@font-face {
  font-family: "Futura";
  src: url(../fonts/futura-light.woff) format("woff");
  font-weight: 400;
  font-display: swap;
}
@font-face {
  font-family: "Mont Light";
  src: url(../fonts/Montserrat-Light.woff) format("woff");
  font-weight: 400;
  font-display: swap;
}

:root {
  --teal: #095f6c;
  --ink: #424242;
  --panel: #f7f7f7;
  --muted: #757575;
  --nav-ink: #303030;
  --max: 1120px;
}

*,
*::before,
*::after { box-sizing: border-box; }

html { -webkit-text-size-adjust: 100%; }

body {
  margin: 0;
  font-family: "Futura", "Century Gothic", Arial, sans-serif;
  font-size: 18px;
  line-height: 1.6;
  color: var(--ink);
  overflow-x: hidden;
}

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

a { color: var(--teal); text-decoration: none; }
a:hover { color: var(--teal); }

h1, h2, h3, h4, h5, h6 {
  font-family: "Mont Light", "Montserrat", Arial, sans-serif;
  margin: 0;
  font-weight: 400;
  line-height: 1.25;
}
h1 { font-size: 36px; font-weight: 700; }
h2 { font-size: 28px; }
h3 { font-size: 24px; }
h4 { font-size: 20px; color: var(--teal); }
h5 { font-size: 18px; }
h6 { font-size: 16px; }

p { margin: 0 0 1em; letter-spacing: 1px; }
p:last-child { margin-bottom: 0; }

.line-sep { border: 0; border-top: 1px solid var(--teal); margin: 0; }

.container {
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 20px;
}

.banner-wrap {
  width: 100%;
  max-width: var(--max);
  margin: 0 auto;
}

.section { padding: 75px 0; }

.skip-link {
  position: absolute;
  left: -9999px;
  top: 0;
  background: var(--teal);
  color: #fff;
  padding: 10px 16px;
  z-index: 9999;
}
.skip-link:focus { left: 0; }

/* ---------- Header / nav ---------- */
.site-header {
  position: relative;
  z-index: 10;
  background: #fff;
}
.header-inner {
  display: flex;
  align-items: center;
  gap: 20px;
  max-width: var(--max);
  margin: 0 auto;
  padding: 14px 20px;
  border-bottom: 1px solid var(--teal);
}
.site-logo img { width: 400px; max-width: 100%; }
.main-nav { margin-left: auto; }

.nav-list {
  list-style: none;
  margin: 0;
  padding: 0;
  display: flex;
  align-items: center;
}
.nav-list > li { position: relative; }
.nav-list a,
.nav-list .dropdown-trigger {
  display: flex;
  align-items: center;
  gap: 5px;
  padding: 15px;
  color: var(--nav-ink);
  font-weight: 400;
  cursor: pointer;
  background: none;
  border: 0;
  font: inherit;
}
.nav-list a:hover,
.nav-list .dropdown-trigger:hover,
.nav-list [aria-current="page"] { color: var(--teal); }

.dropdown-trigger svg { width: 11px; height: 11px; fill: currentColor; transition: transform 0.3s; }

.sub-menu {
  list-style: none;
  margin: 0;
  padding: 8px 0;
  position: absolute;
  top: 100%;
  left: 0;
  min-width: 190px;
  background: #fff;
  box-shadow: 0 6px 18px rgba(0, 0, 0, 0.14);
  opacity: 0;
  visibility: hidden;
  transform: translateY(8px);
  transition: opacity 0.25s ease, transform 0.25s ease, visibility 0.25s;
}
.has-dropdown:hover .sub-menu,
.has-dropdown:focus-within .sub-menu {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}
.sub-menu a { color: var(--ink); white-space: nowrap; }
.sub-menu a:hover { color: var(--teal); }

.nav-toggle {
  display: none;
  flex-direction: column;
  justify-content: center;
  gap: 6px;
  width: 46px;
  height: 46px;
  padding: 10px;
  background: none;
  border: 0;
  cursor: pointer;
}
.nav-toggle span {
  display: block;
  height: 2px;
  width: 100%;
  background: var(--ink);
  transition: transform 0.3s ease, opacity 0.3s ease;
}

