:root{
  --ink:#16201B; --g900:#0C2419; --g800:#123528; --g700:#184734; --g600:#1F6047;
  --g500:#2C8262; --gold:#C8932E; --goldL:#E6B655; --paper:#FBF7EE; --paper2:#F3ECDC;
  --line:#E4DBC9; --muted:#6E7C72;
}
*{box-sizing:border-box;margin:0;padding:0}
body{font-family:'Poppins',system-ui,sans-serif;color:var(--ink);background:var(--paper);line-height:1.5}
.serif,h1,h2,h3{font-family:'Lora',Georgia,serif}
a{color:var(--g600);text-decoration:none}
em{font-style:italic;color:var(--gold)}
b{font-weight:600}
small{display:block;font-size:12px;color:var(--muted);font-weight:400}
.muted{color:var(--muted)}
.hide{display:none!important}
.eyebrow{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:500}

/* header */
.topbar{display:flex;align-items:center;gap:22px;padding:14px 30px;background:#fff;border-bottom:1px solid var(--line);position:sticky;top:0;z-index:20}
.brand{display:flex;align-items:center;gap:9px;font-size:18px;color:var(--ink);font-weight:500}
.brand{white-space:nowrap}
.brand b{color:var(--g600)}
.brandlogo{height:34px;width:auto;max-width:120px;object-fit:contain;display:block}
.topbar nav{display:flex;gap:18px;margin-left:auto;font-size:14px}
.topbar nav a{color:#4a554d;font-weight:500}
.topbar nav a.on{color:var(--g600);border-bottom:2px solid var(--gold);padding-bottom:2px}

main{max-width:1080px;margin:0 auto;padding:38px 30px 60px}
main.wide{max-width:1240px}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:7px;border:none;cursor:pointer;font-family:inherit;
  font-weight:600;font-size:15px;border-radius:9px;padding:12px 20px;transition:.15s}
.btn.sm{padding:8px 14px;font-size:13px}
.btn.gold{background:var(--gold);color:#3a2a06}
.btn.gold:hover{background:var(--goldL)}
.btn.green{background:var(--g600);color:#fff}
.btn.ghost{background:transparent;border:1.5px solid var(--line);color:#3a443d}
.btn.ghost:hover{border-color:var(--g500)}
.row{display:flex;gap:12px;flex-wrap:wrap;margin-top:8px}

/* hero */
.hero{display:flex;gap:40px;align-items:center;background:linear-gradient(120deg,#0E2A20,#184734 60%,#1F6047);
  color:#fff;border-radius:18px;padding:46px 44px;overflow:hidden;position:relative}
.hero-contours{position:absolute;inset:0;width:100%;height:100%;pointer-events:none}
.hero-copy{flex:1.4;position:relative;z-index:1;max-width:560px}
.hero-services{position:relative;z-index:1;flex:1;min-width:240px;background:rgba(255,255,255,.07);
  border:1px solid rgba(255,255,255,.15);border-radius:14px;padding:8px;display:flex;flex-direction:column}
.hs-title{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--goldL);padding:9px 10px 5px}
.hero-services a{display:block;padding:9px 10px;border-radius:9px;color:#eaf3ee}
.hero-services a:hover{background:rgba(255,255,255,.09)}
.hero-services a b{display:block;font-size:13.5px;font-weight:600;color:#fff}
.hero-services a span{font-size:11.5px;color:#9fc1b1}
.amount-display{font-size:22px;font-family:'Lora',serif;color:var(--g600);font-weight:600;text-align:center;
  padding:10px;background:#EAF3ED;border-radius:8px;margin-top:4px}
.stripe-element{background:#fff;border:1px solid var(--line);border-radius:8px;padding:12px}
#pay-error{color:#b23a2e;font-size:13px;margin-top:8px;padding:8px 10px;background:#FBE3E0;border-radius:6px;display:none}
.hero h1{font-size:42px;line-height:1.08;font-weight:600;margin:14px 0 14px}
.hero h1 em{color:var(--goldL)}
.hero p{color:#bcd6c8;max-width:440px;margin-bottom:22px}
.hero-stats{flex:1;display:flex;flex-direction:column;gap:16px}
.hero-stats div{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.12);border-radius:12px;padding:14px 18px}
.hero-stats b{font-family:'Lora',serif;font-size:28px;color:var(--goldL);display:block}
.hero-stats span{font-size:12px;color:#9fc1b1}

.cards3{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-top:22px}
.card{background:#fff;border:1px solid var(--line);border-radius:14px;padding:22px;display:block;color:var(--ink)}
.card:hover{border-color:var(--g500);transform:translateY(-2px);transition:.15s}
.card .ic{font-size:24px}
.card h3{font-size:18px;margin:10px 0 5px}
.card p{font-size:13px;color:var(--muted)}

