:root{--navy:#17293b;--navy2:#21394f;--gold:#dab27a;--ink:#192d40;--muted:#5d6771;--line:#dce1e5;--blue:#f1f5f8;--terracotta:#a25d45}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:#fff;color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}button,a,input,select,textarea,summary{outline-offset:5px}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid #be8a48}img{display:block;width:100%;object-fit:cover}h1,h2,h3,p{margin-top:0}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;letter-spacing:-.035em;line-height:1.08}h3{font-weight:500;line-height:1.3}p{color:var(--muted)}.header{background:#fff;border-bottom:1px solid #e9edf0}.nav-wrap{max-width:1320px;margin:auto;padding:23px 42px;display:flex;align-items:center;gap:30px}.brand{display:flex;align-items:center;gap:13px;font-size:15px;font-weight:700;letter-spacing:.08em;line-height:1.4;flex-shrink:0}.brand svg{width:37px;height:42px;color:var(--navy)}.brand-bottom{display:block;font-size:14px;font-weight:400;letter-spacing:.29em}.nav-wrap nav{display:flex;gap:30px;margin-left:auto;font-size:14px}.nav-wrap nav a:hover,.text-link:hover{text-decoration:underline;text-underline-offset:6px}.button{display:inline-flex;justify-content:center;align-items:center;background:var(--navy);color:white;padding:14px 25px;border:1px solid var(--navy);border-radius:3px;font-weight:600;font-size:15px;line-height:1.5;transition:background .2s}.button:hover{background:#2b4962}.button.small{font-size:14px;padding:11px 19px}.menu-toggle{display:none;background:none;border:none;color:var(--navy);font-size:25px}.hero{background:#f4f7f9;overflow:hidden}.hero-inner{max-width:1440px;margin:auto;display:grid;grid-template-columns:49% 51%;min-height:620px}.hero-copy{padding:75px 42px 60px max(42px,calc((100vw - 1236px)/2));position:relative;z-index:1}.eyebrow{font-size:12px;font-weight:700;letter-spacing:.14em;color:var(--navy);line-height:1.6;margin-bottom:24px}.hero .eyebrow{display:flex;align-items:center;gap:10px;max-width:420px}.eyebrow>span{width:7px;height:7px;flex-shrink:0;background:var(--terracotta);border-radius:50%}h1{font-size:clamp(40px,4.5vw,64px);margin-bottom:27px}h1 em{font-style:italic;color:#87622e}.hero-description{font-size:18px;line-height:1.65;max-width:440px;margin-bottom:30px}.hero-actions{display:flex;align-items:center;gap:26px;flex-wrap:wrap}.text-link{border:0;background:none;padding:0;font-size:15px;font-weight:600;color:var(--navy);text-decoration:underline;text-underline-offset:6px}.hero-note{display:flex;align-items:center;gap:13px;font-size:14px;color:#66737e;margin-top:42px}.tiny-star{color:#9f733a;font-size:24px}.hero-visual{position:relative;margin:35px 35px 35px 0;min-height:550px}.hero-visual>img{height:100%;position:absolute;border-radius:72px 3px 3px 3px;object-position:54% center}.image-label{position:absolute;left:26px;top:30px;background:#fffef2ed;font-size:13px;padding:9px 15px;border-radius:2px;color:var(--navy)}.concept-caption{position:absolute;right:20px;bottom:16px;color:white;background:#17293bba;padding:3px 8px;font-size:12px}.hero-badge{position:absolute;bottom:24px;left:-37px;background:var(--navy);padding:22px 28px;min-width:248px;box-shadow:0 8px 28px #0002;border-left:3px solid var(--gold)}.badge-line{font-size:12px;color:var(--gold);letter-spacing:.13em}.hero-badge p{color:#cdd7df;line-height:1.5;margin:9px 0 0;font-size:19px}.hero-badge strong{font-weight:400;color:white}.principles{display:flex;justify-content:center;gap:80px;padding:24px 30px;border-bottom:1px solid var(--line);font-size:14px;font-weight:600}.principles span{font-size:12px;letter-spacing:.04em;font-weight:400;color:#9b784d;margin-right:11px}.section{max-width:1320px;margin:auto;padding:83px 