:root {
  --color-bg: #ffffff;
  --color-bg-alt: #f6f5f2;
  --color-navy: #16213a;
  --color-navy-light: #26365c;
  --color-gold: #b8974d;
  --color-text: #1c1c1c;
  --color-muted: #6b6b6b;
  --color-border: #e5e3dd;
  --max-width: 1080px;
  --font-serif: "Shippori Mincho", "Times New Roman", serif;
  --font-sans: "Noto Sans JP", "Hiragino Sans", "Yu Gothic", sans-serif;
}

* { box-sizing: border-box; }

body {
  margin: 0;
  font-family: var(--font-sans);
  color: var(--color-text);
  background: var(--color-bg);
  line-height: 1.85;
  font-weight: 300;
}

body.menu-open { overflow: hidden; }

a { color: inherit; }

.container {
  max-width: var(--max-width);
  margin: 0 auto;
  padding: 0 24px;
}

.sp-only { display: none; }

/* header */
.site-header {
  position: sticky;
  top: 0;
  background: rgba(255,255,255,0.94);
  backdrop-filter: blur(6px);
  border-bottom: 1px solid var(--color-border);
  z-index: 50;
}

.header-inner {
  display: flex;
  align-items: center;
  justify-content: space-between;
  height: 84px;
  gap: 24px;
}

.logo {
  display: flex;
  flex-direction: column;
  line-height: 1.15;
  text-decoration: none;
  color: var(--color-navy);
}

.logo-word {
  font-family: var(--font-serif);
  font-size: 26px;
  font-weight: 700;
  letter-spacing: 0.04em;
}

.logo-tagline {
  font-size: 10px;
  letter-spacing: 0.28em;
  color: var(--color-gold);
}

.logo-img {
  height: 60px;
  width: auto;
  display: block;
}

/* brand mark (full emblem, used away from the header) */
.brand-mark {
  display: block;
  height: 128px;
  width: auto;
  margin: 0 auto 32px;
}

/* desktop main nav */
.main-nav {
  display: none;
}

@media (min-width: 801px) {
  .main-nav {
    display: block;
  }

  .header-inner { justify-content: flex-start; }
  .logo { margin-right: 40px; }

  .main-nav > ul {
    list-style: none;
    margin: 0;
    padding: 0;
    display: flex;
    align-items: stretch;
    gap: 4px;
  }

  .main-nav > ul > li {
    position: relative;
  }

  .nav-link {
    display: flex;
    align-items: center;
    height: 84px;
    padding: 0 16px;
    text-decoration: none;
    font-size: 13px;
    letter-spacing: 0.06em;
    color: var(--color-navy);
    white-space: nowrap;
    transition: color 0.2s ease;
  }

  .nav-link:hover { color: var(--color-gold); }

  .has-submenu > .nav-link::after {
    content: "";
    width: 5px;
    height: 5px;
    border-right: 1px solid currentColor;
    border-bottom: 1px solid currentColor;
    transform: rotate(45deg);
    margin-left: 7px;
    margin-top: -3px;
    opacity: 0.6;
  }

  .submenu-panel {
    position: absolute;
    top: 100%;
    left: 0;
    min-width: 230px;
    background: #fff;
    border-top: 2px solid var(--color-gold);
    box-shadow: 0 16px 32px rgba(20,25,45,0.14);
    padding: 10px 0;
    opacity: 0;
    visibility: hidden;
    transform: translateY(-6px);
    transition: opacity 0.25s ease, transform 0.25s ease, visibility 0.25s;
  }

  .has-submenu:hover .submenu-panel,
  .has-submenu:focus-within .submenu-panel {
    opacity: 1;
    visibility: visible;
    transform: translateY(0);
  }

  .submenu-panel a {
    display: block;
    padding: 12px 22px;
    text-decoration: none;
    font-size: 13px;
    color: var(--color-text);
    letter-spacing: 0.03em;
    transition: background 0.2s ease, color 0.2s ease;
  }

