/* Permit Masters .homes: olive drafting-table header, warm paper body */
:root{
  /* Brand colours taken from the Permit Masters logo */
  --olive:#1E5E37; --olive-deep:#143F26; --amber:#9C791E; --amber-ink:#8A6A16; --amber-light:#D6B65C;
  --ink:#24261C; --ink-soft:#56584A; --paper:#F7F5EF; --paper-2:#EFEBE0; --line:#DCD5C4;
  --card:#FFFFFF; --on-olive:#F7F5EF; --on-olive-soft:#C6D2C8; --link:#1E5E37;
  --display:"Playfair Display",Georgia,"Times New Roman",serif;
  --body:"Source Sans 3","Segoe UI",system-ui,sans-serif;
  --mono:"JetBrains Mono",ui-monospace,Menlo,Consolas,monospace;
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  color-scheme:light;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{background:var(--paper);color:var(--ink);font-family:var(--body);font-size:1.0625rem;line-height:1.6;margin:0}
img{max-width:100%;height:auto}
h1,h2,h3{font-family:var(--display);line-height:1.15;text-wrap:balance;margin:0}
p{margin:0}
a{color:var(--link)}
:focus-visible{outline:2px solid var(--amber);outline-offset:3px}
.wrap{max-width:1120px;margin:0 auto;padding-inline:20px}
.narrow{max-width:760px}
.eyebrow{font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--amber-ink)}
.btn{display:inline-flex;align-items:center;gap:.5rem;font:600 1rem var(--body);padding:.8rem 1.3rem;border-radius:6px;border:2px solid transparent;cursor:pointer;text-decoration:none}
.btn-amber{background:var(--amber);color:#FFFFFF}
.btn-amber:hover{filter:brightness(1.07)}
.btn-ghost{border-color:currentColor;background:transparent;color:inherit}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:50;background:var(--card);padding:.5rem 1rem}

/* Header */
header.top{position:sticky;top:0;z-index:10;background:#FFFFFF;color:var(--ink);border-bottom:1px solid var(--line)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:1rem;padding-block:14px}
.logo{display:flex;align-items:center;text-decoration:none}
.logo img{display:block;height:44px;width:auto}
footer .logo img{height:48px}
@media (max-width:520px){.logo img{height:34px}}
.logo .mark{width:30px;height:30px;border:2px solid var(--amber);border-radius:50%;display:grid;place-items:center;font:700 .8rem var(--mono);color:var(--amber)}
.logo small{font:500 .7rem var(--mono);color:var(--amber);letter-spacing:.06em}
nav.links{display:flex;gap:1.4rem;font-weight:500}
nav.links a{text-decoration:none;color:var(--ink-soft)}
nav.links a:hover,nav.links a[aria-current]{color:var(--olive)}
.top .phone{color:var(--olive);text-decoration:none;font-weight:600;white-space:nowrap}
@media (max-width:900px){nav.links{display:none}}
@media (max-width:520px){.top .phone{display:none}}

/* Hero */
.hero{background:var(--olive);color:var(--on-olive);position:relative;overflow:hidden}
.hero::before{content:"";position:absolute;inset:0;pointer-events:none;background-image:var(--pattern-dark);background-size:84px auto;background-repeat:repeat}
.hero .wrap{position:relative;padding-block:64px 72px}
.hero.split .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:3rem;align-items:center}
@media (max-width:900px){.hero.split .wrap{grid-template-columns:1fr;gap:2.5rem;padding-block:44px 52px}}
.hero h1{font-size:clamp(2.2rem,5vw,3.8rem);font-weight:600;margin-block:.9rem 1.2rem}
.hero h1 em{font-style:italic;color:var(--amber-light)}
.hero .lede{font-size:1.2rem;color:var(--on-olive-soft);max-width:40ch}
.hero .ctas{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:2rem}
.hero .eyebrow{color:var(--amber-light)}
.hero .crumbs{font-size:.85rem;color:var(--on-olive-soft)}
.hero .crumbs a{color:var(--on-olive-soft)}
.facts{display:flex;gap:1.5rem;margin-top:2.2rem;font:500 .8rem var(--mono);color:var(--on-olive-soft);letter-spacing:.04em;flex-wrap:wrap}
.facts span::before{content:"";display:inline-block;width:8px;height:8px;border-radius:50%;background:var(--amber-light);margin-right:.5rem}

