/* Safe Harbor Funding Website
   GoDaddy-ready static/PHP site
*/

:root {
  --green: #0D2B1E;
  --green-2: #123A2A;
  --green-3: #071A12;
  --gold: #C9A34E;
  --gold-2: #D5B76A;
  --charcoal: #111111;
  --muted: #65726B;
  --off-white: #F7F5EF;
  --white: #FFFFFF;
  --line: rgba(13, 43, 30, 0.14);
  --shadow: 0 22px 70px rgba(0,0,0,0.14);
  --serif: "Playfair Display", Georgia, serif;
  --sans: "Inter", Arial, sans-serif;
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
}

body {
  margin: 0;
  font-family: var(--sans);
  color: var(--charcoal);
  background: var(--white);
  line-height: 1.55;
}

img {
  max-width: 100%;
  display: block;
}

a {
  color: inherit;
  text-decoration: none;
}

.container {
  width: min(1180px, calc(100% - 40px));
  margin: 0 auto;
}

.skip-link {
  position: absolute;
  left: -999px;
  top: 12px;
  background: var(--green);
  color: var(--white);
  padding: 10px 14px;
  z-index: 9999;
}

.skip-link:focus {
  left: 12px;
}

.site-header {
  position: sticky;
  top: 0;
  z-index: 50;
  background: rgba(255,255,255,0.94);
  backdrop-filter: blur(12px);
  border-bottom: 1px solid var(--line);
}

.nav-wrap {
  display: flex;
  align-items: center;
  justify-content: space-between;
  min-height: 108px;
  gap: 24px;
}

.brand img {
  width: 142px;
  max-height: 94px;
  object-fit: contain;
}

.site-nav {
  display: flex;
  align-items: center;
  gap: 23px;
  color: var(--green);
  font-size: 13px;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.site-nav a:not(.btn):hover {
  color: var(--gold);
}

.nav-phone {
  white-space: nowrap;
}

.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  border: 1px solid var(--gold);
  background: var(--gold);
  color: var(--green-3);
  min-height: 50px;
  padding: 0 24px;
  font-weight: 800;
  font-size: 13px;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  border-radius: 2px;
  transition: transform 0.2s ease, background 0.2s ease, color 0.2s ease, border-color 0.2s ease;
  cursor: pointer;
}

.btn:hover {
  transform: translateY(-2px);
  background: var(--gold-2);
  border-color: var(--gold-2);
}

.btn-sm {
  min-height: 42px;
  padding: 0 17px;
  font-size: 12px;
}

.btn-outline {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.5);
}

.btn-outline:hover {
  background: var(--white);
  color: var(--green);
  border-color: var(--white);
}

.btn-outline-light {
  background: transparent;
  color: var(--white);
  border-color: rgba(255,255,255,0.65);
}

.btn-outline-light:hover {
  background: var(--white);
  color: var(--green);
  border-color: var(--white);
}

.btn-full {
  width: 100%;
}

.menu-toggle {
  display: none;
  background: transparent;
  border: 0;
  padding: 8px;
  cursor: pointer;
}

.menu-toggle span {
  display: block;
  width: 26px;
  height: 2px;
  background: var(--green);
  margin: 6px 0;
}

/* Hero */

.hero {
  position: relative;
  overflow: hidden;
  min-height: 720px;
  color: var(--white);
  background: radial-gradient(circle at 72% 25%, rgba(201, 163, 78, 0.18), transparent 30%),
              linear-gradient(135deg, var(--green-3) 0%, var(--green) 48%, #06110D 100%);
}

.hero-bg {
  position: absolute;
  inset: 0;
  opacity: 0.32;
  background:
    linear-gradient(90deg, rgba(255,255,255,0.06) 1px, transparent 1px),
    linear-gradient(rgba(255,255,255,0.04) 1px, transparent 1px);
  background-size: 56px 56px;
  mask-image: linear-gradient(to bottom, black, transparent 92%);
}

.hero::after {
  content: "";
  position: absolute;
  right: -12%;
  bottom: -42%;
  width: 75%;
  height: 72%;
  border: 1px solid rgba(201, 163, 78, 0.22);
  transform: rotate(-9deg);
}

.hero-grid {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: minmax(0, 1.1fr) 400px;
  align-items: center;
  gap: 70px;
  min-height: 720px;
  padding: 80px 0;
}