42px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px;margin-bottom:40px}.section-heading h2{font-size:45px;margin-bottom:0}.section-heading .eyebrow{margin-bottom:16px}.section-heading>p{max-width:360px;margin-bottom:4px}.path-grid{display:grid;grid-template-columns:1fr 1fr;gap:27px;align-items:start}.path-card{border:1px solid var(--line);border-radius:5px;overflow:hidden}.path-image{position:relative}.path-image img{height:260px}.path-tag{position:absolute;left:24px;bottom:20px;padding:6px 13px;color:#fff;font-size:12px;letter-spacing:.13em;font-weight:700;background:var(--navy);border-radius:2px}.recovery .path-tag{background:var(--terracotta)}.path-content{padding:29px 31px 24px}.card-kicker{font-size:12px;letter-spacing:.1em;font-weight:700;color:#937044;margin-bottom:9px}.path-content h3{font-family:Georgia,'Times New Roman',serif;font-size:29px;letter-spacing:-.02em;margin-bottom:14px}.path-content>p:not(.card-kicker){margin-bottom:20px}.feature-list{padding:0;list-style:none;margin:0 0 24px;font-size:14px;color:var(--muted)}.feature-list li{padding:4px 0 4px 22px;position:relative}.feature-list li:before{content:'✓';position:absolute;left:0;color:#856835}details{border-top:1px solid var(--line)}summary{padding-top:18px;cursor:pointer;display:flex;justify-content:space-between;font-size:15px;font-weight:600;list-style:none}summary::-webkit-details-marker{display:none}summary span{font-size:21px;line-height:1.15;color:#8b6c3f}details[open] summary span{transform:rotate(45deg)}.detail-content{padding-top:22px}.detail-content p{font-size:15px}.inline-button{background:none;border:0;padding:0;color:var(--navy);text-decoration:underline;font-weight:600;font-size:14px}.section-footnote{font-size:12px;margin:20px 0 0;color:#747e87}.partnership{background:var(--navy);color:white}.partnership-inner{display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-top:75px;padding-bottom:75px}.partnership .eyebrow{color:var(--gold);font-size:12px}.partnership h2{font-size:47px;margin-bottom:24px}.partnership-heading>p:not(.eyebrow){max-width:390px;color:#bbc9d5;margin-bottom:30px}.button.gold{background:var(--gold);border-color:var(--gold);color:var(--navy)}.button.gold:hover{background:#ecc798}.steps{padding-top:20px}.steps article{display:flex;gap:27px;padding:25px 0;border-bottom:1px solid #ffffff22}.steps article:first-child{padding-top:0}.steps article:last-child{border:0;padding-bottom:0}.step-number{color:var(--gold);font-family:Georgia,serif;font-size:26px;line-height:1.4}.steps h3{font-size:22px;margin-bottom:9px}.steps p{color:#bbc9d5;font-size:15px;margin-bottom:0}.possibilities 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22px}.footer-top{display:flex;justify-content:space-between;gap:40px;align-items:flex-start;margin-bottom:35px}.footer-top>p{font-size:14px}.footer-top>div{display:flex;gap:24px;font-size:14px}.footer-top button{border:none;background:none;color:var(--navy);font-size:14px;padding:0}.footer-bottom{border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:20px;padding-top:20px;font-size:12px;color:#77828d}.skip-link{position:fixed;top:-100px;left:15px;background:white;padding:15px;z-index:100}.skip-link:focus{top:10px}dialog{border:0;border-radius:7px;width:min(650px,calc(100% - 32px));padding:40px;color:var(--navy);max-height:90vh;overflow:auto;box-shadow:0 20px 100px #0004}dialog::backdrop{background:#0c1d31b8}dialog h2{font-size:36px;margin-bottom:15px}dialog .eyebrow{margin-bottom:13px}.close-dialog{position:absolute;right:18px;top:12px;border:0;background:none;font-size:30px;color:var(--navy)}.dialog-intro{font-size:15px}form{display:flex;flex-direction:column;gap:18px}label{display:flex;flex-direction:column;gap:6px;font-size:14px;font-weight:600}input,select,textarea{width:100%;border:1px solid #bcc7d1;background:white;border-radius:3px;padding:11px;color:var(--navy);font-weight:400;font-size:16px}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:18px}.form-note{font-size:12px;margin:0}#brief-status{font-size:14px;margin:0;color:#396046}body.modal-open{overflow:hidden}
