/* =====================================================================
   Premier Estate Management — site stylesheet
   Everything is scoped to .pem so it never collides with Squarespace.
   ===================================================================== */

.pem{
  --green:#173f35; --green-2:#21503f; --green-3:#0f2e26; --ink:#193c31;
  --moss:#668447; --moss-d:#4e6a39; --leaf:#b9d584;
  --lime:#d5ef8d; --lime-2:#e3f5b4;
  --paper:#fafbf7; --white:#ffffff; --sage:#eef1e6; --sage-2:#e3e9d9;
  --subtle:#57685d; --line:#dde3d8; --line-2:#cbd4c3; --field:#879585;
  --on-green:#f4f8ec; --on-green-2:#c3d2c2; --on-green-line:rgba(196,214,186,.22);
  --f-sans:"Manrope",ui-sans-serif,system-ui,-apple-system,"Segoe UI",Arial,sans-serif;
  --f-serif:"Instrument Serif",Georgia,"Times New Roman",serif;
  --f-mono:"DM Mono",ui-monospace,"SF Mono",Menlo,Consolas,monospace;
  --gutter:clamp(20px,4.6vw,56px);
  --hdr-h:92px;
  font-family:var(--f-sans); color:var(--ink); font-size:16px; line-height:1.65;
  -webkit-font-smoothing:antialiased; -moz-osx-font-smoothing:grayscale; text-rendering:optimizeLegibility;
  -webkit-text-size-adjust:100%; text-size-adjust:100%;
}
.pem *,.pem *::before,.pem *::after{box-sizing:border-box}
.pem h1,.pem h2,.pem h3,.pem h4,.pem p,.pem ul,.pem ol,.pem li,.pem figure,.pem blockquote,.pem dl,.pem dt,.pem dd{margin:0;padding:0}
.pem h1,.pem h2,.pem h3,.pem h4{font-family:var(--f-sans);color:inherit;font-weight:600;text-transform:none;text-wrap:balance;line-height:1.2;letter-spacing:-.02em}
.pem p,.pem li,.pem a,.pem span,.pem small,.pem strong,.pem blockquote,.pem figcaption,.pem dt,.pem dd,.pem label,.pem legend,.pem button,.pem input,.pem select,.pem textarea{font-family:inherit;text-transform:none}
.pem p,.pem li,.pem blockquote{font-size:inherit;line-height:inherit;letter-spacing:inherit}
.pem .eyebrow,.pem .tag,.pem .k{font-family:var(--f-sans)}
.pem ul,.pem ol{list-style:none}
.pem a{color:inherit;text-decoration:none}
.pem a,.pem button,.pem summary,.pem label{-webkit-tap-highlight-color:transparent}
.pem img{display:block;max-width:100%;height:auto}
.pem button{font:inherit;color:inherit;cursor:pointer;background:none;border:0;padding:0;margin:0}
.pem em{font-family:var(--f-serif);font-style:italic;font-weight:400;letter-spacing:-.01em}
.pem p{color:var(--subtle)}
.pem ::selection{background:var(--lime);color:var(--green)}
.pem :focus-visible{outline:3px solid #89a546;outline-offset:4px;border-radius:6px}
.pem [hidden],.pem[hidden]{display:none!important}
.pem .ic{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.75;stroke-linecap:round;stroke-linejoin:round;flex-shrink:0}
.pem .mk{width:16px;height:16px;fill:none;stroke:currentColor;stroke-width:2.8;stroke-linecap:round;flex-shrink:0}
.pem .sr{position:absolute!important;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.pem [id]{scroll-margin-top:110px}
.pem .wrap{width:min(1280px,calc(100% - 2 * var(--gutter)));margin-inline:auto}
.pem.page{background:var(--paper);display:block}

/* ---------- Type ---------- */
.pem .eyebrow{display:flex;align-items:center;gap:10px;font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--green);line-height:1.5;margin-bottom:22px}
.pem .eyebrow .mk{color:var(--moss)}
.pem .on-green .eyebrow,.pem .on-green .eyebrow .mk{color:var(--lime)}
.pem .h2{font-size:clamp(2.15rem,3.9vw,3.4rem);letter-spacing:-.05em;line-height:1.08}
.pem .h2 em{font-size:1.08em}
.pem .lead,.pem .prose .lead{font-size:1.45rem;line-height:1.6;letter-spacing:-.025em;color:var(--green)}
.pem .prose p{font-size:.98rem;line-height:1.9}
.pem .prose p+p{margin-top:18px}

/* ---------- Buttons & links ---------- */
.pem .btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:14px 24px;border-radius:999px;border:1px solid transparent;font-weight:700;font-size:.9rem;line-height:1.25;letter-spacing:-.005em;text-align:center;transition:transform .2s ease,background-color .2s ease,box-shadow .2s ease,border-color .2s ease,color .2s ease}
.pem .btn .ic{width:18px;height:18px;transition:transform .2s ease}
.pem .btn:hover{transform:translateY(-2px)}
.pem .btn:hover .ic{transform:translate(2px,-2px)}
.pem .btn-dark{background:var(--green);color:var(--paper)}
.pem .btn-dark:hover{background:var(--green-2);box-shadow:0 8px 22px rgba(23,63,53,.18)}
.pem .btn-lime{background:var(--lime);color:var(--green)}
.pem .btn-lime:hover{background:var(--lime-2)}
.pem .btn-outline{border-color:#a9b6a7;color:var(--green);background:transparent}
.pem .btn-outline:hover{background:var(--sage);border-color:var(--green)}
.pem .btn-ghost{border-color:rgba(244,248,236,.38);color:var(--on-green)}
.pem .btn-ghost:hover{background:rgba(255,255,255,.08);border-color:var(--on-green)}
.pem .btn-sm{min-height:44px;padding:10px 18px;font-size:.82rem}
.pem .btn-row{display:flex;flex-wrap:wrap;align-items:center;gap:14px}
.pem .link{display:inline-flex;align-items:center;gap:8px;width:fit-content;font-weight:700;font-size:.9rem;border-bottom:1px solid currentColor;padding-bottom:3px;transition:opacity .2s ease,gap .2s ease}
.pem .link .ic{width:16px;height:16px}
.pem .link:hover{opacity:.7;gap:11px}

/* ---------- Sections ---------- */
.pem .sec{padding-block:clamp(72px,9vw,112px)}
.pem .sec-tint{background:var(--sage)}
.pem .sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:64px;margin-bottom:48px}
.pem .sec-head>p{max-width:340px;line-height:1.8;margin-bottom:6px}
.pem .on-green{background:var(--green);color:var(--on-green)}
.pem .on-green p{color:var(--on-green-2)}

/* =====================================================================
   Site chrome: utility bar, header, drawer, footer
   ===================================================================== */
.pem-util{background:var(--green);color:#e3ecd6;font-size:.75rem;position:relative;z-index:61}
.pem-util .util-in{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:38px}
.pem-util .util-msg{display:flex;align-items:center;gap:9px;letter-spacing:.01em}
.pem-util .util-msg .mk{width:13px;height:13px;color:var(--lime)}
.pem-util .util-links{display:flex;align-items:center;gap:18px}
.pem-util .util-links a{transition:color .2s}
.pem-util .util-links a:hover{color:#fff;text-decoration:underline;text-underline-offset:3px}
.pem-util .util-links i{width:1px;height:12px;background:rgba(182,199,171,.4)}
.pem-util .skip{position:absolute;left:16px;top:-60px;background:var(--lime);color:var(--green);font-weight:700;padding:10px 16px;border-radius:10px;z-index:100}
.pem-util .skip:focus{top:8px}

.pem-hdr{position:sticky;top:0;z-index:60;background:rgba(250,251,247,.94);-webkit-backdrop-filter:saturate(1.3) blur(14px);backdrop-filter:saturate(1.3) blur(14px);border-bottom:1px solid rgba(214,222,206,.7);transition:box-shadow .3s ease}
.pem-hdr.is-scrolled{box-shadow:0 8px 28px rgba(23,63,53,.07)}
.pem-hdr .hdr-in{height:var(--hdr-h);display:flex;align-items:center;gap:32px;transition:height .3s ease}
.pem-hdr.is-scrolled .hdr-in{height:74px}
.pem .brand{display:block;color:var(--ink);line-height:0;flex-shrink:0}
.pem .brand img{display:block;height:58px;width:auto;transition:height .3s ease}
.pem-hdr.is-scrolled .brand img{height:48px}
.pem .brand .logo-dot{fill:var(--moss)}
.pem-hdr .nav{display:flex;align-items:center;gap:30px;margin-left:auto}
.pem-hdr .nav a{position:relative;font-weight:600;font-size:.9rem;padding:8px 0;color:var(--ink)}
.pem-hdr .nav a::after{content:"";position:absolute;left:0;right:0;bottom:2px;height:2px;border-radius:2px;background:var(--green);transform:scaleX(0);transform-origin:left;transition:transform .25s ease}
.pem-hdr .nav a:hover::after,.pem-hdr .nav a[aria-current="page"]::after{transform:scaleX(1)}
.pem-hdr .hdr-cta{min-height:46px;padding:11px 20px;font-size:.82rem}
.pem-hdr .menu-btn{display:none;margin-left:auto;width:48px;height:48px;border-radius:50%;border:1px solid var(--line-2);place-items:center;color:var(--green)}
.pem-hdr .menu-btn .ic{width:22px;height:22px}

