/* ============================================================
   PORTAL — application flow, wizard, fields, admin.
   Brand-agnostic; all values via CSS vars.
   ============================================================ */

.app-shell { min-height: 100vh; display: flex; flex-direction: column; }
.app-main { flex: 1; }

/* ---------- PROPERTY SUMMARY (Stage 1 reciprocity primer) ---------- */
.summary-hero { position: relative; min-height: 88vh; display: flex; align-items: flex-end; overflow: hidden; background: var(--ink); }
.summary-hero .hero-bg {
  position: absolute; inset: -4%; background-size: cover; background-position: center 56%;
  filter: saturate(.95) contrast(1.04) brightness(.62);
  animation: kenburns 26s var(--ease-in-out) infinite alternate;
}
@keyframes kenburns { from { transform: scale(1.02) translate(0,0); } to { transform: scale(1.1) translate(-1.5%, -1.5%); } }
.summary-hero .hero-scrim { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(20,17,13,.35) 0%, rgba(20,17,13,0) 35%, rgba(20,17,13,.78) 100%); }
.summary-hero .hero-inner { position: relative; z-index: 2; color: var(--paper); padding: 0 0 clamp(40px,7vw,84px); width: 100%; }
.summary-hero .kicker { color: var(--paper); opacity: .85; margin-bottom: 22px; }
.summary-hero .kicker::before { background: var(--gold); }
.summary-hero h1 { color: var(--paper); margin-bottom: 18px; }
.summary-hero h1 em { color: var(--gold); }
.summary-hero .hero-meta { font-family: var(--mono); font-size: 12px; letter-spacing: .18em; text-transform: uppercase; opacity: .8; display: flex; flex-wrap: wrap; gap: 10px 22px; }
.summary-hero .hero-meta b { font-weight: 500; color: var(--gold); }

/* stat band */
.stat-band { background: var(--ink); color: var(--paper); border-top: 1px solid rgba(244,237,224,.14); }
.stat-band .stat-grid { display: grid; grid-template-columns: repeat(6, 1fr); }
@media (max-width: 900px) { .stat-band .stat-grid { grid-template-columns: repeat(3,1fr); } }
@media (max-width: 520px) { .stat-band .stat-grid { grid-template-columns: repeat(2,1fr); } }
.stat-band .stat { padding: 28px var(--gutter); border-left: 1px solid rgba(244,237,224,.12); }
.stat-band .stat:first-child { border-left: none; }
.stat-band .stat .v { font-family: var(--serif); font-weight: 300; font-size: clamp(28px,3vw,40px); letter-spacing: -.02em; line-height: 1; }
.stat-band .stat .l { font-family: var(--mono); font-size: 9.5px; letter-spacing: .16em; text-transform: uppercase; opacity: .62; margin-top: 8px; }

/* narrative + selling points */
.summary-body { padding: clamp(56px,9vw,110px) 0; }
.summary-cols { display: grid; grid-template-columns: 1.3fr 1fr; gap: clamp(36px,6vw,80px); align-items: start; }
@media (max-width: 820px) { .summary-cols { grid-template-columns: 1fr; } }
.sell-list { list-style: none; margin-top: 8px; }
.sell-list li { display: flex; gap: 14px; padding: 16px 0; border-top: 1px solid var(--rule-soft); font-family: var(--serif); font-size: 19px; line-height: 1.4; }
.sell-list li:last-child { border-bottom: 1px solid var(--rule-soft); }
.sell-list li .mk { font-family: var(--mono); font-size: 12px; color: var(--brick); padding-top: 4px; }

/* gallery strip */
.gallery { display: grid; grid-template-columns: repeat(auto-fit, minmax(220px,1fr)); gap: 6px; margin-top: 56px; }
.gallery figure { position: relative; overflow: hidden; aspect-ratio: 4/3; background: var(--paper-2); }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease-out); }
.gallery figure:hover img { transform: scale(1.05); }
.gallery figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 26px 14px 10px; font-family: var(--mono); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; color: var(--paper); background: linear-gradient(180deg, transparent, rgba(20,17,13,.82)); }

