:root{--ink:#000;--petrol:#16a74e;--deep:#000;--green:#16a74e;--mist:#ece9e1;--warm:#f5f2ea;--stone:#c9c3b6;--white:#fff;--line:rgba(0,0,0,.16);--max:1240px;--pad:clamp(1.25rem,5vw,5rem);--serif:Georgia,"Times New Roman",serif;--sans:"Segoe UI",Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--warm);font-family:var(--sans);line-height:1.6}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button{font:inherit}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;z-index:1000;left:1rem;top:-5rem;background:#fff;padding:.8rem 1rem}.skip-link:focus{top:1rem}.site-header{position:absolute;z-index:20;top:0;left:0;width:100%;height:104px;display:flex;align-items:center;justify-content:space-between;padding:0 var(--pad);border-bottom:1px solid rgba(255,255,255,.28);color:#fff;transition:.3s ease}.site-header.is-scrolled{position:fixed;height:78px;background:rgba(247,245,240,.96);backdrop-filter:blur(12px);color:var(--ink);border-color:var(--line);box-shadow:0 8px 28px rgba(14,47,55,.08)}.brand{width:142px;height:66px;display:flex;align-items:center}.brand img,.footer-brand img{width:100%;height:auto;filter:drop-shadow(0 1px 1px rgba(0,0,0,.1))}.main-nav{display:flex;align-items:center;gap:clamp(1.25rem,3vw,2.8rem);font-size:.75rem;text-transform:uppercase;letter-spacing:.14em;font-weight:650}.main-nav a{position:relative;padding:.6rem 0}.main-nav a:not(.nav-contact)::after{content:"";position:absolute;left:0;bottom:0;width:0;height:1px;background:var(--green);transition:width .25s}.main-nav a:hover::after,.main-nav a:focus-visible::after{width:100%}.nav-contact{padding:.8rem 1.15rem!important;border:1px solid currentColor}.menu-toggle{display:none;border:0;background:transparent;padding:.7rem;color:inherit}.menu-toggle span:not(.sr-only){display:block;width:25px;height:1.5px;background:currentColor;margin:5px}.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden;color:#fff;padding:170px var(--pad) clamp(7rem,12vh,9rem)}.hero-image,.hero-shade{position:absolute;inset:0;width:100%;height:100%}.hero-image{object-fit:cover;object-position:center 50%;transform:scale(1.01)}.hero-shade{background:linear-gradient(90deg,rgba(7,34,40,.88) 0%,rgba(7,34,40,.58) 42%,rgba(7,34,40,.14) 75%),linear-gradient(0deg,rgba(7,34,40,.35),transparent 55%)}.hero-content{position:relative;z-index:1;max-width:900px}.eyebrow{margin:0 0 1.2rem;color:var(--green);font-size:.73rem;font-weight:700;text-transform:uppercase;letter-spacing:.2em}.eyebrow-light{color:#c9df9d}.hero h1,.section h2{font-family:var(--serif);font-weight:400;line-height:1.05;letter-spacing:-.035em}.hero h1{font-size:clamp(3.1rem,7vw,6.8rem);margin:0;max-width:1050px}.hero-copy{font-size:clamp(1rem,1.5vw,1.3rem);max-width:590px;margin:2rem 0 2.5rem;color:rgba(255,255,255,.82)}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:2rem;min-width:260px;padding:1rem 1.2rem;font-size:.75rem;text-transform:uppercase;letter-spacing:.12em;font-weight:700;border:1px solid currentColor;transition:.25s}.button:hover,.button:focus-visible{background:var(--green);border-color:var(--green);color:var(--deep)}.scroll-cue{position:absolute;z-index:2;right:var(--pad);bottom:2.6rem;display:flex;align-items:center;gap:1rem;font-size:.68rem;text-transform:uppercase;letter-spacing:.16em}.scroll-cue i{display:block;width:50px;height:50px;border:1px solid rgba(255,255,255,.5);border-radius:50%;position:relative}.scroll-cue i::after{content:"";position:absolute;left:50%;top:38%;width:7px;height:7px;border-right:1px solid #fff;border-bottom:1px solid #fff;transform:translate(-50%,-50%) rotate(45deg)}.section{padding:clamp(5rem,11vw,10rem) var(--pad)}.section-intro{display:grid;grid-template-columns:1fr 