.pem-drawer{position:fixed;inset:0;z-index:80;visibility:hidden;pointer-events:none}
.pem-drawer.is-open{visibility:visible;pointer-events:auto}
.pem-drawer .scrim{position:absolute;inset:0;background:rgba(16,40,33,.5);opacity:0;transition:opacity .3s ease}
.pem-drawer.is-open .scrim{opacity:1}
.pem-drawer .panel{position:absolute;top:0;right:0;bottom:0;width:min(400px,90vw);background:var(--paper);padding:calc(22px + env(safe-area-inset-top,0px)) 26px calc(26px + env(safe-area-inset-bottom,0px));display:flex;flex-direction:column;gap:22px;transform:translateX(102%);transition:transform .35s cubic-bezier(.2,.8,.2,1);overflow-y:auto}
.pem-drawer.is-open .panel{transform:none}
.pem-drawer .panel-top{display:flex;align-items:center;justify-content:space-between}
.pem-drawer .panel-top .brand img{height:48px}
.pem-drawer .close{width:46px;height:46px;border-radius:50%;border:1px solid var(--line-2);display:grid;place-items:center;color:var(--green)}
.pem-drawer nav{display:flex;flex-direction:column}
.pem-drawer nav a{font-size:1.6rem;font-weight:600;letter-spacing:-.04em;padding:10px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;align-items:center}
.pem-drawer nav a .ic{color:var(--moss)}
.pem-drawer nav a[aria-current="page"]{color:var(--moss-d)}
.pem-drawer .panel-foot{margin-top:auto;display:grid;gap:12px}
.pem-drawer .panel-foot .mini{display:flex;flex-wrap:wrap;gap:8px 18px;font-size:.85rem;font-weight:600;color:var(--green)}
.pem-drawer .panel-foot .mini a{text-decoration:underline;text-underline-offset:4px}
.pem-drawer .panel-foot .phone{font-size:1.25rem;font-weight:700;letter-spacing:-.03em;color:var(--green)}

.pem-ftr{background:var(--green);color:var(--on-green);padding-top:76px}
.pem-ftr .ftr-grid{display:grid;grid-template-columns:1.35fr 1fr 1fr 1.35fr;gap:44px;padding-bottom:64px}
.pem-ftr .brand{color:var(--on-green)}
.pem-ftr .brand img{height:76px}
.pem-ftr .brand .logo-dot{fill:var(--lime)}
.pem-ftr .ftr-brand>p{font-size:.92rem;line-height:1.8;color:var(--on-green-2);margin:22px 0 18px;max-width:280px}
.pem-ftr .ftr-meta{display:grid;gap:10px;font-size:.78rem;color:#b9ccb9}
.pem-ftr .ftr-meta a,.pem-ftr .ftr-meta span{display:flex;align-items:center;gap:9px}
.pem-ftr .ftr-meta .ic{width:16px;height:16px;color:var(--lime)}
.pem-ftr h3{font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--lime);margin:8px 0 20px}
.pem-ftr .ftr-col a{display:block;width:fit-content;color:#cfdccd;font-size:.86rem;line-height:1.45;margin-bottom:13px;transition:color .2s}
.pem-ftr .ftr-col a:hover,.pem-ftr .ftr-meta a:hover{color:#fff;text-decoration:underline;text-underline-offset:4px}
.pem-ftr .ftr-label{display:block;font-size:.74rem;color:#b3c6b3;letter-spacing:.02em;margin-bottom:2px}
.pem-ftr .ftr-phone{display:block;font-size:1.65rem;font-weight:600;letter-spacing:-.04em;color:#fff;margin-bottom:14px}
.pem-ftr .ftr-mail{display:grid;gap:2px;margin-bottom:14px;font-size:.86rem;color:#cfdccd;overflow-wrap:anywhere}
.pem-ftr .ftr-mail small{font-size:.74rem;color:#b3c6b3;letter-spacing:.02em}
.pem-ftr .ftr-mail a:hover{color:#fff;text-decoration:underline;text-underline-offset:4px}
.pem-ftr .ftr-contact .btn{margin-top:8px}
.pem-ftr .ftr-langs{margin-top:20px;font-size:.72rem;color:#a9bfa9;letter-spacing:.04em}
.pem-ftr .ftr-bottom{border-top:1px solid rgba(113,136,104,.4);padding-block:24px calc(24px + env(safe-area-inset-bottom,0px));display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:12px 28px;font-size:.74rem;color:#a9bfa9}
.pem-ftr .ftr-bottom .heart{display:flex;align-items:center;gap:8px}
.pem-ftr .ftr-bottom .heart .ic{width:14px;height:14px;color:var(--lime)}
.pem-ftr .ftr-legal{display:flex;gap:20px}
.pem-ftr .ftr-legal a:hover{color:#fff;text-decoration:underline}

/* =====================================================================
   HOME
   ===================================================================== */
.pem .hero{display:grid;grid-template-columns:1.05fr 1fr;gap:56px;align-items:center;padding-block:60px 84px}
.pem .hero h1{font-size:clamp(3.1rem,6.5vw,6.15rem);font-weight:700;letter-spacing:-.068em;line-height:1.02}
.pem .hero h1 .nw{white-space:nowrap}
.pem .hero h1 .soft{color:var(--moss-d)}
.pem .hero .lede{font-size:1.07rem;line-height:1.8;max-width:500px;margin-top:26px}
.pem .hero .btn-row{margin-top:32px}
.pem .hero-proof{display:flex;flex-wrap:wrap;margin-top:44px;padding-top:22px;border-top:1px solid var(--line);max-width:520px}
.pem .hero-proof li{flex:1 1 0;padding-right:20px;margin-right:20px;border-right:1px solid var(--line);min-width:0}
.pem .hero-proof li:last-child{border-right:0;margin-right:0;padding-right:0}
.pem .hero-proof strong{display:block;font-size:2.05rem;font-weight:700;letter-spacing:-.055em;line-height:1;color:var(--green);font-variant-numeric:tabular-nums}
.pem .hero-proof span{display:block;font-size:.76rem;color:var(--subtle);margin-top:7px;line-height:1.4}
.pem .hero-visual{position:relative;height:clamp(440px,46vw,590px)}
.pem .hero-photo{width:100%;height:100%;object-fit:cover;object-position:50% 42%;border-radius:16px 190px 16px 16px}
.pem .seal{position:absolute;right:-20px;top:-18px;width:136px;height:136px;border-radius:50%;background:var(--lime);display:grid;place-items:center;box-shadow:0 0 0 8px var(--paper)}
.pem .seal .ring{position:absolute;inset:0;width:100%;height:100%;animation:pem-spin 28s linear infinite}
.pem .seal .ring text{font-family:var(--f-sans);font-weight:800;font-size:9.6px;letter-spacing:.16em;fill:var(--green)}
.pem .seal .mk{width:36px;height:36px;color:var(--green);stroke-width:2.6}
.pem .hero-note{position:absolute;left:-34px;bottom:50px;display:flex;align-items:center;gap:16px;background:var(--paper);padding:18px 26px 18px 18px;border-radius:14px;box-shadow:0 20px 48px rgba(26,50,37,.18)}
.pem .note-icon{width:54px;height:54px;border-radius:50%;background:var(--lime);display:grid;place-items:center;color:var(--green)}
.pem .note-icon .ic{width:28px;height:28px;stroke-width:1.5}
.pem .hero-note strong{display:block;font-size:1.08rem;font-weight:600;line-height:1.3;letter-spacing:-.02em;color:var(--ink)}
.pem .hero-note small{display:block;font-size:.7rem;color:var(--subtle);margin-top:6px}
.pem .hero-place{position:absolute;right:18px;bottom:18px;display:flex;align-items:center;gap:6px;background:rgba(15,46,38,.72);color:#fff;font-size:.72rem;font-weight:600;padding:8px 13px;border-radius:999px;-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
.pem .hero-place .ic{width:14px;height:14px}

.pem .ticker{background:var(--green);color:var(--on-green);overflow:hidden;border-block:1px solid var(--green-3)}
.pem .ticker-track{display:flex;width:max-content;animation:pem-marquee 52s linear infinite}
.pem .ticker:hover .ticker-track{animation-play-state:paused}
.pem .ticker-group{display:flex;align-items:center;gap:30px;padding:20px 30px 20px 0;font-size:1.02rem;font-weight:600;letter-spacing:-.01em;white-space:nowrap}
.pem .ticker .mk{color:var(--lime);width:15px;height:15px}
.pem .ticker{position:relative}
.pem .ticker-pause{position:absolute;right:12px;top:50%;transform:translateY(-50%);width:34px;height:34px;border-radius:50%;background:var(--green-3);border:1px solid rgba(213,239,141,.35);color:var(--lime);display:grid;place-items:center;z-index:2}
.pem .ticker-pause .ic{width:14px;height:14px}
.pem .ticker.is-paused .ticker-track{animation-play-state:paused}