@media(min-width:1441px){.hero-copy{padding-left:102px}.hero-visual{margin-right:70px}.closing{padding-left:calc((100vw - 1236px)/2)}}
@media(max-width:1100px){.nav-wrap{padding:21px 28px;gap:20px}.nav-wrap nav{gap:19px}.hero-copy{padding:65px 32px}.hero-inner{grid-template-columns:50% 50%}.hero-visual{margin-right:25px}.hero-badge{left:-20px;min-width:220px;padding:20px}.principles{gap:40px}.section{padding:65px 32px}.section-heading h2{font-size:40px}.partnership-inner{gap:50px}.partnership h2{font-size:42px}.path-content{padding:26px}.path-content h3{font-size:26px}.footer-top>div{flex-direction:column;gap:8px}.closing{padding:55px 32px}}
@media(max-width:820px){.nav-wrap nav{display:none;position:absolute;z-index:5;top:88px;left:0;right:0;background:white;padding:25px 28px;border-bottom:1px solid var(--line);flex-direction:column}.nav-wrap nav.is-open{display:flex}.nav-wrap>.button{margin-left:auto}.menu-toggle{display:block}.brand{font-size:13px}.brand-bottom{font-size:12px}.hero-inner{grid-template-columns:1fr}.hero-copy{padding:53px 28px 43px}.hero .eyebrow{font-size:12px;max-width:none}h1{font-size:54px;max-width:590px}.hero-description{max-width:520px}.hero-note{margin-top:26px}.hero-visual{margin:0 28px 35px;min-height:360px}.hero-visual>img{border-radius:45px 3px 3px 3px}.hero-badge{left:16px;bottom:18px}.principles{gap:20px;font-size:12px;padding:19px 20px;flex-wrap:wrap}.section-heading{align-items:flex-start;flex-direction:column;gap:20px}.section-heading>p{max-width:500px}.path-grid{gap:20px}.path-image img{height:210px}.path-content{padding:22px}.path-content h3{font-size:25px}.partnership-inner{grid-template-columns:1fr;gap:36px}.partnership h2 br:last-child{display:none}.partnership-heading>p:not(.eyebrow){max-width:560px}.steps{padding-top:0}.options-grid{gap:25px}.options-grid h3{font-size:23px}.closing-word{opacity:.55}.footer-top{flex-wrap:wrap}.footer-top>div{flex-direction:row}.footer-bottom{flex-direction:column;gap:4px}}
@media(max-width:580px){.nav-wrap{padding:18px 20px;gap:14px}.brand svg{width:29px}.brand{font-size:12px;gap:8px}.brand-bottom{font-size:12px}.nav-wrap>.button{padding:9px 12px;font-size:12px}.menu-toggle{padding:0;font-size:24px}.hero-copy{padding:43px 22px 32px}h1{font-size:44px}.hero-description{font-size:17px}.hero-actions{gap:21px}.hero-actions .button{padding:13px 20px;font-size:14px}.text-link{font-size:14px}.hero-visual{margin:0 20px 26px;min-height:310px}.image-label{left:20px;top:20px;font-size:12px;padding:7px 10px}.hero-badge{padding:17px 20px;min-width:195px;bottom:20px}.hero-badge p{font-size:17px}.concept-caption{bottom:3px;right:8px;font-size:12px}.principles{justify-content:flex-start;gap:8px 20px;padding:20px 22px}.principles>div{flex:1 1 180px}.section{padding:52px 22px}.section-heading h2{font-size:37px}.section-heading{margin-bottom:29px}.eyebrow{font-size:12px}.path-grid{grid-template-columns:1fr;gap:25px}.path-image img{height:230px}.path-content{padding:25px}.path-content h3{font-size:28px}.section-footnote{font-size:12px}.partnership h2{font-size:39px}.steps article{gap:22px}.steps h3{font-size:21px}.options-grid{grid-template-columns:1fr;gap:27px}.options-grid article{padding-top:20px}.options-grid h3{margin-top:9px;font-size:26px}.closing{padding:48px 22px}.closing h2{font-size:37px}.closing-word{font-size:150px;bottom:20px;right:-16px}footer{padding:35px 22px 24px}.footer-top{gap:22px;margin-bottom:25px}.footer-top>p{margin:0}.footer-top>div{gap:20px;flex-wrap:wrap}.footer-bottom{font-size:12px}dialog{padding:32px 23px}.form-row{grid-template-columns:1fr;gap:18px}dialog h2{font-size:32px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
