/* Elder Home Finders — "Front Porch" design system
   Owned by us. No Flatsome, no WordPress theme, no inline content colours.
   Every colour is a token; content HTML carries structure only. */

:root{
  --ink:#3A2A24; --ink-2:#6B564C; --ink-3:#8C7A70;
  --clay:#B65B3C; --clay-d:#94472C;
  --sage:#7A8B6F; --sage-d:#5E6F54;
  --cream:#FBF6EE; --cream-2:#F3EADC; --paper:#FFFFFF;
  --line:rgba(58,42,36,.15); --line-2:rgba(58,42,36,.28);
  --wrap:1180px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--ink);
  font-family:'Karla',system-ui,sans-serif;font-size:17px;line-height:1.62;
  -webkit-font-smoothing:antialiased}
h1,h2,h3,h4{font-family:'Literata',Georgia,serif;font-weight:600;margin:0;
  letter-spacing:-.015em;text-wrap:balance}
p{margin:0}
img{max-width:100%}
a{color:var(--clay-d);text-decoration:none}
a:hover{color:var(--ink);text-decoration:underline}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 40px}
.mono{font-family:'JetBrains Mono',ui-monospace,monospace;font-size:11px;
  letter-spacing:.11em;text-transform:uppercase}
.eyebrow{color:var(--clay);font-weight:500}
.eyebrow a{color:var(--clay)}
.muted{color:var(--ink-2)}

/* ---- logo mark: roofline over a base ---- */
.mark{position:relative;flex:none;display:inline-block}
.mark i{position:absolute;left:0;top:0;width:0;height:0;border-style:solid;
  border-color:transparent;border-bottom-color:var(--clay)}
.mark u{position:absolute;background:var(--ink);border-radius:0 0 3px 3px}
.m-lg{width:44px;height:41px}
.m-lg i{border-left-width:22px;border-right-width:22px;border-bottom-width:20px}
.m-lg u{left:6px;top:20px;width:32px;height:21px}
.m-sm{width:32px;height:30px}
.m-sm i{border-left-width:16px;border-right-width:16px;border-bottom-width:15px}
.m-sm u{left:5px;top:15px;width:22px;height:15px}
.mark-img{display:block;flex:none}
.lock{display:flex;align-items:center;gap:12px;text-decoration:none}
.lock:hover{text-decoration:none}
.lock-n{font-family:'Literata',Georgia,serif;font-weight:600;font-size:20px;
  line-height:1.1;color:var(--ink)}

/* ---- buttons ---- */
.btn,.btn-o{display:inline-flex;align-items:center;justify-content:center;gap:9px;
  border-radius:100px;padding:15px 28px;font-weight:700;font-size:17px;min-height:52px;
  border:2px solid transparent}
.btn{background:var(--clay);color:#fff;border-color:var(--clay)}
.btn:hover{background:var(--clay-d);border-color:var(--clay-d);color:#fff;text-decoration:none}
.btn-o{color:var(--ink);border-color:var(--line-2)}
.btn-o:hover{border-color:var(--ink);color:var(--ink);text-decoration:none}
.btn-sm{padding:11px 20px;font-size:15px;min-height:44px}
.cta-row{display:flex;gap:12px;margin-top:26px;flex-wrap:wrap}

/* ---- utility bar (every page) ---- */
.util{background:var(--ink);color:var(--cream);font-size:13px}
.util-in{display:flex;align-items:center;justify-content:space-between;gap:20px;
  padding-top:9px;padding-bottom:9px;flex-wrap:wrap}
.util-slogan{font-family:'Literata',Georgia,serif;font-style:italic;font-size:14.5px;
  color:var(--cream)}
.util-c{font-family:'JetBrains Mono',ui-monospace,monospace;font-size:11px;
  letter-spacing:.08em}
.util a{color:var(--cream)}
.util a:hover{color:#fff}
.util-sep{margin:0 8px;opacity:.5}
@media (max-width:760px){
  .util-in{justify-content:center;text-align:center}
  .util-slogan{font-size:13.5px}
}