  .submenu-panel a:hover {
    background: var(--color-bg-alt);
    color: var(--color-navy);
  }

  .site-header .hamburger { display: none; }
}

/* hamburger */
.hamburger {
  width: 40px;
  height: 32px;
  background: none;
  border: none;
  cursor: pointer;
  display: flex;
  flex-direction: column;
  justify-content: center;
  gap: 7px;
  padding: 0;
  z-index: 60;
  position: relative;
}

.hamburger span {
  display: block;
  height: 1px;
  background: var(--color-navy);
  transition: transform 0.3s ease, opacity 0.3s ease;
}

.hamburger[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(8px) rotate(45deg);
}

.hamburger[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
}

.hamburger[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-8px) rotate(-45deg);
}

/* menu overlay */
.menu-overlay {
  position: fixed;
  inset: 0;
  background: #fff;
  z-index: 40;
  display: flex;
  align-items: center;
  justify-content: center;
  opacity: 0;
  visibility: hidden;
  transform: translateY(-16px);
  transition: opacity 0.35s ease, transform 0.35s ease, visibility 0.35s;
}

.menu-overlay.is-open {
  opacity: 1;
  visibility: visible;
  transform: translateY(0);
}

.menu-list {
  list-style: none;
  margin: 0;
  padding: 0;
  text-align: center;
}

.menu-list li {
  border-bottom: 1px solid var(--color-border);
}

.menu-list li:first-child {
  border-top: 1px solid var(--color-border);
}

.menu-list a {
  display: block;
  padding: 22px 40px;
  text-decoration: none;
  font-family: var(--font-serif);
  font-size: clamp(20px, 3vw, 28px);
  color: var(--color-navy);
  letter-spacing: 0.04em;
  transition: color 0.25s ease;
}

.menu-list a:hover { color: var(--color-gold); }

.menu-has-sub { display: flex; flex-direction: column; }

.menu-item-row {
  display: flex;
  align-items: center;
  justify-content: center;
}

.menu-item-row a { flex: none; }

.submenu-toggle {
  background: none;
  border: none;
  color: var(--color-navy);
  font-size: 14px;
  padding: 8px 12px;
  cursor: pointer;
  transition: transform 0.25s ease;
}

.submenu-toggle[aria-expanded="true"] { transform: rotate(180deg); }

.submenu-mobile {
  list-style: none;
  margin: 0;
  padding: 0;
  max-height: 0;
  overflow: hidden;
  transition: max-height 0.35s ease;
}

.menu-has-sub.is-open .submenu-mobile {
  max-height: 480px;
}

.submenu-mobile li { border: none; }

.submenu-mobile a {
  font-family: var(--font-sans);
  font-size: 14px;
  padding: 12px 20px;
  color: var(--color-muted);
  font-weight: 400;
}

.submenu-mobile a:hover { color: var(--color-gold); }

/* page hero (sub pages) */
.page-hero {
  position: relative;
  height: 42vh;
  min-height: 280px;
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  color: #fff;
  background-size: cover;
  background-position: center;
}

.page-hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,14,26,0.55) 0%, rgba(10,14,26,0.65) 100%);
}

.page-hero-inner {
  position: relative;
  z-index: 1;
  text-align: center;
}

.page-hero-eyebrow {
  font-size: 12px;
  letter-spacing: 0.3em;
  color: var(--color-gold);
  margin-bottom: 16px;
}

.page-hero h1 {
  font-family: var(--font-serif);
  font-size: clamp(26px, 4vw, 38px);
  font-weight: 700;
  margin: 0;
  letter-spacing: 0.05em;
}

.breadcrumb {
  margin-top: 18px;
  font-size: 12px;
  letter-spacing: 0.05em;
  color: rgba(255,255,255,0.7);
}

.breadcrumb a { color: rgba(255,255,255,0.85); text-decoration: none; }
.breadcrumb a:hover { color: var(--color-gold); }

