:root{
  --bg:#F1F4F1; --surface:#FFFFFF; --ink:#16302B; --muted:#566B65; --line:#D3DCD7;
  --teal:#0E766E; --teal-ink:#FFFFFF; --tint:#E2EDE9; --sun:#C98A12; --sun-soft:#FBEFD3; --danger:#A8412D;
  --display:"Bricolage Grotesque", "Avenir Next", "Segoe UI", system-ui, sans-serif;
  --body:"Public Sans", "Helvetica Neue", Arial, system-ui, sans-serif;
  box-sizing:border-box;
  padding-top:env(safe-area-inset-top,0px); padding-bottom:env(safe-area-inset-bottom,0px);
  color-scheme:light;
}
@media (prefers-color-scheme: dark){
  :root:not([data-theme="light"]){
    --bg:#0E1A18; --surface:#15241F; --ink:#E4EDEA; --muted:#9BB0A9; --line:#2A3D38;
    --teal:#3AB3A6; --teal-ink:#06201C; --tint:#1B302B; --sun:#F0B23A; --sun-soft:#3A2F14; --danger:#E0846F;
    color-scheme:dark;
  }
}
:root[data-theme="dark"]{
  --bg:#0E1A18; --surface:#15241F; --ink:#E4EDEA; --muted:#9BB0A9; --line:#2A3D38;
  --teal:#3AB3A6; --teal-ink:#06201C; --tint:#1B302B; --sun:#F0B23A; --sun-soft:#3A2F14; --danger:#E0846F;
  color-scheme:dark;
}
*,*::before,*::after{box-sizing:inherit}
html{scroll-padding-top:env(safe-area-inset-top,0px);-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--ink);font:400 1rem/1.55 var(--body)}
h1,h2,h3{font-family:var(--display);font-weight:700;line-height:1.08;margin:0;letter-spacing:-0.015em}
p{margin:0}
a{color:var(--teal)}
button,input,select,textarea{font:inherit;color:inherit}
:focus-visible{outline:3px solid var(--sun);outline-offset:2px;border-radius:6px}
.wrap{max-width:1080px;margin:0 auto;padding:0 20px}
.muted{color:var(--muted)}
.small{font-size:.875rem}

/* top bar */
.bar{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:16px 0}
.mark{font-family:var(--display);font-weight:700;font-size:1.4rem;text-decoration:none;color:var(--ink);display:flex;align-items:center;gap:8px}
.mark svg{width:26px;height:26px}
.who{font-size:.9rem;color:var(--muted);text-align:right}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:6px;border:0;border-radius:10px;padding:12px 18px;font-weight:600;cursor:pointer;text-decoration:none;min-height:44px}
.btn-primary{background:var(--teal);color:var(--teal-ink)}
.btn-primary:hover{filter:brightness(1.08)}
.btn-quiet{background:transparent;color:var(--ink);border:1.5px solid var(--line)}
.btn-quiet:hover{border-color:var(--teal)}
.btn-sm{padding:8px 12px;min-height:36px;font-size:.9rem;border-radius:8px}
.linkbtn{background:none;border:0;padding:0;color:var(--teal);font-weight:600;cursor:pointer;text-decoration:underline;text-underline-offset:3px}

/* forms */
label{display:block;font-weight:600;font-size:.9rem;margin-bottom:6px}
input,select,textarea{width:100%;padding:12px 14px;border:1.5px solid var(--line);border-radius:10px;background:var(--surface);min-height:46px}
input:focus,select:focus,textarea:focus{border-color:var(--teal);outline:none;box-shadow:0 0 0 3px color-mix(in srgb,var(--teal) 25%,transparent)}
textarea{min-height:96px;resize:vertical}
.field{margin-bottom:14px}
.row2{display:grid;gap:12px;grid-template-columns:1fr}
@media(min-width:560px){.row2{grid-template-columns:1fr 1fr}}
.err{color:var(--danger);font-size:.9rem;margin-top:6px;min-height:1.2em}

/* landing hero */
.hero{display:grid;gap:36px;padding:28px 0 56px;align-items:center}
@media(min-width:860px){.hero{grid-template-columns:1.1fr .9fr;padding:48px 0 80px}}
.hero h1{font-size:clamp(2.4rem,7vw,4.2rem);max-width:13ch}
.hero .lede{font-size:1.15rem;margin-top:18px;max-width:46ch;color:var(--muted)}
.hero .cta{display:flex;flex-wrap:wrap;gap:10px;margin-top:28px}