2fr;max-width:var(--max);margin:0 auto 5rem}.section h2{font-size:clamp(2.7rem,5vw,5rem);margin:0}.about{background:#fff}.about-grid{max-width:var(--max);margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:clamp(3rem,7vw,7rem);padding-bottom:6rem}.lead{font-family:var(--serif);font-size:clamp(1.7rem,3vw,3rem);line-height:1.25;margin:0}.about-copy{font-size:1.08rem;color:#566a6f}.about-copy p:first-child{margin-top:0}.principles{max-width:var(--max);margin:auto;display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.principle{padding:3rem 5vw 3rem 0}.principle+.principle{border-left:1px solid var(--line);padding-left:5vw}.principle-number,.service-index{font-size:.68rem;color:var(--green);letter-spacing:.12em}.principle h3{font-family:var(--serif);font-size:clamp(1.6rem,2.5vw,2.5rem);font-weight:400;line-height:1.2;margin:1rem 0}.principle p{color:#64767a;margin:0;max-width:530px}.services{background:var(--mist)}.service-list{max-width:var(--max);margin:auto;border-top:1px solid var(--line)}.service-row{display:grid;grid-template-columns:70px 1.2fr 1fr auto;gap:2rem;align-items:center;padding:2.4rem 0;border-bottom:1px solid var(--line)}.service-row h3{font-family:var(--serif);font-size:clamp(1.8rem,3vw,3.2rem);font-weight:400;margin:0}.service-row p{color:#637377;margin:0}.service-row>a{font-size:.72rem;font-weight:700;text-transform:uppercase;letter-spacing:.12em;border-bottom:1px solid var(--green);padding:.5rem 0}.references{background:var(--deep);color:#fff}.references-heading{max-width:var(--max);margin:0 auto 4rem;display:grid;grid-template-columns:1.5fr 1fr;gap:5rem;align-items:end}.references-heading p:last-child{color:rgba(255,255,255,.7);margin:0 0 .6rem}.gallery{max-width:var(--max);margin:auto;display:grid;grid-template-columns:1.4fr 1fr;grid-template-rows:repeat(2,minmax(260px,34vw));gap:1rem}.reference-card{position:relative;overflow:hidden;margin:0}.reference-card-large{grid-row:1/3}.reference-card img{width:100%;height:100%;object-fit:cover;transition:transform .7s ease}.reference-card:hover img{transform:scale(1.035)}.reference-card::after{content:"";position:absolute;inset:40% 0 0;background:linear-gradient(transparent,rgba(5,28,33,.85))}.reference-card figcaption{position:absolute;z-index:1;bottom:0;left:0;padding:1.6rem}.reference-card span{display:block;color:#cfdfa9;font-size:.66rem;text-transform:uppercase;letter-spacing:.16em}.reference-card strong{font-family:var(--serif);font-size:clamp(1.4rem,2vw,2.2rem);font-weight:400}.contact{display:grid;grid-template-columns:1.35fr .65fr;gap:clamp(3rem,8vw,8rem);background:var(--petrol);color:#fff}.contact-main h2{max-width:800px}.contact-main>p:not(.eyebrow){max-width:620px;color:rgba(255,255,255,.72);font-size:1.1rem}.contact-actions{display:flex;align-items:center;gap:2.5rem;margin-top:3rem;flex-wrap:wrap}.text-link{font-size:.73rem;text-transform:uppercase;letter-spacing:.12em;border-bottom:1px solid rgba(255,255,255,.5);padding:.6rem 0}.contact-card{font-style:normal;border-left:1px solid rgba(255,255,255,.25);padding-left:clamp(2rem,5vw,5rem);display:flex;flex-direction:column;justify-content:space-between;gap:2.6rem}.contact-card span{display:block;color:#b9d58a;font-size:.66rem;font-weight:700;text-transform:uppercase;letter-spacing:.14em;margin-bottom:.6rem}.contact-card strong{font-family:var(--serif);font-size:1.35rem;font-weight:400}.contact-card a{border-bottom:1px solid rgba(255,255,255,.35)}.site-footer{background:#082d36;color:rgba(255,255,255,.68);display:grid;grid-template-columns:150px 1fr auto;align-items:center;gap:2rem;padding:2rem var(--pad);font-size:.76rem}.footer-brand{width:125px;background:#fff;padding:.1rem .3rem}.site-footer>a:last-of-type{text-transform:uppercase;letter-spacing:.12em}.site-footer small{grid-column:2/3}.reveal{opacity:0;transform:translateY(24px);transition:opacity .75s ease,transform .75s ease}.reveal.is-visible{opacity:1;transform:none}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.reference-card img{transition:none}}