/* sub-topic index chips (interior / exterior pages) */
.topic-jump {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 10px;
  padding: 40px 0 0;
}

.topic-jump a {
  border: 1px solid var(--color-border);
  padding: 10px 18px;
  border-radius: 999px;
  text-decoration: none;
  font-size: 12px;
  color: var(--color-navy);
  background: #fff;
  transition: background 0.2s ease, color 0.2s ease, border-color 0.2s ease;
}

.topic-jump a:hover {
  background: var(--color-navy);
  border-color: var(--color-navy);
  color: #fff;
}

/* home teaser cards */
.teaser-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 28px;
  margin-top: 48px;
}

.teaser-card {
  position: relative;
  display: block;
  height: 340px;
  overflow: hidden;
  text-decoration: none;
  color: #fff;
}

.teaser-card-image {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  transition: transform 0.7s ease;
}

.teaser-card:hover .teaser-card-image { transform: scale(1.08); }

.teaser-card-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(10,14,26,0.15) 0%, rgba(10,14,26,0.8) 100%);
}

.teaser-card-body {
  position: absolute;
  left: 0;
  right: 0;
  bottom: 0;
  padding: 28px;
}

.teaser-card-en {
  font-family: var(--font-serif);
  font-size: 12px;
  letter-spacing: 0.25em;
  color: var(--color-gold);
  display: block;
  margin-bottom: 8px;
}

.teaser-card h3 {
  font-family: var(--font-serif);
  font-size: 20px;
  margin: 0 0 10px;
}

.teaser-card-link {
  font-size: 12px;
  letter-spacing: 0.05em;
  opacity: 0.85;
}

/* simple teaser (about / contact on home) */
.mini-teaser {
  text-align: center;
  max-width: 640px;
  margin: 0 auto;
}

.mini-teaser .btn { margin-top: 28px; }

/* property type cards */
.type-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  margin-top: 48px;
}

.type-card {
  background: #fff;
  border: 1px solid var(--color-border);
  padding: 36px 28px;
  text-align: center;
}

.type-card-num {
  display: inline-block;
  font-family: var(--font-serif);
  font-size: 13px;
  color: var(--color-gold);
  letter-spacing: 0.1em;
  margin-bottom: 12px;
}

.type-card h3 {
  font-family: var(--font-serif);
  font-size: 18px;
  color: var(--color-navy);
  margin: 0 0 12px;
}

.type-card p {
  font-size: 13px;
  color: var(--color-muted);
  margin: 0;
}

/* area cards */
.area-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
  margin-top: 48px;
}

.area-card {
  border: 1px solid var(--color-border);
  padding: 40px 32px;
  text-align: center;
}

.area-card h3 {
  font-family: var(--font-serif);
  font-size: 20px;
  color: var(--color-navy);
  margin: 0 0 14px;
}

.area-card p {
  font-size: 13px;
  color: var(--color-muted);
  margin: 0;
}

/* strength cards */
.strength-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 24px;
  margin-top: 48px;
}

.strength-card {
  background: #fff;
  padding: 32px;
  border-top: 2px solid var(--color-gold);
}

.strength-card-num {
  display: block;
  font-family: var(--font-serif);
  font-size: 22px;
  color: var(--color-gold);
  margin-bottom: 10px;
}

.strength-card h3 {
  font-family: var(--font-serif);
  font-size: 17px;
  color: var(--color-navy);
  margin: 0 0 10px;
}

.strength-card p {
  font-size: 13px;
  color: var(--color-muted);
  margin: 0;
}

/* FAQ */
.faq-list {
  max-width: 720px;
  margin: 48px auto 0;
}

.faq-item {
  border-bottom: 1px solid var(--color-border);
  padding: 20px 0;
}

.faq-item summary {
  cursor: pointer;
  font-size: 14px;
  color: var(--color-navy);
  font-weight: 500;
  list-style: none;
  position: relative;
  padding-right: 28px;
}

