:root {
  --sans: var(--font-overused-grotesk), Arial, sans-serif;
  --display: var(--font-overused-grotesk), Arial, sans-serif;
  --navy: #344955;
  --navy2: #465d65;
  --ink: #26383f;
  --muted: #596a6d;
  --red: #bd4a40;
  --red-dark: #9f3933;
  --button-red: #ec1d23;
  --button-red-hover: #c9161d;
  --cream: #fff;
}

.button-red,
.nav-cta {
  background-color: var(--button-red);
}

.button-red:hover,
.nav-cta:hover {
  background-color: var(--button-red-hover);
}

a:focus-visible,
button:focus-visible,
summary:focus-visible,
input:focus-visible,
select:focus-visible {
  outline: 2px solid var(--button-red);
  outline-offset: 3px;
}

body {
  color: var(--ink);
  font-size: 17px;
  line-height: 1.7;
}

.topline {
  background: #34464c;
  font-size: 11px;
}

.primary-nav {
  font-size: 13px;
}

.eyebrow {
  font-size: 11px;
}

.hero {
  background: #2d4147;
}

.hero-shade {
  background:
    linear-gradient(90deg, rgba(0, 0, 0, .86) 0%, rgba(0, 0, 0, .78) 25%, rgba(0, 0, 0, .56) 48%, rgba(0, 0, 0, .3) 75%, rgba(0, 0, 0, .24) 100%),
    linear-gradient(0deg, rgba(0, 0, 0, .42), transparent 48%);
}

.hero h1 {
  font-size: clamp(48px, 5.2vw, 72px);
}

.hero-lede {
  font-size: 17px;
  line-height: 1.75;
}

.button {
  font-size: 12px;
}

.hero-caption {
  font-size: 11px;
}

.hero-note {
  font-size: 13px;
}

/* Give the brand mark a consistent safe area so the full artwork never feels cropped. */
.site-header .brand-logo {
  flex: 0 0 170px;
  width: 170px;
  height: 88px;
  padding: 7px 9px;
  overflow: visible;
}

.site-header .logo-crop {
  width: 100%;
  height: 100%;
  border-radius: 2px;
}

.site-header .logo-crop img {
  object-fit: contain !important;
  object-position: center;
}

/* Tighten the hero's type rhythm and make its project note feel intentional. */
.hero h1 {
  max-width: 660px;
  line-height: 1.04;
  letter-spacing: -.045em;
}

.hero-lede {
  max-width: 450px;
  margin-top: 22px;
  margin-bottom: 30px;
}

.hero-actions {
  gap: 14px;
}

.hero-note {
  border-left: 2px solid var(--button-red);
  padding: 16px 20px 16px 32px;
  background: rgba(30, 48, 53, .55);
}

.stat-ribbon {
  background: #fff;
}

.model,
.governance,
.terms,
.enquiry-form {
  background-color: #fff;
}

.stat-item strong {
  color: var(--navy);
  font-size: 31px;
}

.stat-item strong,
.market-stat strong,
.fact-main > strong,
.fact-grid strong,
.calc-results strong {
  font-family: var(--sans);
  font-variant-numeric: tabular-nums;
  letter-spacing: -.035em;
}

/* Keep headline emphasis monochrome; use white on dark surfaces. */
.hero h1 em,
.development h2 em {
  color: #fff;
}

.section h2 em,
.terms h2 em,
.enquiry h2 em {
  color: inherit;
}

.stat-item small {
  font-size: 10px;
}

.section-intro p,
.model-heading > p,
.governance-header > div:nth-child(2) > p {
  font-size: 15px;
}

.text-link {
  font-size: 12px;
}

.micro-label,
.market-stat .micro-label {
  font-size: 11px;
}

.market-stat p {
  font-size: 13px;
}

.market-aside p {
  font-size: 14px;
}

.audience-tags span {
  font-size: 12px;
}

.development {
  background: #3a5052;
}

.development-copy {
  max-width: 400px;
  padding-left: 20px;
  border-left: 2px solid var(--button-red);
  color: #fff;
  font-size: 16px;
  line-height: 1.8;
  text-wrap: pretty;
}

