:root {
  --bp-navy: #09254a;
  --bp-navy-2: #12356a;
  --bp-blue: #273f8d;
  --bp-red: #e31f34;
  --bp-red-dark: #bd1b2d;
  --bp-ink: #142033;
  --bp-muted: #627086;
  --bp-line: #dde4ee;
  --bp-soft: #f3f6fa;
  --bp-white: #ffffff;
  --bp-green: #16814f;
  --bp-gold: #be9142;
  --bp-shadow: 0 20px 55px rgba(9, 37, 74, 0.14);
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 92px;
}

body {
  color: var(--bp-ink);
  background: var(--bp-white);
  font-family: "Poppins", Arial, Helvetica, sans-serif;
  line-height: 1.55;
  overflow-x: hidden;
}

img {
  max-width: 100%;
}

.row > * {
  min-width: 0;
}

a {
  text-decoration: none;
}

.site-navbar {
  min-height: 78px;
  border-bottom: 1px solid rgba(9, 37, 74, 0.12);
  box-shadow: 0 10px 30px rgba(9, 37, 74, 0.06);
}

.navbar-brand img {
  width: min(250px, 54vw);
}

.navbar-toggler {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  width: 44px;
  height: 44px;
  color: var(--bp-white);
  background: var(--bp-navy);
  border: 0;
  border-radius: 6px;
}

.navbar-toggler:focus {
  box-shadow: 0 0 0 0.2rem rgba(227, 31, 52, 0.25);
}

.navbar-toggler .mdi {
  font-size: 1.65rem;
  line-height: 1;
}

.mobile-menu-button {
  display: inline-flex !important;
  visibility: visible !important;
  opacity: 1 !important;
}

.nav-link {
  color: var(--bp-navy) !important;
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.nav-link:hover,
.nav-link.active {
  color: var(--bp-red) !important;
}

.btn {
  border-radius: 4px;
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

.btn-brand-red {
  color: var(--bp-white);
  background: var(--bp-red);
  border-color: var(--bp-red);
}

.btn-brand-red:hover,
.btn-brand-red:focus {
  color: var(--bp-white);
  background: var(--bp-red-dark);
  border-color: var(--bp-red-dark);
}

.hero-section {
  position: relative;
  overflow: hidden;
  color: var(--bp-white);
  background: var(--bp-navy);
}

.hero-bg {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(9, 37, 74, 0.92), rgba(9, 37, 74, 0.64) 43%, rgba(9, 37, 74, 0.12)),
    linear-gradient(0deg, rgba(9, 37, 74, 0.5), rgba(9, 37, 74, 0.08)),
    var(--hero-bg-image, url("../images/real-hero-multifamily.jpg")) center / cover no-repeat;
}

.hero-content {
  position: relative;
  z-index: 1;
}

.min-vh-hero {
  min-height: min(620px, calc(92vh - 78px));
  padding: 74px 0;
}

.eyebrow {
  margin-bottom: 0.75rem;
  color: var(--bp-red);
  font-size: 0.74rem;
  font-weight: 800;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.text-red {
  color: #ff6574;
}

.text-brand-red {
  color: var(--bp-red);
}

h1,
h2,
h3,
blockquote,
p,
span,
a,
button {
  overflow-wrap: normal;
  word-break: normal;
}

h1 {
	max-width: 780px;
	margin: 0;
	font-size: clamp(1.25rem, 3.6vw, 3.55rem);
	font-weight: 700;
	line-height: 1.0;
	letter-spacing: 0;
}

h2 {
  color: var(--bp-navy);
  font-size: clamp(1.2rem, 1.85vw, 1.9rem);
  font-weight: 700;
  line-height: 1.16;
  letter-spacing: 0;
}

h3 {
  color: var(--bp-navy);
  font-size: 0.88rem;
  font-weight: 700;
  line-height: 1.22;
}

.hero-lead {
  margin: 0.9rem 0 0;
  font-size: 0.95rem;
  font-weight: 700;
}

.hero-copy {
  max-width: 560px;
  margin: 0.85rem 0 0;
  color: rgba(255, 255, 255, 0.84);
  font-size: 0.88rem;
}

.stats-bar {
  color: var(--bp-white);
  background: linear-gradient(135deg, #071c38, var(--bp-navy));
}

.stat-item {
  display: flex;
  align-items: center;
  gap: 15px;
  min-width: 0;
  min-height: 116px;
  padding: 24px;
  border-right: 1px solid rgba(255, 255, 255, 0.18);
}