.faq-item summary::-webkit-details-marker { display: none; }

.faq-item summary::after {
  content: "+";
  position: absolute;
  right: 0;
  top: -2px;
  font-size: 18px;
  color: var(--color-gold);
  transition: transform 0.25s ease;
}

.faq-item[open] summary::after {
  transform: rotate(45deg);
}

.faq-item p {
  margin: 14px 0 0;
  font-size: 13px;
  color: var(--color-muted);
}

/* real-estate license disclosure */
.license-section {
  padding: 32px 0;
  background: var(--color-bg-alt);
  border-top: 1px solid var(--color-border);
}

.license-text {
  margin: 0;
  text-align: center;
  font-size: 11px;
  color: var(--color-muted);
  letter-spacing: 0.02em;
}

/* hero */
.hero {
  position: relative;
  height: 92vh;
  min-height: 600px;
  display: flex;
  align-items: flex-end;
  overflow: hidden;
  color: #fff;
}

.hero-slides {
  position: absolute;
  inset: 0;
}

.hero-slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transform: scale(1.08);
  transition: opacity 1.6s ease, transform 7s ease;
}

.hero-slide.is-active {
  opacity: 1;
  transform: scale(1);
}

.hero-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(10,14,26,0.88) 0%, rgba(10,14,26,0.45) 45%, rgba(10,14,26,0.35) 100%);
}

.hero-inner {
  position: relative;
  z-index: 1;
  padding-bottom: 96px;
  width: 100%;
}

.fade-up {
  opacity: 0;
  transform: translateY(24px);
  animation: fadeUp 0.9s ease forwards;
  animation-delay: var(--delay, 0s);
}

@keyframes fadeUp {
  to { opacity: 1; transform: translateY(0); }
}

.hero-scroll {
  position: absolute;
  left: 50%;
  bottom: 28px;
  transform: translateX(-50%);
  color: rgba(255,255,255,0.75);
  font-size: 11px;
  letter-spacing: 0.2em;
  z-index: 1;
  padding-bottom: 24px;
}

.hero-scroll::after {
  content: "";
  position: absolute;
  left: 50%;
  bottom: 0;
  width: 1px;
  height: 18px;
  background: rgba(255,255,255,0.6);
  animation: scrollLine 1.8s ease infinite;
}

@keyframes scrollLine {
  0% { transform: translateY(0) scaleY(0.3); opacity: 0; }
  40% { opacity: 1; }
  100% { transform: translateY(18px) scaleY(1); opacity: 0; }
}

.hero-eyebrow {
  font-size: 12px;
  letter-spacing: 0.3em;
  color: var(--color-gold);
  margin-bottom: 20px;
}

.hero h1 {
  font-family: var(--font-serif);
  font-size: clamp(28px, 4.4vw, 46px);
  line-height: 1.55;
  margin: 0 0 28px;
  font-weight: 700;
  max-width: 720px;
}

.hero-lead {
  max-width: 520px;
  color: rgba(255,255,255,0.9);
  margin-bottom: 36px;
  font-weight: 300;
  font-size: 14px;
}

.btn {
  display: inline-block;
  padding: 15px 36px;
  text-decoration: none;
  border-radius: 4px;
  font-size: 13px;
  letter-spacing: 0.1em;
  border: 1px solid transparent;
  cursor: pointer;
}

.btn .arrow { margin-left: 6px; }

.btn-cta {
  background: var(--color-gold);
  color: #fff;
  border: none;
  font-family: var(--font-sans);
}

.btn-cta:hover { background: var(--color-navy); }

.btn-light {
  background: #fff;
  color: var(--color-navy);
}

.btn-light:hover { background: var(--color-gold); color: #fff; }

.btn-outline {
  border-color: var(--color-navy);
  color: var(--color-navy);
  background: none;
}

