); background: #fff; border-radius: 6px; padding: 3px 9px; font: 600 .75rem var(--sans); cursor: pointer; color: var(--ink-2); }
.copy.done { background: var(--ok-bg); color: var(--ok); border-color: transparent; }
@media (max-width: 520px) { .cw-row { grid-template-columns: 1fr auto; } .cw-row .k { grid-column: 1 / -1; } }
.muted { color: var(--muted); }
.hidden { display: none !important; }
@media print {
  .site-header, .admin-bar, .copy, #saveNotes, #notes { display: none !important; }
  body { background: #fff; }
  .card { border: 1px solid #ccc; break-inside: avoid; }
  .detail-grid { grid-template-columns: 1fr; }
}

/* Prefilled home, totals, review cards */
.home-card { display: flex; justify-content: space-between; align-items: center; gap: 12px; background: var(--paper); border: 1px solid var(--line); border-left: 4px solid var(--brass); border-radius: 8px; padding: 14px 16px; margin-bottom: 16px; }
.home-addr { font-family: var(--serif); font-size: 1.2rem; font-weight: 600; }
.income-total { display: flex; justify-content: space-between; align-items: baseline; gap: 12px; flex-wrap: wrap; background: var(--ink); color: #fff; border-radius: 10px; padding: 16px 20px; }
.income-total .label { color: #cfd6e0; font-size: .9rem; }
.income-total strong { font-family: var(--serif); font-size: 1.6rem; }
.income-total .sub { width: 100%; color: #cfd6e0; font-size: .85rem; }
.rv-card { border: 1px solid var(--line); border-radius: 10px; padding: 14px 16px 12px; margin-bottom: 12px; background: #fff; }
.rv-card header { display: flex; justify-content: space-between; align-items: center; margin-bottom: 8px; }
.rv-card header h4 { margin: 0; }
.rv-card .rv-edit { border: 0; background: none; color: var(--brass-dark); font: 600 .85rem var(--sans); cursor: pointer; padding: 4px 0; }
.rv-card .rv-edit:hover { text-decoration: underline; }
.rv-sub { font-weight: 600; margin: 10px 0 4px; font-size: .85rem; color: var(--ink-2); }
.rv-total { display: flex; justify-content: space-between; border-top: 1px solid var(--line); margin-top: 8px; padding-top: 8px; font-weight: 600; }
.hint[data-annual]:empty { display: none; }
.hh-group td { background: #fbf8f1; font-size: .82rem; color: var(--ink-2); cursor: default; }
.hh-group td strong { color: var(--ink); }
.ratio-ok { color: var(--ok); font-weight: 600; }
.ratio-low { color: var(--err); font-weight: 600; }
.prop-row input { padding: 7px 9px; font-size: .9rem; }
.link-cell { font-family: ui-monospace, Menlo, monospace; font-size: .8rem; color: var(--ink-2); }
.tabs { display: flex; gap: 4px; border-bottom: 1px solid var(--line); margin-top: 24px; }
.tabs button { border: 0; background: none; padding: 10px 14px; font: 600 .95rem var(--sans); color: var(--muted); cursor: pointer; border-bottom: 2px solid transparent; margin-bottom: -1px; }
.tabs button.active { color: var(--ink); border-bottom-color: var(--brass); }
#propRows td:first-child input, #newAddr { min-width: 280px; }
.month-pick { display: flex; gap: 8px; } .month-pick select { flex: 1; min-width: 0; }
.home-city { color: var(--ink-2); margin-top: 2px; }
#propRows td:first-child input, #newAddr { min-width: 200px; }
.table-wrap .prop-row td { padding-left: 8px; padding-right: 8px; }