.eyebrow {
  margin: 0 0 14px;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

h1,
h2 {
  font-family: var(--serif);
  font-weight: 700;
  line-height: 1.02;
  margin: 0;
}

h1 {
  font-size: clamp(48px, 7vw, 86px);
  letter-spacing: -0.045em;
  max-width: 800px;
}

h2 {
  font-size: clamp(34px, 4vw, 56px);
  color: var(--green);
  letter-spacing: -0.035em;
}

.hero-lead {
  max-width: 650px;
  margin: 24px 0 0;
  color: rgba(255,255,255,0.82);
  font-size: clamp(18px, 2vw, 22px);
}

.hero-actions {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
  margin-top: 34px;
}

.hero-notes {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 34px;
}

.hero-notes span {
  border: 1px solid rgba(255,255,255,0.18);
  background: rgba(255,255,255,0.06);
  padding: 8px 12px;
  font-size: 13px;
  color: rgba(255,255,255,0.76);
}

.hero-card {
  background: rgba(255,255,255,0.94);
  color: var(--green);
  padding: 38px;
  box-shadow: var(--shadow);
  border: 1px solid rgba(201, 163, 78, 0.24);
}

.hero-card .seal {
  width: min(100%, 310px);
  margin: 0 auto;
}

.card-divider {
  height: 1px;
  background: var(--line);
  margin: 28px 0;
}

.card-kicker {
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.16em;
  text-transform: uppercase;
  margin: 0;
}

.card-stat {
  font-family: var(--serif);
  font-size: 42px;
  color: var(--green);
  line-height: 1;
  margin: 10px 0;
}

.card-copy {
  margin-bottom: 0;
  color: var(--muted);
}

/* Metrics */

.metrics {
  background: var(--green-3);
  color: var(--white);
  border-top: 1px solid rgba(255,255,255,0.12);
}

.metrics-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
}

.metrics-grid > div {
  padding: 34px 30px;
  border-right: 1px solid rgba(255,255,255,0.12);
}

.metrics-grid > div:last-child {
  border-right: 0;
}

.metric-value {
  display: block;
  font-family: var(--serif);
  color: var(--white);
  font-size: 30px;
  line-height: 1;
}

.metric-label {
  display: block;
  color: var(--gold);
  margin-top: 9px;
  font-size: 12px;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

/* Sections */

.section {
  padding: 105px 0;
}

.section-heading {
  max-width: 760px;
  margin-bottom: 48px;
}

.section-heading.centered {
  text-align: center;
  margin-left: auto;
  margin-right: auto;
}

.section-heading p:not(.eyebrow) {
  color: var(--muted);
  font-size: 18px;
}

.program-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}

.program-card {
  background: var(--white);
  border: 1px solid var(--line);
  padding: 34px 28px;
  min-height: 280px;
  transition: transform 0.2s ease, box-shadow 0.2s ease;
}

.program-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 18px 50px rgba(13,43,30,0.12);
}

.icon {
  width: 52px;
  height: 52px;
  border: 1px solid var(--gold);
  color: var(--gold);
  display: grid;
  place-items: center;
  font-weight: 800;
  margin-bottom: 28px;
}

.program-card h3,
.feature-list h3,
.process-step h3,
.contact-card h3 {
  margin: 0 0 10px;
  color: var(--green);
  font-size: 19px;
}

.program-card p,
.feature-list p {
  color: var(--muted);
  margin: 0;
}

/* Split */

.split-section {
  padding: 105px 0;
  background: var(--off-white);
}

.split-grid {
  display: grid;
  grid-template-columns: 0.9fr 1.1fr;
  gap: 70px;
  align-items: center;
}

.architectural-panel {
  min-height: 540px;
  background:
    linear-gradient(135deg, rgba(13,43,30,0.88), rgba(7,26,18,0.96)),
    repeating-linear-gradient(90deg, rgba(255,255,255,0.06) 0 1px, transparent 1px 42px);
  display: grid;
  place-items: center;
  padding: 50px;
  box-shadow: var(--shadow);
}

.architectural-panel img {
  width: 340px;
  filter: drop-shadow(0 18px 35px rgba(0,0,0,0.25));
}