.project-feature {
  background: #465d60;
}

.image-tag {
  background: rgba(39, 55, 57, .88);
  font-size: 10px;
}

.visual-label span,
.fact-main > span {
  font-size: 10px;
}

.fact-main p {
  font-size: 13px;
}

.fact-grid span {
  font-size: 11px;
}

.amenities {
  margin-top: 42px;
}

.amenity {
  gap: 7px;
  padding: 18px 22px;
  border-left-color: rgba(255, 255, 255, .22);
}

.amenity:first-child {
  padding-left: 0;
}

.amenity-icon {
  color: #ff7167;
  font-size: 11px;
  letter-spacing: .15em;
}

.timeline-note {
  font-size: 11px;
}

.timeline-note strong {
  font-size: 13px;
}

.amenity strong {
  color: #fff;
  font-size: 16px;
  line-height: 1.35;
}

.amenity small {
  color: #fff;
  font-size: 13px;
  line-height: 1.6;
}

.flow-step p {
  font-size: 12px;
}

.flow-disclaimer {
  font-size: 11px !important;
}

.terms {
  background: #f0eee8;
  color: var(--ink);
}

.terms h2 {
  color: var(--navy);
}

.terms .eyebrow.light {
  color: #687678;
}

.terms-intro > p:not(.eyebrow) {
  color: #58696b;
  font-size: 15px;
}

.terms-table {
  border-color: #cbd1ca;
}

.term-row {
  border-color: #d5d9d2;
  color: #45575a;
  font-size: 13px;
}

.term-row strong {
  color: var(--ink);
  font-size: 14px;
}

.term-row.highlight {
  background: rgba(189, 74, 64, .08);
}

.term-row.highlight strong {
  color: var(--red-dark);
  font-size: 18px;
}

.terms-footnote {
  color: #5c6c6d;
  font-size: 11px;
}

.button-light {
  background: var(--navy);
  color: #fff;
}

.button-light:hover {
  background: #263a42;
  color: #fff;
}

.calc-copy > p:not(.eyebrow) {
  font-size: 14px;
}

.calculator label {
  font-size: 13px;
}

.input-note,
.calc-results span,
.calc-legal {
  font-size: 11px;
}

.calc-disclaimer p {
  font-size: 11px;
}

.risk-card h3 {
  font-size: 15px;
}

.risk-card p {
  font-size: 12px;
}

.registration-card {
  background: #3a5052;
}

.registration-card > small {
  font-size: 11px;
}

.partner-row small {
  font-size: 10px;
}

.partner-card {
  display: grid;
  align-content: start;
  gap: 5px;
  color: inherit;
  text-decoration: none;
}

.partner-card strong {
  transition: color .18s ease;
}

.partner-card strong span {
  color: var(--red);
  font-size: .85em;
  margin-left: 3px;
}

.partner-card:hover strong,
.partner-card:focus-visible strong {
  color: var(--red);
  text-decoration: underline;
  text-underline-offset: 3px;
}

.partner-card:focus-visible,
.redwood-contact-link:focus-visible,
.contact-item a:focus-visible {
  outline: 2px solid var(--red);
  outline-offset: 4px;
}

.partner-row strong {
  font-size: 13px;
}

.faq-layout > div:first-child > p:not(.eyebrow) {
  font-size: 13px;
}

.faq-list summary {
  font-size: 15px;
}

.faq-list details p {
  font-size: 13px;
}

.enquiry {
  background: #e9ece6;
  color: var(--ink);
}

.enquiry .eyebrow.light {
  color: #657275;
}

.enquiry h2 {
  color: var(--navy);
}

.enquiry-copy > p:not(.eyebrow) {
  color: #536568;
  font-size: 15px;
}

.contact-lines a {
  color: var(--ink);
  font-size: 14px;
}

.contact-lines {
  gap: 14px;
}

.contact-item {
  display: grid;
  gap: 3px;
}

.contact-item > small {
  display: block;
  margin-bottom: 4px;
  color: #657275;
  font-size: 11px;
  line-height: 1.5;
}

