/* Upkeep — commercial property services. Design system. */
:root{
  --paper:#F4F6F5;      /* cool-neutral off-white, faint green bias */
  --surface:#FFFFFF;
  --deep:#12312B;       /* deep forest — hero/CTA bands */
  --deep-2:#0E2823;
  --ink:#16262A;        /* near-black, blue-green tint */
  --ink-2:#33474B;
  --muted:#566A6B;
  --faint:#8A9A99;
  --line:#E1E7E5;
  --line-2:#D2DAD8;
  --brand:#0E6E5C;      /* deep evergreen-teal — trust, grounds, "go" */
  --brand-2:#0A5648;
  --brand-soft:#E2F0EC;
  --gold:#C8892B;       /* warm accent, used sparingly (stars, highlights) */
  --gold-soft:#F5E9D2;
  --shadow:0 1px 2px rgba(18,49,43,.05), 0 10px 30px rgba(18,49,43,.07);
  --shadow-lg:0 2px 6px rgba(18,49,43,.08), 0 24px 60px rgba(18,49,43,.12);
  --sans:-apple-system,BlinkMacSystemFont,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --mono:ui-monospace,"SF Mono",SFMono-Regular,Menlo,Consolas,monospace;
  --wrap:1120px;
  --radius:14px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{animation:none!important;transition:none!important}}
body{margin:0;font-family:var(--sans);color:var(--ink);background:var(--paper);
  font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility}
img{max-width:100%;display:block}
a{color:var(--brand-2);text-decoration:none}
a:hover{text-decoration:underline}
:focus-visible{outline:2.5px solid var(--brand);outline-offset:2px;border-radius:4px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
.mono{font-family:var(--mono);font-variant-numeric:tabular-nums}
h1,h2,h3{line-height:1.12;letter-spacing:-.022em;color:var(--ink);text-wrap:balance;margin:0}
h1{font-size:clamp(2.1rem,5vw,3.4rem);font-weight:800}
h2{font-size:clamp(1.6rem,3.2vw,2.3rem);font-weight:800}
h3{font-size:1.2rem;font-weight:700;letter-spacing:-.01em}
p{margin:0 0 1rem}
.eyebrow{font-family:var(--mono);font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--brand);font-weight:600;margin:0 0 14px}
.lede{font-size:1.18rem;color:var(--ink-2);max-width:60ch}
.section{padding:76px 0}
.section-tight{padding:52px 0}
.center{text-align:center}
.center .lede{margin-left:auto;margin-right:auto}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:9px;font-weight:650;font-size:1rem;
  padding:14px 24px;border-radius:10px;border:1.5px solid transparent;cursor:pointer;
  transition:transform .12s ease, box-shadow .12s ease, background .12s ease;white-space:nowrap}
.btn:hover{text-decoration:none;transform:translateY(-1px)}
.btn-primary{background:var(--brand);color:#fff;box-shadow:var(--shadow)}
.btn-primary:hover{background:var(--brand-2);box-shadow:var(--shadow-lg)}
.btn-ghost{background:transparent;color:var(--ink);border-color:var(--line-2)}
.btn-ghost:hover{border-color:var(--brand);color:var(--brand-2)}
.btn-light{background:#fff;color:var(--brand-2)}
.btn-lg{padding:16px 30px;font-size:1.06rem}
.arrow{transition:transform .12s ease}
.btn:hover .arrow{transform:translateX(3px)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:color-mix(in srgb,var(--paper) 88%,transparent);
  backdrop-filter:saturate(1.5) blur(10px);border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;gap:28px;height:70px}
.brand{display:flex;align-items:center;gap:10px;font-weight:800;font-size:1.28rem;letter-spacing:-.03em;color:var(--ink)}
.brand:hover{text-decoration:none}
.brand .logomark{width:30px;height:30px;flex:none}
.nav-links{display:flex;gap:24px;margin-left:auto;align-items:center}
.nav-links a{color:var(--ink-2);font-weight:550;font-size:.98rem}
.nav-links a:hover{color:var(--brand-2);text-decoration:none}
.nav .btn{padding:10px 18px}
.nav-links a.btn-primary,.nav-links a.btn-primary:hover{color:#fff}
/* nav dropdown */
.nav-dd{position:relative}
.nav-dd-btn{background:none;border:none;font-family:inherit;font-size:.98rem;font-weight:550;color:var(--ink-2);
  cursor:pointer;display:inline-flex;align-items:center;gap:5px;padding:6px 0}
.nav-dd-btn:hover{color:var(--brand-2)}
.nav-dd-btn .chev{transition:transform .15s ease}
.nav-dd[aria-expanded="true"] .nav-dd-btn .chev{transform:rotate(180deg)}
.nav-dd-menu{position:absolute;top:calc(100% + 6px);left:50%;transform:translateX(-50%) translateY(6px);
  background:var(--surface);border:1px solid var(--line);border-radius:13px;box-shadow:var(--shadow-lg);
  padding:9px;min-width:280px;opacity:0;visibility:hidden;transition:opacity .14s ease,transform .14s ease,visibility .14s;
  z-index:60;display:grid;grid-template-columns:1fr 1fr;gap:1px}
.nav-dd[aria-expanded="true"] .nav-dd-menu{opacity:1;visibility:visible;transform:translateX(-50%) translateY(0)}
.nav-dd-menu a{padding:9px 13px;border-radius:8px;color:var(--ink-2);font-size:.92rem;font-weight:500;white-space:nowrap}
.nav-dd-menu a:hover{background:var(--brand-soft);color:var(--brand-2);text-decoration:none}
.nav-dd-menu .dd-all{grid-column:1 / -1;border-top:1px solid var(--line);margin-top:5px;padding-top:11px;
  font-weight:650;color:var(--brand-2);display:flex;align-items:center;gap:7px}
.menu-toggle{display:none;margin-left:auto;background:none;border:1.5px solid var(--line-2);
  border-radius:9px;width:42px;height:40px;font-size:1.2rem;cursor:pointer;color:var(--ink)}