.split-copy > p:not(.eyebrow) {
  font-size: 18px;
  color: var(--muted);
}

.feature-list {
  display: grid;
  gap: 22px;
  margin-top: 34px;
}

.feature-list > div {
  border-left: 3px solid var(--gold);
  padding-left: 22px;
}

/* Process */

.dark-section {
  background: var(--green-3);
  color: var(--white);
}

.dark-section h2 {
  color: var(--white);
}

.process-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}

.process-step {
  padding: 30px 24px;
  border: 1px solid rgba(255,255,255,0.14);
  background: rgba(255,255,255,0.035);
}

.process-step span {
  width: 44px;
  height: 44px;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  color: var(--gold);
  border-radius: 50%;
  font-weight: 800;
  margin-bottom: 22px;
}

.process-step h3 {
  color: var(--white);
}

.process-step p {
  color: rgba(255,255,255,0.72);
  margin-bottom: 0;
}

/* Market */

.market-section {
  padding: 72px 0;
}

.market-grid {
  display: grid;
  grid-template-columns: 0.85fr 1.15fr;
  gap: 48px;
  align-items: end;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding-top: 52px;
  padding-bottom: 52px;
}

.market-grid p:last-child {
  color: var(--muted);
  font-size: 18px;
}

/* Inquiry */

.inquiry-section {
  background: var(--off-white);
}

.inquiry-grid {
  display: grid;
  grid-template-columns: 0.86fr 1.14fr;
  gap: 58px;
  align-items: start;
}

.inquiry-copy > p {
  color: var(--muted);
  font-size: 18px;
}

.inquiry-copy a {
  color: var(--green);
  font-weight: 800;
}

.contact-card {
  margin-top: 32px;
  background: var(--white);
  border: 1px solid var(--line);
  padding: 28px;
}

.contact-card p {
  margin: 8px 0 0;
  color: var(--muted);
}

.inquiry-form {
  background: var(--white);
  border: 1px solid var(--line);
  padding: 34px;
  box-shadow: 0 18px 50px rgba(13,43,30,0.08);
}

.form-row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 18px;
}

label {
  display: block;
  color: var(--green);
  font-size: 13px;
  font-weight: 800;
  letter-spacing: 0.04em;
  margin-bottom: 18px;
}

input,
select,
textarea {
  width: 100%;
  border: 1px solid rgba(13,43,30,0.22);
  padding: 14px 13px;
  font: inherit;
  margin-top: 7px;
  background: #fff;
  color: var(--charcoal);
  border-radius: 0;
}

input:focus,
select:focus,
textarea:focus {
  outline: 2px solid rgba(201,163,78,0.34);
  border-color: var(--gold);
}

.honeypot {
  display: none;
}

.form-note {
  color: var(--muted);
  font-size: 12px;
  margin: 14px 0 0;
}

/* CTA/Footer */

.cta-strip {
  background:
    radial-gradient(circle at 20% 10%, rgba(201,163,78,0.16), transparent 30%),
    linear-gradient(135deg, var(--green), var(--green-3));
  color: var(--white);
  padding: 68px 0;
}

.cta-grid {
  display: grid;
  grid-template-columns: 1.1fr auto;
  gap: 28px;
  align-items: center;
}

.cta-grid h2 {
  color: var(--white);
}

.cta-actions {
  display: flex;
  gap: 14px;
  flex-wrap: wrap;
}

.site-footer {
  background: #07110D;
  color: rgba(255,255,255,0.75);
  padding: 62px 0 22px;
}

.footer-grid {
  display: grid;
  grid-template-columns: 1.5fr 1fr 1fr;
  gap: 50px;
}

.footer-brand-panel {
  display: inline-block;
  background: transparent;
  padding: 0;
  margin-bottom: 18px;
  border: 0;
}

.footer-logo {
  width: 185px;
  max-height: 145px;
  object-fit: contain;
}

.footer-legal-name {
  margin: 0 0 6px;
  color: var(--white);
  font-weight: 700;
  letter-spacing: 0.02em;
}

.site-footer h3 {
  color: var(--gold);
  font-size: 13px;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  margin-top: 0;
}

.site-footer a {
  display: block;
  color: rgba(255,255,255,0.78);
  margin: 8px 0;
}

.site-footer a:hover {
  color: var(--gold);
}

.footer-bottom {
  border-top: 1px solid rgba(255,255,255,0.12);
  margin-top: 46px;
  padding-top: 22px;
  display: flex;
  justify-content: space-between;
  gap: 24px;
  font-size: 12px;
}