.contact-item > a {
  display: block;
  width: fit-content;
  color: var(--ink);
  font-size: 14px;
  line-height: 1.5;
  font-weight: 600;
}

.contact-item > a span,
.redwood-contact-link span {
  color: var(--red);
  font-size: 12px;
  margin-left: 6px;
}

.contact-lines small {
  color: #58696b;
  font-size: 12px;
}

.contact-addresses {
  border-top: 1px solid #d3dbd4;
  display: grid;
  gap: 10px;
  padding-top: 12px;
}

.contact-addresses p {
  color: #536568;
  font-size: 13px;
  line-height: 1.55;
  margin: 0;
}

.contact-addresses p strong {
  color: var(--ink);
  font-size: 12px;
}

.contact-addresses > small {
  color: #657275;
  font-size: 11px;
}

.redwood-contact-link {
  color: var(--ink);
  font-size: 13px;
  font-weight: 600;
  width: fit-content;
}

.enquiry-form {
  background: #fff;
  border: 1px solid #d8ded7;
  box-shadow: 0 12px 36px rgba(37, 55, 59, .08);
}

.form-grid label {
  font-size: 12px;
}

.form-grid input:not([type="checkbox"]),
.form-grid select {
  font-size: 14px;
}

.form-note {
  font-size: 9px;
}

#disclaimer {
  background: #fff;
  color: var(--ink);
  border-top: 1px solid #e0e4df;
}

#disclaimer .footer-top {
  min-height: 136px;
  border-bottom-color: #e0e4df;
}

#disclaimer .brand-footer .brand-mark {
  background: var(--navy);
}

#disclaimer .brand-footer .brand-copy strong {
  color: var(--ink);
}

#disclaimer .brand-footer .brand-copy small {
  color: #6f7c7c;
}

#disclaimer .footer-top > p {
  color: #526265;
  font-size: 15px;
}

#disclaimer .footer-up,
#disclaimer .footer-meta a {
  color: var(--red-dark);
  font-size: 11px;
}

#disclaimer .footer-bottom > p {
  color: #5d6b6d;
  font-size: 12px;
}

#disclaimer .footer-meta {
  color: #5d6b6d;
  font-size: 11px;
}

@media (max-width: 720px) {
  .site-header .brand-logo {
    flex-basis: 116px;
    width: 116px;
    height: 65px;
    padding: 5px 7px;
  }

  .hero-shade {
    background:
      linear-gradient(90deg, rgba(0, 0, 0, .83), rgba(0, 0, 0, .56) 78%, rgba(0, 0, 0, .46)),
      linear-gradient(0deg, rgba(0, 0, 0, .45), transparent 48%);
  }