.summary-cta { text-align: center; padding: clamp(48px,7vw,86px) 0 0; }

/* ---------- FORM SHELL ---------- */
.form-stage { padding: clamp(96px,12vw,140px) 0 80px; }
.form-card { max-width: 620px; margin: 0 auto; }
.form-head { margin-bottom: 36px; }
.form-head .form-title { font-family: var(--serif); font-weight: 300; letter-spacing: -.025em; font-size: clamp(34px,4.4vw,52px); line-height: 1; margin-bottom: 14px; }
.form-head .form-title em { font-style: italic; color: var(--brick); }
.form-head .form-sub { font-family: var(--serif); font-size: 19px; color: var(--ink-2); line-height: 1.45; }

/* ---------- FIELDS ---------- */
.field { margin-bottom: 22px; }
.field > label { display: block; font-family: var(--mono); font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink); margin-bottom: 8px; font-weight: 500; }
.field .req { color: var(--brick); margin-left: 3px; }
.field .opt { color: var(--muted); font-weight: 400; text-transform: none; letter-spacing: 0; font-family: var(--serif); font-style: italic; font-size: 13px; margin-left: 6px; }
.field .help { font-family: var(--serif); font-style: italic; font-size: 14px; color: var(--muted); margin-top: 7px; line-height: 1.4; }
.field-input, .field-select, .field-textarea {
  width: 100%; min-height: 52px; padding: 14px 16px;
  font-family: var(--serif); font-size: 17px; color: var(--ink);
  background: var(--paper-2); border: 1px solid transparent; border-bottom: 1.5px solid var(--rule-soft);
  border-radius: 4px 4px 0 0; transition: border-color .25s, background .25s, box-shadow .25s; outline: none;
}
.field-textarea { min-height: 110px; resize: vertical; line-height: 1.5; }
.field-input::placeholder, .field-textarea::placeholder { color: var(--muted); opacity: .7; }
.field-input:focus, .field-select:focus, .field-textarea:focus { background: #fff; border-bottom-color: var(--brick); box-shadow: 0 6px 18px -12px rgba(20,17,13,.4); }
.field-input.error, .field-select.error, .field-textarea.error { border-bottom-color: var(--err); background: color-mix(in srgb, var(--err) 5%, var(--paper-2)); }
.field-input.ok { border-bottom-color: var(--ok); }
.field-select { appearance: none; background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' stroke='%238a7f6c' stroke-width='1.5' fill='none'/%3E%3C/svg%3E"); background-repeat: no-repeat; background-position: right 16px center; padding-right: 40px; }
.field-err { display: flex; align-items: center; gap: 6px; font-family: var(--mono); font-size: 10.5px; letter-spacing: .08em; text-transform: uppercase; color: var(--err); margin-top: 7px; }
.field-ok-mark { color: var(--ok); }

/* checkbox */
.field-check { display: flex; align-items: flex-start; gap: 12px; padding: 14px 16px; background: var(--paper-2); border-radius: 4px; cursor: pointer; transition: background .2s; }
.field-check:hover { background: var(--paper-3); }
.field-check input { width: 20px; height: 20px; margin-top: 1px; accent-color: var(--brick); flex: none; cursor: pointer; }
.field-check .ct { font-family: var(--serif); font-size: 16px; color: var(--ink-2); }

/* two-up grid for compact fields */
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 16px; }
@media (max-width: 520px) { .field-row { grid-template-columns: 1fr; } }

.form-legal { font-family: var(--serif); font-style: italic; font-size: 13px; color: var(--muted); margin-top: 16px; line-height: 1.45; }
.form-error-banner { background: color-mix(in srgb, var(--err) 8%, var(--paper)); border-left: 3px solid var(--err); padding: 14px 16px; font-family: var(--serif); font-size: 15px; color: var(--ink); margin-bottom: 20px; border-radius: 0 4px 4px 0; }
.form-actions { margin-top: 30px; }

/* trust banner */
.trust-banner { display: flex; gap: 12px; align-items: flex-start; background: var(--paper-2); border: 1px solid var(--rule-soft); border-radius: 8px; padding: 16px 18px; margin: 22px 0; }
.trust-banner .lock { color: var(--teal); flex: none; }
.trust-banner .tb-text { font-family: var(--serif); font-size: 14.5px; line-height: 1.45; color: var(--ink-2); }