/* audience tabs */
.pem .tabs-list{display:inline-flex;flex-wrap:wrap;gap:5px;padding:5px;background:var(--sage);border-radius:999px;margin-bottom:24px}
.pem .tab{padding:12px 22px;border-radius:999px;font-weight:600;font-size:.88rem;color:#4c634e;transition:background .2s,color .2s}
.pem .tab:hover{color:var(--green)}
.pem .tab[aria-selected="true"]{background:var(--green);color:#fff}
.pem .tab-panel{display:grid;grid-template-columns:1.1fr 1fr;background:var(--green);color:var(--on-green);border-radius:24px;overflow:hidden;min-height:480px}
.pem .tab-copy{padding:clamp(32px,4.4vw,56px);display:flex;flex-direction:column;align-items:flex-start}
.pem .tab-copy .tag{font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--lime)}
.pem .tab-copy h3{font-size:clamp(1.95rem,3.2vw,2.7rem);line-height:1.1;letter-spacing:-.045em;margin-top:16px;max-width:470px}
.pem .tab-copy p{color:var(--on-green-2);font-size:.96rem;line-height:1.8;margin-top:18px;max-width:440px}
.pem .checks{display:grid;gap:12px;margin:24px 0 32px}
.pem .checks li{display:flex;gap:11px;align-items:flex-start;font-size:.92rem;line-height:1.5}
.pem .checks .ic{width:18px;height:18px;margin-top:2px;color:var(--leaf);stroke-width:2.2}
.pem .tab-img{position:relative;overflow:hidden;min-height:300px}
.pem .tab-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .9s ease}
.pem .tab-panel:hover .tab-img img{transform:scale(1.03)}
.pem .img-pill{position:absolute;left:20px;bottom:20px;display:flex;align-items:center;gap:8px;background:rgba(250,251,247,.95);color:var(--green);padding:10px 16px;border-radius:999px;font-size:.78rem;font-weight:600}
.pem .img-pill .ic{width:16px;height:16px}

/* clarity / receipt */
.pem .clarity-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,450px);gap:clamp(48px,7vw,96px);align-items:center}
.pem .clarity .h2{max-width:560px}
.pem .clarity-intro{margin-top:22px;max-width:520px;font-size:1rem;line-height:1.85}
.pem .promises{margin-top:38px;display:grid}
.pem .promise{display:grid;grid-template-columns:54px 1fr;gap:20px;align-items:start;padding-block:22px;border-top:1px solid var(--on-green-line)}
.pem .promise .fi{width:54px;height:54px;border:1px solid rgba(160,186,140,.45);border-radius:50%;display:grid;place-items:center;color:var(--lime)}
.pem .promise .fi .ic{width:24px;height:24px;stroke-width:1.5}
.pem .promise h3{font-size:1.2rem;letter-spacing:-.02em;color:#fff}
.pem .promise p{font-size:.9rem;line-height:1.75;margin-top:6px}
.pem .receipt-wrap{position:relative;padding:24px 10px}
.pem .receipt{--r:7px;position:relative;background:#fffef8;color:#27342d;font-family:var(--f-mono);font-size:.8rem;line-height:1.55;padding:40px 32px 96px;transform:rotate(2.2deg);box-shadow:0 34px 70px rgba(0,0,0,.32);
  -webkit-mask:radial-gradient(var(--r) at 50% 0,#0000 97%,#000) 50% 0/calc(2*var(--r) + 7px) 51% repeat-x,radial-gradient(var(--r) at 50% 100%,#0000 97%,#000) 50% 100%/calc(2*var(--r) + 7px) 51% repeat-x;
          mask:radial-gradient(var(--r) at 50% 0,#0000 97%,#000) 50% 0/calc(2*var(--r) + 7px) 51% repeat-x,radial-gradient(var(--r) at 50% 100%,#0000 97%,#000) 50% 100%/calc(2*var(--r) + 7px) 51% repeat-x}
.pem .receipt .r-head{display:flex;justify-content:space-between;align-items:baseline;gap:12px}
.pem .receipt .r-brand{font-family:var(--f-sans);font-weight:800;font-size:1.5rem;letter-spacing:-.07em;color:var(--ink)}
.pem .receipt .r-brand b{color:var(--moss)}
.pem .receipt .r-kind{font-size:.66rem;letter-spacing:.12em;text-transform:uppercase;color:#6b7a70;text-align:right}
.pem .receipt .r-sub{display:flex;justify-content:space-between;margin-top:10px;font-size:.7rem;color:#6b7a70;text-transform:uppercase;letter-spacing:.08em}
.pem .receipt hr{border:0;border-top:1.5px dashed #c5cdc0;margin:16px 0}
.pem .receipt hr.dbl{border-top:4px double #9aa79a}
.pem .receipt .r-lines{display:grid;gap:12px}
.pem .receipt .r-lines>div{display:flex;justify-content:space-between;align-items:baseline;gap:16px}
.pem .receipt .r-lines dt small{display:block;font-size:.68rem;color:#7b887f;margin-top:2px}
.pem .receipt dd{font-variant-numeric:tabular-nums;white-space:nowrap}
.pem .receipt .r-zero dd{color:var(--moss-d);font-weight:500}
.pem .receipt .r-total{display:flex;justify-content:space-between;align-items:baseline;font-size:.95rem;text-transform:uppercase;letter-spacing:.06em}
.pem .receipt .r-total strong{font-size:1.35rem;font-weight:500;letter-spacing:-.02em;font-variant-numeric:tabular-nums;color:var(--ink)}
.pem .receipt .r-stamp{position:absolute;left:30px;bottom:30px;transform:rotate(-7deg);border:2px solid var(--moss-d);color:var(--moss-d);border-radius:8px;padding:7px 12px;font-size:.68rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;line-height:1.35;text-align:center;opacity:.82;background:rgba(213,239,141,.35);mix-blend-mode:multiply}
.pem .on-green .receipt-note{position:absolute;right:-6px;bottom:-14px;transform:rotate(3deg);background:var(--lime);color:var(--green);font-weight:700;font-size:.82rem;padding:12px 16px;border-radius:6px;box-shadow:0 12px 28px rgba(0,0,0,.2);max-width:220px;line-height:1.35}
.pem .included{display:grid;grid-template-columns:repeat(3,1fr);margin-top:64px;border-top:1px solid var(--on-green-line)}
.pem .included>div{display:flex;align-items:center;gap:14px;padding:24px 22px 0 0}
.pem .included .ic{width:20px;height:20px;color:var(--lime);stroke-width:2.2}
.pem .included strong{display:block;font-size:.92rem;color:#fff;font-weight:600}
.pem .included span{display:block;font-size:.76rem;color:var(--on-green-2)}

/* family */
.pem .family{display:grid;grid-template-columns:1fr 1fr;gap:clamp(56px,8vw,108px);align-items:center}
.pem .family-photo{position:relative;height:clamp(460px,44vw,600px)}
.pem .family-photo img{width:100%;height:100%;object-fit:cover;object-position:42% center;border-radius:170px 16px 16px 16px}
.pem .family-photo .note{position:absolute;right:-22px;bottom:30px;background:var(--lime);color:var(--green);font-size:1.4rem;font-weight:600;letter-spacing:-.03em;line-height:1.25;padding:24px 28px;border-radius:6px;transform:rotate(-4deg);box-shadow:0 12px 30px rgba(23,63,53,.12)}
.pem .family-photo .note em{font-size:1.7rem;display:block}
.pem .family-copy .h2 em{font-size:1.1em;color:var(--moss-d)}
.pem .family-copy>p{font-size:.98rem;line-height:1.9;margin-top:22px}
.pem .family-copy .pull{margin-top:28px;padding:22px 24px;background:var(--sage);border-radius:14px;display:grid;grid-template-columns:auto 1fr;gap:16px;align-items:start}
.pem .family-copy .pull .ic{width:26px;height:26px;color:var(--moss-d);stroke-width:1.5}
.pem .family-copy .pull strong{display:block;font-size:1.02rem;letter-spacing:-.02em}
.pem .family-copy .pull p{font-size:.88rem;line-height:1.75;margin-top:4px}
.pem .signoff{display:flex;align-items:center;gap:16px;margin:30px 0 26px}
.pem .signoff i{width:36px;height:1px;background:#9caa90}
.pem .signoff strong{display:block;font-size:1.02rem;font-weight:600}
.pem .signoff span{font-size:.74rem;color:var(--subtle)}

