:root{--ink:#10333f;--teal:#147984;--orange:#ed681d;--line:#dce5e6;--muted:#5b7076;--pale:#f4f8f8}*{box-sizing:border-box}body{margin:0;color:var(--ink);background:#fff;font:16px/1.65 system-ui,-apple-system,sans-serif}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,select,summary{touch-action:manipulation}button,.btn{cursor:pointer;border:0;border-radius:10px;padding:13px 23px;font-weight:650;display:inline-block;background:var(--orange);color:white}button:hover,.btn:hover{filter:brightness(.94)}.secondary{background:#edf5f5;color:var(--ink)}.wrap{max-width:1280px;margin:auto;padding:0 32px}header{max-width:1360px;margin:16px auto 36px;border:1px solid var(--line);border-radius:20px;background:white;box-shadow:0 8px 24px #10333f09;padding:12px 28px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:flex;gap:12px;align-items:center}.brand img{width:59px;height:59px;object-fit:contain}.brand strong{font-size:28px;letter-spacing:3px;display:block;line-height:1.1}.brand small{font-size:8px;letter-spacing:1.2px;text-transform:uppercase}nav{display:flex;align-items:center;gap:27px;font-size:14px}nav a:hover{color:var(--teal)}.menu{display:none}.hero{background:radial-gradient(ellipse at top right,#278c96,transparent 65%),linear-gradient(135deg,#146b77,#10333f);color:white;border-radius:26px;padding:68px 70px 35px;text-align:center}.eyebrow{text-transform:uppercase;letter-spacing:3px;font-size:11px;font-weight:600}.hero .eyebrow{color:#b8dfe2}h1,h2{font-family:Georgia,serif;font-weight:500;line-height:1.13;letter-spacing:-1.5px}h1{font-size:54px;max-width:950px;margin:20px auto}h1 em{font-style:normal;color:#ffb26f}.intro{max-width:745px;margin:22px auto 34px;color:#d9e9eb}.search{background:white;color:var(--ink);padding:12px;border-radius:17px;display:grid;grid-template-columns:repeat(4,1fr) auto;gap:0;text-align:left}.search label{border-right:1px solid var(--line);padding:2px 17px;font-size:11px;color:var(--muted)}.search select{border:0;background:white;color:var(--ink);width:100%;padding:8px 0;font-size:14px}.search button{margin-left:12px}.hero-foot{border-top:1px solid #ffffff30;margin-top:30px;padding-top:22px;display:grid;grid-template-columns:repeat(3,1fr);text-align:left;gap:24px}.hero-foot strong{font:26px Georgia,serif;display:block}.hero-foot span{font-size:12px;color:#d0e6e8}section{padding:72px 0}h2{font-size:39px;margin:13px 0 21px;max-width:850px}h3{line-height:1.35;font-size:20px;margin:14px 0 8px}p{margin:0 0 16px}.muted{color:var(--muted)}.two{display:grid;grid-template-columns:1.1fr 1fr;gap:75px}.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.card{border:1px solid var(--line);border-radius:16px;padding:27px;background:white}.num{color:var(--orange);font-size:13px;letter-spacing:2px}.section-head{display:flex;justify-content:space-between;align-items:end;gap:20px}.section-head a{color:var(--teal);font-weight:650;margin-bottom:25px}.pale{background:var(--pale)}.property{padding:0;overflow:hidden}.property .art{height:190px;background:linear-gradient(140deg,#afcece,#e9eeea);position:relative;overflow:hidden}.property .art:before{content:"";position:absolute;width:160px;height:120px;bottom:0;left:30%;background:#f4f1e9;box-shadow:65px 25px 0 #d4e3df;clip-path:polygon(0 25%,50% 0,100% 25%,100% 100%,0 100%)}.property .art:after{content:"";position:absolute;width:14px;height:22px;left:46%;bottom:35px;background:var(--teal);box-shadow:30px 0 0 var(--teal),0 -35px 0 #bfd2d0,30px -35px 0 #bfd2d0}.property:nth-child(2) .art{background:linear-gradient(130deg,#ead8c5,#c7d6d6)}.property:nth-child(3) .art{background:linear-gradient(130deg,#bac7d4,#e6e1d6)}.badge{background:white;border-radius:6px;padding:5px 