.legal-note {
  max-width: 520px;
  text-align: right;
}

/* Responsive */

@media (max-width: 1000px) {
  .site-nav {
    position: fixed;
    top: 108px;
    left: 0;
    right: 0;
    display: none;
    flex-direction: column;
    align-items: flex-start;
    background: var(--white);
    border-bottom: 1px solid var(--line);
    padding: 24px 28px;
    box-shadow: 0 20px 40px rgba(0,0,0,0.08);
  }

  .site-nav.is-open {
    display: flex;
  }

  .menu-toggle {
    display: block;
  }

  .hero-grid,
  .split-grid,
  .inquiry-grid,
  .market-grid,
  .cta-grid {
    grid-template-columns: 1fr;
  }

  .hero-grid {
    gap: 30px;
    padding-top: 54px;
  }

  .metrics-grid,
  .program-grid,
  .process-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .footer-grid {
    grid-template-columns: 1fr 1fr;
  }

  .footer-grid > div:first-child {
    grid-column: 1 / -1;
  }
}

@media (max-width: 640px) {
  .container {
    width: min(100% - 28px, 1180px);
  }

 .brand img {
    width: 112px;
    max-height: 78px;
  }

  .nav-wrap {
    min-height: 92px;
  }

  .site-nav {
    top: 92px;
  }

  h1 {
    font-size: 44px;
  }

  .hero,
  .hero-grid {
    min-height: unset;
  }

  .hero-card {
    padding: 26px;
  }

  .metrics-grid,
  .program-grid,
  .process-grid,
  .form-row,
  .footer-grid {
    grid-template-columns: 1fr;
  }

  .metrics-grid > div {
    border-right: 0;
    border-bottom: 1px solid rgba(255,255,255,0.12);
  }

  .section,
  .split-section {
    padding: 72px 0;
  }

  .architectural-panel {
    min-height: 360px;
  }

  .architectural-panel img {
    width: 250px;
  }

  .inquiry-form {
    padding: 24px;
  }

  .footer-bottom {
    display: block;
  }

  .legal-note {
    text-align: left;
  }
}

/* Broker Partners Page */
.site-nav .current {
  color: var(--gold);
}

.broker-hero {
  position: relative;
  overflow: hidden;
  color: var(--white);
  background:
    radial-gradient(circle at 72% 18%, rgba(201,163,78,0.22), transparent 27%),
    linear-gradient(135deg, var(--green-3) 0%, var(--green) 52%, #06110D 100%);
}

.broker-hero-bg {
  position: absolute;
  inset: 0;
  opacity: 0.27;
  background:
    linear-gradient(90deg, rgba(255,255,255,0.06) 1px, transparent 1px),
    linear-gradient(rgba(255,255,255,0.04) 1px, transparent 1px);
  background-size: 56px 56px;
  mask-image: linear-gradient(to bottom, black, transparent 94%);
}

.broker-hero::after {
  content: "";
  position: absolute;
  width: 620px;
  height: 620px;
  border: 1px solid rgba(201,163,78,0.18);
  border-radius: 50%;
  right: -260px;
  bottom: -310px;
}

.broker-hero-grid {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: minmax(0, 1.2fr) 420px;
  gap: 74px;
  align-items: center;
  min-height: 690px;
  padding: 86px 0;
}

.broker-hero-copy h1 {
  max-width: 860px;
}

.broker-promise-card {
  background: rgba(255,255,255,0.96);
  color: var(--green);
  padding: 40px;
  border: 1px solid rgba(201,163,78,0.28);
  box-shadow: var(--shadow);
}

.broker-promise-card h2 {
  font-size: 39px;
  margin: 12px 0 26px;
}

.check-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: grid;
  gap: 15px;
}

.check-list li {
  position: relative;
  padding-left: 29px;
  color: var(--muted);
  font-weight: 600;
}

.check-list li::before {
  content: "✓";
  position: absolute;
  left: 0;
  top: 0;
  color: var(--gold);
  font-weight: 900;
}

.partner-benefit-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 22px;
}

.partner-benefit-card {
  min-height: 285px;
  border: 1px solid var(--line);
  padding: 32px 28px;
  background: var(--white);
  transition: transform .2s ease, box-shadow .2s ease;
}