/* Dedicated housing and company pages */
.nav-wrap{gap:24px}.nav-wrap nav{gap:20px;font-size:14px}.nav-wrap nav a[aria-current=page]{text-decoration:underline;text-underline-offset:7px}.header-contact{flex-shrink:0}.path-page-link{display:block;border-top:1px solid var(--line);padding-top:18px;font-weight:600;font-size:15px;text-decoration:underline;text-underline-offset:5px}.inner-hero{display:grid;grid-template-columns:1fr 1fr;max-width:1440px;margin:auto;background:var(--blue)}.inner-hero-copy{padding:50px 50px 65px max(42px,calc((100vw - 1236px)/2))}.breadcrumb{font-size:12px;margin-bottom:30px;color:#677681}.breadcrumb a{text-decoration:underline;text-underline-offset:3px}.inner-hero h1{font-size:clamp(40px,4.1vw,58px)}.inner-hero-copy>p:not(.eyebrow):not(.breadcrumb){font-size:18px;max-width:470px;margin-bottom:28px}.inner-hero figure{margin:32px 32px 32px 0;position:relative;min-height:460px}.inner-hero img{height:100%;position:absolute;border-radius:55px 3px 3px 3px}.inner-hero figcaption{position:absolute;right:15px;bottom:15px;padding:4px 9px;background:#17293bbb;color:white;font-size:12px}.planning-band{background:var(--blue)}.planning-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}.planning-grid h2,.split-copy h2,.about-intro h2,.planning-band h2{font-size:43px}.planning-list p{border-top:1px solid #cbd6df;margin:0;padding:20px 0}.planning-list p:first-child{padding-top:0;border:0}.planning-list strong{display:block;color:var(--navy);font-size:18px;font-weight:500;margin-bottom:6px}.planning-list span{font-size:15px}.split-copy{display:grid;grid-template-columns:1fr 1fr;gap:80px}.split-copy h2{margin-bottom:0}.editorial-hero{background:var(--navy);color:white}.editorial-hero .section{padding-top:35px;padding-bottom:70px}.editorial-hero .breadcrumb{color:#c3cfd9}.editorial-hero .eyebrow{color:var(--gold)}.editorial-hero h1{font-size:clamp(43px,5.2vw,70px);max-width:900px}.editorial-hero h1 em{color:var(--gold)}.editorial-hero p:not(.eyebrow):not(.breadcrumb){max-width:590px;color:#c3cfd9;font-size:18px}.process-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}.process-grid article{border-top:1px solid var(--line);padding-top:23px}.process-grid article>span{font-family:Georgia,serif;font-size:30px;color:#9d794b}.process-grid h3{font-size:23px;margin:15px 0}.process-grid p{font-size:15px}.responsibility-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:35px}.responsibility-grid article{background:white;padding:30px}.responsibility-grid h3{font-family:Georgia,serif;font-size:27px}.responsibility-grid ul,.contact-points ul{padding-left:20px;color:var(--muted)}.responsibility-grid li,.contact-points li{margin-bottom:8px}.about-intro{display:grid;grid-template-columns:1fr 1fr;gap:70px}.large-copy{font-size:21px;color:var(--navy)}.about-image{max-width:1236px;margin:auto;position:relative}.about-image img{height:400px;object-position:center 62%}.about-image>span{position:absolute;bottom:15px;right:15px;background:#17293bbb;padding:4px 9px;color:white;font-size:12px}.contact-section{display:grid;grid-template-columns:1fr 1fr;gap:85px;padding-top:40px}.contact-intro h1{font-size:58px}.contact-intro>p:not(.eyebrow):not(.breadcrumb){font-size:18px;max-width:430px}.email-card{padding:24px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin:30px 