/* Permit check */
.check{position:relative;background:var(--card);color:var(--ink);border-radius:10px;padding:1.6rem;box-shadow:0 24px 60px rgba(0,0,0,.28);min-width:0}
.check h2{font-size:1.45rem;margin-bottom:.3rem}
.check .sub{color:var(--ink-soft);font-size:.95rem;margin-bottom:1.2rem}
.check fieldset{border:0;padding:0;margin:0 0 1rem}
.check legend{font-size:.75rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-soft);margin-bottom:.5rem}
.chips{display:flex;flex-wrap:wrap;gap:.45rem}
.chips input{position:absolute;opacity:0;pointer-events:none}
.chips label{border:1.5px solid var(--line);border-radius:999px;padding:.4rem .85rem;font-size:.95rem;font-weight:500;cursor:pointer;user-select:none}
.chips input:checked+label{background:var(--olive);border-color:var(--olive);color:var(--on-olive)}
.chips input:focus-visible+label{outline:2px solid var(--amber);outline-offset:2px}
.verdict{border-top:1px dashed var(--line);margin-top:1.2rem;padding-top:1.1rem;display:grid;gap:.55rem}
.stamp{justify-self:start;display:inline-flex;align-items:center;gap:.45rem;background:var(--olive);color:var(--on-olive);
  font:700 .72rem var(--mono);letter-spacing:.08em;text-transform:uppercase;padding:.35rem .7rem;border-radius:4px}
.stamp::before{content:"";width:8px;height:8px;border-radius:50%;background:var(--amber-light)}
.verdict h3{font-family:var(--body);font-size:1.05rem;font-weight:700;margin-bottom:.25rem}
.verdict p{font-size:.95rem;color:var(--ink-soft)}
.verdict ul{margin:.5rem 0 0;padding-left:1.1rem;font-size:.92rem;color:var(--ink-soft)}
.fine{font-size:.8rem;color:var(--ink-soft);margin-top:1rem}

/* Sections */
section{padding-block:80px}
@media (max-width:760px){section{padding-block:56px}}
.head{max-width:660px;margin-bottom:2.6rem}
.head h2{font-size:clamp(1.8rem,3.5vw,2.5rem);font-weight:600;margin-top:.6rem}
.head p{color:var(--ink-soft);margin-top:.9rem;font-size:1.1rem}
.alt{background-color:var(--paper-2);background-image:var(--pattern-light);background-size:84px auto}

.services{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}
@media (max-width:900px){.services{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.services{grid-template-columns:1fr}}
.svc{border-right:1px solid var(--line);border-bottom:1px solid var(--line);padding:1.8rem 1.6rem;display:flex;flex-direction:column;gap:.6rem;min-width:0}
.svc .code{font:500 .75rem var(--mono);color:var(--amber-ink);letter-spacing:.05em}
.svc h3{font-size:1.35rem;font-weight:600}
.svc p{color:var(--ink-soft);font-size:1rem}
.svc a.more{margin-top:auto;padding-top:.6rem;font-weight:600;text-decoration:none}
.svc a.more:hover{text-decoration:underline}

.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem;counter-reset:s}
@media (max-width:860px){.steps{grid-template-columns:1fr}}
.step{padding-top:1.4rem;border-top:3px solid var(--olive)}
.step::before{counter-increment:s;content:"Step " counter(s);font:500 .78rem var(--mono);color:var(--amber-ink);letter-spacing:.06em;text-transform:uppercase}
.step h3{font-size:1.4rem;font-weight:600;margin:.5rem 0 .6rem}
.step p{color:var(--ink-soft)}

.two{display:grid;grid-template-columns:1fr 1fr;gap:3.5rem;align-items:start}
@media (max-width:860px){.two{grid-template-columns:1fr;gap:2rem}}
blockquote.pull{margin:0;font-family:var(--display);font-size:clamp(1.45rem,2.6vw,1.95rem);line-height:1.3;font-style:italic;border-left:3px solid var(--amber);padding-left:1.4rem}
ul.defs{list-style:none;padding:0;margin:1.4rem 0 0;display:grid;gap:.9rem}
ul.defs li{display:grid;grid-template-columns:auto 1fr;gap:.8rem;align-items:baseline}
ul.defs li b{font:500 .78rem var(--mono);color:var(--amber-ink);min-width:7rem}