@media (max-width:800px){.site-header{height:82px}.brand{width:115px}.menu-toggle{display:block;z-index:2}.main-nav{position:fixed;inset:0;background:var(--deep);color:#fff;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding:var(--pad);font-family:var(--serif);font-size:2rem;text-transform:none;letter-spacing:0;transform:translateX(100%);transition:transform .35s ease}.main-nav.is-open{transform:none}.nav-contact{border:0;padding:.6rem 0!important}.menu-toggle.is-open span:first-child{transform:translateY(6.5px) rotate(45deg)}.menu-toggle.is-open span:nth-child(2){opacity:0}.menu-toggle.is-open span:nth-child(3){transform:translateY(-6.5px) rotate(-45deg)}.menu-toggle span{transition:.25s}.hero{padding-top:130px}.hero h1{font-size:clamp(2.8rem,13vw,4.6rem)}.hero-copy{margin:1.5rem 0 2rem}.scroll-cue span{display:none}.section-intro,.about-grid,.references-heading,.contact{grid-template-columns:1fr}.section-intro{gap:1rem;margin-bottom:3rem}.about-grid{gap:2rem;padding-bottom:4rem}.principles{grid-template-columns:1fr}.principle{padding:2.5rem 0}.principle+.principle{border-left:0;border-top:1px solid var(--line);padding-left:0}.service-row{grid-template-columns:40px 1fr auto}.service-row p{grid-column:2/4}.gallery{grid-template-columns:1fr;grid-template-rows:420px 280px 280px}.reference-card-large{grid-row:auto}.contact-card{border-left:0;border-top:1px solid rgba(255,255,255,.25);padding:2.5rem 0 0}.site-footer{grid-template-columns:1fr auto}.site-footer p{grid-column:1/3}.site-footer small{grid-column:1/2}}@media(max-width:480px){.hero{min-height:780px}.hero-image{object-position:58% center}.button{min-width:100%}.contact-actions{align-items:stretch;flex-direction:column;gap:1rem}.service-row{grid-template-columns:30px 1fr}.service-row>a{grid-column:2}.service-row p{grid-column:2}.gallery{grid-template-rows:380px 240px 240px}.site-footer{grid-template-columns:1fr}.site-footer p,.site-footer small{grid-column:1}}

/* ImmoOst palette: brand green, black and warm stone */
.site-header.is-scrolled{background:rgba(245,242,234,.96);box-shadow:0 8px 28px rgba(0,0,0,.08)}
.site-header:not(.is-scrolled) .brand img{filter:brightness(0) invert(1)}
.hero-shade{background:linear-gradient(90deg,rgba(0,0,0,.9) 0%,rgba(0,0,0,.62) 42%,rgba(0,0,0,.12) 75%),linear-gradient(0deg,rgba(0,0,0,.42),transparent 55%)}
.eyebrow-light{color:#76e59d}.about-copy,.principle p,.service-row p{color:#505050}
.reference-card::after{background:linear-gradient(transparent,rgba(0,0,0,.88))}.reference-card span{color:#76e59d}
.regional-focus{max-width:var(--max);margin:4rem auto 0;padding-top:2rem;border-top:1px solid rgba(255,255,255,.24);display:grid;grid-template-columns:1fr 2fr;gap:2rem;align-items:start}
.regional-focus p{margin:0;color:#76e59d;font-size:.7rem;font-weight:700;text-transform:uppercase;letter-spacing:.18em}
.regional-focus ul{list-style:none;margin:0;padding:0;display:flex;flex-wrap:wrap;gap:.75rem 2rem;font-family:var(--serif);font-size:clamp(1.25rem,2.2vw,2rem)}
.regional-focus li:not(:last-child)::after{content:"·";color:var(--green);margin-left:2rem}
.contact{background:var(--green);color:#000}.contact-main>p:not(.eyebrow){color:rgba(0,0,0,.7)}.contact .eyebrow-light,.contact-card span{color:#000}