0}.email-card span{display:block;letter-spacing:.12em;font-size:12px;color:#886b43;font-weight:600}.email-card a{font-size:clamp(16px,1.65vw,21px);font-weight:600;overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:5px}.contact-points h3{font-size:18px}.contact-points ul{font-size:15px}.contact-form-card{border:1px solid var(--line);padding:35px;border-radius:5px;background:#f8fafb}.contact-form-card h2{font-size:34px;margin-bottom:14px}.contact-form-card>p{font-size:15px;margin-bottom:25px}.contact-form-card .text-link{align-self:center}#inquiry-status{font-size:14px;color:#445d70;margin-bottom:0}.form-note{font-size:12px}
@media(max-width:1120px){.nav-wrap nav{gap:14px;font-size:13px}.nav-wrap{gap:18px}.brand{font-size:13px}.brand-bottom{font-size:12px}.inner-hero-copy{padding:40px 32px 50px}.planning-grid,.split-copy,.about-intro,.contact-section{gap:45px}.contact-form-card{padding:26px}.contact-intro h1{font-size:50px}}
@media(max-width:960px){.nav-wrap nav{display:none;position:absolute;z-index:5;top:88px;left:0;right:0;background:white;padding:25px 28px;border-bottom:1px solid var(--line);flex-direction:column;font-size:16px;gap:15px}.nav-wrap nav.is-open{display:flex}.header-contact{margin-left:auto}.menu-toggle{display:block}.inner-hero-copy{padding:35px 28px 45px}.inner-hero figure{margin:28px 25px 28px 0;min-height:450px}.inner-hero h1{font-size:43px}.process-grid{grid-template-columns:1fr 1fr;gap:30px}}
@media(max-width:720px){.inner-hero{grid-template-columns:1fr}.inner-hero figure{margin:0 22px 30px;min-height:320px}.inner-hero h1{font-size:46px}.inner-hero-copy{padding:30px 22px 35px}.planning-grid,.split-copy,.about-intro,.contact-section{grid-template-columns:1fr;gap:28px}.planning-grid h2,.split-copy h2,.about-intro h2,.planning-band h2{font-size:37px}.responsibility-grid{grid-template-columns:1fr;gap:20px}.editorial-hero .section{padding-bottom:50px}.about-image{margin:0 22px}.about-image img{height:300px}.contact-section{padding-top:30px}.contact-intro h1{font-size:47px}.contact-form-card{padding:27px 22px}.process-grid h3{font-size:21px}.footer-top>div{flex-wrap:wrap}}
@media(max-width:400px){.header-contact{display:none}.menu-toggle{margin-left:auto}.brand{font-size:12px}.brand-bottom{font-size:12px}.inner-hero h1{font-size:40px}.process-grid{grid-template-columns:1fr}}

/* Full supplied wordmark in the header and footer. */
.header{position:relative}.nav-wrap{padding-top:10px;padding-bottom:10px}.nav-wrap .brand-header{display:block;width:260px;max-width:100%;flex-shrink:0}.brand-header img{width:100%;height:auto;object-fit:contain}.brand-full{display:block;width:300px;max-width:100%;flex-shrink:0}.brand-full img{width:100%;height:auto;object-fit:contain}.footer-top{align-items:center}.footer-top>p{margin-bottom:0}.footer-top>div{align-self:center}
@media(max-width:1120px){.nav-wrap .brand-header{width:230px}}
@media(max-width:1100px){.nav-wrap nav{display:none;position:absolute;z-index:5;top:100%;left:0;right:0;background:white;padding:25px 28px;border-bottom:1px solid var(--line);flex-direction:column;font-size:16px;gap:15px}.nav-wrap nav.is-open{display:flex}.nav-wrap .header-contact{margin-left:auto}.menu-toggle{display:block}}
@media(max-width:960px){.brand-full{width:300px}.footer-top{align-items:flex-start}.footer-top>div{align-self:auto}}
@media(max-width:580px){.nav-wrap{padding:8px 20px;gap:12px}.nav-wrap .brand-header{width:210px}.nav-wrap .header-contact{display:none}.menu-toggle{margin-left:auto}.footer-top{flex-direction:column;gap:24px}.brand-full{width:min(300px,100%)}.footer-top>.brand-full{align-self:center}}