.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem;margin-top:2rem}
@media (max-width:640px){.stats{grid-template-columns:1fr}}
.stat b{display:block;font-family:var(--display);font-size:2.4rem;font-weight:600;color:var(--ink)}
.stat span{color:var(--ink-soft)}

/* Prose pages */
.prose{max-width:720px}
.prose h2{font-size:1.75rem;font-weight:600;margin:2.4rem 0 .8rem}
.prose h3{font-family:var(--body);font-size:1.15rem;font-weight:700;margin:1.6rem 0 .5rem}
.prose p{margin:0 0 1rem}
.prose ul{margin:0 0 1rem;padding-left:1.2rem}
.prose li{margin-bottom:.35rem}
.callout{background:var(--card);border:1px solid var(--line);border-radius:8px;padding:1.2rem 1.4rem;margin:1.6rem 0}
.callout h3{margin-top:0}
.side{position:sticky;top:90px;background:var(--card);border:1px solid var(--line);border-radius:10px;padding:1.5rem}
.side h3{font-size:1.25rem;margin-bottom:.6rem}
.side p{color:var(--ink-soft);font-size:.98rem;margin-bottom:1rem}
.page-grid{display:grid;grid-template-columns:minmax(0,1fr) 320px;gap:3.5rem;align-items:start}
@media (max-width:900px){.page-grid{grid-template-columns:1fr}.side{position:static}}

/* Areas */
.areas{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:.8rem}
.area{border:1px solid var(--line);border-radius:8px;padding:1rem 1.1rem;background:var(--card);display:flex;justify-content:space-between;gap:.6rem;align-items:baseline}
.area b{font-weight:600}
.area span{font:500 .75rem var(--mono);color:var(--ink-soft);white-space:nowrap}
.tag{display:inline-block;font:600 .72rem var(--mono);letter-spacing:.06em;text-transform:uppercase;padding:.2rem .55rem;border-radius:999px;background:var(--paper-2);color:var(--amber-ink)}

/* Forms */
.dark{background-color:var(--olive-deep);background-image:var(--pattern-dark);background-size:84px auto;color:var(--on-olive)}
.dark .head p{color:var(--on-olive-soft)}
.dark .eyebrow{color:var(--amber-light)}
form.quote{display:grid;gap:1rem;min-width:0}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
@media (max-width:560px){.row2{grid-template-columns:1fr}}
form.quote label{display:grid;gap:.35rem;font-size:.88rem;font-weight:600}
form.quote .hint{font-weight:400;opacity:.8}
form.quote input,form.quote select,form.quote textarea{font:400 1rem var(--body);padding:.75rem .85rem;border-radius:6px;border:1px solid var(--line);background:var(--card);color:var(--ink);width:100%}
.dark form.quote label{color:var(--on-olive-soft)}
.dark form.quote input,.dark form.quote select,.dark form.quote textarea{border-color:rgba(245,242,236,.25);background:rgba(245,242,236,.07);color:var(--on-olive)}
.dark form.quote select option{color:#2C2C1E}
form.quote textarea{min-height:120px;resize:vertical}
.hp{position:absolute;left:-9999px}
.contact-grid{display:grid;grid-template-columns:1fr 1.2fr;gap:3rem}
@media (max-width:860px){.contact-grid{grid-template-columns:1fr}}

footer{background:var(--olive-deep);color:var(--on-olive-soft);border-top:1px solid rgba(245,242,236,.12);font-size:.92rem}
footer .wrap{display:grid;grid-template-columns:2fr 1fr 1fr;gap:2rem;padding-block:40px}
footer h4{font:700 .75rem var(--body);letter-spacing:.12em;text-transform:uppercase;color:var(--on-olive);margin:0 0 .8rem}
footer ul{list-style:none;padding:0;margin:0;display:grid;gap:.4rem}
footer a{color:var(--on-olive-soft);text-decoration:none}
footer a:hover{color:var(--on-olive)}
footer .legal{grid-column:1/-1;border-top:1px solid rgba(245,242,236,.12);padding-top:1.2rem;font-size:.82rem}
@media (max-width:760px){footer .wrap{grid-template-columns:1fr}}

@media (prefers-reduced-motion:no-preference){.verdict.pulse{animation:fadein .3s ease}@keyframes fadein{from{opacity:.4}to{opacity:1}}}