/* USDA ADU Loan Guide — warm editorial system (ref: Wealthsimple via Refero) */
:root{
  --bg:#F6F3EC; --surface:#FCFBF8; --tint:#EEEAE1; --ink:#2F2D2B; --ink-2:#4A4743; --muted:#625E59;
  --line:#E2DDD3; --line-2:#CFC8BB; --sage:#4B6A3C; --sage-tint:#E4EADB; --sky-tint:#DDE8F0; --clay:#9A3B14; --clay-tint:#F4E3D9;
  --serif:"Newsreader", Georgia, "Times New Roman", serif;
  --sans:"Instrument Sans", system-ui, -apple-system, "Segoe UI", sans-serif;
  --wrap:1180px; --pad:clamp(16px,4vw,40px); --r:22px; --r-sm:12px;
}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:96px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;background:var(--bg);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.62;letter-spacing:.003em;overflow-x:clip;text-rendering:optimizeLegibility;-webkit-font-smoothing:antialiased}
img,svg{display:block;max-width:100%}
a{color:var(--ink);text-decoration:underline;text-decoration-color:var(--line-2);text-underline-offset:3px;text-decoration-thickness:1px;transition:text-decoration-color .2s}
a:hover{text-decoration-color:var(--ink)}
:focus-visible{outline:2px solid var(--sage);outline-offset:3px;border-radius:4px}
h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.012em;color:var(--ink);text-wrap:balance}
h1{font-size:clamp(40px,6.2vw,76px);line-height:1.04;margin:0 0 22px}
h2{font-size:clamp(30px,3.6vw,44px);line-height:1.1;margin:0 0 18px}
h3{font-size:clamp(21px,2vw,25px);line-height:1.22;margin:34px 0 10px}
h1 em,h2 em,.brand-name em,.foot-name em{font-style:italic;color:var(--sage)}
p{margin:0 0 18px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--pad)}
.skip{position:absolute;left:-9999px;top:8px;background:var(--ink);color:var(--surface);padding:10px 16px;border-radius:999px;z-index:99}
.skip:focus{left:12px}

/* Notice + header */
.site-head{position:sticky;top:0;z-index:40;background:rgba(246,243,236,.86);backdrop-filter:saturate(1.4) blur(14px);-webkit-backdrop-filter:saturate(1.4) blur(14px);border-bottom:1px solid var(--line)}
.head-row{display:flex;align-items:center;gap:28px;min-height:72px}
.brand{display:flex;align-items:center;gap:12px;text-decoration:none;color:var(--ink);flex-shrink:0}
.brand-mark{width:38px;height:27px;color:var(--ink)}
.brand-name{font-family:var(--serif);font-size:21px;letter-spacing:-.01em;white-space:nowrap}
.nav{display:flex;gap:4px;margin-left:auto}
.nav a{font-size:15px;text-decoration:none;color:var(--ink-2);padding:9px 14px;border-radius:999px;transition:background .2s,color .2s}
.nav a:hover{background:var(--tint);color:var(--ink)}
.nav a[aria-current="page"]{background:var(--surface);color:var(--ink);box-shadow:inset 0 0 0 1px var(--line)}
.menu{display:none;margin-left:auto;position:relative}
.menu summary{list-style:none;cursor:pointer;width:46px;height:46px;border-radius:999px;border:1px solid var(--line-2);display:grid;place-content:center;gap:6px;background:var(--surface)}
.menu summary::-webkit-details-marker{display:none}
.menu summary span{display:block;width:18px;height:1.5px;background:var(--ink);transition:transform .2s}
.menu[open] summary span:first-child{transform:translateY(3.75px) rotate(45deg)}
.menu[open] summary span:last-child{transform:translateY(-3.75px) rotate(-45deg)}
.menu-panel{position:absolute;right:0;top:56px;width:min(300px,calc(100vw - 32px));background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:10px;display:grid;gap:2px;box-shadow:0 24px 48px -24px rgba(47,45,43,.25)}
.menu-panel a{text-decoration:none;padding:12px 14px;border-radius:12px;font-size:16px}
.menu-panel a:hover{background:var(--tint)}
.menu-panel .btn{margin-top:8px;justify-content:center}

/* Buttons */
.btn{display:inline-flex;align-items:center;gap:10px;min-height:48px;padding:12px 24px;border-radius:999px;font:500 15.5px/1.2 var(--sans);letter-spacing:.01em;text-decoration:none;border:1px solid var(--ink);cursor:pointer;transition:background .2s,color .2s,transform .2s}
.btn-dark{background:var(--ink);color:var(--surface)}
.btn-dark:hover{background:#45423E}
.btn-ghost{background:transparent;color:var(--ink)}
.btn-ghost:hover{background:var(--surface)}
.btn .arr{transition:transform .2s}
.btn:hover .arr{transform:translateX(3px)}
.head-cta{min-height:42px;padding:9px 18px;font-size:14.5px}