.contact .button,.contact .text-link,.contact-card,.contact-card a{border-color:rgba(0,0,0,.35)}.contact .button:hover,.contact .button:focus-visible{background:#000;border-color:#000;color:#fff}
.site-footer{background:#000;color:rgba(255,255,255,.72);border-top:4px solid var(--green)}.footer-brand{width:125px;background:transparent;padding:0}.footer-brand img{width:100%;height:auto;filter:brightness(0) invert(1)}
@media(max-width:800px){.regional-focus{grid-template-columns:1fr}.regional-focus ul{gap:.5rem 1rem}.regional-focus li:not(:last-child)::after{margin-left:1rem}}

/* Structured closing section */
.site-footer{display:block;padding:0 var(--pad);font-size:.85rem}
.footer-main{max-width:var(--max);margin:auto;display:grid;grid-template-columns:1.6fr .8fr 1fr 1.15fr;gap:clamp(2rem,5vw,5rem);padding:clamp(4rem,8vw,7rem) 0}
.footer-intro{max-width:310px}.footer-brand{display:block;width:158px;margin:0 0 2rem}.footer-brand img{filter:brightness(0) invert(1);mix-blend-mode:screen}
.footer-intro p{margin:0;color:rgba(255,255,255,.58);font-family:var(--serif);font-size:1.25rem;line-height:1.45}
.footer-nav,.footer-contact{display:flex;flex-direction:column;align-items:flex-start;gap:.65rem}.footer-address{font-style:normal;line-height:1.8}
.footer-main span{display:block;margin-bottom:.8rem;color:var(--green);font-size:.65rem;font-weight:700;text-transform:uppercase;letter-spacing:.18em}
.footer-nav a,.footer-contact a{position:relative;color:#fff}.footer-nav a::after,.footer-contact a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1px;background:var(--green);transition:width .25s}.footer-nav a:hover::after,.footer-nav a:focus-visible::after,.footer-contact a:hover::after,.footer-contact a:focus-visible::after{width:100%}
.footer-contact a:last-child{overflow-wrap:anywhere}.footer-bottom{max-width:var(--max);margin:auto;min-height:86px;display:grid;grid-template-columns:1fr 1fr auto;gap:2rem;align-items:center;border-top:1px solid rgba(255,255,255,.16);color:rgba(255,255,255,.48);font-size:.7rem;text-transform:uppercase;letter-spacing:.12em}.footer-bottom p{margin:0;text-align:center}.back-to-top{display:flex;align-items:center;gap:1rem;color:#fff}.back-to-top span{display:grid;place-items:center;width:34px;height:34px;border:1px solid rgba(255,255,255,.35);border-radius:50%;transition:.25s}.back-to-top:hover span,.back-to-top:focus-visible span{background:var(--green);border-color:var(--green);color:#000}
@media(max-width:900px){.footer-main{grid-template-columns:1.4fr 1fr}.footer-intro{grid-row:span 2}.footer-bottom{grid-template-columns:1fr auto}.footer-bottom p{display:none}}
@media(max-width:600px){.footer-main{grid-template-columns:1fr;padding:4rem 0}.footer-intro{grid-row:auto;max-width:none}.footer-main>nav,.footer-main>address,.footer-main>.footer-contact{padding-top:1.5rem;border-top:1px solid rgba(255,255,255,.14)}.footer-bottom{min-height:78px;gap:1rem}.back-to-top{font-size:0}.back-to-top span{font-size:.8rem}}

.footer-bottom{grid-template-columns:1fr 1fr 1fr auto}
.developer-credit a{color:#fff;border-bottom:1px solid var(--green);transition:color .2s}.developer-credit a:hover,.developer-credit a:focus-visible{color:var(--green)}
@media(max-width:900px){.footer-bottom{grid-template-columns:1fr 1fr auto}.footer-bottom .developer-credit{display:block}}
@media(max-width:600px){.footer-bottom{grid-template-columns:1fr auto}.footer-bottom .developer-credit{text-align:left;font-size:.62rem}}

.footer-bottom{display:flex;justify-content:space-between;align-items:center}.footer-bottom .developer-credit{display:block;text-align:right;white-space:nowrap}