.stat-item div {
  min-width: 0;
}

.stat-item:last-child {
  border-right: 0;
}

.stat-item .mdi {
  color: rgba(255, 255, 255, 0.82);
  font-size: 2.4rem;
  line-height: 1;
}

.stat-item strong {
  display: block;
  font-size: clamp(1.08rem, 1.55vw, 1.45rem);
  line-height: 1.08;
}

.stat-item span {
  display: block;
  margin-top: 4px;
  color: rgba(255, 255, 255, 0.78);
  font-size: 0.76rem;
  line-height: 1.22;
}

.section-pad {
  padding: clamp(56px, 7vw, 92px) 0;
}

.pb-section {
  padding-bottom: clamp(56px, 7vw, 92px);
}

.bg-soft {
  background: var(--bp-soft);
}

.section-heading {
  max-width: 870px;
  margin-bottom: 28px;
}

.section-heading h2 {
  margin-bottom: 0;
}

.section-photo,
.relationship-photo {
  width: 100%;
  height: 100%;
  min-height: 320px;
  object-fit: cover;
  border-radius: 6px;
  box-shadow: var(--bp-shadow);
}

.quote-section {
  padding: 30px 0;
  background: var(--bp-white);
}

.quote-section .section-photo {
  height: 270px;
  min-height: 0;
  border-radius: 0;
  box-shadow: none;
}

.quote-section .row {
  align-items: center;
}

.quote-mark {
  color: var(--bp-red);
  font-size: 3rem;
  line-height: 1;
}

.site-quote {
  margin: 0;
  color: var(--bp-blue);
  font-size: clamp(1rem, 1.35vw, 1.25rem);
  font-weight: 600;
  line-height: 1.25;
  max-width: 100%;
  word-break: break-word;
}

.quote-credit {
  position: relative;
  margin-top: 28px;
  padding-left: 44px;
  color: var(--bp-navy);
  font-size: 0.9rem;
  font-weight: 700;
}

.quote-credit::before {
  position: absolute;
  top: 50%;
  left: 0;
  width: 30px;
  height: 2px;
  content: "";
  background: var(--bp-red);
  transform: translateY(-50%);
}

.risk-strip {
  padding: 0;
  background:
    linear-gradient(rgba(247, 246, 243, 0.92), rgba(247, 246, 243, 0.92)),
    repeating-linear-gradient(45deg, rgba(9, 37, 74, 0.045) 0, rgba(9, 37, 74, 0.045) 1px, transparent 1px, transparent 7px);
  border-top: 1px solid var(--bp-line);
  border-bottom: 1px solid var(--bp-line);
}

.risk-strip-body {
  padding: 26px 0;
}

.risk-strip-title {
  margin-bottom: 22px;
}

.risk-strip h2 {
  font-size: clamp(1.05rem, 1.5vw, 1.35rem);
}

.risk-strip p {
  max-width: 520px;
  margin-bottom: 0;
  color: var(--bp-muted);
  font-size: 0.78rem;
}

.risk-icons {
  border: 0;
  background: transparent;
}

.risk-icon {
  display: grid;
  min-height: 96px;
  place-items: center;
  padding: 10px 15px;
  text-align: center;
  border-right: 1px solid rgba(9, 37, 74, 0.16);
}

.risk-icon:last-child {
  border-right: 0;
}

.risk-icon .mdi {
  color: var(--bp-blue);
  font-size: 2rem;
}

.risk-icon strong {
  display: block;
  max-width: 120px;
  color: var(--bp-navy);
  font-size: 0.74rem;
  line-height: 1.2;
}

.risk-divider {
  margin: 24px 0 26px;
  border-color: rgba(9, 37, 74, 0.16);
  opacity: 1;
}

.values-row {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 18px;
}

.value-item {
  display: flex;
  align-items: flex-start;
  gap: 12px;
  min-width: 0;
}

.value-item .mdi {
  flex: 0 0 auto;
  color: var(--bp-blue);
  font-size: 2rem;
  line-height: 1;
}

.value-item strong {
  display: block;
  color: var(--bp-navy);
  font-size: 0.9rem;
  font-weight: 800;
  line-height: 1.15;
}

.value-item span {
  display: block;
  margin-top: 3px;
  color: var(--bp-muted);
  font-size: 0.76rem;
  line-height: 1.35;
}

#services.section-pad {
  padding-top: 34px;
}

.service-board {
  border: 1px solid var(--bp-line);
  background: var(--bp-white);
}