.partner-benefit-card:hover {
  transform: translateY(-4px);
  box-shadow: 0 18px 50px rgba(13,43,30,.1);
}

.partner-benefit-card > span {
  display: block;
  color: var(--gold);
  font-size: 12px;
  letter-spacing: .14em;
  font-weight: 800;
  margin-bottom: 30px;
}

.partner-benefit-card h3,
.broker-choice-card h3,
.deal-summary-box h3 {
  color: var(--green);
  font-size: 20px;
  margin: 0 0 11px;
}

.partner-benefit-card p,
.broker-choice-card p {
  color: var(--muted);
  margin: 0;
}

.broker-process-section .section-heading {
  max-width: 820px;
}

.broker-choice-section {
  background: var(--off-white);
}

.broker-choice-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 24px;
}

.broker-choice-card {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 22px;
  align-items: center;
  background: var(--white);
  border: 1px solid var(--line);
  padding: 32px;
  transition: transform .2s ease, border-color .2s ease, box-shadow .2s ease;
}

.broker-choice-card:hover {
  transform: translateY(-4px);
  border-color: var(--gold);
  box-shadow: 0 18px 50px rgba(13,43,30,.09);
}

.choice-number {
  width: 50px;
  height: 50px;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-weight: 800;
}

.choice-arrow {
  color: var(--gold);
  font-size: 31px;
}

.broker-form-section,
.broker-deal-section {
  scroll-margin-top: 110px;
}

.broker-form-grid {
  display: grid;
  grid-template-columns: .76fr 1.24fr;
  gap: 58px;
  align-items: start;
}

.broker-form-grid.reverse {
  grid-template-columns: 1.24fr .76fr;
}

.broker-form-grid.reverse .broker-form-copy {
  grid-column: 2;
  grid-row: 1;
}

.broker-form-grid.reverse .broker-form {
  grid-column: 1;
  grid-row: 1;
}

.broker-form-copy {
  position: sticky;
  top: 142px;
}

.broker-form .optional {
  font-weight: 500;
  color: var(--muted);
}

.broker-deal-section {
  background: var(--white);
}

.deal-summary-box {
  margin-top: 32px;
  border: 1px solid var(--line);
  background: var(--off-white);
  padding: 28px;
}

.dark-check-list li {
  color: var(--muted);
}

.broker-disclaimer-section {
  background: #F0EEE6;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 28px 0;
}

.broker-disclaimer-section p {
  max-width: 1020px;
  margin: 0 auto;
  color: var(--muted);
  font-size: 13px;
  text-align: center;
}

@media (max-width: 1180px) and (min-width: 1001px) {
  .site-nav {
    gap: 14px;
    font-size: 11px;
    letter-spacing: .055em;
  }

  .btn-sm {
    padding: 0 12px;
  }
}

@media (max-width: 1000px) {
  .broker-hero-grid,
  .broker-form-grid,
  .broker-form-grid.reverse {
    grid-template-columns: 1fr;
  }

  .broker-hero-grid {
    min-height: auto;
    padding: 70px 0;
    gap: 38px;
  }

  .partner-benefit-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .broker-form-grid.reverse .broker-form-copy,
  .broker-form-grid.reverse .broker-form {
    grid-column: auto;
    grid-row: auto;
  }

  .broker-form-grid.reverse .broker-form-copy {
    order: 1;
  }

  .broker-form-grid.reverse .broker-form {
    order: 2;
  }

  .broker-form-copy {
    position: static;
  }
}

@media (max-width: 640px) {
  .broker-promise-card {
    padding: 28px;
  }

  .broker-promise-card h2 {
    font-size: 32px;
  }

  .partner-benefit-grid,
  .broker-choice-grid {
    grid-template-columns: 1fr;
  }

  .partner-benefit-card {
    min-height: auto;
  }

  .broker-choice-card {
    grid-template-columns: auto 1fr;
  }

  .choice-arrow {
    display: none;
  }
}

/* Lending Guidelines Page */
.guidelines-hero {
  position: relative;
  overflow: hidden;
  color: var(--white);
  background:
    radial-gradient(circle at 76% 18%, rgba(201,163,78,0.22), transparent 28%),
    linear-gradient(135deg, var(--green-3) 0%, var(--green) 52%, #06110D 100%);
}