10px;display:inline-block;font-size:10px;font-weight:700;letter-spacing:1px}.art .badge{position:absolute;top:15px;left:15px;z-index:1}.property .body{padding:23px}.property h3{margin-top:10px}.meta{font-size:13px;color:var(--muted)}.property .row{display:flex;justify-content:space-between;gap:15px;border-top:1px solid var(--line);padding-top:15px;margin-top:15px;font-size:13px}.property button{background:transparent;color:var(--teal);padding:0;margin-top:19px}.note{font-size:12px;color:var(--muted);margin-top:19px}.method .card{background:transparent}.team .initial{width:64px;height:64px;border-radius:50%;background:#e2eeee;display:grid;place-items:center;color:var(--teal);font:25px Georgia,serif}.role{color:var(--orange);font-size:12px;font-weight:650}.team p{font-size:14px;color:var(--muted);margin-top:15px}.faq{max-width:900px}.faq details{border-bottom:1px solid var(--line);padding:19px 0}.faq summary{cursor:pointer;font-weight:600}.faq details p{padding-top:14px;color:var(--muted)}.cta{border-radius:23px;background:var(--ink);color:white;padding:48px;display:flex;justify-content:space-between;align-items:center;gap:30px}.cta h2{margin-top:0}.cta p{color:#c5dada;max-width:650px}footer{padding:45px 0 30px;border-top:1px solid var(--line);font-size:13px}.footer-grid{display:grid;grid-template-columns:2fr 1fr 1fr;gap:45px}.footer-grid a{display:block;margin:7px 0}.bottom{border-top:1px solid var(--line);padding-top:22px;margin-top:30px;font-size:11px;color:var(--muted)}dialog{border:0;border-radius:20px;max-width:650px;width:calc(100% - 30px);padding:35px;color:var(--ink);box-shadow:0 20px 70px #0003}dialog::backdrop{background:#082b36aa}dialog h2{font-size:30px}.close{float:right;padding:4px 13px;background:var(--pale);color:var(--ink)}dialog label{display:block;font-size:13px;margin:14px 0}dialog input,dialog textarea{width:100%;border:1px solid var(--line);padding:12px;border-radius:8px;margin-top:6px}dialog textarea{min-height:100px}.demo{padding:6px 16px;background:#fff2e8;color:#8b4216;font-size:11px;text-align:center}.empty{grid-column:1/-1;padding:30px;text-align:center}.hide{display:none!important}:focus-visible{outline:3px solid #f3a254;outline-offset:4px}@media(max-width:1000px){header{margin:12px 20px 25px;padding:12px 18px}nav{gap:14px;font-size:12px}.hero{padding:45px 27px 30px}h1{font-size:43px}.two{gap:30px}.search{grid-template-columns:repeat(2,1fr)}.search button{grid-column:1/-1;margin:10px 0 0}.search label{border:0}.wrap{padding:0 24px}}@media(max-width:700px){.menu{display:block;padding:8px 12px;background:var(--pale);color:var(--ink)}nav{display:none;position:absolute;top:95px;left:20px;right:20px;z-index:5;background:white;padding:24px;border:1px solid var(--line);border-radius:15px;flex-direction:column;align-items:stretch;font-size:15px}nav.open{display:flex}.wrap{padding:0 18px}.hero{padding:35px 19px 25px;border-radius:20px}h1{font-size:35px}.intro{font-size:14px}.eyebrow{font-size:9px;letter-spacing:2px}.hero-foot{gap:12px}.hero-foot strong{font-size:19px}.hero-foot span{font-size:10px}.grid,.two,.footer-grid{grid-template-columns:1fr}.grid{gap:16px}section{padding:45px 0}h2{font-size:31px}.section-head{display:block}.cta{padding:30px;display:block}.cta .btn{margin-top:15px}.brand small{font-size:7px}.brand img{width:45px;height:45px}.brand strong{font-size:24px}.card{padding:23px}.property{padding:0}.two{gap:20px}.section-head a{display:block}.search label{padding:5px 9px}}