.service-row {
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: 20px;
  align-items: center;
  min-height: 148px;
  padding: 28px;
  border-right: 1px solid var(--bp-line);
  border-bottom: 1px solid var(--bp-line);
}

.service-row:nth-last-child(-n + 2) {
  border-bottom: 0;
}

.service-row > .mdi:first-child {
  color: var(--bp-blue);
  font-size: 2rem;
  line-height: 1;
}

.service-row > .mdi:last-child {
  color: var(--bp-blue);
  font-size: 1.6rem;
}

.service-row p {
  margin: 0;
  color: var(--bp-muted);
  font-size: 0.86rem;
}

.section-link {
  color: var(--bp-red);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.06em;
  text-transform: uppercase;
}

.section-link:hover {
  color: var(--bp-red-dark);
}

.filter-row {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
}

.filter-btn {
  min-width: 86px;
  color: var(--bp-navy);
  background: var(--bp-white);
  border: 1px solid var(--bp-line);
  box-shadow: none !important;
}

.filter-btn:hover,
.filter-btn.active {
  color: var(--bp-white);
  background: var(--bp-navy);
  border-color: var(--bp-navy);
}

.project-card {
  overflow: hidden;
  background: var(--bp-white);
  border: 1px solid var(--bp-line);
  border-radius: 6px;
  box-shadow: 0 14px 35px rgba(9, 37, 74, 0.06);
}

.project-card img {
  width: 100%;
  aspect-ratio: 16 / 10;
  object-fit: cover;
}

.project-body {
  padding: 22px;
}

.project-body h3 {
  margin-bottom: 10px;
}

.project-meta {
  display: flex;
  flex-wrap: wrap;
  gap: 10px;
  color: var(--bp-muted);
  font-size: 0.74rem;
  font-weight: 700;
}

.project-meta span + span::before {
  margin-right: 10px;
  color: var(--bp-line);
  content: "|";
}

p.project-desc {
  font-size: .8rem;
  margin-top:20px;
  margin-bottom: 5px;
}

.status {
  display: inline-flex;
  margin-top: 16px;
  font-size: 0.78rem;
  font-weight: 900;
}

.status-complete {
  color: var(--bp-green);
}

.status-progress {
  color: var(--bp-red);
}

.status-upcoming {
  color: var(--bp-blue);
}

.relationships-section {
  background: var(--bp-white);
}

.relationship-copy {
  padding: clamp(24px, 4vw, 44px);
  border-top: 1px solid var(--bp-line);
  border-bottom: 1px solid var(--bp-line);
}

.relationship-copy p {
  color: var(--bp-muted);
}

.owner-note {
  display: flex;
  flex-direction: column;
  justify-content: space-between;
  padding: clamp(28px, 4vw, 42px);
  color: var(--bp-white);
  background: linear-gradient(145deg, var(--bp-navy), #06182f);
  border-radius: 6px;
}

.owner-note .mdi {
  color: var(--bp-white);
  font-size: 2.4rem;
  line-height: 1;
  opacity: 0.55;
}

.owner-note p {
  margin: 20px 0;
  font-size: clamp(0.95rem, 1.2vw, 1.12rem);
  font-weight: 600;
  line-height: 1.25;
}

.owner-list {
  display: grid;
  gap: 12px;
}

.owner-list span {
  font-weight: 700;
}

.owner-list small {
  color: rgba(255, 255, 255, 0.7);
  font-weight: 600;
}

.leader-card {
  height: 100%;
  padding: 18px;
  text-align: center;
  background: var(--bp-white);
  border: 1px solid var(--bp-line);
  border-radius: 6px;
}

.leader-photo {
  display: grid;
  min-height: 145px;
  margin-bottom: 16px;
  place-items: center;
  color: var(--bp-blue);
  background: linear-gradient(180deg, #e7ecf4, #cdd6e4);
  border-radius: 4px;
}

.leader-photo .mdi {
  font-size: 3.8rem;
}

.leader-photo img {
  width: 100%;
  height: 100%;
  min-height: 145px;
  object-fit: cover;
  object-position: center;
  border-radius: 4px;
}

.leader-card p {
  margin: 0;
  color: var(--bp-muted);
  font-size: 0.82rem;
  font-weight: 700;
}

.subcontractor-section {
  color: var(--bp-white);
  background:
    linear-gradient(90deg, rgba(9, 37, 74, 0.96), rgba(9, 37, 74, 0.92)),
    url("assets/images/real-northgate-infrastructure.jpg") center / cover no-repeat;
}