.guidelines-hero-bg {
  position: absolute;
  inset: 0;
  opacity: 0.27;
  background:
    linear-gradient(90deg, rgba(255,255,255,0.06) 1px, transparent 1px),
    linear-gradient(rgba(255,255,255,0.04) 1px, transparent 1px);
  background-size: 56px 56px;
  mask-image: linear-gradient(to bottom, black, transparent 94%);
}

.guidelines-hero::after {
  content: "";
  position: absolute;
  width: 680px;
  height: 680px;
  border: 1px solid rgba(201,163,78,0.18);
  transform: rotate(18deg);
  right: -330px;
  bottom: -390px;
}

.guidelines-hero-grid {
  position: relative;
  z-index: 2;
  display: grid;
  grid-template-columns: minmax(0, 1.18fr) 420px;
  gap: 74px;
  align-items: center;
  min-height: 680px;
  padding: 84px 0;
}

.guidelines-hero-copy h1 {
  max-width: 900px;
}

.guidelines-summary-card {
  background: rgba(255,255,255,0.96);
  color: var(--green);
  padding: 40px;
  border: 1px solid rgba(201,163,78,0.28);
  box-shadow: var(--shadow);
}

.guidelines-summary-card h2 {
  font-size: 39px;
  margin: 12px 0 26px;
}

.guidelines-overview-section {
  background: var(--white);
}

.guidelines-programs-section {
  background: var(--off-white);
}

.guideline-card-grid {
  display: grid;
  gap: 22px;
}

.guideline-card-grid.four-up {
  grid-template-columns: repeat(4, 1fr);
}

.guideline-card-grid.three-up {
  grid-template-columns: repeat(3, 1fr);
}

.guideline-card {
  position: relative;
  min-height: 250px;
  padding: 32px 28px;
  background: var(--white);
  border: 1px solid var(--line);
  transition: transform .2s ease, box-shadow .2s ease, border-color .2s ease;
}

.guideline-card:hover {
  transform: translateY(-4px);
  border-color: rgba(201,163,78,.62);
  box-shadow: 0 18px 50px rgba(13,43,30,.09);
}

.guideline-number {
  display: block;
  color: var(--gold);
  font-size: 12px;
  letter-spacing: .14em;
  font-weight: 800;
  margin-bottom: 30px;
}

.guideline-card h3,
.guideline-detail-list h3,
.highlight-item h3,
.underwriting-factor h3,
.review-step h3,
.draw-requirements-card h3 {
  color: var(--green);
  font-size: 20px;
  margin: 0 0 11px;
}

.guideline-card p,
.guideline-detail-list p,
.highlight-item p,
.review-step p,
.draw-requirements-card p {
  color: var(--muted);
  margin: 0;
}

.program-emphasis {
  min-height: 285px;
}

.featured-program {
  border-top: 4px solid var(--gold);
  padding-top: 29px;
}

.guidelines-split-grid {
  display: grid;
  grid-template-columns: 1.08fr .92fr;
  gap: 66px;
  align-items: start;
}

.guidelines-copy-block > p:not(.eyebrow) {
  color: var(--muted);
  font-size: 18px;
  max-width: 690px;
}

.guideline-detail-list {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 26px;
  margin-top: 36px;
}

.guideline-detail-list > div {
  border-left: 3px solid var(--gold);
  padding-left: 20px;
}

.guidelines-highlight-panel {
  background: var(--green);
  color: var(--white);
  padding: 42px;
  box-shadow: var(--shadow);
}

.guidelines-highlight-panel h2 {
  color: var(--white);
  font-size: 42px;
  margin-bottom: 30px;
}

.highlight-item {
  padding: 21px 0;
  border-top: 1px solid rgba(255,255,255,.16);
}

.highlight-item h3 {
  color: var(--white);
}

.highlight-item p {
  color: rgba(255,255,255,.72);
}

.guideline-small-note {
  color: var(--muted);
  font-size: 13px;
  line-height: 1.65;
}

.guidelines-highlight-panel .guideline-small-note {
  color: rgba(255,255,255,.58);
  margin: 24px 0 0;
}

.guidelines-underwriting-section .section-heading {
  max-width: 850px;
}

.guidelines-underwriting-section .section-heading p:not(.eyebrow) {
  color: rgba(255,255,255,.66);
}