/* page head */
.page-head{margin-bottom:24px}
.page-head h1{font-size:34px;font-weight:600;margin:8px 0 6px}
.page-head p{color:var(--muted);max-width:640px}

/* panels & forms */
.panel{background:#fff;border:1px solid var(--line);border-radius:16px;padding:24px}
.apply-grid{display:grid;grid-template-columns:1.6fr 1fr;gap:18px;align-items:start}
.status-grid{display:grid;grid-template-columns:1.5fr 1fr;gap:18px;align-items:start}
.steps{display:flex;flex-wrap:wrap;gap:8px;margin-bottom:20px}
.step{font-size:12px;color:var(--muted);background:var(--paper);border:1px solid var(--line);border-radius:999px;padding:5px 12px}
.step.on{background:#EAF3ED;border-color:var(--g500);color:var(--g600);font-weight:600}
label{display:block;font-size:13px;color:#566;margin-bottom:14px;font-weight:500}
input,select,textarea{width:100%;margin-top:5px;font-family:inherit;font-size:14px;color:#222;
  border:1px solid var(--line);border-radius:8px;padding:10px 12px;background:#fff}
input:focus,select:focus,textarea:focus{outline:2px solid var(--g500);outline-offset:0;border-color:var(--g500)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.opt{font-size:11px;color:var(--muted);font-weight:400}
.hint{font-size:12.5px;color:var(--g600);background:#EAF3ED;border-radius:8px;padding:9px 12px;margin-bottom:12px}
.formnav{display:flex;justify-content:space-between;margin-top:8px}
.side h4{font-size:15px;margin-bottom:10px}
.note{font-size:12px;color:var(--muted);background:var(--paper);border-radius:8px;padding:10px 12px;margin-top:14px}
ul.check{list-style:none;font-size:13.5px}
ul.check li{padding:6px 0 6px 24px;position:relative}
ul.check li::before{content:"✓";position:absolute;left:0;color:var(--g500);font-weight:700}
.review{font-size:14px;line-height:1.9;border:1px solid var(--line);border-radius:10px;padding:14px 16px;background:var(--paper)}
.done{margin-top:18px;text-align:center}
.done h2{color:var(--g600)}

/* lookup */
.lookup{display:flex;gap:12px;align-items:flex-end;max-width:560px}
.lookup label{flex:1;margin:0}

/* timeline */
.timeline{display:flex;flex-direction:column}
.tl{display:flex;gap:14px;padding-bottom:16px;position:relative}
.tl .dot{width:16px;height:16px;border-radius:50%;border:2px solid var(--line);margin-top:2px;flex:none}
.tl::before{content:"";position:absolute;left:7px;top:18px;bottom:0;width:2px;background:var(--line)}
.tl:last-child::before{display:none}
.tl.done .dot{background:var(--g500);border-color:var(--g500)}
.tl.done::before{background:var(--g500)}
.tl.current .dot{background:var(--gold);border-color:var(--gold)}
.tl.current b{color:var(--gold)}
.tl.pending b{color:#9aa69d}

/* surveyors */
.filterbar{margin-bottom:16px;max-width:280px}
.surv-list{display:flex;flex-direction:column;gap:10px}
.surv{display:grid;grid-template-columns:1.9fr 1fr 1.1fr;gap:14px;align-items:center;
  background:#fff;border:1px solid var(--line);border-radius:12px;padding:13px 16px}
.surv-main b{font-size:14px}
.surv-meta{display:flex;flex-direction:column;gap:3px}
.surv-meta .parish{font-size:13px;color:var(--g600);font-weight:600}
.surv-meta .reg{font-size:11px;color:var(--muted)}
.surv-call{display:flex;flex-direction:column;gap:2px;text-align:right}
.surv-call a{font-size:12.5px}
.tag{font-size:10px;font-weight:600;padding:3px 9px;border-radius:999px}
.tag.demo{background:#FBEED9;color:#9A6A12}
.tag.ok{background:#EAF3ED;color:var(--g600)}
.tag.mode{background:#FBEED9;color:#9A6A12}

/* documents */
.doc-list{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.doc{display:flex;gap:14px;align-items:center;background:#fff;border:1px solid var(--line);border-radius:12px;padding:16px}
.doc .pdf{width:38px;height:46px;background:#EAF3ED;border-radius:6px;color:var(--g600);font-size:10px;font-weight:700;
  display:flex;align-items:center;justify-content:center;flex:none}
.doc>div{flex:1}

