:root{--red:#dc1c2e;--red-d:#b5121f;--blue:#003da5;--navy:#14284b;--navy-2:#1e3553;--sky:#a6def1;--ink:#1b2333;--muted:#5b6578;--line:#e3e7ef;--bg:#f6f8fb;--white:#fff;--radius:14px;--shadow:0 8px 30px rgba(20,40,75,.10);--max:1200px}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:system-ui,-apple-system,"Segoe UI",Roboto,"Helvetica Neue",Arial,sans-serif;color:var(--ink);background:var(--white);line-height:1.6;font-size:17px;-webkit-font-smoothing:antialiased}
img{max-width:100%;height:auto;display:block}
a{color:var(--blue)}a:hover{color:var(--red)}
h1,h2,h3,h4{line-height:1.2;color:var(--navy);margin:1.4em 0 .5em}h1{font-size:clamp(2rem,4.5vw,3.1rem);margin-top:0;letter-spacing:-.02em}h2{font-size:clamp(1.45rem,2.6vw,2rem);letter-spacing:-.01em}h3{font-size:1.2rem}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
.skip{position:absolute;left:-999px}.skip:focus{left:10px;top:10px;background:#fff;padding:8px;z-index:99}
/* top bar */
.topbar{background:var(--navy);color:#dfe7f5;font-size:.86rem}.topbar .wrap{display:flex;gap:18px;justify-content:flex-end;align-items:center;min-height:36px;flex-wrap:wrap}.topbar a{color:#fff;text-decoration:none}.topbar a:hover{color:var(--sky)}
.topbar .tb-left{margin-right:auto;opacity:.85}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);backdrop-filter:saturate(1.4) blur(8px);border-bottom:1px solid var(--line)}
.site-header .wrap{display:flex;align-items:center;gap:20px;min-height:72px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--navy)}.brand svg{flex:none}
.brand-name{font-weight:800;font-size:1.15rem;letter-spacing:-.01em;line-height:1.05}.brand-sub{display:block;font-size:.72rem;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--muted)}
.nav{margin-left:auto;display:flex;align-items:center;gap:4px}
.nav>ul{list-style:none;display:flex;gap:2px;margin:0;padding:0}
.nav li{position:relative}
.nav a.nl,.nav button.nl{display:block;padding:10px 12px;border-radius:8px;text-decoration:none;color:var(--ink);font-weight:600;font-size:.95rem;background:none;border:0;cursor:pointer;font-family:inherit}
.nav a.nl:hover,.nav button.nl:hover,.nav li:focus-within>.nl{background:var(--bg);color:var(--blue)}
.nav .dd{display:none;position:absolute;top:100%;left:0;min-width:240px;background:#fff;border:1px solid var(--line);border-radius:12px;box-shadow:var(--shadow);padding:8px;list-style:none;margin:0}
.nav .dd.cols{columns:2;min-width:420px}
.nav li:hover>.dd,.nav li:focus-within>.dd{display:block}
.nav .dd a{display:block;padding:7px 10px;border-radius:7px;text-decoration:none;color:var(--ink);font-size:.93rem;break-inside:avoid}.nav .dd a:hover{background:var(--bg);color:var(--blue)}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:12px 22px;border-radius:999px;font-weight:700;text-decoration:none;border:2px solid transparent;cursor:pointer;font-size:1rem;font-family:inherit;transition:.15s;line-height:1.2}
.btn-red{background:var(--red);color:#fff}.btn-red:hover{background:var(--red-d);color:#fff}
.btn-blue{background:var(--blue);color:#fff}.btn-blue:hover{background:var(--navy);color:#fff}
.btn-ghost{background:#fff;color:var(--navy);border-color:var(--line)}.btn-ghost:hover{border-color:var(--blue);color:var(--blue)}
.btn-white{background:#fff;color:var(--navy)}.btn-white:hover{background:var(--sky);color:var(--navy)}
.btn-sm{padding:8px 14px;font-size:.9rem}
.menu-toggle{display:none;margin-left:auto;background:none;border:1px solid var(--line);border-radius:10px;padding:8px 12px;font-weight:700;font-size:1rem;cursor:pointer}