/* testimonials */
.pem .voices{display:grid;grid-template-columns:.72fr 1.3fr;gap:clamp(48px,7vw,96px)}
.pem .voices .qmark{display:block;font-family:var(--f-serif);font-size:13rem;line-height:.8;color:#d2e3af;margin-top:26px;height:120px}
.pem .voice-main>blockquote{font-family:var(--f-serif);font-style:italic;font-size:clamp(2.1rem,3.6vw,3.3rem);line-height:1.14;letter-spacing:-.02em;color:var(--ink)}
.pem .voice-main .full{margin-top:22px;font-size:.95rem;line-height:1.85;max-width:620px}
.pem .who{display:flex;align-items:center;gap:13px;margin-top:24px}
.pem .who .av{width:44px;height:44px;border-radius:50%;background:var(--sage-2);display:grid;place-items:center;font-size:.76rem;font-weight:800;color:var(--green)}
.pem .who strong{display:block;font-size:.88rem}
.pem .who span{display:block;font-size:.74rem;color:var(--subtle)}
.pem .voice-more{display:grid;grid-template-columns:1fr 1fr;gap:36px;margin-top:40px;padding-top:30px;border-top:1px solid var(--line)}
.pem .voice-more blockquote{font-size:1rem;font-weight:500;line-height:1.65;color:var(--ink)}
.pem .voice-more figcaption{font-size:.74rem;color:var(--subtle);margin-top:12px}
.pem .stars{display:flex;gap:3px;color:var(--moss);margin-bottom:12px}
.pem .stars svg{width:15px;height:15px;fill:currentColor;stroke:none}

/* leasing rail + unit cards (shared with Rentals page) */
.pem .leasing-head{display:grid;grid-template-columns:1fr auto;gap:32px;align-items:end;margin-bottom:36px}
.pem .live{display:inline-flex;align-items:center;gap:9px;font-size:.78rem;font-weight:700;color:var(--green);background:var(--white);border:1px solid var(--line);padding:7px 14px 7px 12px;border-radius:999px;margin-bottom:18px}
.pem .live i{width:8px;height:8px;border-radius:50%;background:#6aa53a;box-shadow:0 0 0 0 rgba(106,165,58,.5);animation:pem-pulse 2s ease-out infinite}
.pem .leasing-head p{max-width:560px;margin-top:16px;line-height:1.8}
.pem .rail-ctrl{display:flex;gap:10px}
.pem .rail-ctrl button{width:48px;height:48px;border-radius:50%;border:1px solid var(--line-2);display:grid;place-items:center;color:var(--green);background:var(--white);transition:background .2s,border-color .2s}
.pem .rail-ctrl button:hover{background:var(--green);border-color:var(--green);color:#fff}
.pem .rail-ctrl button:disabled{opacity:.35;pointer-events:none}
.pem .rail{display:grid;grid-auto-flow:column;grid-auto-columns:clamp(232px,22%,290px);gap:20px;overflow-x:auto;scroll-snap-type:x mandatory;scroll-padding-left:2px;padding:4px 2px 18px;scrollbar-width:thin;scrollbar-color:var(--line-2) transparent;overscroll-behavior-x:contain}
.pem .rail .unit{scroll-snap-align:start}
.pem .leasing-foot{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:18px;margin-top:26px;padding-top:24px;border-top:1px solid var(--line-2)}
.pem .leasing-foot p{font-size:.88rem}
.pem .leasing-foot p a{font-weight:700;color:var(--green);text-decoration:underline;text-underline-offset:4px}

.pem .unit{position:relative;background:var(--white);border:1px solid var(--line);border-radius:18px;overflow:hidden;display:flex;flex-direction:column;transition:transform .25s ease,box-shadow .25s ease,border-color .25s ease;scroll-margin-top:120px}
.pem .unit:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(23,63,53,.1);border-color:var(--line-2)}
.pem .unit.is-flash{animation:pem-flash 1.8s ease}
.pem .unit-media{position:relative;display:block;width:100%;aspect-ratio:1/1;overflow:hidden;background:var(--sage)}
.pem .unit-media img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.pem .unit:hover .unit-media img{transform:scale(1.045)}
.pem .unit-chip{position:absolute;left:14px;top:14px;background:var(--lime);color:var(--green);font-size:.7rem;font-weight:800;letter-spacing:.09em;text-transform:uppercase;padding:6px 11px;border-radius:999px}
.pem .unit-town{position:absolute;right:14px;top:14px;display:flex;align-items:center;gap:5px;background:rgba(15,46,38,.72);color:#fff;font-size:.7rem;font-weight:600;padding:6px 10px;border-radius:999px;-webkit-backdrop-filter:blur(6px);backdrop-filter:blur(6px)}
.pem .unit-town .ic{width:12px;height:12px}
.pem .unit-body{padding:18px 20px 20px;display:flex;flex-direction:column;gap:8px;flex:1}
.pem .unit-ref{font-family:var(--f-mono);font-size:.7rem;letter-spacing:.06em;color:var(--subtle)}
.pem .unit h3{font-size:1.06rem;line-height:1.38;letter-spacing:-.02em;color:var(--ink)}
.pem .unit-cta{margin-top:auto;padding-top:10px;display:inline-flex;align-items:center;gap:8px;font-weight:700;font-size:.85rem;color:var(--green);width:fit-content}
.pem .unit-cta .ic{width:16px;height:16px;transition:transform .2s}
.pem .unit-cta:hover .ic{transform:translateX(3px)}
.pem .unit-cta::after{content:"";position:absolute;inset:0}

/* process */
.pem .steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(24px,3vw,44px);counter-reset:step}
.pem .step{position:relative;padding-top:26px;border-top:1px solid var(--line-2)}
.pem .step::before{counter-increment:step;content:"0" counter(step);display:block;font-size:2.6rem;font-weight:500;letter-spacing:-.05em;line-height:1;color:var(--moss);margin-bottom:22px;font-variant-numeric:tabular-nums}
.pem .step::after{content:"";position:absolute;left:0;top:-1px;width:44px;height:3px;background:var(--green);border-radius:3px}
.pem .step h3{font-size:1.28rem;letter-spacing:-.025em;margin-bottom:10px}
.pem .step p{font-size:.9rem;line-height:1.8}

/* FAQ */
.pem .faq{display:grid;grid-template-columns:.85fr 1.5fr;gap:clamp(40px,7vw,96px)}
.pem .faq-side>p:not(.eyebrow){font-size:.92rem;margin:20px 0 6px}
.pem .acc details{border-bottom:1px solid var(--line)}
.pem .acc details:first-child{border-top:1px solid var(--line)}
.pem .acc summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:24px;padding:22px 0;font-weight:600;font-size:1.02rem;line-height:1.5;letter-spacing:-.015em;color:var(--ink);transition:color .2s}
.pem .acc summary::-webkit-details-marker{display:none}
.pem .acc summary::marker{content:""}
.pem .acc summary:hover{color:var(--moss-d)}
.pem .acc .pm{position:relative;flex-shrink:0;width:30px;height:30px;border-radius:50%;border:1px solid var(--line-2);transition:background .25s,border-color .25s}
.pem .acc .pm::before,.pem .acc .pm::after{content:"";position:absolute;left:50%;top:50%;width:11px;height:1.6px;border-radius:2px;background:var(--green);transform:translate(-50%,-50%)}
.pem .acc .pm::after{transform:translate(-50%,-50%) rotate(90deg);transition:transform .25s}
.pem .acc details[open] .pm{background:var(--lime);border-color:var(--lime)}
.pem .acc details[open] .pm::after{transform:translate(-50%,-50%) rotate(0deg)}
.pem .acc .ans{padding:0 52px 24px 0}
.pem .acc .ans p{font-size:.94rem;line-height:1.85}
.pem .acc .ans p+p{margin-top:12px}

/* CTA band */
.pem .cta{background:var(--lime);padding-block:clamp(72px,8vw,96px);overflow:hidden}
.pem .cta-in{display:grid;grid-template-columns:1fr auto;gap:72px;align-items:center}
.pem .cta h2{font-size:clamp(2.5rem,4.6vw,4rem);letter-spacing:-.055em;line-height:1.05;max-width:740px;color:var(--green)}
.pem .cta h2 em{font-size:1.06em}
.pem .cta p:not(.eyebrow){margin-top:20px;max-width:540px;font-size:1rem;color:#43602f;line-height:1.8}
.pem .cta .btn-row{margin-top:30px;gap:24px}
.pem .cta .eyebrow .mk{color:var(--green)}
.pem .cta-mono{position:relative;width:210px;height:210px;border:1px solid rgba(23,63,53,.25);border-radius:50%;display:grid;place-items:center;margin-right:20px}
.pem .cta-mono::before{content:"";position:absolute;inset:14px;border:1px dashed rgba(23,63,53,.25);border-radius:50%;animation:pem-spin 60s linear infinite}
.pem .cta-mono svg{width:128px;height:auto;color:var(--green)}
.pem .cta-mono .logo-dot{fill:var(--moss-d)}

/* =====================================================================
   Inner pages
   ===================================================================== */
.pem .phero{padding-block:clamp(52px,7vw,92px) clamp(44px,6vw,72px)}
.pem .phero h1{font-size:clamp(2.85rem,5.8vw,5.4rem);font-weight:600;letter-spacing:-.06em;line-height:1.04}
.pem .phero h1 em{font-size:1.06em;color:var(--moss-d)}
.pem .phero-row{display:flex;justify-content:space-between;align-items:flex-end;gap:64px;margin-top:30px}
.pem .phero-row>p{max-width:620px;font-size:1.05rem;line-height:1.85}
.pem .phero-row .btn-row{flex-shrink:0}