.underwriting-factor-grid {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 22px;
}

.underwriting-factor {
  border: 1px solid rgba(255,255,255,.14);
  background: rgba(255,255,255,.035);
  padding: 30px 25px;
}

.underwriting-factor > span {
  display: block;
  color: var(--gold);
  font-size: 12px;
  font-weight: 800;
  letter-spacing: .14em;
  margin-bottom: 28px;
}

.underwriting-factor h3 {
  color: var(--white);
}

.underwriting-factor p {
  color: rgba(255,255,255,.7);
  margin: 0;
}

.underwriting-note {
  max-width: 900px;
  margin: 34px auto 0;
  color: rgba(255,255,255,.64);
  text-align: center;
  font-size: 14px;
}

.guidelines-review-grid {
  display: grid;
  grid-template-columns: 1.15fr .85fr;
  gap: 68px;
  align-items: start;
}

.section-intro {
  color: var(--muted);
  font-size: 18px;
  max-width: 720px;
}

.review-timeline {
  display: grid;
  gap: 22px;
  margin-top: 38px;
}

.review-step {
  display: grid;
  grid-template-columns: 50px 1fr;
  gap: 20px;
  align-items: start;
}

.review-step > span {
  width: 50px;
  height: 50px;
  display: grid;
  place-items: center;
  border: 1px solid var(--gold);
  color: var(--gold);
  font-weight: 800;
}

.submission-checklist {
  position: sticky;
  top: 140px;
  background: var(--off-white);
  border: 1px solid var(--line);
  padding: 38px;
}

.submission-checklist h2 {
  font-size: 39px;
  margin-bottom: 25px;
}

.submission-checklist .guideline-small-note {
  margin: 24px 0;
}

.construction-draw-section {
  background: var(--off-white);
}

.construction-draw-grid {
  display: grid;
  grid-template-columns: 1.05fr .95fr;
  gap: 66px;
  align-items: center;
}

.construction-draw-grid > div:first-child > p:not(.eyebrow) {
  color: var(--muted);
  font-size: 18px;
}

.draw-requirements-card {
  background: var(--white);
  border: 1px solid var(--line);
  padding: 38px;
  box-shadow: 0 18px 50px rgba(13,43,30,.08);
}

.draw-requirements-card h3 {
  font-family: var(--serif);
  font-size: 32px;
  line-height: 1.1;
  margin-bottom: 26px;
}

.guidelines-disclaimer-section {
  background: #F0EEE6;
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
  padding: 30px 0;
}

.guidelines-disclaimer-section p {
  max-width: 1050px;
  margin: 0 auto;
  color: var(--muted);
  font-size: 13px;
  text-align: center;
}

@media (max-width: 1000px) {
  .guidelines-hero-grid,
  .guidelines-split-grid,
  .guidelines-review-grid,
  .construction-draw-grid {
    grid-template-columns: 1fr;
  }

  .guidelines-hero-grid {
    min-height: auto;
    padding: 70px 0;
    gap: 38px;
  }

  .guideline-card-grid.four-up,
  .guideline-card-grid.three-up,
  .underwriting-factor-grid {
    grid-template-columns: repeat(2, 1fr);
  }

  .submission-checklist {
    position: static;
  }
}

@media (max-width: 640px) {
  .guidelines-summary-card,
  .guidelines-highlight-panel,
  .submission-checklist,
  .draw-requirements-card {
    padding: 28px;
  }

  .guidelines-summary-card h2,
  .guidelines-highlight-panel h2,
  .submission-checklist h2 {
    font-size: 32px;
  }

  .guideline-card-grid.four-up,
  .guideline-card-grid.three-up,
  .underwriting-factor-grid,
  .guideline-detail-list {
    grid-template-columns: 1fr;
  }

  .guideline-card,
  .program-emphasis {
    min-height: auto;
  }
}


/* Privacy Policy and Website Terms */
.footer-legal-links {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  white-space: nowrap;
  margin: 0;
}

.footer-legal-links a {
  display: inline;
  margin: 0;
}

.footer-legal-links span {
  color: rgba(255,255,255,.35);
}

.form-note a,
.thank-you-legal-links a {
  color: var(--green);
  font-weight: 800;
  text-decoration: underline;
  text-underline-offset: 2px;
}