/* Pills / badges */
.pill{display:inline-flex;align-items:center;gap:8px;padding:7px 13px;border-radius:999px;background:var(--tint);font-size:13.5px;font-weight:500;letter-spacing:.02em;color:var(--ink-2)}
.pill .dot{width:7px;height:7px;border-radius:50%;background:var(--sage)}
.badge{display:inline-block;padding:4px 11px;border-radius:999px;font-size:12.5px;font-weight:600;letter-spacing:.03em;white-space:nowrap}
.badge-yes{background:var(--sage-tint);color:#344B29}
.badge-no{background:var(--clay-tint);color:var(--clay)}
.badge-date{background:var(--sky-tint);color:#2C4556}

/* Hero */
.hero{padding:clamp(56px,8vw,104px) 0 clamp(48px,6vw,80px);border-bottom:1px solid var(--line)}
.hero-grid{display:grid;grid-template-columns:minmax(0,1.25fr) minmax(0,.9fr);gap:clamp(32px,6vw,88px);align-items:end}
.hero .lede{font-size:clamp(18px,1.6vw,21px);line-height:1.55;color:var(--ink-2);max-width:36em}
.hero .pill{margin-bottom:26px}
.ctas{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.meta-line{margin-top:22px;font-size:14px;line-height:1.6;color:var(--muted)}
.fact-card{background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:8px 26px}
.fact-row{display:grid;grid-template-columns:auto 1fr;gap:6px 18px;align-items:baseline;padding:18px 0;border-bottom:1px solid var(--line)}
.fact-row:last-child{border-bottom:0}
.fact-k{font-size:13px;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);grid-column:1/-1}
.fact-v{font-family:var(--serif);font-size:24px;line-height:1.2;grid-column:1/-1}
.fact-v small{display:block;font-family:var(--sans);font-size:14.5px;color:var(--muted);margin-top:4px;line-height:1.45}
.house-art{margin:0 0 18px;color:var(--ink)}
.house-art svg{width:100%;height:auto}

.hero-photo{margin:clamp(40px,6vw,72px) 0 0;border-radius:var(--r);overflow:hidden;background:var(--tint);aspect-ratio:16/8}
.hero-photo img{width:100%;height:100%;object-fit:cover;object-position:center 62%}
.photo{margin:28px 0;}
.photo img{width:100%;height:auto;border-radius:var(--r-sm);background:var(--tint)}
.photo figcaption{font-size:14px;color:var(--muted);margin-top:10px;line-height:1.45}
.gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;margin:18px 0 26px}
.gallery .photo{margin:0}
.gallery .photo img{aspect-ratio:4/3;object-fit:cover}
@media (max-width:640px){.gallery{grid-template-columns:1fr}.hero-photo{aspect-ratio:4/3}}

/* Page hero (inner) */
.phero{padding:clamp(48px,7vw,88px) 0 clamp(36px,5vw,56px);border-bottom:1px solid var(--line)}
.phero .lede{font-size:clamp(18px,1.6vw,21px);color:var(--ink-2);max-width:40em}
.crumbs{font-size:14px;color:var(--muted);margin-bottom:22px}
.crumbs a{color:var(--muted)}

/* Sections */
.band{padding:clamp(56px,8vw,104px) 0;border-bottom:1px solid var(--line)}
.band.alt{background:var(--surface)}
.eyebrow{display:block;font-size:13px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--sage);margin-bottom:16px}
.head{max-width:44em;margin-bottom:clamp(32px,4vw,52px)}
.head p{color:var(--ink-2);font-size:18px}

/* Article layout */
.article{display:grid;grid-template-columns:220px minmax(0,1fr);gap:clamp(32px,6vw,96px);align-items:start}
.toc{position:sticky;top:104px;font-size:14.5px}
.toc p{font-size:12.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:10px}
.toc ol{list-style:none;margin:0;padding:0;border-left:1px solid var(--line)}
.toc a{display:block;padding:7px 0 7px 16px;margin-left:-1px;border-left:1px solid transparent;text-decoration:none;color:var(--ink-2);line-height:1.35}
.toc a:hover{border-left-color:var(--ink);color:var(--ink)}
.prose{max-width:720px}
.prose > section{padding-bottom:12px}
.prose > section + section{border-top:1px solid var(--line);padding-top:44px;margin-top:32px}
.prose h2{font-size:clamp(28px,3vw,38px)}
.prose ul,.prose ol{padding-left:22px;margin:0 0 20px}
.prose li{margin-bottom:8px}
.prose li::marker{color:var(--sage)}
.callout{background:var(--surface);border:1px solid var(--line);border-left:3px solid var(--sage);border-radius:var(--r-sm);padding:20px 24px;margin:26px 0}
.callout.warn{border-left-color:var(--clay)}
.callout p:last-child{margin-bottom:0}
.callout strong{font-weight:600}