/* ---- header ---- */
.hdr{background:var(--paper);border-bottom:1px solid var(--line);position:sticky;top:0;z-index:40}
.hdr-in{display:flex;align-items:center;justify-content:space-between;gap:28px;
  padding-top:16px;padding-bottom:16px}
.nav{display:flex;align-items:center;gap:24px;font-weight:500;font-size:16px}
.nav a{color:var(--ink)}
.hdr-cta{display:inline-flex;align-items:center;justify-content:center;
  background:var(--clay);color:#fff;border:2px solid var(--clay);border-radius:100px;
  padding:12px 24px;font-weight:700;font-size:16px;white-space:nowrap;min-height:46px}
.hdr-cta:hover{background:var(--clay-d);border-color:var(--clay-d);color:#fff;text-decoration:none}
@media (max-width:760px){.hdr-cta{padding:10px 16px;font-size:14.5px}}
.tel{display:flex;flex-direction:column;align-items:flex-end;line-height:1.15;text-decoration:none}
.tel:hover{text-decoration:none}
.tel .mono{color:var(--ink-2)}
.tel b{font-family:'Literata',serif;font-size:22px;color:var(--clay-d);font-weight:700}

/* ---- breadcrumbs ---- */
.crumbs{background:var(--cream-2);border-bottom:1px solid var(--line);
  padding:11px 0;font-size:14.5px}
.crumbs .sep{margin:0 9px;color:var(--ink-3)}
.crumbs span[aria-current]{color:var(--ink-2)}

/* ---- hub hero ---- */
.hub-hero{background:var(--cream);border-bottom:1px solid var(--line)}
.hub-hero-g{display:grid;grid-template-columns:1.02fr .98fr;gap:52px;
  align-items:center;padding:60px 0 64px}
.hub-hero h1{font-size:39px;line-height:1.07;margin-top:14px}
.hub-hero .lede{font-size:19px;line-height:1.6;color:var(--ink-2);margin-top:18px;max-width:46ch}
.hero-img{border-radius:6px;overflow:hidden;aspect-ratio:16/10}
.hero-img img{width:100%;height:100%;object-fit:cover;display:block}

/* ---- layout: sidebar + main ---- */
.layout{display:grid;grid-template-columns:296px 1fr;gap:48px;
  padding-top:52px;padding-bottom:64px;align-items:start}
.layout.narrow{grid-template-columns:1fr;max-width:840px}
.main{min-width:0}
.main h1{font-size:33px;line-height:1.1;margin:10px 0 0}

/* ---- spoke sidebar (on hub AND every spoke) ---- */
.side{position:sticky;top:96px;background:var(--paper);border:1px solid var(--line);
  border-radius:6px;overflow:hidden}
.side-h{padding:15px 20px;border-bottom:1px solid var(--line);background:var(--cream-2);
  font-family:'Literata',serif;font-weight:600;font-size:17px}
.side-h a{color:var(--ink)}
.side-l{list-style:none;margin:0;padding:8px 0;max-height:52vh;overflow-y:auto}
.side-l li a{display:block;padding:8px 20px;font-size:15px;color:var(--ink-2);line-height:1.4}
.side-l li a:hover{background:var(--cream-2);color:var(--ink);text-decoration:none}
.side-l li.on a{color:var(--clay-d);font-weight:700;
  box-shadow:inset 3px 0 0 var(--clay);background:var(--cream-2)}
.side-cta{padding:18px 20px;border-top:1px solid var(--line);background:var(--cream)}
.side-cta p{font-size:15px;color:var(--ink-2);margin-bottom:11px}