/* agencies */
.agency-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.agency .ag-head{display:flex;justify-content:space-between;align-items:center;gap:10px}
.agency h3{font-size:18px}
.agency p{font-size:13px;color:var(--muted);margin:8px 0 12px}
.links{list-style:none}
.links li{padding:8px 0;border-top:1px solid var(--paper2)}
.links a{font-size:14px;font-weight:500}

/* printable document */
.printdoc{background:#e9e4d8;padding:30px}
.sheet{max-width:720px;margin:0 auto;background:#fff;padding:48px 54px;border-radius:6px;box-shadow:0 10px 40px rgba(0,0,0,.15)}
.sheet-head{display:flex;justify-content:space-between;border-bottom:2px solid var(--gold);padding-bottom:10px;margin-bottom:22px;font-size:13px;color:var(--muted)}
.sheet h2{font-size:24px;margin-bottom:14px}
.sheet ol,.sheet ul{margin:0 0 14px 20px}.sheet li{margin:6px 0}
.sheet table{width:100%;border-collapse:collapse;margin:12px 0}
.sheet th,.sheet td{border:1px solid var(--line);padding:8px 10px;text-align:left;font-size:14px}
.fill{display:inline-block;border-bottom:1px solid #888;min-width:60px}
.noprint{margin-top:24px}
@media print{.noprint{display:none}.printdoc{background:#fff;padding:0}.sheet{box-shadow:none}}

footer{border-top:1px solid var(--line);background:#fff;padding:24px 30px;display:flex;
  justify-content:space-between;font-size:12.5px;color:var(--muted)}

@media(max-width:860px){
  .hero{flex-direction:column}.apply-grid,.status-grid,.agency-grid,.doc-list,.cards3{grid-template-columns:1fr}
  .surv{grid-template-columns:1fr}.topbar nav{display:none}
}

/* services strip + chips + fee list (update 3) */
.services-strip{margin-top:26px}
.services-strip h2{font-family:'Lora',serif;font-size:22px;color:var(--ink);margin:0 0 12px}
.chips{display:flex;flex-wrap:wrap;gap:8px}
.chip{display:inline-block;padding:8px 13px;border-radius:999px;background:#fff;border:1px solid var(--line);
  color:var(--g600);font-size:13px;font-weight:500;cursor:pointer;text-decoration:none}
.chip:hover{border-color:var(--gold);color:var(--ink)}
.chips.sm .chip{padding:6px 12px}
.services-strip .muted{margin-top:12px}
.feelist{list-style:none;margin:6px 0 0;padding:0}
.feelist li{display:flex;justify-content:space-between;gap:12px;padding:8px 0;border-bottom:1px solid var(--line);font-size:13.5px}
.feelist li:last-child{border-bottom:0}
.feelist li b{font-weight:500}
.feelist li span{color:var(--muted);white-space:nowrap}

/* fees + invoice (update 4) */
.chip.on{background:var(--g600);color:#fff;border-color:var(--g600)}
.fee-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.fee-card h3{font-family:'Lora',serif;font-size:17px;margin:0 0 4px;color:var(--ink)}
.fee-card .muted{font-size:12.5px;margin-bottom:6px}
.fee-card .btn{margin-top:6px}
.feelist li.sub{border-top:2px solid var(--line);border-bottom:0;font-weight:600;color:var(--ink);margin-top:4px}
.feelist li.due{background:#EAF3ED;border-radius:8px;padding:9px 10px;border-bottom:0;color:var(--g700);font-weight:600}
.feelist li.muted2{color:var(--muted);border-bottom:0}
.invoice-doc{background:#fff;border:1px solid var(--line);border-radius:14px;padding:26px;max-width:760px;margin:0 auto}
.inv-head{display:flex;justify-content:space-between;align-items:flex-start;border-bottom:2px solid var(--line);padding-bottom:14px;margin-bottom:14px}
.inv-head h1{font-family:'Lora',serif;font-size:28px;margin:0;color:var(--g700)}
.inv-table{width:100%;border-collapse:collapse;margin:14px 0}
.inv-table th,.inv-table td{text-align:left;padding:9px 8px;border-bottom:1px solid var(--line);font-size:13.5px}
.inv-table .r,td.r,th.r,.r{text-align:right}
.inv-table tr.sub td{font-weight:600;border-top:2px solid var(--line)}
.inv-table tr.due td{background:#EAF3ED;font-weight:700;color:var(--g700)}
@media(max-width:820px){.fee-grid{grid-template-columns:1fr}}
@media print{.topbar,footer,.no-print{display:none!important}.invoice-doc{border:0}}