@media (max-width:1020px){.menu-toggle{display:block}.nav{display:none;position:absolute;top:100%;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);flex-direction:column;align-items:stretch;padding:10px 20px 20px;max-height:80vh;overflow:auto}.nav.open{display:flex}.nav>ul{flex-direction:column}.nav .dd{display:block;position:static;box-shadow:none;border:0;padding:0 0 0 12px;columns:2;min-width:0}.nav .nav-cta{margin-top:10px}}
/* hero */
.hero{position:relative;color:#fff;background:var(--navy) center/cover no-repeat;isolation:isolate}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(100deg,rgba(14,28,56,.88) 0%,rgba(14,28,56,.6) 55%,rgba(14,28,56,.25));z-index:-1}
.hero .wrap{padding:90px 20px 80px}.hero h1{color:#fff;max-width:760px}.hero p.lead{font-size:1.2rem;max-width:640px;color:#e8eefb}
.hero.small .wrap{padding:60px 20px 50px}
.eyebrow{display:inline-block;font-size:.78rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;color:var(--sky);margin-bottom:12px}
.quicksearch{margin-top:28px;background:#fff;border-radius:18px;padding:14px;display:grid;grid-template-columns:2fr 1.4fr 1fr 1fr 1fr auto;gap:10px;box-shadow:0 20px 50px rgba(0,0,0,.25);max-width:1050px}
.quicksearch select,.quicksearch input{width:100%;padding:12px;border:1px solid var(--line);border-radius:10px;font-size:1rem;font-family:inherit;color:var(--ink);background:#fff}
.quicksearch label{display:block;font-size:.72rem;font-weight:700;color:var(--muted);text-transform:uppercase;letter-spacing:.06em;margin:0 0 4px 4px}
@media (max-width:900px){.quicksearch{grid-template-columns:1fr 1fr}.quicksearch .qs-go{grid-column:1/-1}}
/* sections */
section.block{padding:70px 0}section.alt{background:var(--bg)}
.sec-head{display:flex;justify-content:space-between;align-items:end;gap:20px;flex-wrap:wrap;margin-bottom:26px}.sec-head h2{margin:0}
.grid{display:grid;gap:22px}.g2{grid-template-columns:repeat(auto-fit,minmax(320px,1fr))}.g3{grid-template-columns:repeat(auto-fill,minmax(280px,1fr))}.g4{grid-template-columns:repeat(auto-fill,minmax(230px,1fr))}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:0 2px 10px rgba(20,40,75,.04);transition:.2s;display:flex;flex-direction:column}
a.card{text-decoration:none;color:inherit}a.card:hover{transform:translateY(-3px);box-shadow:var(--shadow);color:inherit}
.card .body{padding:18px 20px 22px}.card h3{margin:0 0 6px}.card p{margin:0;color:var(--muted);font-size:.95rem}
.card .ph{aspect-ratio:16/10;background:var(--bg) center/cover;}
.town-card{position:relative;border-radius:var(--radius);overflow:hidden;aspect-ratio:4/3;display:flex;align-items:end;text-decoration:none;color:#fff;background:var(--navy) center/cover}
.town-card:after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(10,20,40,.85),rgba(10,20,40,0) 60%)}
.town-card span{position:relative;z-index:1;padding:16px 18px;font-weight:800;font-size:1.2rem}.town-card small{display:block;font-weight:500;font-size:.85rem;opacity:.85}
.town-card:hover{color:#fff}.town-card:hover span{text-decoration:underline}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:14px 0}
.chip{display:inline-block;padding:8px 14px;border-radius:999px;background:#fff;border:1px solid var(--line);text-decoration:none;color:var(--navy);font-weight:600;font-size:.92rem}
.chip:hover,.chip.active{background:var(--blue);border-color:var(--blue);color:#fff}
.chip.muted{opacity:.75}
/* content */
.page-body{padding:50px 0 70px}
.layout{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:48px}