/* Checklist */
.checks{list-style:none;padding:0!important;margin:0 0 22px;display:grid;gap:2px}
.checks li{position:relative;padding:14px 0 14px 40px;border-bottom:1px solid var(--line);margin:0}
.checks li::before{content:"";position:absolute;left:4px;top:19px;width:18px;height:10px;border-left:1.6px solid var(--sage);border-bottom:1.6px solid var(--sage);transform:rotate(-45deg)}

/* Known / unknown table */
.status{width:100%;border-collapse:collapse;margin:8px 0 24px;font-size:16px}
.status th,.status td{text-align:left;vertical-align:top;padding:16px 14px 16px 0;border-bottom:1px solid var(--line)}
.status th{font-size:12.5px;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--muted)}
.status td:last-child{padding-right:0;width:150px}

/* Cards row */
.cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:30px 28px;display:flex;flex-direction:column;text-decoration:none;color:var(--ink);transition:border-color .2s,transform .2s}
a.card:hover{border-color:var(--line-2);transform:translateY(-2px)}
.card h3{margin:16px 0 10px;font-size:24px}
.card p{color:var(--ink-2);font-size:16px}
.card .more{margin-top:auto;font-weight:500;font-size:15px}
.card-num{font-family:var(--serif);font-size:15px;color:var(--muted)}

/* Timeline */
.timeline{list-style:none;margin:0;padding:0;position:relative}
.timeline::before{content:"";position:absolute;left:7px;top:10px;bottom:10px;width:1px;background:var(--line-2)}
.timeline > li{position:relative;padding:0 0 44px 44px}
.timeline > li::before{content:"";position:absolute;left:0;top:8px;width:15px;height:15px;border-radius:50%;background:var(--bg);border:1.6px solid var(--sage)}
.timeline > li.next::before{border-style:dashed;border-color:var(--muted)}
.timeline > li.done::before{background:var(--sage)}
.timeline time{display:block;font-size:13px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-bottom:6px}
.timeline h3{margin:0 0 10px}
.timeline p{color:var(--ink-2)}

/* FAQ */
.faq{border-top:1px solid var(--line)}
.faq-item{border-bottom:1px solid var(--line)}
.faq-item summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:24px;align-items:flex-start;padding:24px 0;font-family:var(--serif);font-size:clamp(20px,1.9vw,23px);line-height:1.3}
.faq-item summary::-webkit-details-marker{display:none}
.faq-item summary::after{content:"";flex:0 0 34px;height:34px;border-radius:50%;border:1px solid var(--line-2);background:linear-gradient(var(--ink),var(--ink)) center/12px 1.5px no-repeat,linear-gradient(var(--ink),var(--ink)) center/1.5px 12px no-repeat;transition:transform .25s}
.faq-item[open] summary::after{transform:rotate(45deg)}
.faq-a{padding:0 56px 24px 0;color:var(--ink-2)}
.faq-a p:last-child{margin-bottom:0}

/* Sources */
.sources{background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:26px 28px;margin-top:40px}
.sources h2{font-size:22px;margin-bottom:12px}
.sources ul{margin:0;padding-left:20px}
.sources li{margin-bottom:6px;font-size:15.5px}

/* Signup */
.signup{background:var(--ink);color:#EDE9E1;padding:clamp(56px,8vw,96px) 0}
.signup-inner{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(32px,6vw,80px);align-items:center}
.signup h2{color:#FBF8F2}
.signup p{color:#CFC9BE}
.signup .pill{background:rgba(255,255,255,.08);color:#E6E1D7;margin-bottom:20px}
.signup a{color:#FBF8F2;text-decoration-color:rgba(255,255,255,.4)}
.signup-card{background:#FBF8F2;color:var(--ink);border-radius:var(--r);padding:clamp(20px,3vw,32px);min-height:320px}
.signup-embed{width:100%;min-height:320px}
.signup-embed iframe{width:100%;border:0;display:block}
.signup .form-note{font-size:14px;color:#BDB6AA}
.field-label{display:block;font-size:14px;font-weight:500;margin-bottom:10px;color:#E6E1D7}
.field-row{display:flex;gap:8px;background:#FBF8F2;border-radius:999px;padding:6px}
.field-row input{flex:1;min-width:0;border:0;background:transparent;font:16px var(--sans);color:var(--ink);padding:0 18px;border-radius:999px}
.field-row input:focus{outline:none}
.field-row:focus-within{box-shadow:0 0 0 3px rgba(164,196,140,.55)}
.field-row .btn{border-color:var(--ink);flex-shrink:0}
.form-note{font-size:14px;margin-top:14px}
.hp{position:absolute;left:-9999px}
.pro-form .field-row{background:var(--surface);border:1px solid var(--line-2)}
.pro-form select{font:16px var(--sans);color:var(--ink);background:var(--surface);border:1px solid var(--line-2);border-radius:999px;padding:13px 18px;width:100%;margin-bottom:12px;appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--ink) 50%),linear-gradient(135deg,var(--ink) 50%,transparent 50%);background-position:calc(100% - 22px) 52%,calc(100% - 17px) 52%;background-size:5px 5px;background-repeat:no-repeat}
.pro-form .field-label{color:var(--ink-2)}
.pro-form .form-note{color:var(--muted)}