/* ---- answer-first lead + byline ---- */
.answer{font-size:18.5px;line-height:1.58;color:var(--ink);margin-top:18px;
  padding-left:18px;border-left:3px solid var(--sage)}
.byline{display:flex;align-items:center;gap:13px;margin-top:24px;
  padding:14px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.by-av{width:46px;height:46px;border-radius:50%;object-fit:cover;object-position:center 22%}
.byline b{display:block;font-size:15.5px}
.byline span{font-size:14px;color:var(--ink-2)}

/* ---- TOC ---- */
.toc{margin:28px 0;padding:20px 24px;background:var(--paper);
  border:1px solid var(--line);border-radius:6px}
.toc-h{font-family:'JetBrains Mono',monospace;font-size:11px;letter-spacing:.11em;
  text-transform:uppercase;color:var(--sage-d);margin-bottom:11px}
.toc ul{list-style:none;margin:0;padding:0;display:grid;gap:7px}
.toc a{font-size:15.5px}
.toc a.on{font-weight:700;color:var(--ink)}

/* ---- prose: content carries STRUCTURE, this file carries colour ---- */
.prose{margin-top:26px}
.prose h2{font-size:23px;line-height:1.2;margin:40px 0 12px;scroll-margin-top:96px}
.prose h3{font-size:18.5px;line-height:1.28;margin:30px 0 10px;scroll-margin-top:96px}
.prose p{margin:0 0 17px}
.prose ul,.prose ol{margin:0 0 19px;padding-left:22px}
.prose li{margin-bottom:8px}
.prose img{border-radius:5px;margin:8px 0 20px;height:auto}
.prose blockquote{margin:22px 0;padding:16px 22px;background:var(--cream-2);
  border-left:3px solid var(--clay);border-radius:0 5px 5px 0;
  font-family:'Literata',serif;font-size:18px}
.prose table{width:100%;border-collapse:collapse;margin:22px 0;font-size:16px;
  background:var(--paper);border:1px solid var(--line);border-radius:5px;overflow:hidden}
.prose th,.prose td{padding:12px 15px;text-align:left;border-bottom:1px solid var(--line)}
.prose thead th{background:var(--cream-2);font-family:'Karla',sans-serif;font-weight:700;
  font-size:14.5px}
.prose tr:last-child td{border-bottom:0}

/* ---- spoke grid on the hub ---- */
.spokes{margin-top:52px}
.spokes h2{font-size:22px;margin-bottom:20px;scroll-margin-top:96px}
.sp-g{display:grid;grid-template-columns:repeat(2,1fr);gap:15px}
.sp-card{background:var(--paper);border:1px solid var(--line);border-radius:6px;
  padding:22px 24px;display:flex;flex-direction:column;gap:9px}
.sp-card:hover{border-color:var(--clay);text-decoration:none}
.sp-card h3{font-size:16.5px;line-height:1.32;color:var(--ink)}
.sp-card .more{font-size:14.5px;font-weight:600;color:var(--clay-d);margin-top:auto}

/* ---- fan-out ---- */
.fanout{margin-top:52px;padding:32px 34px;background:var(--sage);
  border-radius:6px;color:#fff}
.fanout h2{color:#fff;font-size:21px;margin-bottom:20px;scroll-margin-top:96px}
.fo-g{display:grid;grid-template-columns:repeat(3,1fr);gap:13px}
.fo{background:rgba(255,255,255,.13);border:1px solid rgba(255,255,255,.24);
  border-radius:5px;padding:16px 17px}
.fo-k{font-family:'JetBrains Mono',monospace;font-size:10px;letter-spacing:.12em;
  text-transform:uppercase;color:rgba(255,255,255,.8);margin-bottom:7px}
.fo p{font-size:15.5px;line-height:1.48;color:#fff}
.fo-note{margin-top:18px;font-size:15.5px;color:rgba(255,255,255,.9)}
.fo-note a{color:#fff;text-decoration:underline}