/* ---------- SUCCESS ---------- */
.success-stage { padding: clamp(110px,14vw,170px) 0 90px; text-align: center; }
.success-mark { width: 64px; height: 64px; border-radius: 50%; border: 1.5px solid var(--brick); color: var(--brick); display: inline-flex; align-items: center; justify-content: center; margin-bottom: 28px; animation: pop .6s var(--ease-out); }
@keyframes pop { from { transform: scale(.6); opacity: 0; } to { transform: scale(1); opacity: 1; } }
.success-stage h1 { font-family: var(--serif); font-weight: 300; font-size: clamp(40px,6vw,72px); letter-spacing: -.03em; margin-bottom: 18px; }
.success-stage .s-body { max-width: 520px; margin: 0 auto 24px; font-family: var(--serif); font-size: 20px; line-height: 1.5; color: var(--ink-2); }
.success-stage .s-sign { font-family: var(--serif); font-style: italic; font-size: 16px; color: var(--brick); }

/* ---------- STAGE 2 WIZARD ---------- */
.wizard { padding-top: 86px; }
.progress-rail { position: fixed; top: 0; left: 0; right: 0; z-index: 40; background: color-mix(in srgb, var(--paper) 95%, transparent); backdrop-filter: blur(8px); border-bottom: 1px solid var(--rule-soft); }
.progress-rail .pr-inner { max-width: 760px; margin: 0 auto; padding: 14px var(--gutter); display: flex; align-items: center; gap: 16px; }
.progress-rail .pr-meta { font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--ink-2); white-space: nowrap; }
.progress-rail .pr-bar { flex: 1; height: 3px; background: var(--rule-soft); border-radius: 2px; overflow: hidden; }
.progress-rail .pr-fill { height: 100%; background: var(--brick); border-radius: 2px; transition: width .5s var(--ease-out); }
.progress-rail .pr-save { font-family: var(--mono); font-size: 10px; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); white-space: nowrap; }
.progress-rail .pr-save.saved { color: var(--ok); }

.step-shell { max-width: 620px; margin: 0 auto; padding: clamp(28px,5vw,52px) var(--gutter) 120px; }
.step-eyebrow { margin-bottom: 16px; }
.step-title { font-family: var(--serif); font-weight: 300; font-size: clamp(30px,4vw,46px); letter-spacing: -.02em; line-height: 1.02; margin-bottom: 10px; }
.step-intro { font-family: var(--serif); font-size: 18px; color: var(--ink-2); line-height: 1.5; margin-bottom: 30px; }
.step-checklist { list-style: none; margin: 22px 0; }
.step-checklist li { display: flex; gap: 14px; padding: 12px 0; border-top: 1px solid var(--rule-soft); font-family: var(--serif); font-size: 17px; color: var(--ink-2); }
.step-checklist li::before { content: '→'; color: var(--brick); font-family: var(--mono); }

/* repeating blocks (owners, locations) */
.repeat-block { border: 1px solid var(--rule-soft); border-radius: 8px; padding: 20px; margin-bottom: 16px; background: var(--paper-2); position: relative; }
.repeat-block .rb-head { display: flex; justify-content: space-between; align-items: center; margin-bottom: 16px; }
.repeat-block .rb-title { font-family: var(--mono); font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: var(--brick); }
.repeat-block .rb-remove { font-family: var(--mono); font-size: 10px; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); cursor: pointer; border: 1px solid var(--rule-soft); border-radius: 999px; padding: 5px 10px; transition: color .2s, border-color .2s; }
.repeat-block .rb-remove:hover { color: var(--err); border-color: var(--err); }
.repeat-add { font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; color: var(--brick); cursor: pointer; display: inline-flex; gap: 8px; align-items: center; padding: 10px 0; }
.repeat-add:hover { color: var(--brick-deep); }

.why-note { font-family: var(--serif); font-style: italic; font-size: 14px; color: var(--muted); background: var(--paper-2); border-left: 2px solid var(--gold); padding: 10px 14px; margin: 0 0 20px; line-height: 1.45; border-radius: 0 4px 4px 0; }

/* sticky step nav */
.step-nav { position: fixed; bottom: 0; left: 0; right: 0; z-index: 40; background: color-mix(in srgb, var(--paper) 96%, transparent); backdrop-filter: blur(8px); border-top: 1px solid var(--rule-soft); }
.step-nav .sn-inner { max-width: 620px; margin: 0 auto; padding: 14px var(--gutter); display: flex; justify-content: space-between; gap: 14px; }