.subcontractor-intro .mdi {
  font-size: 2.7rem;
  line-height: 1;
}

.subcontractor-intro h2 {
  color: var(--bp-white);
}

.subcontractor-intro p {
  color: rgba(255, 255, 255, 0.76);
}

.subcontractor-form {
  padding: clamp(22px, 4vw, 42px);
  background: rgba(255, 255, 255, 0.08);
  border: 1px solid rgba(255, 255, 255, 0.16);
  border-radius: 6px;
}

.subcontractor-form .form-label {
  color: rgba(255, 255, 255, 0.82);
  font-size: 0.78rem;
  font-weight: 700;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.form-control,
.form-select {
  min-height: 46px;
  border-radius: 2px;
}

.form-control:focus,
.form-select:focus {
  border-color: var(--bp-red);
  box-shadow: 0 0 0 0.2rem rgba(227, 31, 52, 0.18);
}

.form-feedback {
  display: none;
  padding: 12px 14px;
  color: var(--bp-white);
  background: rgba(22, 129, 79, 0.9);
  border-radius: 4px;
  font-weight: 700;
}

.contact-modal .modal-content {
  overflow: hidden;
  border: 0;
  border-radius: 6px;
  box-shadow: 0 24px 80px rgba(9, 37, 74, 0.22);
}

.contact-modal .modal-header {
  align-items: flex-start;
  padding: 28px 30px 22px;
  background:
    linear-gradient(135deg, rgba(9, 37, 74, 0.96), rgba(18, 53, 106, 0.94)),
    var(--bp-navy);
  border-bottom: 0;
}

.contact-modal .modal-header .eyebrow {
  color: #ff6574;
}

.contact-modal .modal-title {
  color: var(--bp-white);
}

.contact-modal .btn-close {
  filter: invert(1) grayscale(100%) brightness(2);
  opacity: 0.9;
}

.contact-modal .modal-body {
  padding: 28px 30px 18px;
}

.contact-modal .modal-footer {
  padding: 18px 30px 28px;
  border-top: 0;
}

.contact-modal .form-label {
  color: var(--bp-navy);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.05em;
  text-transform: uppercase;
}

.field-error {
  display: block;
  margin-top: 4px;
  color: var(--bp-red);
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0;
  line-height: 1.25;
  text-transform: none;
}

.form-control.is-invalid,
.form-select.is-invalid {
  border-color: var(--bp-red);
}

.site-accordion .accordion-item {
  border-color: var(--bp-line);
  border-radius: 0 !important;
}

.site-accordion .accordion-button {
  color: var(--bp-navy);
  font-size: 0.86rem;
  font-weight: 700;
  box-shadow: none;
}

.site-accordion .accordion-button:not(.collapsed) {
  color: var(--bp-red);
  background: var(--bp-soft);
}

.site-accordion .accordion-button::after {
  background-image: none;
  content: "\F0415";
  font-family: "Material Design Icons";
  font-size: 1rem;
  transform: none;
}

.site-accordion .accordion-button:not(.collapsed)::after {
  content: "\F0374";
}

.accordion-body {
  color: var(--bp-muted);
}

.footer-section {
  padding: 54px 0 0;
  color: rgba(255, 255, 255, 0.74);
  background: #06182f;
}

.footer-logo {
  width: min(260px, 82vw);
  padding: 12px;
  border-radius: 4px;
}

.footer-section h2 {
  margin-bottom: 18px;
  color: var(--bp-white);
  font-size: 0.92rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.footer-list {
  display: grid;
  gap: 10px;
  padding: 0;
  margin: 0;
  list-style: none;
}

.footer-list li {
  display: grid;
  grid-template-columns: 20px minmax(0, 1fr);
  gap: 8px;
  align-items: start;
}

.footer-list a,
.footer-section a {
  color: rgba(255, 255, 255, 0.78);
}

.footer-list a:hover,
.footer-section a:hover {
  color: var(--bp-white);
}

.footer-list .mdi {
  color: rgba(255, 255, 255, 0.64);
  line-height: 1.55;
}

.footer-social {
  display: flex;
  gap: 10px;
}

.footer-social a {
  display: grid;
  width: 34px;
  height: 34px;
  place-items: center;
  border: 1px solid rgba(255, 255, 255, 0.18);
  border-radius: 50%;
}

.footer-affiliation {
  margin: 14px 0 0;
  font-size: 0.82rem;
}

.map-card {
  display: grid;
  min-height: 150px;
  place-items: center;
  color: var(--bp-white);
  background: rgba(255, 255, 255, 0.06);
  border: 1px solid rgba(255, 255, 255, 0.12);
  border-radius: 6px;
}