/* the thread: the one memorable thing */
.thread{background:var(--surface);border:1.5px solid var(--line);border-radius:28px;padding:22px 18px;max-width:380px;justify-self:center;width:100%}
.thread .when{text-align:center;font-size:.8rem;color:var(--muted);margin-bottom:12px}
.msg{max-width:84%;padding:10px 14px;border-radius:18px;margin:8px 0;font-size:.95rem;line-height:1.4}
.msg .from{display:block;font-size:.75rem;font-weight:600;opacity:.75;margin-bottom:2px}
.msg.tenant{background:var(--tint);border-bottom-left-radius:6px}
.msg.handlewise{background:var(--teal);color:var(--teal-ink);margin-left:auto;border-bottom-right-radius:6px}
.msg.owner{background:var(--sun-soft);border-bottom-left-radius:6px}
.divider{border:0;border-top:1.5px dashed var(--line);margin:16px 0 8px}
.thread .aside{font-size:.8rem;color:var(--muted);text-align:center}
@media (prefers-reduced-motion: no-preference){
  .thread .msg{opacity:0;transform:translateY(6px);animation:in .45s ease forwards}
  .thread .msg:nth-of-type(1){animation-delay:.3s}
  .thread .msg:nth-of-type(2){animation-delay:1.1s}
  .thread .msg:nth-of-type(3){animation-delay:2s}
  .thread .msg:nth-of-type(4){animation-delay:2.8s}
  @keyframes in{to{opacity:1;transform:none}}
}

/* landing sections */
.section{padding:56px 0;border-top:1.5px solid var(--line)}
.section h2{font-size:clamp(1.7rem,4vw,2.4rem);max-width:22ch}
.section .intro{margin-top:12px;max-width:60ch;color:var(--muted)}
.steps{list-style:none;padding:0;margin:32px 0 0;display:grid;gap:22px}
@media(min-width:760px){.steps{grid-template-columns:repeat(4,1fr)}}
.steps li{counter-increment:s;padding-top:14px;border-top:3px solid var(--teal)}
.steps li::before{content:counter(s);font-family:var(--display);font-weight:700;font-size:1.6rem;color:var(--teal);display:block;margin-bottom:6px}
.steps h3{font-size:1.1rem;margin-bottom:6px}
.fair{display:grid;gap:28px;margin-top:32px}
@media(min-width:760px){.fair{grid-template-columns:1fr 1fr}}
.fair h3{font-size:1.3rem;margin-bottom:8px}
.figure{font-family:var(--display);font-weight:700;font-size:2.6rem;color:var(--teal);line-height:1;margin-bottom:10px}
.signup{display:grid;gap:32px}
@media(min-width:860px){.signup{grid-template-columns:.9fr 1.1fr}}
.panel{background:var(--surface);border:1.5px solid var(--line);border-radius:18px;padding:24px}
.find{margin-top:22px;padding-top:18px;border-top:1.5px solid var(--line)}
.find .inline{display:flex;gap:8px}
.find .inline input{flex:1;min-width:0}
.found{margin-top:10px;font-size:.92rem}
footer{padding:28px 0 40px;border-top:1.5px solid var(--line);font-size:.85rem;color:var(--muted);display:flex;flex-wrap:wrap;gap:12px;justify-content:space-between}