/* hero */
.hero{position:relative;overflow:hidden}
.hero-grid{display:grid;grid-template-columns:1.08fr .92fr;gap:56px;align-items:center;padding:72px 0 84px}
.hero h1{margin-bottom:20px}
.hero .lede{margin-bottom:28px}
.hero-cta{display:flex;gap:14px;flex-wrap:wrap;align-items:center}
.hero-note{margin-top:20px;font-size:.92rem;color:var(--muted);display:flex;align-items:center;gap:8px}
.hero-card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);
  box-shadow:var(--shadow-lg);padding:26px}
.hero-card h3{margin-bottom:4px}
.hero-card .sub{color:var(--muted);font-size:.9rem;margin-bottom:18px}
.svc-row{display:flex;align-items:center;gap:14px;padding:14px 0;border-top:1px solid var(--line)}
.svc-row .ico{width:40px;height:40px;border-radius:10px;background:var(--brand-soft);flex:none;
  display:grid;place-items:center;color:var(--brand-2)}
.svc-row .t{font-weight:650;color:var(--ink)}
.svc-row .d{font-size:.86rem;color:var(--muted)}
.svc-row .price{margin-left:auto;font-family:var(--mono);font-size:.82rem;color:var(--ink-2);text-align:right;white-space:nowrap}

/* trust strip */
.trust{background:var(--deep);color:#dfeae6}
.trust .wrap{display:flex;flex-wrap:wrap;gap:14px 40px;justify-content:center;padding:18px 24px}
.trust-item{display:flex;align-items:center;gap:9px;font-size:.94rem;font-weight:500}
.trust-item .chk{color:#5cc4a7;font-weight:800}

/* service cards */
.cards{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);
  padding:30px;box-shadow:var(--shadow);transition:transform .14s ease,border-color .14s ease}
.card:hover{transform:translateY(-3px);border-color:var(--brand)}
.card .ico-lg{width:52px;height:52px;border-radius:12px;background:var(--brand-soft);
  display:grid;place-items:center;color:var(--brand-2);margin-bottom:18px}
.card h3{margin-bottom:8px;font-size:1.35rem}
.card p{color:var(--ink-2);font-size:.98rem}
.card .pricebar{font-family:var(--mono);font-size:.82rem;color:var(--muted);
  border-top:1px solid var(--line);margin-top:16px;padding-top:14px}
.card .more{font-weight:650;color:var(--brand-2);display:inline-flex;align-items:center;gap:7px;margin-top:14px}

/* steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;counter-reset:step}
.step{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:26px;position:relative}
.step .n{font-family:var(--mono);font-size:.8rem;font-weight:700;color:#fff;background:var(--brand);
  width:30px;height:30px;border-radius:8px;display:grid;place-items:center;margin-bottom:16px}
.step h3{margin-bottom:6px}
.step p{color:var(--ink-2);font-size:.96rem;margin:0}

/* feature list (why upkeep) */
.feature-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px 44px}
.feat{display:flex;gap:15px;align-items:flex-start}
.feat .fico{width:38px;height:38px;border-radius:9px;background:var(--brand-soft);color:var(--brand-2);
  flex:none;display:grid;place-items:center}
.feat h3{font-size:1.08rem;margin-bottom:4px}
.feat p{font-size:.95rem;color:var(--ink-2);margin:0}

/* band (dark CTA / who-for) */
.band{background:var(--deep);color:#e7efec}
.band h2{color:#fff}
.band .lede{color:#c4d3ce}
.audience{display:flex;gap:12px;flex-wrap:wrap;margin-top:8px}
.pill{border:1px solid rgba(255,255,255,.2);border-radius:30px;padding:8px 18px;font-size:.94rem;color:#dbe7e3}

.cta-band{text-align:center}
.cta-band h2{margin-bottom:14px}
.cta-band .lede{margin:0 auto 26px}

/* footer */
.footer{background:var(--deep-2);color:#a9bcb7;font-size:.92rem;padding:52px 0 30px}
.footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:32px;margin-bottom:32px}
.footer h4{color:#fff;font-size:.82rem;letter-spacing:.1em;text-transform:uppercase;margin:0 0 14px;font-family:var(--mono)}
.footer a{color:#bcd0cb;display:block;margin-bottom:9px}
.footer a:hover{color:#fff}
.footer .brand{color:#fff;margin-bottom:12px}
.disclosure{border-top:1px solid rgba(255,255,255,.12);padding-top:22px;color:#8ba39d;font-size:.86rem;line-height:1.6}
.footer .legal{margin-top:16px;color:#7a938d;font-size:.82rem}

/* forms (quote page) */
.form-hero{background:var(--deep);color:#fff;padding:46px 0 120px}
.form-hero .eyebrow{color:#7fd3ba}
.form-hero h1{color:#fff;max-width:20ch}
.form-hero .lede{color:#c8d7d2;max-width:52ch}
.form-wrap{max-width:720px;margin:-90px auto 0;padding:0 24px 80px}
.form-card{background:var(--surface);border:1px solid var(--line);border-radius:18px;
  box-shadow:var(--shadow-lg);padding:36px}
.field{margin-bottom:22px}
.field > label{display:block;font-weight:650;margin-bottom:8px;font-size:.98rem}
.field .hint{font-weight:400;color:var(--muted);font-size:.86rem}
.req{color:var(--brand)}
input[type=text],input[type=email],input[type=tel],select,textarea{
  width:100%;padding:13px 14px;border:1.5px solid var(--line-2);border-radius:10px;
  font-family:var(--sans);font-size:1rem;color:var(--ink);background:#fff}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--brand);box-shadow:0 0 0 3px var(--brand-soft)}
.seg{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}
.seg label{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:3px;
  border:1.5px solid var(--line-2);border-radius:11px;padding:16px 10px;text-align:center;
  font-weight:650;cursor:pointer;background:#fff;transition:.12s;min-height:106px}
.seg label:hover{border-color:var(--brand)}
.seg label .oico{color:var(--brand-2);display:grid;place-items:center;margin-bottom:3px}
.seg label small{font-weight:400;color:var(--muted);font-size:.78rem}
.seg input{position:absolute;width:1px;height:1px;opacity:0;pointer-events:none}
.seg label:has(input:checked){border-color:var(--brand);background:var(--brand-soft);box-shadow:inset 0 0 0 1px var(--brand)}
.seg label:has(input:focus-visible){outline:2.5px solid var(--brand);outline-offset:2px}
.grid-2{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.both-note{background:var(--brand-soft);border:1px solid #bfe0d7;border-radius:10px;padding:13px 15px;
  font-size:.92rem;color:var(--brand-2);margin-bottom:22px;display:none}
.both-note.show{display:block}
.consent{display:flex;gap:12px;align-items:flex-start;background:var(--paper);border:1px solid var(--line);
  border-radius:11px;padding:15px;font-size:.92rem;color:var(--ink-2)}
.consent input{margin-top:3px;width:18px;height:18px;flex:none;accent-color:var(--brand)}
.form-disclosure{font-size:.86rem;color:var(--muted);margin:18px 0 24px;line-height:1.55}
.form-submitted{display:none;text-align:center;padding:20px 0}
.form-submitted.show{display:block}
.form-submitted .big{width:60px;height:60px;border-radius:50%;background:var(--brand-soft);color:var(--brand-2);
  display:grid;place-items:center;margin:0 auto 18px}