.form-warning {
  background: var(--off-white);
  border-left: 3px solid var(--gold);
  padding: 11px 13px;
  line-height: 1.55;
}

.form-consent {
  line-height: 1.55;
}

.form-certification {
  display: grid;
  grid-template-columns: 20px 1fr;
  gap: 10px;
  align-items: start;
  margin: 3px 0 20px;
  color: var(--green);
  font-weight: 600;
  letter-spacing: 0;
  line-height: 1.45;
}

.form-certification input {
  width: 18px;
  height: 18px;
  margin: 2px 0 0;
  accent-color: var(--green);
}

.legal-hero {
  color: var(--white);
  background:
    radial-gradient(circle at 76% 20%, rgba(201,163,78,.2), transparent 28%),
    linear-gradient(135deg, var(--green-3), var(--green));
  padding: 92px 0 82px;
  border-bottom: 1px solid rgba(201,163,78,.28);
}

.legal-hero-inner {
  max-width: 900px;
}

.legal-hero h1 {
  font-size: clamp(48px, 7vw, 78px);
}

.legal-hero-inner > p:not(.eyebrow):not(.legal-effective-date) {
  max-width: 760px;
  color: rgba(255,255,255,.8);
  font-size: 20px;
}

.legal-effective-date {
  margin: 26px 0 0;
  color: var(--gold-2);
  font-size: 14px;
}

.legal-section {
  background: var(--off-white);
}

.legal-layout {
  display: grid;
  grid-template-columns: 245px minmax(0, 820px);
  gap: 70px;
  justify-content: center;
  align-items: start;
}

.legal-toc {
  position: sticky;
  top: 140px;
  background: var(--white);
  border: 1px solid var(--line);
  padding: 28px;
  box-shadow: 0 16px 38px rgba(13,43,30,.06);
}

.legal-toc a {
  display: block;
  color: var(--green);
  padding: 9px 0;
  border-top: 1px solid var(--line);
  font-size: 13px;
  font-weight: 700;
}

.legal-toc a:hover {
  color: var(--gold);
}

.legal-content {
  background: var(--white);
  border: 1px solid var(--line);
  padding: 54px 58px;
  box-shadow: 0 18px 50px rgba(13,43,30,.06);
}

.legal-content section {
  scroll-margin-top: 135px;
  padding-bottom: 38px;
  margin-bottom: 38px;
  border-bottom: 1px solid var(--line);
}

.legal-content section:last-child {
  padding-bottom: 0;
  margin-bottom: 0;
  border-bottom: 0;
}

.legal-content h2 {
  font-size: clamp(30px, 3vw, 40px);
  margin-bottom: 20px;
}

.legal-content h3 {
  color: var(--green);
  margin: 28px 0 9px;
  font-size: 18px;
}

.legal-content p,
.legal-content li {
  color: #46534C;
  font-size: 16px;
  line-height: 1.75;
}

.legal-content ul {
  padding-left: 22px;
}

.legal-content li {
  margin-bottom: 8px;
}

.legal-content a,
.legal-address a {
  color: var(--green);
  font-weight: 800;
  text-decoration: underline;
  text-underline-offset: 2px;
}

.legal-callout {
  background: #F1EEE5;
  border-left: 4px solid var(--gold);
  padding: 20px 22px;
  color: #3F4B45;
  line-height: 1.65;
  margin: 24px 0;
}

.legal-address {
  font-style: normal;
  color: #46534C;
  line-height: 1.8;
}

.thank-you-legal-links {
  margin: 28px 0 0;
  color: rgba(255,255,255,.72);
  font-size: 13px;
}

.thank-you-legal-links a {
  color: var(--gold-2);
}

.compact-site-footer {
  padding-top: 0;
}

.compact-site-footer .footer-bottom {
  margin-top: 0;
}

@media (max-width: 1000px) {
  .legal-layout {
    grid-template-columns: 1fr;
    gap: 30px;
  }

  .legal-toc {
    position: static;
  }

  .footer-bottom {
    flex-wrap: wrap;
  }
}

@media (max-width: 640px) {
  .legal-hero {
    padding: 68px 0 60px;
  }

  .legal-content {
    padding: 32px 24px;
  }

  .legal-toc {
    padding: 24px;
  }

  .footer-legal-links {
    margin-top: 12px;
  }
}