/* ---- related ---- */
.related{margin-top:52px}
.related h2{font-size:21px;margin-bottom:18px;scroll-margin-top:96px}
.rel-g{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.rel-c{background:var(--paper);border:1px solid var(--line);border-radius:6px;padding:18px 20px}
.rel-c:hover{border-color:var(--clay);text-decoration:none}
.rel-c h3{font-size:16.5px;line-height:1.35;color:var(--ink)}
.up{display:inline-block;margin-top:18px;font-weight:600}

/* ---- NAP ---- */
.nap-s{padding:0 0 64px}
.nap{display:grid;grid-template-columns:1.15fr .85fr;background:var(--paper);
  border:1px solid var(--line);border-radius:6px;overflow:hidden}
.nap-b{padding:34px 34px}
.nap-b h3{font-size:20px;margin:10px 0 14px}
.nap address{font-style:normal;line-height:1.7}
.nap .lbl{font-family:'JetBrains Mono',monospace;font-size:10px;letter-spacing:.12em;
  text-transform:uppercase;color:var(--sage-d);margin:18px 0 5px}
.nap .big{font-weight:700;font-size:19px}
.nap-map{position:relative;min-height:260px;
  background:repeating-linear-gradient(135deg,#DDE4D6 0 12px,#E7EDE1 12px 24px)}
.ph-l{position:absolute;left:13px;bottom:12px;font-family:'JetBrains Mono',monospace;
  font-size:10px;color:#fff;background:rgba(58,42,36,.72);padding:5px 9px;border-radius:3px}

/* ---- contact card ---- */
.bobbie-card{display:grid;grid-template-columns:240px 1fr;gap:26px;align-items:start;
  background:var(--paper);border:1px solid var(--line);border-radius:6px;
  padding:26px;margin:26px 0}
.bobbie-card img{border-radius:5px;display:block;width:100%;height:auto}
.bobbie-card p{margin-bottom:13px;color:var(--ink-2)}
.bobbie-card .sig{color:var(--ink);margin-bottom:0}

/* ---- CTA band ---- */
.cta{background:var(--ink);color:var(--cream);padding:60px 0 66px;text-align:center}
.cta h2{color:#fff;font-size:28px;line-height:1.14;margin-top:11px}
.cta .cta-row{justify-content:center}
.cta .btn-o{color:var(--cream);border-color:rgba(251,246,238,.42)}
.cta .btn-o:hover{border-color:var(--cream);color:#fff}
.cta-note{margin-top:20px;font-size:15px;color:rgba(251,246,238,.68)}

/* ---- footer ---- */
.ft{background:#2C1F1A;color:rgba(251,246,238,.76);padding:56px 0 28px;font-size:15.5px}
.ft a{color:rgba(251,246,238,.76)}
.ft a:hover{color:#fff}
.ft address{font-style:normal;line-height:1.62}
.ft-tel{color:#fff;font-weight:700;font-size:19px}
.ft-g{display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:38px}
.ft h4{color:#fff;font-size:15px;font-family:'Karla',sans-serif;font-weight:700;
  margin-bottom:13px}
.ft ul{list-style:none;padding:0;margin:0;display:flex;flex-direction:column;gap:8px}
.ft-b{border-top:1px solid rgba(251,246,238,.16);margin-top:42px;padding-top:21px;
  font-size:14px;color:rgba(251,246,238,.56)}

/* ---- responsive ---- */
@media (max-width:1040px){
  .layout{grid-template-columns:1fr;gap:32px}
  .side{position:static;max-height:none}
  .side-l{max-height:none}
  .hub-hero-g{grid-template-columns:1fr;gap:32px;padding:44px 0 48px}
  .fo-g,.rel-g{grid-template-columns:repeat(2,1fr)}
  .nap,.bobbie-card{grid-template-columns:1fr}
  .ft-g{grid-template-columns:1fr 1fr}
}
@media (max-width:760px){
  .wrap{padding:0 22px}
  .nav{display:none}
  .hdr-in{gap:14px}
  .hub-hero h1{font-size:30px}
  .main h1{font-size:26px}
  .sp-g,.fo-g,.rel-g,.ft-g{grid-template-columns:1fr}
  .prose table{display:block;overflow-x:auto}
  .toc{position:static}
}
@media print{.side,.cta,.hdr,.fanout{display:none}}