  .hero h1 {
    line-height: 1.06;
  }

  .hero-note {
    padding: 11px 14px 11px 27px;
  }

  .topline {
    font-size: 8px;
  }

  .primary-nav > a:not(.nav-cta) {
    font-size: 14px;
  }

  .primary-nav .nav-cta {
    font-size: 13px;
  }

  .hero h1 {
    font-size: clamp(42px, 11vw, 48px);
  }

  .hero-lede {
    font-size: 15px;
  }

  .button {
    font-size: 12px;
  }

  .hero-caption {
    font-size: 9px;
  }

  .hero-note {
    font-size: 10px;
  }

  .stat-item strong {
    font-size: 24px;
  }

  .stat-item small {
    font-size: 9px;
  }

  .section-intro p,
  .model-heading > p {
    font-size: 14px;
  }

  .micro-label,
  .market-stat .micro-label {
    font-size: 10px;
  }

  .market-stat p {
    font-size: 11px;
  }

  .market-aside p {
    font-size: 12px;
  }

  .audience-tags span {
    font-size: 10px;
  }

  .development-copy {
    font-size: 14px;
  }

  .fact-grid span {
    font-size: 11px;
  }

  .amenity {
    padding: 14px 12px;
  }

  .amenity:first-child,
  .amenity:nth-child(odd) {
    padding-left: 0;
  }

  .amenity strong {
    font-size: 14px;
  }

  .amenity small {
    font-size: 12px;
  }

  .flow-step p {
    font-size: 12px;
  }

  .terms-intro > p:not(.eyebrow) {
    font-size: 14px;
  }

  .term-row {
    font-size: 12px;
  }

  .term-row strong {
    font-size: 13px;
  }

  .terms-footnote {
    font-size: 10px;
  }

  .risk-card p {
    font-size: 11px;
  }

  .faq-list summary {
    font-size: 14px;
  }

  .faq-list details p {
    font-size: 13px;
  }

  .enquiry-copy > p:not(.eyebrow) {
    font-size: 14px;
  }

  .enquiry-layout > * {
    min-width: 0;
  }

  .enquiry h2 {
    font-size: clamp(34px, 9.5vw, 39px);
    overflow-wrap: anywhere;
  }

  .form-grid label {
    font-size: 11px;
    min-width: 0;
  }

  .form-grid {
    grid-template-columns: minmax(0, 1fr) minmax(0, 1fr);
  }

  .form-grid input:not([type="checkbox"]),
  .form-grid select {
    width: 100%;
    min-width: 0;
  }

  .form-grid input:not([type="checkbox"]),
  .form-grid select {
    font-size: 13px;
  }

  #disclaimer .footer-top > p {
    font-size: 12px;
  }

  #disclaimer .footer-bottom > p,
  #disclaimer .footer-meta {
    font-size: 11px;
  }
}

/* Use true black for every text element on the site's light surfaces. */
.site-header,
.stat-ribbon,
.section:not(.development),
.enquiry,
#disclaimer,
.site-header :where(*),
.stat-ribbon :where(*),
.section:not(.development) :where(*),
.enquiry :where(*),
#disclaimer :where(*) {
  color: #000 !important;
}

/* Keep white lettering only where the text sits on a deliberately dark or red control. */
.nav-cta,
.button-red,
.button-light,
.submit-button,
.registration-card,
.registration-card :where(*) {
  color: #fff !important;
}

.site-header input::placeholder,
.stat-ribbon input::placeholder,
.section:not(.development) input::placeholder,
.enquiry input::placeholder,
#disclaimer input::placeholder {
  color: #000;
  opacity: 1;
}

/* Remove the low-contrast green-gray text from the dark brand surfaces. */
.topline,
.topline :where(*),
.hero,
.hero :where(*),
.development,
.development :where(*) {
  color: #fff !important;
}

.topline i,
.development .amenity-icon,
.development .timeline-icon {
  color: var(--button-red) !important;
}

/* Keep light-surface text strictly black and bring supporting copy up to readable sizes. */
.site-header,
.stat-ribbon,
.section:not(.development),
.enquiry,
#disclaimer,
.site-header :where(*),
.stat-ribbon :where(*),
.section:not(.development) :where(*),
.enquiry :where(*),
#disclaimer :where(*) {
  color: #000 !important;
}

.site-header input::placeholder,
.stat-ribbon input::placeholder,
.section:not(.development) input::placeholder,
.enquiry input::placeholder,
#disclaimer input::placeholder {
  color: #000;
  opacity: 1;
}

.topline {
  font-size: 12px;
}

.primary-nav {
  font-size: 14px;
}

.button,
.nav-cta {
  font-size: 14px;
}

.eyebrow,
.micro-label,
.market-stat .micro-label,
.stat-item small,
.aside-number,
.visual-label span,
.fact-main > span,
.image-tag,
.fact-grid span,
.amenity-icon,
.flow-step > span,
.registration-card > small,
.partner-row small,
.form-heading,
.form-grid label,
.contact-item > small {
  font-size: 12px;
}