/* upload + plaid */
.upload-row { display: flex; align-items: center; gap: 14px; padding: 16px; border: 1px dashed var(--rule-soft); border-radius: 8px; margin-bottom: 12px; background: var(--paper-2); transition: border-color .2s, background .2s; }
.upload-row.done { border-style: solid; border-color: var(--ok); background: color-mix(in srgb, var(--ok) 6%, var(--paper-2)); }
.upload-row .ur-meta { flex: 1; }
.upload-row .ur-name { font-family: var(--mono); font-size: 11px; letter-spacing: .1em; text-transform: uppercase; color: var(--ink); }
.upload-row .ur-why { font-family: var(--serif); font-style: italic; font-size: 13.5px; color: var(--muted); margin-top: 3px; }
.upload-row .ur-action { font-family: var(--mono); font-size: 10px; letter-spacing: .1em; text-transform: uppercase; color: var(--brick); cursor: pointer; border: 1px solid var(--rule-soft); border-radius: 999px; padding: 8px 14px; white-space: nowrap; }
.upload-row .ur-action:hover { background: var(--ink); color: var(--paper); border-color: var(--ink); }
.upload-row input[type=file] { display: none; }

.plaid-cta { width: 100%; padding: 20px; border-radius: 10px; border: 1px solid var(--teal); background: color-mix(in srgb, var(--teal) 7%, var(--paper)); display: flex; align-items: center; gap: 16px; cursor: pointer; transition: transform .2s, box-shadow .2s; margin-bottom: 16px; text-align: left; }
.plaid-cta:hover { transform: translateY(-1px); box-shadow: 0 10px 28px -16px rgba(47,107,107,.55); }
.plaid-cta .pc-icon { width: 44px; height: 44px; border-radius: 10px; background: var(--teal); color: var(--paper); display: flex; align-items: center; justify-content: center; flex: none; }
.plaid-cta .pc-title { font-family: var(--serif); font-size: 19px; color: var(--ink); }
.plaid-cta .pc-sub { font-family: var(--serif); font-style: italic; font-size: 14px; color: var(--muted); margin-top: 2px; }
.plaid-cta .pc-badge { margin-left: auto; }
.or-divider { text-align: center; font-family: var(--mono); font-size: 10px; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); margin: 18px 0; position: relative; }
.or-divider::before, .or-divider::after { content: ''; position: absolute; top: 50%; width: 38%; height: 1px; background: var(--rule-soft); }
.or-divider::before { left: 0; } .or-divider::after { right: 0; }

/* disclosure Q rows */
.disc-row { padding: 16px 0; border-top: 1px solid var(--rule-soft); }
.disc-row .dq { font-family: var(--serif); font-size: 17px; color: var(--ink); margin-bottom: 10px; }
.disc-toggle { display: inline-flex; border: 1px solid var(--rule-soft); border-radius: 999px; overflow: hidden; }
.disc-toggle button { padding: 8px 22px; font-family: var(--mono); font-size: 11px; letter-spacing: .12em; text-transform: uppercase; background: transparent; color: var(--ink-2); transition: background .2s, color .2s; }
.disc-toggle button.on-yes { background: var(--brick); color: var(--paper); }
.disc-toggle button.on-no { background: var(--ink); color: var(--paper); }

/* docusign frame */
.ds-frame { width: 100%; height: 620px; border: 1px solid var(--rule-soft); border-radius: 8px; background: var(--paper-2); }
.ds-placeholder { border: 1px dashed var(--rule-soft); border-radius: 10px; padding: 40px 24px; text-align: center; background: var(--paper-2); }
.ds-placeholder .dsp-icon { color: var(--brick); margin-bottom: 14px; }

/* ---------- ADMIN ---------- */
.admin-shell { min-height: 100vh; background: var(--paper); }
.admin-top { background: var(--ink); color: var(--paper); padding: 18px var(--gutter); display: flex; align-items: center; justify-content: space-between; position: sticky; top: 0; z-index: 30; }
.admin-top .at-brand { font-family: var(--serif); font-style: italic; font-size: 22px; }
.admin-top .at-brand b { font-style: normal; font-family: var(--mono); font-size: 11px; letter-spacing: .2em; text-transform: uppercase; opacity: .6; margin-left: 10px; }
.admin-top nav { display: flex; gap: 20px; font-family: var(--mono); font-size: 11px; letter-spacing: .14em; text-transform: uppercase; }
.admin-top nav a { opacity: .7; } .admin-top nav a:hover, .admin-top nav a.active { opacity: 1; color: var(--gold); }
.admin-wrap { max-width: 1240px; margin: 0 auto; padding: 32px var(--gutter) 80px; }