@media (max-width: 991px) {
  .nav-toggle { display: inline-flex; }
  .nav-list {
    position: fixed;
    inset: 0;
    flex-direction: column;
    justify-content: center;
    align-items: center;
    gap: 4px;
    background: #fff;
    transform: translateX(-100%);
    transition: transform 0.3s ease;
    z-index: 1000;
    overflow-y: auto;
  }
  .main-nav.nav-open .nav-list { transform: translateX(0); }
  .nav-list a,
  .nav-list .dropdown-trigger { justify-content: center; font-size: 20px; padding: 14px; }
  .sub-menu {
    position: static;
    opacity: 1;
    visibility: visible;
    transform: none;
    box-shadow: none;
    transition: none;
    display: none;
    text-align: center;
    padding: 0 0 8px;
  }
  .has-dropdown.open .sub-menu { display: block; }
  .has-dropdown.open .dropdown-trigger svg { transform: rotate(180deg); }
  .nav-toggle[aria-expanded="true"] { position: fixed; top: 8px; right: 14px; z-index: 1001; }
  .nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(8px) rotate(45deg); }
  .nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
  .nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-8px) rotate(-45deg); }
}

body.no-scroll { overflow: hidden; }

/* ---------- Page banner (teal heading block) ---------- */
.page-banner {
  background: var(--teal);
  text-align: center;
  padding: 40px 20px;
  margin-top: 12px;
}
.page-banner h1 {
  color: #fff;
  font-weight: 300;
  letter-spacing: 1px;
}
.page-banner--caps h1 {
  text-transform: uppercase;
  letter-spacing: 1.5px;
}
@media (max-width: 991px) { .page-banner h1 { font-size: 30px; } }
@media (max-width: 767px) { .page-banner h1 { font-size: 25px; } }

.sub-heading {
  text-align: center;
  font-weight: 700;
  color: var(--muted);
  padding: 50px 20px;
}

/* ---------- Home ---------- */
.hero { position: relative; z-index: 1; }
.hero img {
  width: 100%;
  margin-top: -50px;
  margin-bottom: 22px;
}
.about { padding: 0; }
.about .container { max-width: 75%; }
.about__banner { margin-bottom: 38px; }
.about__grid { display: flex; flex-wrap: wrap; }
.about__text { width: 42.86%; padding: 20px; padding-left: 0; }
.about__media { width: 57.14%; padding: 20px; display: flex; align-items: center; justify-content: center; }
.about__text h2 {
  color: var(--teal);
  border-bottom: 2px solid var(--teal);
  margin-bottom: 17px;
  padding-bottom: 4px;
  text-transform: uppercase;
}
.about__rule { padding-top: 30px; }
.pano img { width: 100%; }
@media (max-width: 1120px) {
  .about .container { max-width: var(--max); }
  .about__grid { flex-direction: column; }
  .about__text,
  .about__media { width: 100%; padding-left: 20px; }
}

/* ---------- Generic content sections ---------- */
.content { padding: 60px 0; }
.center { text-align: center; }
.stack > * + * { margin-top: 1em; }

/* ---------- Services ---------- */
.services__grid { display: flex; flex-wrap: wrap; align-items: flex-start; gap: 0; }
.services__content { width: 70%; padding: 20px; padding-left: 0; }
.services__aside { width: 30%; padding: 20px; display: flex; justify-content: center; }
.services__aside img { position: sticky; top: 150px; width: 100%; max-width: 320px; }
.services__content h2 {
  text-transform: uppercase;
  color: var(--teal);
  border-bottom: 2px solid var(--teal);
  margin: 0 0 15px;
  padding-bottom: 4px;
}
.services__content h2 + p,
.services__content > h2:first-child { margin-top: 0; }
.services__content h4 { font-weight: 700; margin: 22px 0 4px; }
.services__group { padding: 22px 0 15px; }
@media (max-width: 991px) {
  .services__aside { display: none; }
  .services__content { width: 100%; padding: 20px 0; }
}