/* services */
.pem .jump{display:flex;flex-wrap:wrap;gap:8px;margin-top:38px}
.pem .jump a{display:inline-flex;align-items:center;gap:8px;padding:9px 15px;border-radius:999px;border:1px solid var(--line-2);font-size:.8rem;font-weight:600;color:var(--green);transition:background .2s,border-color .2s}
.pem .jump a:hover{background:var(--green);border-color:var(--green);color:#fff}
.pem .jump a span{font-family:var(--f-mono);font-size:.68rem;opacity:.85}
.pem .svc-layout{display:grid;grid-template-columns:.72fr 1.35fr;gap:clamp(40px,7vw,100px);align-items:start}
.pem .svc-aside{position:sticky;top:120px}
.pem .svc-aside>p:not(.eyebrow){font-size:.94rem;margin-top:18px;line-height:1.8}
.pem .svc-badge{margin-top:40px;display:flex;align-items:center;gap:16px;padding:20px 22px;background:var(--white);border:1px solid var(--line);border-radius:16px}
.pem .svc-badge .big{font-size:2.6rem;font-weight:700;letter-spacing:-.06em;line-height:1;color:var(--green)}
.pem .svc-badge strong{display:block;font-size:.9rem;line-height:1.4}
.pem .svc-badge span{display:block;font-size:.76rem;color:var(--subtle)}
.pem .svc details{scroll-margin-top:120px}
.pem .svc summary{padding:26px 0;font-size:clamp(1.15rem,1.7vw,1.4rem);letter-spacing:-.03em;gap:20px}
.pem .svc summary .num{font-family:var(--f-mono);font-size:.74rem;font-weight:500;color:var(--moss);min-width:28px;letter-spacing:0}
.pem .svc summary .t{flex:1}
.pem .svc summary .core{font-size:.66rem;font-weight:800;letter-spacing:.1em;text-transform:uppercase;background:var(--lime);color:var(--green);padding:4px 9px;border-radius:999px;margin-left:10px;vertical-align:middle;white-space:nowrap}
.pem .svc .ans{padding:0 0 32px 48px}
.pem .svc .ans h3{font-size:1.1rem;letter-spacing:-.02em;margin-bottom:10px;color:var(--ink)}
.pem .svc .checks{grid-template-columns:1fr 1fr;gap:12px 28px;margin:22px 0 24px}
.pem .svc .checks li{font-size:.88rem;color:var(--ink)}
.pem .svc .checks .ic{color:var(--moss)}
.pem .feature{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(40px,6vw,80px);align-items:center}
.pem .feature img{width:100%;height:clamp(320px,36vw,480px);object-fit:cover;border-radius:16px 16px 160px 16px}
.pem .feature p:not(.eyebrow){margin-top:20px;font-size:.98rem;line-height:1.85;max-width:520px}
.pem .feature .link{margin-top:26px}
.pem .diff{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--line-2)}
.pem .diff>div{padding:30px 28px 30px 0;border-bottom:1px solid var(--line-2)}
.pem .diff>div:not(:nth-child(3n)){border-right:1px solid var(--line-2)}
.pem .diff>div:not(:nth-child(3n+1)){padding-left:28px}
.pem .diff .ic{width:28px;height:28px;color:var(--moss-d);stroke-width:1.5;margin-bottom:16px}
.pem .diff h3{font-size:1.15rem;letter-spacing:-.02em}
.pem .diff p{font-size:.88rem;line-height:1.75;margin-top:8px}

/* about */
.pem .about-img{position:relative;height:clamp(320px,38vw,480px);border-radius:24px;overflow:hidden}
.pem .about-img img{width:100%;height:100%;object-fit:cover;object-position:center 55%}
.pem .about-img .img-pill{left:26px;bottom:26px}
.pem .story{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(48px,8vw,112px)}
.pem .story .h2 em{color:var(--moss-d)}
.pem .story .lead{margin-bottom:24px}
.pem .approach{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,80px);align-items:center}
.pem .on-green .approach-big{font-size:clamp(2.6rem,5.4vw,4.8rem);font-weight:700;letter-spacing:-.065em;line-height:1.02;color:#fff}
.pem .approach-big em{color:var(--lime);font-size:1.06em;font-weight:400}
.pem .approach-copy p{font-size:1rem;line-height:1.9}
.pem .approach-copy p+p{margin-top:16px}
.pem .numbers{display:grid;grid-template-columns:repeat(4,1fr);margin-top:64px;border-top:1px solid var(--on-green-line)}
.pem .numbers>div{padding:26px 24px 0 0}
.pem .numbers>div+div{padding-left:24px;border-left:1px solid var(--on-green-line)}
.pem .numbers strong{display:block;font-size:clamp(2rem,3.4vw,2.9rem);font-weight:700;letter-spacing:-.055em;line-height:1;color:var(--lime)}
.pem .numbers span{display:block;font-size:.84rem;color:var(--on-green-2);margin-top:10px;line-height:1.5}
.pem .team{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.pem .person{background:var(--paper);border-radius:18px;padding:32px;display:grid;grid-template-columns:auto 1fr;gap:26px;align-items:start}
.pem .person .mono{width:92px;height:112px;border-radius:50px 50px 10px 10px;background:var(--lime);display:grid;place-items:center;font-family:var(--f-serif);font-style:italic;font-size:3.3rem;line-height:1;color:var(--green)}
.pem .person:nth-child(2) .mono{background:var(--sage-2)}
.pem .person h3{font-size:1.5rem;letter-spacing:-.035em}
.pem .person .role{display:block;font-size:.74rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--moss-d);margin-top:6px}
.pem .person p{font-size:.9rem;line-height:1.8;margin-top:16px}
.pem .crew{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;margin-top:22px}
.pem .crew>article{background:var(--paper);border-radius:18px;padding:26px 26px 28px}
.pem .crew h3{font-size:1.2rem;letter-spacing:-.03em}
.pem .crew .role{display:block;font-size:.7rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--moss-d);margin-top:6px}
.pem .crew p{font-size:.86rem;line-height:1.75;margin-top:12px}
.pem .trio{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.pem .trio>div{padding:30px;border-radius:18px;border:1px solid var(--line)}
.pem .trio>div:nth-child(2){background:var(--green);border-color:var(--green)}
.pem .trio>div:nth-child(2) h3,.pem .trio>div:nth-child(2) .k{color:#fff}
.pem .trio>div:nth-child(2) p{color:var(--on-green-2)}
.pem .trio .k{font-size:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--moss-d)}
.pem .trio h3{font-size:1.45rem;letter-spacing:-.035em;margin-top:12px;line-height:1.25}
.pem .trio p{font-size:.9rem;line-height:1.8;margin-top:12px}
.pem .langs{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,8vw,112px);align-items:center}
.pem .hello{font-family:var(--f-serif);font-style:italic;font-size:clamp(4rem,9vw,8rem);line-height:1;color:var(--moss-d);min-height:1.1em;transition:opacity .4s ease,transform .4s ease}
.pem .hello.is-out{opacity:0;transform:translateY(10px)}
.pem .lang-list{display:flex;flex-wrap:wrap;gap:8px;margin-top:22px}
.pem .lang-list span{padding:8px 14px;border-radius:999px;background:var(--sage);font-size:.82rem;font-weight:600;color:var(--green)}
.pem .licensed{display:flex;align-items:center;gap:14px;margin-top:26px;padding:16px 20px;border:1px solid var(--line);border-radius:14px;background:var(--white);width:fit-content}
.pem .licensed .ic{width:26px;height:26px;color:var(--moss-d)}
.pem .licensed strong{display:block;font-size:.92rem}
.pem .licensed span{display:block;font-size:.76rem;color:var(--subtle)}