.map-card .mdi {
  color: var(--bp-red);
  font-size: 3.6rem;
}

.map-card span {
  font-weight: 900;
  letter-spacing: 0.1em;
}

.footer-bottom {
  display: flex;
  flex-wrap: wrap;
  justify-content: space-between;
  gap: 16px;
  margin-top: 46px;
  padding: 18px 0;
  color: rgba(255, 255, 255, 0.58);
  border-top: 1px solid rgba(255, 255, 255, 0.12);
  font-size: 0.82rem;
}

.footer-bottom a {
  margin-left: 18px;
}

.legal-hero {
  padding: clamp(58px, 8vw, 96px) 0;
  color: var(--bp-white);
  background:
    linear-gradient(135deg, rgba(9, 37, 74, 0.97), rgba(18, 53, 106, 0.94)),
    var(--bp-navy);
}

.legal-hero .eyebrow {
  color: #ff6574;
}

.legal-hero h1 {
  color: var(--bp-white);
}

.legal-updated {
  margin: 14px 0 0;
  color: rgba(255, 255, 255, 0.76);
  font-weight: 600;
}

.legal-content {
  max-width: 920px;
}

.legal-section {
  padding: 26px 0;
  border-bottom: 1px solid var(--bp-line);
}

.legal-section:first-child {
  padding-top: 0;
}

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

.legal-section h2 {
  margin-bottom: 12px;
}

.legal-section p {
  color: var(--bp-muted);
}

@media (max-width: 991.98px) {
  .navbar-toggler {
    display: inline-flex !important;
  }

  .navbar-collapse:not(.show) {
    display: none !important;
  }

  .navbar-collapse {
    padding: 18px 0 8px;
  }

  .nav-link {
    padding: 12px 0;
  }

  .min-vh-hero {
    min-height: 620px;
  }

  .stat-item {
    border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  }

  .service-row,
  .service-row:nth-last-child(-n + 2) {
    border-right: 0;
    border-bottom: 1px solid var(--bp-line);
  }

  .service-row:last-child {
    border-bottom: 0;
  }

  .relationship-copy {
    border: 1px solid var(--bp-line);
  }
}

@media (min-width: 992px) {
  .mobile-menu-button {
    display: none !important;
  }
}

@media (max-width: 767.98px) {
  .navbar-brand img {
    width: 190px;
  }

  .site-navbar .container-xl {
    position: relative;
    min-height: 62px;
  }

  .navbar-toggler {
    position: absolute;
    display: inline-flex !important;
    visibility: visible !important;
    opacity: 1 !important;
    top: 9px;
    right: 12px;
    z-index: 5;
    color: var(--bp-white) !important;
    background: var(--bp-navy) !important;
    border: 0 !important;
  }

  h1 {
    max-width: 100%;
    font-size: clamp(1.65rem, 8vw, 2.35rem);
    line-height: 1.04;
  }

  .hero-bg {
    background:
      linear-gradient(90deg, rgba(9, 37, 74, 0.95), rgba(9, 37, 74, 0.76)),
      var(--hero-bg-image, url("../images/real-hero-multifamily.jpg")) center / cover no-repeat;
  }

  .min-vh-hero {
    min-height: auto;
    padding: 76px 0;
  }

  .stat-item {
    min-height: 132px;
    padding: 20px 16px;
  }

  .stat-item strong {
    font-size: 1.25rem;
  }

  .stat-item span {
    font-size: 0.76rem;
  }

  .stats-bar .col-6 {
    flex: 0 0 100%;
    width: 100%;
  }

  .stat-item .mdi {
    font-size: 2.35rem;
  }

  .risk-icon {
    border-bottom: 1px solid var(--bp-line);
  }

  .risk-icon:nth-child(2n) {
    border-right: 0;
  }

  .values-row {
    grid-template-columns: 1fr;
    gap: 14px;
  }

  .filter-row {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .site-quote {
    max-width: calc(100vw - 44px);
    font-size: 1.08rem;
    line-height: 1.25;
    white-space: normal;
  }

  .project-meta {
    display: grid;
    gap: 4px;
  }

  .project-meta span + span::before {
    content: "";
    margin: 0;
  }

  .footer-bottom span:last-child {
    display: grid;
    gap: 8px;
  }

  .footer-bottom a {
    margin-left: 0;
  }
}