/* ---------- Split rows (Landlords / RMCs) ---------- */
.split { display: flex; flex-wrap: wrap; }
.split--media-left { flex-direction: row-reverse; }
.split__text {
  width: 50%;
  background: var(--panel);
  padding: 50px;
  min-height: 500px;
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.split__text h2 {
  color: var(--teal);
  border-bottom: 2px solid var(--teal);
  padding-bottom: 4px;
  text-transform: uppercase;
}
.split__text p { margin-top: 16px; }
.split__media {
  width: 50%;
  min-height: 500px;
  background-size: cover;
  background-position: center;
  background-repeat: no-repeat;
}
@media (max-width: 1120px) {
  .split__text { min-height: 0; padding: 60px 50px; }
}
@media (max-width: 991px) {
  .split,
  .split--media-left { flex-direction: column; }
  .split__text,
  .split__media { width: 100%; }
  .split__media { min-height: 360px; }
}

/* ---------- Regulation ---------- */
.reg-intro { margin-bottom: 37px; }
.reg-intro p { text-align: center; }
.reg-logos {
  display: flex;
  align-items: center;
  justify-content: center;
  gap: 50px;
  flex-wrap: wrap;
}
.reg-logos .logo-tpi { width: 100px; }
.reg-logos .logo-rics { width: 400px; max-width: 100%; }
@media (max-width: 767px) { .reg-logos { flex-direction: column; } }

/* ---------- Certificates ---------- */
.certs { display: flex; flex-wrap: wrap; justify-content: center; margin-top: 15px; }
.cert {
  width: 33.33%;
  padding: 20px;
  text-align: center;
  display: flex;
  flex-direction: column;
  align-items: center;
}
.cert img {
  width: 200px;
  margin-bottom: 17px;
  transition: box-shadow 0.3s ease;
}
.cert a:hover img { box-shadow: 2px 2px 62px 0 #919191; }
@media (max-width: 767px) { .cert { width: 100%; } }

/* ---------- Contact ---------- */
.contact-photo { width: 100%; height: 450px; margin-top: 35px; }
.contact-photo img { width: 100%; height: 100%; object-fit: cover; }

/* ---------- Policy pages ---------- */
.policy { padding: 50px 0 75px; }
.policy h2 { font-size: 28px; margin: 1.3em 0 0.4em; color: var(--ink); }
.policy h3 { font-size: 22px; margin: 1.2em 0 0.4em; color: var(--ink); }
.policy ul { padding-left: 22px; }
.policy li { margin-bottom: 0.4em; }

/* ---------- Footer ---------- */
.site-footer { text-align: center; }
.footer-contacts { display: flex; flex-wrap: wrap; }
.footer-contact {
  width: 33.333%;
  background: var(--teal);
  color: #fff;
  display: flex;
  flex-direction: column;
  align-items: center;
  justify-content: flex-start;
  gap: 14px;
  padding: 28px 16px;
  text-align: center;
  border-right: 2px solid #fff;
}
.footer-contact:last-child { border-right: 0; }
.footer-contact svg { width: 30px; height: 30px; fill: #fff; flex: none; }
.footer-contact span { color: #fff; font-size: 18px; }
.footer-copy {
  max-width: var(--max);
  margin: 32px auto 12px;
  padding: 0 20px;
  font-size: 17px;
}
.footer-legal { margin: 0 0 24px; padding: 0 20px; }
.footer-legal a { color: var(--ink); }

@media (max-width: 991px) {
  .footer-contacts { max-width: 50%; margin: 0 auto; }
  .footer-contact { width: 100%; border-right: 0; border-bottom: 2px solid #fff; }
}
@media (max-width: 767px) { .footer-contacts { max-width: 70%; } }
@media (max-width: 479px) { .footer-contacts { max-width: 90%; } }

/* ---------- Scroll-in animations ---------- */
@media (prefers-reduced-motion: no-preference) {
  .page-banner[data-animate] { transform: translateX(-100%); transition: transform 1.5s ease-in; }
  .page-banner[data-animate].in-view { transform: translateX(0); }
  .page-banner[data-animate] h1 { opacity: 0; transition: opacity 1s ease 0.7s; }
  .page-banner[data-animate].in-view h1 { opacity: 1; }
}