/* bank transfer block + management portal (update 5) */
.bank{display:grid;grid-template-columns:1fr;gap:0;border:1px solid var(--line);border-radius:10px;overflow:hidden;margin-top:6px}
.bank>div{display:flex;justify-content:space-between;gap:12px;padding:9px 12px;border-bottom:1px solid var(--line);font-size:13.5px}
.bank>div:last-child{border-bottom:0;background:#EAF3ED}
.bank span{color:var(--muted)}
.bank b{text-align:right}
.admin-stats{display:flex;flex-wrap:wrap;gap:12px;margin-bottom:16px}
.stat{background:#fff;border:1px solid var(--line);border-radius:12px;padding:12px 18px;min-width:120px}
.stat b{display:block;font-size:24px;font-family:'Lora',serif;color:var(--g700)}
.stat span{font-size:12px;color:var(--muted)}
.admin-tabs{display:flex;align-items:center;gap:8px;margin-bottom:12px;flex-wrap:wrap}
.admin-table-wrap{overflow-x:auto;background:#fff;border:1px solid var(--line);border-radius:12px}
.admin-table{width:100%;border-collapse:collapse;font-size:13px;min-width:680px}
.admin-table th,.admin-table td{text-align:left;padding:10px 12px;border-bottom:1px solid var(--line);vertical-align:top}
.admin-table th{background:#F7F2E7;font-size:11px;letter-spacing:.06em;text-transform:uppercase;color:var(--g600)}
.admin-table .r{text-align:right;white-space:nowrap}
.admin-table select{padding:6px 8px;font-size:12.5px}
.pill{display:inline-block;padding:2px 9px;border-radius:999px;font-size:11px;font-weight:600}
.pill.ok{background:#EAF3ED;color:#1F6047}
.pill.warn{background:#FBEEDD;color:#9a6212}

/* portal search, uploads, stage-select fix (update 7) */
.admin-bar{display:flex;gap:10px;align-items:center;margin-bottom:12px}
#admin-search{flex:1;padding:10px 14px;border:1px solid var(--line);border-radius:10px;font-size:14px;background:#fff}
.admin-table select{min-width:170px;max-width:220px}
.uploader{display:inline-flex;align-items:center;gap:8px;margin-top:10px;cursor:pointer;
  border:1.5px dashed var(--g500);border-radius:10px;padding:12px 16px;color:var(--g600);font-weight:600;background:#fff}
.uploader:hover{background:#EAF3ED}
.uploader input[type=file]{display:none}

/* reports (update 8) */
.rep-bar label{font-size:12px;color:var(--g600);display:inline-flex;align-items:center;gap:6px}
.rep-bar input[type=date]{padding:8px 10px;border:1px solid var(--line);border-radius:8px;background:#fff}
.report-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:14px;margin-top:6px}
.rep-block{background:#fff;border:1px solid var(--line);border-radius:12px;padding:14px 16px}
.rep-block h4{margin:0 0 8px;font-size:13px;color:var(--g600)}
.rep-block .admin-table{min-width:0}
.rep-block .admin-table-wrap{border:0}
.rep-block .admin-table th{display:none}
.report-exports{display:flex;flex-wrap:wrap;align-items:center;gap:8px;margin-top:16px;padding-top:14px;border-top:1px solid var(--line)}
@media(max-width:820px){.report-grid{grid-template-columns:1fr}}

/* drill-down + compose email + audit (update 9) */
.rowlink{cursor:pointer}
.rowlink:hover td{background:#F7F2E7}
.rowlink td:last-child{color:var(--g600);font-weight:600}
.compose-overlay{position:fixed;inset:0;background:rgba(20,40,30,.45);display:flex;align-items:flex-start;justify-content:center;padding:40px 16px;z-index:50;overflow:auto}
.compose-box{max-width:560px;width:100%;background:#fff}
.compose-box textarea{width:100%;font:inherit;padding:10px 12px;border:1px solid var(--line);border-radius:10px;resize:vertical}
.opt{color:var(--muted);font-weight:400;font-size:11px}

/* portal bar, branch select, print + email reports (update 10) */
.admin-portal-bar{display:flex;align-items:center;gap:10px;margin-bottom:12px;font-size:13px}
.branch-sel{min-width:170px;max-width:220px;font-size:12px;color:var(--g600)}
.finance-lock{display:flex;flex-direction:column;gap:8px;align-items:flex-start}
.print-only{display:none}
@media print{
  .site-header,.site-footer,header,footer,.admin-portal-bar,.admin-stats,.admin-bar,.admin-tabs,#admin-login,.no-print,.report-exports{display:none !important}
  .admin-tab{display:none !important}
  #tab-reports{display:block !important}
  .print-only{display:block !important;margin-bottom:10px}
  body{background:#fff}
  .report-grid{grid-template-columns:repeat(2,1fr)}
  .rep-block{break-inside:avoid;border:1px solid #ccc}
}