/* Footer */
.site-foot{padding:64px 0 32px;font-size:15px;color:var(--ink-2)}
.foot-h a{color:inherit;text-decoration:none}
.foot-h a:hover{color:var(--ink)}
.byline{display:flex;flex-wrap:wrap;gap:6px 18px;margin-top:22px;font-size:14px;color:var(--muted)}
.byline span+span::before{content:"";display:inline-block;width:4px;height:4px;border-radius:50%;background:var(--line-2);margin-right:18px;vertical-align:middle}
.related{padding:clamp(56px,7vw,88px) 0;border-bottom:1px solid var(--line)}
.cards.four{grid-template-columns:repeat(4,minmax(0,1fr))}
.terms{margin:0;padding:0}
.terms dt{font-family:var(--serif);font-size:22px;line-height:1.25;margin-top:30px;padding-top:26px;border-top:1px solid var(--line)}
.terms dt:first-child{margin-top:0;padding-top:0;border-top:0}
.terms dd{margin:8px 0 0;color:var(--ink-2)}
.contact-form textarea{width:100%;min-height:150px;font:16px/1.5 var(--sans);color:var(--ink);background:var(--surface);border:1px solid var(--line-2);border-radius:var(--r-sm);padding:14px 18px;margin-bottom:12px;resize:vertical}
.contact-form input[type=email]{width:100%;font:16px var(--sans);color:var(--ink);background:var(--surface);border:1px solid var(--line-2);border-radius:999px;padding:13px 18px;margin-bottom:12px}
.contact-form textarea:focus,.contact-form input:focus,.pro-form select:focus{outline:2px solid var(--sage);outline-offset:2px}
@media (max-width:1080px){.cards.four{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:560px){.cards.four{grid-template-columns:1fr}}
.foot-grid{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,.8fr) minmax(0,.9fr) minmax(0,1.2fr);gap:40px;padding-bottom:40px;border-bottom:1px solid var(--line)}
.foot-name{font-family:var(--serif);font-size:24px;color:var(--ink);margin-bottom:12px}
.foot-disclaimer strong{color:var(--ink);font-weight:600}
.foot-updated{font-size:14px;color:var(--muted)}
.foot-h{font-size:12.5px;font-weight:600;letter-spacing:.12em;text-transform:uppercase;color:var(--muted);margin-bottom:12px}
.foot-links{list-style:none;margin:0;padding:0}
.foot-links li{margin:0}
.foot-links a{display:inline-block;padding:6px 0;color:var(--ink-2);text-decoration:none;line-height:1.4}
.foot-links a:hover{color:var(--ink);text-decoration:underline}
.foot-legal{font-size:13.5px;color:var(--muted);margin:24px 0 0}

/* Simple centered page */
.center-page{padding:clamp(72px,12vw,140px) 0;text-align:center}
.center-page .lede{max-width:34em;margin:0 auto 28px;color:var(--ink-2);font-size:19px}
.center-page .ctas{justify-content:center}

/* Responsive */
@media (max-width:1080px){.nav,.head-cta{display:none}.menu{display:block}}
@media (max-width:960px){
  .hero-grid,.signup-inner{grid-template-columns:1fr}
  .article{grid-template-columns:1fr}
  .toc{position:static;background:var(--surface);border:1px solid var(--line);border-radius:var(--r);padding:20px 22px}
  .cards{grid-template-columns:1fr}
  .foot-grid{grid-template-columns:1fr 1fr}
  .foot-brand{grid-column:1/-1}
}
@media (max-width:560px){
  body{font-size:16.5px}
  .brand-name{font-size:18px}
  .brand-mark{width:32px}
  .field-row{flex-direction:column;border-radius:var(--r);padding:8px}
  .field-row input{min-height:48px}
  .field-row .btn{justify-content:center}
  .foot-grid{grid-template-columns:1fr}
  .faq-a{padding-right:0}
  .status td:last-child{width:auto}
  .status thead{display:none}
  .status tr{display:block;border-bottom:1px solid var(--line);padding:14px 0}
  .status td{display:block;border:0;padding:2px 0}
  .ctas .btn{width:100%;justify-content:center}
}
@media (max-width:360px){.brand-name{font-size:16.5px}.head-row{gap:12px}}