.page-hero{padding:50px 55px;text-align:left}.page-hero h1{margin:18px 0;max-width:850px;font-size:48px}.page-hero .intro{margin:18px 0 0;max-width:780px}.breadcrumb{font-size:12px;color:var(--muted);margin-bottom:20px}.breadcrumb a{color:var(--teal)}.breadcrumb span{padding:0 9px}.reading{max-width:860px}.reading h2{font-size:33px}.reading p{color:var(--muted)}.reading ul{padding-left:20px;color:var(--muted)}.callout{border-left:4px solid var(--orange);background:var(--pale);padding:22px 27px;border-radius:0 12px 12px 0;margin:25px 0}.callout p:last-child{margin-bottom:0}.steps{counter-reset:step}.step{position:relative;border-left:1px solid var(--line);padding:0 0 30px 35px;margin-left:15px}.step:before{counter-increment:step;content:counter(step);position:absolute;left:-16px;top:0;width:31px;height:31px;border-radius:50%;background:var(--teal);color:white;text-align:center;line-height:31px;font-size:12px}.step h3{margin-top:0}.table-scroll{overflow:auto}table.compare{border-collapse:collapse;width:100%;font-size:14px;margin:25px 0}table.compare th,table.compare td{text-align:left;border-bottom:1px solid var(--line);padding:17px;vertical-align:top}table.compare th{background:var(--pale)}.wide-form label{display:block;font-size:13px;margin-bottom:19px}.wide-form input,.wide-form textarea,.wide-form select{display:block;width:100%;border:1px solid var(--line);padding:13px;border-radius:9px;background:white;margin-top:6px;color:var(--ink)}.wide-form textarea{min-height:130px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}.wide-form .check{display:flex;gap:10px;align-items:start}.wide-form .check input{width:auto;margin-top:6px}.pill{background:var(--pale);border:1px solid var(--line);padding:7px 13px;border-radius:30px;font-size:12px;display:inline-block}.focus-list{display:grid;grid-template-columns:1fr 1fr;gap:16px}.focus-list .card{border-top:3px solid var(--teal)}.button-link{color:var(--teal);font-weight:650}.mini-cta{margin:35px 0 10px;padding:30px;background:var(--pale);border-radius:16px}.active{color:var(--teal);font-weight:700}nav{gap:16px;font-size:13px}header{padding-left:20px;padding-right:20px}.doc-list{padding:0;list-style:none}.doc-list li{padding:15px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:15px}.doc-list span{color:var(--muted);font-size:12px}.mobile-copy{font-size:12px}.filterbar{background:var(--pale);color:var(--ink);border:1px solid var(--line)}.filterbar select{background:var(--pale)}
@media(max-width:1100px){nav{gap:10px;font-size:11px}header .brand small{display:none}}@media(max-width:700px){.page-hero{padding:30px 23px}.page-hero h1{font-size:34px}.form-grid,.focus-list{grid-template-columns:1fr}nav{font-size:15px}.reading h2{font-size:28px}.table-scroll{margin:0 -6px}.hero-foot{grid-template-columns:1fr}.hero-foot>div{border-bottom:1px solid #ffffff20;padding-bottom:10px}.hero-foot strong{font-size:22px}.hero-foot span{font-size:12px}}
.locked-art,.member-art{width:100%;min-height:205px;background:radial-gradient(circle at 25% 15%,#d2e5e4,transparent 65%),linear-gradient(140deg,#edf3f1,#bed4d3);display:flex;flex-direction:column;justify-content:center;align-items:center;gap:12px;color:var(--ink);padding:25px;border-radius:0}.locked-art{font-size:14px;font-weight:500}.lock-round{width:68px;height:68px;border-radius:50%;display:inline-flex;align-items:center;justify-content:center;background:#ffffffba;color:var(--teal);box-shadow:0 5px 25px #10333f12}.locked-property .body>.btn{background:var(--ink);color:white;font-size:13px;padding:11px 15px;margin-top:5px;border-radius:8px}.member-art{align-items:flex-start;position:relative;background:linear-gradient(135deg,#125e6a,#10333f);color:white}.member-art strong{font:29px Georgia,serif}.member-art .badge{color:var(--ink);font-size:9px}.values-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.values-grid .card{padding:18px}.values-grid strong{display:block;font-size:21px;margin-top:8px}.dossier-description{white-space:pre-wrap;color:var(--muted)}.approved-pill{color:#16653c;background:#e7f4ec;border-color:#c7e3d0}#account-view .btn{margin:8px 0 15px}#account-view .wide-form{margin-top:23px}.text-button{background:transparent;color:var(--teal);padding:0;font-size:inherit}#admission-dialog .eyebrow{margin-top:18px}#search:has(label[hidden]){grid-template-columns:1fr 1fr auto}button:disabled{opacity:.55;cursor:wait}@media(max-width:700px){.values-grid{grid-template-columns:1fr}#search:has(label[hidden]){grid-template-columns:1fr 1fr}#search button{grid-column:1/-1}.locked-art,.member-art{min-height:185px}}

/* REIU visual identity: original horizontal artwork and community illustrations */
header .brand{flex-shrink:0}header .brand img{width:225px;height:auto;max-width:100%;object-fit:contain}header{gap:20px;padding:15px 24px}nav{gap:19px;font-size:13px}.hero-community{background:#edf6f4;color:var(--ink);text-align:left;padding:44px 42px 28px;overflow:hidden}.hero-layout{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:24px}.hero-community h1{font-size:clamp(34px,3.6vw,51px);margin:20px 0;letter-spacing:-1.8px}.hero-community h1 em{color:#c65412}.hero-community .eyebrow{color:var(--teal)}.hero-community .intro{color:#425d65;margin:20px 0;font-size:17px}.hero-art{margin:0;background:white;border-radius:24px;overflow:hidden}.hero-art img{display:block;width:100%;height:auto}.capital-chips{display:flex;gap:10px;flex-wrap:wrap}.capital-chips span{background:white;border:1px solid #d2e3df;border-radius:30px;padding:7px 16px;font-weight:700;font-size:18px}.capital-note{font-size:12px;color:#526970;max-width:450px;margin:13px 0 24px}.hero-community .hero-foot{border-color:#ccdedb;text-align:left}.hero-community .hero-foot span{color:#526970}.home-search{margin-top:34px;box-shadow:0 8px 25px #10333f08}.visual-story{display:grid;grid-template-columns:1fr 1fr;align-items:center;gap:60px;max-width:1170px;margin:24px auto;padding:45px 24px}.visual-story img{width:100%;height:auto;border-radius:24px}.visual-story h2{font-size:clamp(30px,3vw,43px)}.visual-story p{color:var(--muted);max-width:500px}.visual-story:nth-of-type(even) img{order:2}@media(max-width:1100px){header .brand img{width:180px}nav{gap:12px;font-size:12px}}@media(max-width:800px){.hero-layout,.visual-story{grid-template-columns:1fr;gap:24px}.hero-community{padding:30px 20px 22px}.hero-art{margin-top:4px}.visual-story{padding:25px 8px;gap:12px}.visual-story:nth-of-type(even) img{order:0}.visual-story img{max-height:320px;object-fit:contain}.hero-community h1{font-size:38px}.hero-community .intro{font-size:16px}.home-search{margin-top:24px}header .brand img{width:200px}.hero-art img{max-height:350px;object-fit:contain}}

.method-steps{display:grid;grid-template-columns:1fr 1fr;gap:18px 24px}.method-step{border:1px solid var(--line);border-radius:14px;padding:22px;background:#fff;min-height:150px}.check{display:flex!important;align-items:flex-start;gap:10px}.check input{width:auto!important;margin-top:5px}.honeypot{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}@media(max-width:700px){.method-steps{grid-template-columns:1fr}.method-step{min-height:0}}

/* WordPress integration */
header nav>li{list-style:none}header nav>li>a{display:inline-flex}.skip-link{position:absolute;left:-10000px}.skip-link:focus{left:10px;top:10px;z-index:999999;background:#fff;padding:12px}body.admin-bar header{top:32px}.wp-block-freeform{margin:0}@media(max-width:782px){body.admin-bar header{top:46px}}