.hero-caption,
.terms-footnote,
.input-note,
.calc-legal,
.form-note,
.form-status,
.footer-bottom > p,
.footer-meta {
  font-size: 13px;
}

.flow-disclaimer {
  font-size: 13px !important;
}

.hero-note {
  font-size: 14px;
}

.section-intro p,
.model-heading > p,
.governance-header > div:nth-child(2) > p,
.enquiry-copy > p:not(.eyebrow) {
  font-size: 16px;
}

.text-link,
.redwood-contact-link {
  font-size: 14px;
}

.market-stat p,
.fact-main p,
.risk-card p,
.faq-list details p,
.contact-addresses p {
  font-size: 14px;
}

.market-aside p,
.calc-copy > p:not(.eyebrow) {
  font-size: 15px;
}

.calc-results span,
.calc-results span small,
.risk-card > span {
  font-size: 13px;
}

.audience-tags span,
.fact-grid span,
.timeline-note,
.flow-step p,
.terms-footnote,
.calc-top,
.calc-disclaimer p,
.contact-addresses > small {
  font-size: 13px;
}

.timeline-note strong,
.flow-step h3,
.risk-card h3,
.partner-row strong,
.contact-addresses p strong {
  font-size: 16px;
}

.amenity strong {
  font-size: 17px;
}

.amenity small {
  font-size: 14px;
}

.term-row {
  font-size: 14px;
}

.term-row strong {
  font-size: 15px;
}

.calculator label,
.contact-lines a,
.contact-item > a {
  font-size: 15px;
}

.partner-row small,
.form-note,
.form-status,
.footer-up {
  font-size: 12px;
}

@media (max-width: 720px) {
  .topline {
    font-size: 11px;
  }

  .primary-nav > a:not(.nav-cta),
  .primary-nav .nav-cta {
    font-size: 14px;
  }

  .button {
    font-size: 13px;
  }

  .hero-caption {
    font-size: 12px;
  }

  .hero-note {
    font-size: 12px;
  }

  .stat-item small,
  .micro-label,
  .market-stat .micro-label,
  .fact-grid span,
  .flow-step > span {
    font-size: 12px;
  }

  .section-intro p,
  .model-heading > p,
  .governance-header > div:nth-child(2) > p,
  .faq-list details p {
    font-size: 14px;
  }

  .market-stat p,
  .risk-card p,
  .terms-footnote,
  .input-note,
  .calc-legal,
  .form-note,
  .form-status,
  .footer-bottom > p,
  .footer-meta {
    font-size: 12px;
  }

  .flow-step p {
    font-size: 13px;
  }

  .flow-disclaimer {
    font-size: 12px !important;
  }

  .market-aside p,
  .calc-copy > p:not(.eyebrow),
  .enquiry-copy > p:not(.eyebrow) {
    font-size: 14px;
  }

  .audience-tags span,
  .form-grid label,
  .contact-item > small {
    font-size: 12px;
  }

  .fact-main p,
  .faq-list details p {
    font-size: 14px;
  }

  .faq-list summary {
    font-size: 15px;
  }

  .amenity strong {
    font-size: 15px;
  }

  .amenity small,
  .contact-addresses p {
    font-size: 13px;
  }

  .enquiry-copy > p:not(.eyebrow) {
    font-size: 15px;
  }

  .term-row {
    font-size: 13px;
  }

  .term-row strong,
  .risk-card h3,
  .partner-row strong,
  .contact-lines a,
  .contact-item > a {
    font-size: 14px;
  }

  .calculator label,
  .form-grid input:not([type="checkbox"]),
  .form-grid select {
    font-size: 14px;
  }
}

.site-header .nav-cta,
.section:not(.development) :is(.button-red, .button-light, .submit-button, .registration-card, .registration-card :where(*)),
.enquiry :is(.button-red, .button-light, .submit-button) {
  color: #fff !important;
}