.btn-outline:hover { background: var(--color-navy); color: #fff; }

/* sections */
.section {
  padding: 100px 0;
}

.section-alt {
  background: var(--color-bg-alt);
}

.eyebrow-en {
  font-family: var(--font-serif);
  text-align: center;
  font-size: 14px;
  letter-spacing: 0.35em;
  color: var(--color-gold);
  margin: 0 0 12px;
}

.section-title {
  font-family: var(--font-serif);
  font-size: clamp(22px, 3vw, 30px);
  text-align: center;
  margin: 0 0 40px;
  letter-spacing: 0.04em;
  font-weight: 700;
  color: var(--color-navy);
}

.section-lead {
  max-width: 640px;
  margin: 0 auto;
  text-align: center;
  color: var(--color-muted);
}

.concept { padding-bottom: 80px; }

/* long-form sections (nodasign-inspired) */
.longsection {
  padding: 90px 0;
}

.longsection-alt {
  background: var(--color-bg-alt);
}

.longsection-media {
  height: 46vw;
  max-height: 480px;
  min-height: 260px;
  background-size: cover;
  background-position: center;
  margin-bottom: 56px;
}

.longsection .container {
  text-align: center;
}

.longsection .section-lead {
  margin-bottom: 32px;
}

.tag-list {
  list-style: none;
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 12px;
  padding: 0;
  margin: 0 0 40px;
}

.tag-list li {
  border: 1px solid var(--color-border);
  padding: 10px 20px;
  font-size: 13px;
  color: var(--color-navy);
  border-radius: 999px;
  background: #fff;
}

/* works */
.works-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 20px;
  margin-top: 48px;
}

.works-item {
  aspect-ratio: 4 / 3;
  border: 1px dashed var(--color-border);
  display: flex;
  align-items: center;
  justify-content: center;
  color: var(--color-muted);
  font-size: 13px;
  letter-spacing: 0.1em;
  background: #fff;
}

/* company table */
.company-table {
  width: 100%;
  max-width: 720px;
  margin: 48px auto 0;
  border-collapse: collapse;
}

.company-table th,
.company-table td {
  text-align: left;
  padding: 20px 16px;
  border-top: 1px solid var(--color-border);
  font-size: 14px;
  font-weight: 400;
}

.company-table tr:last-child th,
.company-table tr:last-child td {
  border-bottom: 1px solid var(--color-border);
}

.company-table th {
  width: 160px;
  color: var(--color-muted);
  letter-spacing: 0.05em;
}

/* contact */
.contact-section {
  background: var(--color-navy);
  color: #fff;
}

.contact-section .section-title,
.contact-section .eyebrow-en {
  color: #fff;
}

.contact-section .eyebrow-en { color: var(--color-gold); }

.contact-section .section-lead {
  color: rgba(255,255,255,0.75);
}

/* contact form */
.contact-form {
  max-width: 640px;
  margin: 48px auto 0;
  text-align: left;
}

.form-row {
  margin-bottom: 26px;
}

.form-row label {
  display: block;
  font-size: 13px;
  letter-spacing: 0.05em;
  margin-bottom: 10px;
  color: rgba(255,255,255,0.9);
}

.form-row .required {
  display: inline-block;
  margin-left: 8px;
  font-size: 10px;
  color: var(--color-navy);
  background: var(--color-gold);
  padding: 2px 8px;
  border-radius: 2px;
  vertical-align: middle;
  letter-spacing: 0.05em;
}

.form-row .optional {
  display: inline-block;
  margin-left: 8px;
  font-size: 11px;
  color: rgba(255,255,255,0.55);
  font-weight: 300;
}

.form-row input[type="text"],
.form-row input[type="tel"],
.form-row input[type="email"],
.form-row textarea {
  width: 100%;
  padding: 14px 16px;
  border: 1px solid rgba(255,255,255,0.25);
  background: rgba(255,255,255,0.06);
  color: #fff;
  font-family: var(--font-sans);
  font-size: 14px;
  border-radius: 2px;
}