/* ---- TOC: floating rail on desktop, collapsible menu on mobile ---- */
.layout.has-toc{grid-template-columns:264px minmax(0,1fr) 236px;gap:40px}
.toc{margin:0;padding:0;background:var(--paper);border:1px solid var(--line);
  border-radius:6px;position:sticky;top:96px;align-self:start;overflow:hidden}
.toc>summary{list-style:none;cursor:pointer;padding:14px 18px;
  background:var(--cream-2);border-bottom:1px solid var(--line);
  font-family:'JetBrains Mono',monospace;font-size:10.5px;letter-spacing:.11em;
  text-transform:uppercase;color:var(--sage-d);display:flex;
  align-items:center;justify-content:space-between}
.toc>summary::-webkit-details-marker{display:none}
.toc>summary::after{content:"−";font-size:15px;line-height:1;color:var(--ink-3)}
.toc:not([open])>summary::after{content:"+"}
.toc:not([open])>summary{border-bottom:0}
.toc ul{list-style:none;margin:0;padding:12px 0;display:block;
  max-height:60vh;overflow-y:auto}
.toc li{margin:0}
.toc li a{display:block;padding:6px 18px;font-size:14.5px;line-height:1.42;
  color:var(--ink-2);border-left:2px solid transparent}
.toc li a:hover{color:var(--ink);background:var(--cream-2);text-decoration:none}
.toc li.sub a{padding-left:30px;font-size:13.5px}
.toc li a.on{color:var(--clay-d);font-weight:700;border-left-color:var(--clay);
  background:var(--cream-2)}

@media (max-width:1180px){
  /* below the 3-column breakpoint the rail becomes a collapsed menu at the top */
  .layout.has-toc{grid-template-columns:264px minmax(0,1fr)}
  .toc{grid-column:1/-1;grid-row:1;position:static;max-height:none}
  .toc ul{max-height:none}
}
@media (max-width:1040px){
  .layout.has-toc{grid-template-columns:1fr}
}
@media (max-width:760px){
  /* MOBILE: collapsed by default so it is a menu, not a wall of links */
  .toc{margin-bottom:4px}
  .toc[open] ul{max-height:44vh;overflow-y:auto}
}


/* ---- enquiry form ---- */
.enq{background:var(--paper);border:1px solid var(--line);border-radius:6px;
  padding:32px 34px;margin:30px 0}
.enq h2{font-size:24px;margin-bottom:8px}
.enq-sub{color:var(--ink-2);margin-bottom:22px}
.enq-g{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.enq-f label{display:block;font-size:14.5px;font-weight:600;color:var(--ink-2)}
.enq-f .req{color:var(--clay)}
.enq-f input,.enq-f select,.enq-f textarea{display:block;width:100%;margin-top:6px;
  padding:12px 13px;font:inherit;font-size:16px;font-weight:400;color:var(--ink);
  background:var(--cream);border:1px solid var(--line-2);border-radius:5px}
.enq-f input:focus,.enq-f select:focus,.enq-f textarea:focus{outline:2px solid var(--clay);
  outline-offset:1px;background:#fff}
.enq-msg{margin-top:16px;display:block}
.enq-act{display:flex;align-items:center;gap:16px;margin-top:20px;flex-wrap:wrap}
.enq-f button{cursor:pointer;font-family:inherit}
.enq-note{font-size:14px;color:var(--ink-2)}
.enq-status{margin-top:14px;font-size:15.5px}
.enq-status.ok{color:var(--sage-d);font-weight:600}
.enq-status.err{color:var(--clay-d);font-weight:600}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
@media (max-width:760px){.enq{padding:24px 20px}.enq-g{grid-template-columns:1fr}}