@media (max-width:960px){.layout{grid-template-columns:1fr}}
.prose{max-width:800px}.prose p,.prose li{color:#2a3346}.prose img{border-radius:12px;margin:10px 0}.prose em{color:var(--muted)}
.prose table{border-collapse:collapse;width:100%;margin:1em 0}.prose td,.prose th{border:1px solid var(--line);padding:8px 10px;vertical-align:top}
.prose a[target=_blank]:after{content:" ↗";font-size:.8em}
.sidebar .box{background:var(--bg);border:1px solid var(--line);border-radius:var(--radius);padding:22px;margin-bottom:20px;position:sticky;top:122px}
.sidebar h3{margin-top:0}
.cta-band{background:linear-gradient(110deg,var(--navy),var(--blue));color:#fff;border-radius:22px;padding:42px;display:flex;gap:24px;align-items:center;justify-content:space-between;flex-wrap:wrap}
.cta-band h2{color:#fff;margin:0 0 6px}.cta-band p{margin:0;color:#dce6fa}
.cta-tiles .card .ph{aspect-ratio:16/9}
/* search embed */
.search-frame-wrap{border:1px solid var(--line);border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow);background:#fff}
.search-frame-bar{display:flex;align-items:center;justify-content:space-between;gap:12px;flex-wrap:wrap;padding:12px 16px;background:var(--bg);border-bottom:1px solid var(--line);font-size:.92rem;color:var(--muted)}
iframe.search-frame{display:block;width:100%;height:1250px;border:0}
@media (max-width:700px){iframe.search-frame{height:1000px}}
.note{font-size:.85rem;color:var(--muted)}
/* forms */
.lead-form{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:26px;box-shadow:0 2px 12px rgba(20,40,75,.05)}
.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:14px 16px}.form-grid .full{grid-column:1/-1}
@media (max-width:640px){.form-grid{grid-template-columns:1fr}}
.field label{display:block;font-weight:600;font-size:.9rem;margin-bottom:5px;color:var(--navy)}
.field input,.field select,.field textarea{width:100%;padding:11px 12px;border:1px solid #cfd6e3;border-radius:10px;font-size:1rem;font-family:inherit;background:#fff;color:var(--ink)}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:3px solid rgba(0,61,165,.18);border-color:var(--blue)}
.field .radios{display:flex;gap:18px;padding-top:6px}.field .radios label{font-weight:500;display:flex;gap:6px;align-items:center}
.req{color:var(--red)}
.hp{position:absolute!important;left:-5000px!important;width:1px;height:1px;overflow:hidden}
.form-msg{margin-top:14px;padding:12px 14px;border-radius:10px;display:none}.form-msg.ok{display:block;background:#e8f6ee;color:#11603a}.form-msg.err{display:block;background:#fdecee;color:#9b1020}
.consent{font-size:.82rem;color:var(--muted);margin-top:10px}
/* agents */
.agent-card .ph{aspect-ratio:4/5;background-position:center top}
.agent-card .role{color:var(--red);font-weight:700;font-size:.85rem;text-transform:uppercase;letter-spacing:.06em}
.agent-hero{--accent:var(--blue);background:radial-gradient(1200px 400px at 85% -10%,color-mix(in srgb,var(--accent) 45%,transparent),transparent),linear-gradient(135deg,var(--navy),color-mix(in srgb,var(--accent) 70%,var(--navy)));color:#fff;overflow:hidden}
.agent-hero .wrap{display:grid;grid-template-columns:330px 1fr;gap:50px;align-items:center;padding:60px 20px}
@media (max-width:800px){.agent-hero .wrap{grid-template-columns:1fr}.agent-hero .portrait{max-width:280px}}
.agent-hero .portrait{position:relative}.agent-hero .portrait img{border-radius:24px;box-shadow:0 30px 60px rgba(0,0,0,.35);transform:rotate(-2deg);border:6px solid #fff}