.form-row input::placeholder,
.form-row textarea::placeholder {
  color: rgba(255,255,255,0.4);
}

.form-row input:focus,
.form-row textarea:focus {
  outline: none;
  border-color: var(--color-gold);
}

.choice-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 12px;
}

.choice {
  display: flex;
  align-items: center;
  gap: 10px;
  border: 1px solid rgba(255,255,255,0.25);
  padding: 14px 16px;
  border-radius: 2px;
  cursor: pointer;
  font-size: 13px;
  transition: border-color 0.2s ease, background 0.2s ease;
}

.choice input { accent-color: var(--color-gold); }

.choice:has(input:checked) {
  border-color: var(--color-gold);
  background: rgba(184,151,77,0.15);
}

.form-error {
  display: none;
  color: #ff9d9d;
  font-size: 12px;
  margin: 8px 0 0;
}

.form-row.has-error .form-error { display: block; }

.form-row.has-error input,
.form-row.has-error .choice {
  border-color: #ff9d9d;
}

.form-note {
  font-size: 12px;
  color: rgba(255,255,255,0.5);
  margin-top: 16px;
}

/* footer */
.site-footer {
  padding: 56px 0 120px;
  text-align: center;
  font-size: 12px;
  background: var(--color-navy);
  color: rgba(255,255,255,0.6);
}

.footer-logo {
  font-family: var(--font-serif);
  font-size: 20px;
  color: #fff;
  margin-bottom: 24px;
}

.footer-nav {
  display: flex;
  flex-wrap: wrap;
  justify-content: center;
  gap: 20px;
  margin-bottom: 24px;
}

.footer-nav a {
  text-decoration: none;
  color: rgba(255,255,255,0.75);
  font-size: 12px;
  letter-spacing: 0.05em;
}

.footer-nav a:hover { color: var(--color-gold); }

.footer-inner p { margin: 4px 0; }

/* floating contact */
.float-contact {
  position: fixed;
  right: 20px;
  bottom: 20px;
  background: var(--color-gold);
  color: #fff;
  text-decoration: none;
  padding: 16px 20px;
  border-radius: 999px;
  text-align: center;
  line-height: 1.3;
  font-size: 13px;
  font-weight: 500;
  letter-spacing: 0.02em;
  box-shadow: 0 8px 24px rgba(0,0,0,0.25);
  z-index: 30;
  transition: background 0.25s ease, transform 0.25s ease;
}

.float-contact:hover {
  background: var(--color-navy);
  transform: translateY(-2px);
}

/* scroll reveal */
.reveal {
  opacity: 0;
  transition: opacity 0.9s ease, transform 0.9s ease;
  transition-delay: var(--delay, 0s);
  will-change: transform, opacity;
}

.reveal-up { transform: translateY(48px); }
.reveal-left { transform: translateX(-64px); }
.reveal-right { transform: translateX(64px); }
.reveal-zoom { transform: scale(1.12); }

.reveal.is-visible {
  opacity: 1;
  transform: none;
}

.longsection-media.reveal-zoom {
  overflow: hidden;
}

@media (max-width: 800px) {
  .hero { align-items: flex-end; }
  .hero-inner { padding-bottom: 64px; }
  .section { padding: 64px 0; }
  .longsection { padding: 56px 0; }
  .longsection-media { height: 60vw; margin-bottom: 40px; }
  .works-grid { grid-template-columns: 1fr; }
  .choice-grid { grid-template-columns: 1fr; }
  .sp-only { display: inline; }
  .float-contact { padding: 14px 18px; font-size: 12px; }
  .teaser-grid { grid-template-columns: 1fr; }
  .type-grid { grid-template-columns: 1fr; }
  .area-grid { grid-template-columns: 1fr; }
  .strength-grid { grid-template-columns: 1fr; }
  .page-hero { height: 34vh; }
}