/* generic content (pillar pages) */
.doc{max-width:760px;margin:0 auto;padding:44px 0 60px}
.doc h1{margin-bottom:10px}
.doc h2{margin:40px 0 14px;padding-top:16px;border-top:1px solid var(--line)}
.doc h3{margin:26px 0 8px}
.doc p,.doc li{color:var(--ink-2)}
.doc ul{padding-left:22px}
.doc li{margin:6px 0}
.doc table{width:100%;border-collapse:collapse;margin:0 0 22px;font-size:.96rem}
.doc th{background:var(--paper);text-align:left;padding:11px 14px;border-bottom:2px solid var(--line-2);font-weight:700}
.doc td{padding:10px 14px;border-bottom:1px solid var(--line);color:var(--ink-2)}
.doc .tablewrap{overflow-x:auto;border:1px solid var(--line);border-radius:12px;margin-bottom:22px}
.doc .callout{background:var(--brand-soft);border-left:4px solid var(--brand);border-radius:0 10px 10px 0;
  padding:16px 20px;margin:22px 0;color:var(--ink-2)}
.doc .num{font-family:var(--mono)}

/* responsive */
@media (max-width:860px){
  .hero-grid{grid-template-columns:1fr;gap:34px;padding:44px 0 56px}
  .cards,.feature-grid,.grid-2{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .footer .cols{grid-template-columns:1fr;gap:26px}
  .nav-links{display:none}
  .nav-links.open{display:flex;position:absolute;top:70px;left:0;right:0;flex-direction:column;
    background:var(--surface);border-bottom:1px solid var(--line);padding:16px 24px;gap:16px;box-shadow:var(--shadow)}
  .nav-links.open .btn{align-self:flex-start}
  .menu-toggle{display:block}
  .seg{grid-template-columns:1fr}
  /* dropdown goes inline on mobile */
  .nav-dd-menu{position:static;transform:none;opacity:1;visibility:visible;box-shadow:none;border:none;
    padding:6px 0 6px 14px;min-width:0;grid-template-columns:1fr 1fr;display:none}
  .nav-dd[aria-expanded="true"] .nav-dd-menu{display:grid;transform:none}
  .nav-dd-menu a{padding:7px 8px}
}

/* locations hub */
.loc-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:16px}
.loc-card{background:var(--surface);border:1px solid var(--line);border-radius:12px;padding:20px 22px;
  box-shadow:var(--shadow);transition:transform .12s ease,border-color .12s ease}
.loc-card:hover{transform:translateY(-2px);border-color:var(--brand);text-decoration:none}
.loc-card .cname{font-weight:700;font-size:1.12rem;color:var(--ink);letter-spacing:-.01em}
.loc-card .cregion{font-family:var(--mono);font-size:.76rem;color:var(--muted);text-transform:uppercase;letter-spacing:.05em;margin-top:2px}
.loc-card .cpop{font-size:.9rem;color:var(--ink-2);margin-top:10px}

/* city page hero */
.city-hero{background:var(--deep);color:#fff;padding:56px 0}
.city-hero .eyebrow{color:#7fd3ba}
.city-hero h1{color:#fff;max-width:18ch}
.city-hero .lede{color:#c8d7d2;max-width:56ch;margin-top:16px}
.city-hero .hero-cta{margin-top:26px}
.breadcrumb{font-size:.86rem;color:var(--muted);margin-bottom:22px}
.breadcrumb a{color:var(--muted)}
.city-facts{display:flex;flex-wrap:wrap;gap:10px 26px;margin-top:22px;font-size:.9rem;color:#bcd0cb}
.city-facts b{color:#fff;font-weight:600}
.svc-split{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin:8px 0 8px}
@media (max-width:760px){.svc-split{grid-template-columns:1fr}}