.external-icon{width:1em;height:1em;display:inline-block;flex:0 0 auto;vertical-align:-.12em;fill:none;stroke:currentColor;stroke-linecap:round;stroke-linejoin:round;stroke-width:1.8}
.footer-main{grid-template-columns:repeat(4,minmax(0,1fr))}
@media(max-width:900px){.footer-main{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:600px){.footer-main{grid-template-columns:1fr}}

.site-footer{padding:0 var(--pad);border-top:4px solid var(--green);background:#000;color:rgba(255,255,255,.72)}
.footer-contact-banner{max-width:var(--max);margin:auto;padding:clamp(3.5rem,7vw,6rem) 0 clamp(3rem,6vw,5rem);display:flex;align-items:flex-end;justify-content:space-between;gap:3rem;border-bottom:1px solid rgba(255,255,255,.2)}
.footer-contact-banner .eyebrow{margin:0 0 1rem;color:#76e59d}
.footer-contact-banner h2{max-width:620px;margin:0;color:#fff;font-family:var(--serif);font-size:clamp(2.3rem,5vw,5rem);font-weight:400;line-height:1}
.footer-contact-link{display:inline-flex;align-items:center;gap:.75rem;flex:0 0 auto;padding:.9rem 0;border-bottom:1px solid var(--green);color:#fff;font-size:.75rem;font-weight:700;text-transform:uppercase;letter-spacing:.14em;transition:color .2s,border-color .2s}
.footer-contact-link:hover,.footer-contact-link:focus-visible{color:var(--green);border-color:#fff}
.footer-main{grid-template-columns:repeat(4,minmax(0,1fr));gap:clamp(1.5rem,3vw,3.5rem);padding:clamp(3.5rem,7vw,6rem) 0}
.footer-intro{grid-row:auto;max-width:240px}
.footer-intro p{margin:0;color:rgba(255,255,255,.58);font-family:var(--serif);font-size:1.15rem;line-height:1.45}
.footer-services,.footer-nav,.footer-contact{display:flex;flex-direction:column;align-items:flex-start;gap:.7rem}
.footer-main>nav span,.footer-main>.footer-address span,.footer-main>.footer-contact span{margin:0 0 .45rem;color:var(--green);font-size:.65rem;font-weight:700;text-transform:uppercase;letter-spacing:.18em}
.footer-services a,.footer-nav a,.footer-contact a{color:#fff;line-height:1.45}
.footer-services a:hover,.footer-services a:focus-visible,.footer-nav a:hover,.footer-nav a:focus-visible,.footer-contact a:hover,.footer-contact a:focus-visible{color:var(--green)}
.footer-address{margin:0;font-style:normal;line-height:1.8}
.footer-bottom{max-width:var(--max);min-height:86px;padding:1.25rem 0;display:flex;align-items:center;justify-content:space-between;gap:2rem;border-top:1px solid rgba(255,255,255,.16);color:rgba(255,255,255,.48);font-size:.7rem;text-transform:uppercase;letter-spacing:.1em}
.footer-bottom small{max-width:35%;line-height:1.6}
.footer-bottom-brand{display:block;width:120px}.footer-bottom-brand img{width:100%;height:auto;filter:brightness(0) invert(1);mix-blend-mode:screen}
.footer-bottom .developer-credit{margin:0;text-align:right;white-space:nowrap}
@media(max-width:1100px){.footer-main{grid-template-columns:repeat(3,minmax(0,1fr))}}
@media(max-width:800px){.footer-contact-banner{align-items:flex-start;flex-direction:column;gap:2rem}.footer-contact-banner h2{font-size:clamp(2.4rem,10vw,4rem)}.footer-main{grid-template-columns:repeat(2,minmax(0,1fr))}.footer-bottom{align-items:flex-start;flex-wrap:wrap}.footer-bottom small{max-width:none}.footer-bottom .developer-credit{margin-left:auto}}
@media(max-width:600px){.footer-main{grid-template-columns:1fr;padding:3.5rem 0}.footer-services,.footer-nav,.footer-address,.footer-contact{padding-top:1.5rem;border-top:1px solid rgba(255,255,255,.14)}.footer-bottom{display:flex;flex-direction:column;align-items:flex-start;gap:.75rem}.footer-bottom small{max-width:none}.footer-bottom-brand{order:-1}.footer-bottom .developer-credit{margin:0;text-align:left}}