.kpi-grid { display: grid; grid-template-columns: repeat(4,1fr); gap: 16px; margin-bottom: 32px; }
@media (max-width: 820px) { .kpi-grid { grid-template-columns: repeat(2,1fr); } }
.kpi { background: #fff; border: 1px solid var(--rule-soft); border-radius: 10px; padding: 22px; }
.kpi .kv { font-family: var(--serif); font-weight: 300; font-size: 40px; letter-spacing: -.02em; line-height: 1; color: var(--ink); }
.kpi .kl { font-family: var(--mono); font-size: 10px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); margin-top: 8px; }

.admin-filters { display: flex; flex-wrap: wrap; gap: 10px; margin-bottom: 18px; }
.admin-filters select, .admin-filters input { min-height: 42px; padding: 8px 12px; font-family: var(--sans); font-size: 14px; background: #fff; border: 1px solid var(--rule-soft); border-radius: 6px; }

.app-table { width: 100%; border-collapse: collapse; background: #fff; border: 1px solid var(--rule-soft); border-radius: 10px; overflow: hidden; }
.app-table th { text-align: left; font-family: var(--mono); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; color: var(--muted); padding: 14px 16px; border-bottom: 1px solid var(--rule-soft); background: var(--paper-2); }
.app-table td { padding: 14px 16px; border-bottom: 1px solid var(--rule-soft); font-family: var(--sans); font-size: 14px; color: var(--ink-2); }
.app-table tr { cursor: pointer; transition: background .15s; }
.app-table tbody tr:hover { background: var(--paper-2); }
.app-table .ap-name { font-family: var(--serif); font-size: 16px; color: var(--ink); }

.status-tag { font-family: var(--mono); font-size: 9.5px; letter-spacing: .1em; text-transform: uppercase; padding: 4px 9px; border-radius: 999px; white-space: nowrap; }
.status-lead { background: var(--paper-3); color: var(--ink-2); }
.status-qualified { background: color-mix(in srgb, var(--gold) 30%, var(--paper)); color: var(--brick-deep); }
.status-stage2_in_progress { background: color-mix(in srgb, var(--teal) 22%, var(--paper)); color: var(--teal); }
.status-submitted { background: var(--ink); color: var(--paper); }
.status-reviewing { background: color-mix(in srgb, var(--brick) 22%, var(--paper)); color: var(--brick-deep); }
.status-info_requested { background: color-mix(in srgb, var(--gold) 40%, var(--paper)); color: var(--brick-deep); }
.status-approved { background: var(--ok); color: #fff; }
.status-declined { background: color-mix(in srgb, var(--err) 16%, var(--paper)); color: var(--err); }
.status-withdrawn { background: var(--paper-3); color: var(--muted); }

.admin-detail-grid { display: grid; grid-template-columns: 1fr 320px; gap: 28px; align-items: start; }
@media (max-width: 920px) { .admin-detail-grid { grid-template-columns: 1fr; } }
.detail-card { background: #fff; border: 1px solid var(--rule-soft); border-radius: 10px; padding: 22px; margin-bottom: 18px; }
.detail-card h3 { font-family: var(--mono); font-size: 11px; letter-spacing: .16em; text-transform: uppercase; color: var(--brick); margin-bottom: 16px; }
.dl { display: grid; grid-template-columns: 160px 1fr; gap: 8px 16px; font-family: var(--sans); font-size: 14px; }
.dl dt { color: var(--muted); } .dl dd { color: var(--ink); }
.action-stack { display: flex; flex-direction: column; gap: 10px; }
.action-stack .btn { width: 100%; }

.empty-state { text-align: center; padding: 80px 20px; font-family: var(--serif); font-style: italic; font-size: 19px; color: var(--muted); }
.spinner { width: 26px; height: 26px; border: 2px solid var(--rule-soft); border-top-color: var(--brick); border-radius: 50%; animation: spin .8s linear infinite; display: inline-block; }
@keyframes spin { to { transform: rotate(360deg); } }
.center-load { display: flex; flex-direction: column; align-items: center; gap: 14px; padding: 120px 20px; font-family: var(--mono); font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); }