/* rentals */
.pem .rhero{display:grid;grid-template-columns:1.25fr .75fr;gap:clamp(40px,6vw,80px);align-items:end;padding-block:clamp(52px,7vw,88px) clamp(36px,4vw,52px)}
.pem .rhero h1{font-size:clamp(2.85rem,5.6vw,5.2rem);font-weight:600;letter-spacing:-.06em;line-height:1.04}
.pem .rhero h1 em{color:var(--moss-d);font-size:1.06em}
.pem .rhero-copy>p:not(.eyebrow){margin-top:24px;font-size:1.04rem;line-height:1.85;max-width:620px}
.pem .rhero-card{background:var(--green);color:var(--on-green);border-radius:20px;padding:28px}
.pem .rhero-card .k{font-size:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--lime)}
.pem .rhero-card .ph{display:block;font-size:1.7rem;font-weight:600;letter-spacing:-.04em;color:#fff;margin-top:10px}
.pem .rhero-card p{font-size:.86rem;margin-top:6px;line-height:1.7;color:var(--on-green-2)}
.pem .rhero-card .btn{margin-top:18px;width:100%}
.pem .board-bar{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:14px 24px;margin-bottom:26px;padding-bottom:22px;border-bottom:1px solid var(--line)}
.pem .chips{display:flex;flex-wrap:wrap;gap:8px;align-items:center}
.pem .chips .sep{width:1px;height:22px;background:var(--line-2);margin-inline:6px}
.pem .chip{display:inline-flex;align-items:center;gap:7px;padding:9px 16px;border-radius:999px;border:1px solid var(--line-2);font-size:.82rem;font-weight:600;color:var(--green);background:var(--white);transition:background .2s,border-color .2s,color .2s}
.pem .chip:hover{border-color:var(--green)}
.pem .chip[aria-pressed="true"]{background:var(--green);border-color:var(--green);color:#fff}
.pem .chip .n{font-family:var(--f-mono);font-size:.7rem;opacity:.8}
.pem .board-count{font-size:.86rem;color:var(--subtle);font-variant-numeric:tabular-nums}
.pem .board-count strong{color:var(--green)}
.pem .units{display:grid;grid-template-columns:repeat(auto-fill,minmax(250px,1fr));gap:22px}
.pem .board-empty{padding:48px 24px;text-align:center;border:1px dashed var(--line-2);border-radius:18px}
.pem .units .board-empty{grid-column:1/-1}
.pem .chip:disabled{opacity:.38;cursor:not-allowed;border-color:var(--line)}
.pem .chip:disabled:hover{border-color:var(--line)}
.pem .board-note{display:flex;align-items:flex-start;gap:12px;margin-top:28px;font-size:.86rem;color:var(--subtle);max-width:760px}
.pem .board-note .ic{color:var(--moss-d);margin-top:2px;width:18px;height:18px}
.pem .rent-steps{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.pem .rent-steps>div{background:var(--paper);border-radius:18px;padding:28px}
.pem .rent-steps .n{display:inline-grid;place-items:center;width:40px;height:40px;border-radius:50%;background:var(--lime);font-weight:800;color:var(--green);font-size:.9rem;margin-bottom:18px}
.pem .rent-steps h3{font-size:1.2rem;letter-spacing:-.025em}
.pem .rent-steps p{font-size:.9rem;line-height:1.75;margin-top:8px}
.pem .rent-steps .link{margin-top:16px;font-size:.84rem}
.pem .desk{display:grid;grid-template-columns:.9fr 1.4fr;gap:clamp(36px,6vw,80px);background:var(--lime);border-radius:26px;padding:clamp(32px,5vw,60px)}
.pem .desk .h2{color:var(--green)}
.pem .desk-side>p:not(.eyebrow){margin-top:18px;color:#43602f;line-height:1.8}
.pem .desk .eyebrow .mk{color:var(--green)}
.pem .desk-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px}
.pem .desk-item{display:grid;grid-template-columns:auto 1fr;gap:14px;align-items:start;background:rgba(250,251,247,.82);border-radius:16px;padding:18px 18px;transition:background .2s,transform .2s}
.pem a.desk-item:hover{background:var(--paper);transform:translateY(-2px)}
.pem .desk-item .ic{width:22px;height:22px;color:var(--green);margin-top:2px}
.pem .desk-item strong{display:block;font-size:.95rem;letter-spacing:-.01em;color:var(--ink)}
.pem .desk-item span{display:block;font-size:.8rem;color:var(--subtle);margin-top:3px;line-height:1.5;overflow-wrap:anywhere}
.pem .desk-item.urgent{background:var(--green)}
.pem .desk-item.urgent .ic,.pem .desk-item.urgent strong{color:#fff}
.pem .desk-item.urgent span{color:var(--on-green-2)}
.pem .owner-band{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:20px 40px;padding:30px 34px;border:1px solid var(--line-2);border-radius:20px}
.pem .owner-band strong{display:block;font-size:1.35rem;letter-spacing:-.035em;color:var(--ink)}
.pem .owner-band p{font-size:.9rem;margin-top:4px}

/* rental dialog */
.pem-dialog{border:0;padding:0;margin:auto;width:min(560px,calc(100% - 32px));max-height:calc(100% - 32px);border-radius:24px;background:var(--paper);color:var(--ink);box-shadow:0 40px 90px rgba(10,30,24,.38);overflow:auto}
.pem-dialog::backdrop{background:rgba(16,40,33,.58);-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}
.pem-dialog[open]{animation:pem-pop .28s cubic-bezier(.2,.8,.2,1)}
.pem-dialog .dlg-media{position:relative;height:220px}
.pem-dialog .dlg-media img{width:100%;height:100%;object-fit:cover}
.pem-dialog .dlg-x{position:absolute;right:14px;top:14px;width:42px;height:42px;border-radius:50%;background:rgba(250,251,247,.95);display:grid;place-items:center;color:var(--green)}
.pem-dialog .dlg-body{padding:26px 28px 28px}
.pem-dialog .dlg-ref{font-family:var(--f-mono);font-size:.74rem;letter-spacing:.06em;color:var(--subtle)}
.pem-dialog h3{font-size:1.6rem;letter-spacing:-.04em;margin-top:6px;line-height:1.2}
.pem-dialog .dlg-body>p{font-size:.92rem;line-height:1.75;margin-top:12px}
.pem-dialog .dlg-actions{display:grid;gap:10px;margin-top:22px}
.pem-dialog .dlg-actions .btn{width:100%;justify-content:space-between}
.pem-dialog .dlg-contact{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.pem-dialog .dlg-contact .btn{justify-content:center}
.pem-dialog:focus{outline:0}
.pem-dialog .dlg-fine{display:flex;gap:10px;align-items:flex-start;margin-top:18px;font-size:.78rem;color:var(--subtle);line-height:1.6}
.pem-dialog .dlg-fine .ic{width:16px;height:16px;margin-top:2px;color:var(--moss-d)}
.pem-dialog .copy{display:inline-flex;align-items:center;gap:6px;font-family:var(--f-mono);font-size:.72rem;padding:4px 8px;border-radius:6px;background:var(--sage);color:var(--green);margin-left:6px}

/* resources */
.pem .reads{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.pem .read{display:flex;flex-direction:column;border:1px solid var(--line);border-radius:20px;overflow:hidden;background:var(--white);transition:transform .25s,box-shadow .25s}
.pem .read:hover{transform:translateY(-4px);box-shadow:0 18px 40px rgba(23,63,53,.08)}
.pem .read img{width:100%;height:260px;object-fit:cover}
.pem .read>div{padding:26px 28px 30px;display:flex;flex-direction:column;flex:1}
.pem .read .k{font-size:.68rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--moss-d)}
.pem .read h2{font-size:1.75rem;letter-spacing:-.04em;line-height:1.18;margin-top:12px;color:var(--ink)}
.pem .read p{font-size:.9rem;line-height:1.8;margin-top:12px}
.pem .read .link{margin-top:auto;padding-top:20px;border:0;font-size:.85rem;color:var(--green)}
.pem .read .link span{border-bottom:1px solid currentColor;padding-bottom:3px}
.pem .article{max-width:780px;margin-inline:auto;padding-block:clamp(48px,6vw,80px) clamp(64px,8vw,104px)}
.pem .article .back{display:inline-flex;align-items:center;gap:8px;font-size:.84rem;font-weight:700;color:var(--green);margin-bottom:30px}
.pem .article .back .ic{width:16px;height:16px;transform:rotate(180deg)}
.pem .article h1{font-size:clamp(2.4rem,5vw,4rem);letter-spacing:-.055em;line-height:1.06}
.pem .article .dek{font-size:1.15rem;line-height:1.75;margin-top:20px}
.pem .article .art-img{width:100%;height:clamp(260px,40vw,440px);object-fit:cover;border-radius:20px;margin:36px 0 12px}
.pem .article h2{font-size:1.6rem;letter-spacing:-.035em;margin-top:40px;color:var(--ink)}
.pem .article .body p{font-size:1.02rem;line-height:1.95;margin-top:14px}
.pem .article .art-cta{margin-top:48px;padding:28px 30px;background:var(--sage);border-radius:18px;display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:18px}
.pem .article .art-cta strong{font-size:1.2rem;letter-spacing:-.03em}