/* portals */
.portal-head{padding:8px 0 24px}
.portal-head h1{font-size:clamp(1.9rem,5vw,2.6rem)}
.portal-head p{margin-top:8px}
.attn{display:flex;gap:12px;align-items:flex-start;background:var(--sun-soft);border-radius:14px;padding:14px 16px;margin-bottom:22px}
.attn strong{display:block}
.dot{width:10px;height:10px;border-radius:50%;background:var(--sun);flex:none;margin-top:7px}
.toolbar{display:flex;flex-wrap:wrap;gap:10px;align-items:center;justify-content:space-between;margin-bottom:14px}
.toolbar h2{font-size:1.35rem}
.chips{display:flex;gap:8px;overflow-x:auto;padding-bottom:4px;margin-bottom:16px}
.chip{border:1.5px solid var(--line);background:var(--surface);border-radius:999px;padding:7px 14px;font-weight:500;font-size:.9rem;white-space:nowrap;cursor:pointer}
.chip[aria-pressed="true"]{background:var(--ink);color:var(--bg);border-color:var(--ink)}
.prop{background:var(--surface);border:1.5px solid var(--line);border-radius:18px;margin-bottom:18px;overflow:hidden}
.prop-top{padding:18px 20px;display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;align-items:flex-start}
.prop-top h3{font-size:1.3rem}
.prop-sec{padding:16px 20px;border-top:1.5px solid var(--line)}
.prop-sec > .lbl{font-weight:600;font-size:.9rem;margin-bottom:10px;color:var(--muted)}
.tenant-line{display:flex;flex-wrap:wrap;gap:10px;align-items:center;justify-content:space-between}
.linkbox{display:flex;gap:8px;margin-top:10px}
.linkbox input{font-size:.85rem;min-height:38px;padding:8px 10px;color:var(--muted)}
.req{padding:14px 0;border-top:1px solid var(--line)}
.req:first-child{border-top:0;padding-top:0}
.req-top{display:flex;justify-content:space-between;gap:10px;align-items:flex-start}
.req h4{margin:0;font-size:1rem;font-family:var(--body);font-weight:600}
.req .detail{margin-top:4px;font-size:.93rem}
.tag{display:inline-block;font-size:.78rem;font-weight:600;padding:3px 9px;border-radius:999px;background:var(--tint);white-space:nowrap}
.tag.wait{background:var(--sun-soft)}
.tag.new{background:var(--teal);color:var(--teal-ink)}
.tag.urgent{background:transparent;border:1.5px solid var(--danger);color:var(--danger)}
.tag.done{background:transparent;border:1.5px solid var(--line);color:var(--muted)}
.decide{margin-top:12px;background:var(--bg);border-radius:12px;padding:14px}
.quote{display:flex;justify-content:space-between;align-items:center;gap:10px;padding:10px 0;border-top:1px solid var(--line)}
.quote:first-of-type{border-top:0}
.quote .v{font-weight:500}
.quote .p{font-family:var(--display);font-weight:700;font-size:1.15rem}
.rec{font-size:.78rem;color:var(--teal);font-weight:600}
.actions{display:flex;gap:8px;flex-wrap:wrap;margin-top:10px}
.empty{padding:28px 20px;text-align:center;border:1.5px dashed var(--line);border-radius:18px}
.addform{background:var(--surface);border:1.5px solid var(--teal);border-radius:18px;padding:20px;margin-bottom:18px}
.addr-big{font-family:var(--display);font-weight:700;font-size:clamp(1.6rem,5vw,2.3rem);line-height:1.1}
.seg{display:grid;gap:8px;grid-template-columns:1fr}
@media(min-width:560px){.seg{grid-template-columns:1fr 1fr}}
.seg label{display:flex;gap:10px;align-items:flex-start;border:1.5px solid var(--line);border-radius:10px;padding:12px;font-weight:500;cursor:pointer;margin:0}
.seg input{width:auto;min-height:0;margin-top:4px;accent-color:var(--teal)}
.seg label:has(input:checked){border-color:var(--teal);background:var(--tint)}
.grid2{display:grid;gap:22px}
@media(min-width:860px){.grid2{grid-template-columns:1fr 1fr;align-items:start}}
.demo{position:sticky;bottom:0;background:var(--ink);color:var(--bg);padding:10px 20px calc(10px + env(safe-area-inset-bottom,0px));font-size:.88rem;display:flex;gap:12px;justify-content:center;align-items:center;flex-wrap:wrap;z-index:5}
.demo button{background:none;border:1.5px solid currentColor;color:inherit;border-radius:8px;padding:5px 10px;cursor:pointer;font-weight:600}
.toast{position:fixed;left:50%;bottom:calc(70px + env(safe-area-inset-bottom,0px));transform:translateX(-50%);background:var(--ink);color:var(--bg);padding:10px 16px;border-radius:10px;font-size:.92rem;z-index:10;max-width:90vw}
.notfound{padding:60px 0;max-width:46ch}
.notfound h1{font-size:2rem;margin-bottom:12px}
.notice{background:var(--tint);border-radius:12px;padding:12px 14px;margin-top:12px;font-size:.93rem}
.loading{padding:80px 0;text-align:center;color:var(--muted)}