.agent-hero .portrait .sticker{position:absolute;right:-14px;bottom:18px;background:var(--red);color:#fff;font-weight:800;padding:10px 16px;border-radius:999px;transform:rotate(4deg);box-shadow:0 10px 20px rgba(0,0,0,.25);font-size:.95rem}
.agent-hero h1{color:#fff;margin-bottom:6px}.agent-hero .creds{font-weight:600;color:var(--sky)}.agent-hero .tagline{font-size:1.3rem;font-style:italic;margin:16px 0 22px;color:#eef3ff;max-width:640px}
.agent-hero .actions{display:flex;gap:12px;flex-wrap:wrap}
.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:16px;margin:24px 0}
.fact{background:#fff;border:1px solid var(--line);border-left:5px solid var(--accent,var(--blue));border-radius:12px;padding:16px 18px}.fact b{display:block;font-size:1.25rem;color:var(--navy)}.fact span{color:var(--muted);font-size:.92rem}
.placeholder{border:2px dashed #e0a100;background:#fff9e8;border-radius:14px;padding:18px 20px}
.placeholder .tag{display:inline-block;background:#e0a100;color:#fff;font-size:.7rem;font-weight:800;letter-spacing:.08em;text-transform:uppercase;border-radius:6px;padding:3px 8px;margin-bottom:8px}
.placeholder h3{margin:0 0 6px}.placeholder p{margin:0;color:#6b5a1e}
.superpower{background:var(--bg);border-radius:18px;padding:26px;border:1px solid var(--line)}
.superpower blockquote{margin:0;font-size:1.25rem;font-weight:600;color:var(--navy)}
/* blog */
.post-meta{color:var(--muted);font-size:.95rem;margin-bottom:20px}
.post-hero{border-radius:18px;margin:0 0 28px;max-height:460px;width:100%;object-fit:cover}
/* calculator */
.calc{display:grid;grid-template-columns:1fr 1fr;gap:28px}@media (max-width:800px){.calc{grid-template-columns:1fr}}
.calc-out{background:var(--navy);color:#fff;border-radius:var(--radius);padding:26px}.calc-out .big{font-size:2.6rem;font-weight:800}.calc-out table{width:100%;color:#dce6fa}.calc-out td{padding:6px 0;border-bottom:1px solid rgba(255,255,255,.12)}.calc-out td:last-child{text-align:right;color:#fff;font-weight:700}
/* footer */
.site-footer{background:#0e1c38;color:#c6d1e6;padding:60px 0 30px;font-size:.93rem}
.site-footer a{color:#fff;text-decoration:none}.site-footer a:hover{color:var(--sky)}
.site-footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:30px}@media (max-width:860px){.site-footer .cols{grid-template-columns:1fr 1fr}}
.site-footer h4{color:#fff;margin:0 0 12px;font-size:1rem}.site-footer ul{list-style:none;padding:0;margin:0}.site-footer li{margin:6px 0}
.disclosure{border-top:1px solid rgba(255,255,255,.12);margin-top:36px;padding-top:22px;font-size:.84rem;color:#a7b4cc}
.disclosure strong{color:#fff}
.eho{display:inline-flex;align-items:center;gap:8px}
.breadcrumbs{font-size:.88rem;color:#d8e2f5;margin-bottom:14px}.breadcrumbs a{color:#fff}
.preset-grid a{display:flex;flex-direction:column;gap:4px}
.badge{display:inline-block;font-size:.72rem;font-weight:800;padding:3px 8px;border-radius:6px;background:#fdecee;color:var(--red);text-transform:uppercase;letter-spacing:.06em}
@media (max-width:700px){.topbar .tb-left,.topbar .tb-email{display:none}.topbar .wrap{justify-content:center}.brand-sub{font-size:.62rem}.hero .wrap{padding:50px 20px}}
.prose a[href*="riggottphoto"]{display:block;text-align:right;font-size:.78rem;margin-top:-6px;text-decoration:none}
/* brand logo (A2-final-white-roof) */
.site-header .wrap{min-height:104px}
.brand-logo{height:92px;width:auto}
.footer-logo{height:96px;width:auto}
@media (max-width:1020px){.site-header .wrap{min-height:84px}.brand-logo{height:72px}}
@media (max-width:400px){.brand-logo{height:66px}}