/* contact */
.pem .contact{display:grid;grid-template-columns:.85fr 1.2fr;gap:clamp(40px,6vw,90px);align-items:start;padding-bottom:clamp(64px,8vw,104px)}
.pem .c-side>h2{font-size:1.9rem;letter-spacing:-.04em}
.pem .c-side>p{font-size:.92rem;margin:12px 0 26px}
.pem .book{display:grid;grid-template-columns:auto 1fr auto;gap:16px;align-items:center;padding:20px 0;border-top:1px solid var(--line);transition:padding .2s}
.pem .book:hover{padding-left:6px}
.pem .book .ci{width:48px;height:48px;border-radius:50%;background:var(--sage-2);display:grid;place-items:center;color:var(--green)}
.pem .book strong{display:block;font-size:1.02rem;letter-spacing:-.015em;color:var(--ink)}
.pem .book span{display:block;font-size:.82rem;color:var(--subtle);margin-top:2px}
.pem .book>.ic{color:var(--moss-d)}
.pem .direct{padding-top:24px;border-top:1px solid var(--line);display:grid;gap:16px}
.pem .direct h3{font-size:1.02rem}
.pem .direct a,.pem .direct div{display:grid;grid-template-columns:auto 1fr;gap:12px;align-items:start;font-size:.9rem;color:var(--ink);overflow-wrap:anywhere}
.pem .direct small{display:block;font-size:.72rem;color:var(--subtle)}
.pem .direct .ic{width:18px;height:18px;color:var(--moss-d);margin-top:3px}
.pem .direct a:hover{color:var(--moss-d)}
.pem .form-panel{background:var(--sage);border-radius:24px;padding:clamp(28px,4vw,44px);scroll-margin-top:120px}
.pem .form-panel h2{font-size:clamp(2rem,3.4vw,2.7rem);letter-spacing:-.05em;line-height:1.08}
.pem .form-panel>p{font-size:.9rem;line-height:1.8;margin:14px 0 26px}
.pem .form{display:grid;gap:18px}
.pem .f-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.pem .f{display:grid;gap:7px}
.pem .f label,.pem .f legend{font-size:.8rem;font-weight:700;color:var(--ink);padding:0}
.pem .f label small{font-weight:500;color:var(--subtle)}
.pem .f input,.pem .f select,.pem .f textarea{width:100%;font:inherit;font-size:16px;color:var(--ink);background:var(--paper);border:1px solid var(--field);border-radius:12px;padding:13px 14px;min-height:50px;transition:border-color .2s,box-shadow .2s;-webkit-appearance:none;appearance:none}
.pem .f select{background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' fill='none' stroke='%23173f35' stroke-width='1.8' stroke-linecap='round'%3E%3Cpath d='m1 1.5 5 5 5-5'/%3E%3C/svg%3E");background-repeat:no-repeat;background-position:right 16px center;padding-right:40px}
.pem .f textarea{min-height:130px;resize:vertical;line-height:1.7}
.pem .f input:focus,.pem .f select:focus,.pem .f textarea:focus{outline:0;border-color:var(--green);box-shadow:0 0 0 3px rgba(102,132,71,.22)}
.pem .f input::placeholder,.pem .f textarea::placeholder{color:#7d897a}
.pem .f fieldset{border:0;padding:0;margin:0;display:grid;gap:9px}
.pem .seg{display:flex;flex-wrap:wrap;gap:8px}
.pem .seg label{position:relative;cursor:pointer}
.pem .seg input{position:absolute;opacity:0;width:1px;height:1px}
.pem .seg span{display:inline-block;padding:9px 15px;border-radius:999px;border:1px solid var(--field);background:var(--paper);font-size:.82rem;font-weight:600;color:var(--green);transition:background .2s,border-color .2s,color .2s}
.pem .seg input:checked+span{background:var(--green);border-color:var(--green);color:#fff}
.pem .seg input:focus-visible+span{outline:3px solid #89a546;outline-offset:2px}
.pem .check{display:flex;gap:12px;align-items:flex-start;font-size:.86rem;color:var(--ink);cursor:pointer}
.pem .check input{width:20px;height:20px;accent-color:var(--green);margin-top:1px;flex-shrink:0}
.pem .form .btn{justify-self:start;margin-top:4px}
.pem .form-fine{font-size:.74rem;color:var(--subtle);line-height:1.6}
.pem .f-err{font-size:.76rem;color:#a2392e;font-weight:600}
.pem .f.has-err input,.pem .f.has-err textarea{border-color:#c0574b}
.pem .form-done{background:var(--paper);border:1px solid #b5c99e;border-radius:18px;padding:28px}
.pem .form-done .ic{width:34px;height:34px;color:var(--moss-d);margin-bottom:12px}
.pem .form-done h3{font-size:1.5rem;letter-spacing:-.035em}
.pem .form-done p{font-size:.9rem;margin-top:10px;line-height:1.75}

/* privacy */
.pem .legal{max-width:820px;padding-block:clamp(52px,7vw,88px) clamp(64px,8vw,104px)}
.pem .legal h1{font-size:clamp(2.6rem,5vw,4.2rem);letter-spacing:-.055em;line-height:1.05;margin-bottom:30px}
.pem .legal h2{font-size:1.4rem;letter-spacing:-.03em;margin:34px 0 10px;color:var(--ink)}
.pem .legal p{font-size:.96rem;line-height:1.9}
.pem .legal a{text-decoration:underline;text-underline-offset:3px;color:var(--green)}

/* Touch screens (iPhone, iPad): no sticky hover lifts after a tap */
@media (hover:none){
  .pem .btn:hover,.pem .unit:hover,.pem .read:hover,.pem a.desk-item:hover,.pem .rail-ctrl button:hover{transform:none;box-shadow:none}
  .pem .btn:hover .ic,.pem .unit-cta:hover .ic{transform:none}
  .pem .unit:hover .unit-media img,.pem .tab-panel:hover .tab-img img{transform:none}
  .pem .book:hover{padding-left:0}
  .pem .link:hover{opacity:1;gap:8px}
  .pem .rail-ctrl button:hover{background:var(--white);border-color:var(--line-2);color:var(--green)}
  .pem .jump a:hover,.pem .chip:hover{background:inherit;border-color:var(--line-2);color:var(--green)}
  .pem .chip[aria-pressed="true"]:hover{background:var(--green);border-color:var(--green);color:#fff}
}
.pem-dialog.is-fallback{position:fixed;inset:0;z-index:100;margin:auto;height:fit-content}

/* reveal: content is fully visible at rest; JS only adds a gentle lift */
.pem-js .pem .rv{transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.pem-js .pem .rv:not(.in){transform:translateY(22px)}

/* Help desk: header button + drop-down panel (every page) */
.pem-util .util-key b{font-weight:700;color:var(--lime);margin-right:5px}
.pem-hdr .help-btn{display:inline-flex;align-items:center;gap:8px;min-height:46px;padding:10px 16px 10px 13px;border-radius:999px;background:var(--lime);color:var(--green);font-weight:700;font-size:.82rem;line-height:1;transition:background .2s,color .2s}
.pem-hdr .help-btn .ic{width:19px;height:19px}
.pem-hdr .help-btn:hover{background:var(--lime-2)}
.pem-hdr.help-open .help-btn{background:var(--green);color:#fff}
.pem-hdr .help-panel{position:absolute;left:0;right:0;top:100%;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 26px 50px rgba(16,40,33,.16);max-height:calc(100vh - 150px);max-height:calc(100dvh - 150px);overflow-y:auto;overscroll-behavior:contain;animation:pem-drop .25s cubic-bezier(.2,.8,.2,1)}
.pem-hdr .help-panel .wrap{padding-block:24px 22px}
.pem .hd-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:16px}
.pem .hd-title{font-size:1.5rem;font-weight:600;letter-spacing:-.04em;color:var(--ink);line-height:1.2}
.pem .hd-x{width:42px;height:42px;border-radius:50%;border:1px solid var(--line-2);display:grid;place-items:center;color:var(--green)}
.pem .hd-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.pem .hd-col{background:var(--white);border:1px solid var(--line);border-radius:18px;padding:16px 14px 10px}
.pem .hd-col h3{font-size:.7rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;color:var(--moss-d);margin:2px 6px 8px}
.pem .hd-row{display:grid;grid-template-columns:auto 1fr;gap:12px;align-items:start;padding:10px 8px;border-radius:12px;transition:background .2s}
.pem a.hd-row:hover{background:var(--sage)}
.pem .hd-row .ic{width:19px;height:19px;color:var(--green);margin-top:2px}
.pem .hd-row strong{display:block;font-size:.9rem;font-weight:700;color:var(--ink);letter-spacing:-.01em;line-height:1.35}
.pem .hd-row small{display:block;font-size:.78rem;color:var(--subtle);overflow-wrap:anywhere;margin-top:1px;line-height:1.45}
.pem .hd-urgent{background:var(--green);margin:6px 0 4px}
.pem .hd-urgent .ic,.pem .hd-urgent strong{color:#fff}
.pem .hd-urgent small{color:var(--on-green-2)}
.pem .hd-foot{display:flex;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:12px 24px;margin-top:16px;padding-top:14px;border-top:1px solid var(--line);font-size:.84rem;color:var(--subtle)}
.pem .hd-foot span{display:flex;align-items:center;flex-wrap:wrap;gap:6px 8px}
.pem .hd-foot span .ic{width:17px;height:17px;color:var(--moss-d)}
.pem .hd-foot span a{color:var(--green);font-weight:700;text-decoration:underline;text-underline-offset:3px}
.pem .hd-foot .link{color:var(--green);font-size:.84rem}
.pem-help-scrim{position:fixed;inset:0;z-index:55;background:rgba(16,40,33,.35)}
.pem-drawer .panel-foot .phone small{display:block;font-size:.7rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase;color:var(--moss-d)}
@keyframes pem-drop{from{opacity:0;transform:translateY(-8px)}to{opacity:1;transform:none}}

/* Homepage language band */
.pem .lang-band-in{display:grid;grid-template-columns:1fr 1.05fr;gap:clamp(40px,7vw,100px);align-items:center}
.pem .on-green .hello{color:var(--lime)}
.pem .lang-band .hello{font-size:clamp(4.6rem,11vw,9.5rem)}
.pem .hello-label{font-family:var(--f-mono);font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;margin-top:14px;transition:opacity .4s ease}
.pem .on-green .hello-label{color:var(--on-green-2)}
.pem .hello-label.is-out{opacity:0}
.pem .lang-band .h2{color:#fff}
.pem .lang-copy{margin-top:18px;line-height:1.85;max-width:520px}
.pem .lang-list span{transition:background .3s,color .3s,border-color .3s}
.pem .lang-list span.is-on{background:var(--green);color:#fff}
.pem .on-green .lang-list span{background:rgba(255,255,255,.07);color:var(--on-green);border:1px solid var(--on-green-line)}
.pem .on-green .lang-list span.is-on{background:var(--lime);color:var(--green);border-color:var(--lime)}
.pem .lang-band .link{margin-top:26px;color:var(--lime)}

@media (max-width:1180px){
  .pem-util .util-msg{display:none}
  .pem-util .util-in{justify-content:flex-end}
  .pem-hdr .nav{gap:20px}
  .pem-hdr .hdr-in{gap:20px}
}
@media (max-width:1020px){
  .pem-hdr .hdr-in{gap:10px}
  .pem-hdr .help-btn{margin-left:auto;width:48px;height:48px;min-height:0;padding:0;justify-content:center}
  .pem-hdr .help-btn span{display:none}
  .pem-hdr .menu-btn{margin-left:0}
  .pem .hd-grid{grid-template-columns:1fr}
  .pem .lang-band-in{grid-template-columns:1fr}
}
@media (max-width:720px){
  .pem-util .util-wide{display:none}
  .pem-util .util-in{justify-content:center}
  .pem-hdr .help-panel .wrap{padding-block:18px 18px}
  .pem .hd-title{font-size:1.25rem}
}

/* =====================================================================
   Motion
   ===================================================================== */
@keyframes pem-spin{to{transform:rotate(360deg)}}
@keyframes pem-marquee{to{transform:translateX(-50%)}}
@keyframes pem-pulse{0%{box-shadow:0 0 0 0 rgba(106,165,58,.5)}80%,100%{box-shadow:0 0 0 9px rgba(106,165,58,0)}}
@keyframes pem-flash{0%,100%{box-shadow:0 0 0 0 rgba(213,239,141,0)}20%{box-shadow:0 0 0 6px var(--lime)}}
@keyframes pem-pop{from{transform:translateY(16px) scale(.98);opacity:0}to{transform:none;opacity:1}}
@media (prefers-reduced-motion:reduce){
  .pem *,.pem *::before,.pem *::after,.pem-dialog,.pem-drawer .panel{animation:none!important;transition:none!important}
  .pem-js .pem .rv:not(.in){transform:none}
}

/* =====================================================================
   Responsive
   ===================================================================== */
@media (max-width:1180px){
  .pem-hdr .nav{gap:22px}
  .pem-hdr .hdr-in{gap:24px}
  .pem .hero-note{left:-14px}
  .pem .seal{right:-8px}
  .pem .family-photo .note{right:-8px}
  .pem .pem-ftr .ftr-grid,.pem-ftr .ftr-grid{gap:30px}
}
@media (max-width:1020px){
  .pem{--hdr-h:80px}
  .pem-hdr .nav,.pem-hdr .hdr-cta{display:none}
  .pem-hdr .menu-btn{display:grid}
  .pem .brand img{height:50px}
  .pem-ftr .brand img{height:68px}
  .pem .hero{grid-template-columns:1fr;gap:44px;padding-top:44px}
  .pem .hero-visual{height:clamp(360px,62vw,520px);margin-right:10px}
  .pem .hero-note{left:14px;bottom:20px}
  .pem .clarity-grid{grid-template-columns:1fr}
  .pem .receipt-wrap{max-width:460px;margin-inline:auto;width:100%}
  .pem .tab-panel{grid-template-columns:1fr;min-height:0}
  .pem .tab-img{order:-1;min-height:260px}
  .pem .family{grid-template-columns:1fr}
  .pem .family-photo{height:clamp(380px,70vw,520px)}
  .pem .voices{grid-template-columns:1fr;gap:20px}
  .pem .voices .qmark{display:none}
  .pem .steps{grid-template-columns:1fr 1fr;row-gap:40px}
  .pem .faq{grid-template-columns:1fr}
  .pem .sec-head{flex-direction:column;align-items:flex-start;gap:18px}
  .pem .sec-head>p{max-width:560px}
  .pem .svc-layout{grid-template-columns:1fr}
  .pem .svc-aside{position:static}
  .pem .feature{grid-template-columns:1fr}
  .pem .story,.pem .approach,.pem .langs{grid-template-columns:1fr}
  .pem .numbers{grid-template-columns:1fr 1fr}
  .pem .numbers>div:nth-child(3){padding-left:0;border-left:0}
  .pem .team{grid-template-columns:1fr}
  .pem .crew,.pem .trio{grid-template-columns:1fr 1fr}
  .pem .rhero{grid-template-columns:1fr;align-items:start}
  .pem .rhero-card{max-width:480px}
  .pem .desk{grid-template-columns:1fr}
  .pem .contact{grid-template-columns:1fr}
  .pem .cta-in{grid-template-columns:1fr}
  .pem .cta-mono{display:none}
  .pem-ftr .ftr-grid{grid-template-columns:1fr 1fr}
  .pem .leasing-head{grid-template-columns:1fr}
  .pem .rail{grid-auto-columns:clamp(232px,40%,300px)}
}
@media (max-width:720px){
  .pem-util .util-msg{display:none}
  .pem-util .util-in{justify-content:center}
  .pem-util .util-links{gap:14px;font-size:.72rem}
  .pem .phero-row{flex-direction:column;align-items:flex-start;gap:24px}
  .pem .included{grid-template-columns:1fr}
  .pem .voice-more{grid-template-columns:1fr;gap:26px}
  .pem .steps{grid-template-columns:1fr}
  .pem .svc .checks{grid-template-columns:1fr}
  .pem .svc .ans{padding-left:0}
  .pem .diff{grid-template-columns:1fr}
  .pem .diff>div{border-right:0!important;padding-left:0!important;padding-right:0}
  .pem .crew,.pem .trio{grid-template-columns:1fr}
  .pem .rent-steps{grid-template-columns:1fr}
  .pem .desk-grid{grid-template-columns:1fr}
  .pem .reads{grid-template-columns:1fr}
  .pem .f-row{grid-template-columns:1fr}
  .pem .person{grid-template-columns:1fr;gap:18px}
  .pem .person .mono{width:72px;height:88px;font-size:2.6rem}
  .pem-ftr .ftr-grid{grid-template-columns:1fr;gap:36px}
  .pem .rail{grid-auto-columns:clamp(228px,72%,300px)}
  .pem .board-bar{align-items:flex-start;flex-direction:column}
  .pem .chips .sep{display:none}
  .pem .units{grid-template-columns:1fr 1fr;gap:14px}
  .pem .unit-body{padding:14px 14px 16px}
  .pem .unit h3{font-size:.95rem}
}
@media (max-width:520px){
  .pem .hero h1{font-size:clamp(2.7rem,12.5vw,3.4rem)}
  .pem .hero .btn-row .btn{width:100%}
  .pem .hero-proof strong{font-size:1.6rem}
  .pem .hero-proof li{padding-right:12px;margin-right:12px}
  .pem .hero-note{padding:12px 16px 12px 12px;gap:12px}
  .pem .hero-note strong{font-size:.92rem}
  .pem .note-icon{width:42px;height:42px}
  .pem .seal{width:104px;height:104px;right:-4px;top:-14px;box-shadow:0 0 0 6px var(--paper)}
  .pem .seal .ring text{font-size:9.8px}
  .pem .seal .mk{width:28px;height:28px}
  .pem .hero-photo{border-radius:14px 120px 14px 14px}
  .pem .family-photo img{border-radius:110px 14px 14px 14px}
  .pem .family-photo .note{font-size:1.1rem;padding:16px 20px;right:6px}
  .pem .family-photo .note em{font-size:1.35rem}
  .pem .tab{padding:10px 15px;font-size:.8rem}
  .pem .tabs-list{border-radius:20px}
  .pem .receipt{padding:34px 22px 92px;font-size:.74rem}
  .pem .hero-place{display:none}
  .pem .receipt .r-stamp{left:20px}
  .pem .on-green .receipt-note{position:relative;right:auto;bottom:auto;margin:18px auto 0;transform:rotate(-2deg);display:block;width:fit-content}
  .pem .numbers{grid-template-columns:1fr}
  .pem .numbers>div{padding-left:0!important;border-left:0!important}
  .pem .units{grid-template-columns:1fr}
  .pem .unit-body{padding:18px 20px 20px}
  .pem .unit h3{font-size:1.05rem}
  .pem-dialog .dlg-contact{grid-template-columns:1fr}
  .pem .book{grid-template-columns:auto 1fr}
  .pem .book>.ic{display:none}
  .pem .desk{border-radius:20px}
}