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/* Original brand texture, cropped to its left edge so the old lettering stays outside the visible area. */
.hero{background-image:linear-gradient(90deg,rgba(9,10,12,.63),rgba(9,10,12,.87)),url('assets/brand-texture.png');background-size:100% 100%,350% auto;background-position:center,left center;background-repeat:no-repeat;background-color:#101113}.brand{width:185px}.header{min-height:115px}.brand img{max-height:94px;object-fit:contain}.education .steps{margin-top:0}.education .steps span{font-family:Arial,Helvetica,sans-serif;font-size:14px;font-weight:700;text-transform:uppercase;letter-spacing:.1em}.dscr-note{display:grid;grid-template-columns:1fr 1.4fr;gap:50px;border-top:1px solid var(--line);padding-top:35px;margin-top:30px}.dscr-note h3{max-width:340px}.dscr-note p:last-child,.strategy{color:var(--muted)}.strategy{padding:25px;background:#f5f3ee;margin:18px 0 0}.checklist{display:grid;grid-template-columns:1fr 1.4fr;gap:65px;background:#faf9f6}.checklist ul{padding-left:20px;color:var(--muted);font-size:15px;line-height:1.9}.enquiry fieldset{border:0;padding:0;margin:0;min-width:0}.enquiry legend{font-family:Georgia,serif;font-size:27px;line-height:1.3;margin-bottom:22px}.enquiry label{margin:18px 0 8px}.enquiry input,.enquiry textarea{font:inherit;width:100%;background:#fff;color:#111;padding:12px;border:1px solid #bbb;border-radius:2px;min-width:0}.enquiry textarea{resize:vertical}.enquiry input:focus-visible,.enquiry textarea:focus-visible{outline:3px solid var(--gold);outline-offset:3px}.field-pair{display:grid;grid-template-columns:1fr 1fr;gap:15px}.form-actions{display:flex;gap:12px;margin-top:25px}.enquiry .form-actions .button{font-size:14px;padding:12px 16px;cursor:pointer}.enquiry .secondary{width:auto;background:transparent;color:var(--gold);border-color:#77623b}.enquiry .form-progress{color:var(--gold);font-size:12px;letter-spacing:.04em;margin-top:0;margin-bottom:20px}.enquiry fieldset .fine{color:#bfc1c5;font-size:13px;margin-top:20px}[hidden]{display:none!important}@media(max-width:800px){.header{min-height:100px}.brand{width:155px}.brand img{max-height:80px}html{scroll-padding-top:115px}.checklist,.dscr-note{grid-template-columns:1fr;gap:25px}}@media(max-width:520px){.field-pair{grid-template-columns:1fr;gap:0}.form-actions{flex-wrap:wrap}.form-actions .button{flex:1}.enquiry legend{font-size:25px}}
/* Micucci Mortgages: metallic gold, charcoal texture and clear page navigation. */
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var(--line);padding:30px;min-width:0}.panel-heading{display:flex;justify-content:space-between;gap:20px;align-items:center;margin-bottom:18px}.panel-heading h2{font-size:28px;margin:0}.quiet-button{font:inherit;font-size:13px;background:transparent;border:1px solid #aaa;padding:8px 12px;border-radius:2px;cursor:pointer;color:inherit}.quiet-button:hover{border-color:#bc943d;background:#bda06012}.calculator-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;margin:25px 0}.calc-field{display:flex;flex-direction:column;gap:8px;min-width:0}.calc-field label{font-size:14px;line-height:1.5;font-weight:600}.calc-field input{font:inherit;font-size:16px;padding:12px;width:100%;min-width:0;border:1px solid #aaa;border-radius:2px}.calc-field input:focus-visible,.tool-controls input:focus-visible{outline:3px solid #b3822c;outline-offset:3px}.calc-output-panel{background:linear-gradient(130deg,#1b1e23,#111315);color:white;padding:30px;position:sticky;top:135px;min-width:0;border-top:3px solid #c9a14d}.calc-output-panel .eyebrow{color:var(--gold)}.result-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.result-stat{border-top:1px solid #49484a;padding-top:15px}.result-stat:first-child{grid-column:1/-1}.result-stat span{display:block;color:#c1c2c5;font-size:14px;line-height:1.5}.result-stat strong{display:block;font-family:Georgia,serif;font-weight:400;line-height:1.2;color:#ffe09a;font-size:29px;overflow-wrap:anywhere;margin-top:8px}.result-stat:first-child strong{font-size:43px}.result-note{font-size:14px;line-height:1.7;color:#c4c5ca;margin:25px 0 0}.calc-output-panel .table-scroll{margin-top:25px;border-color:#444}.calc-output-panel table{font-size:13px;color:#e8e8eb}.calc-output-panel th{padding:12px;color:#e8c77f}.calc-output-panel td{border-color:#42444a;padding:12px;white-space:nowrap}.calc-output-panel tbody tr:nth-child(even){background:#ffffff07}.output-actions{display:flex;flex-wrap:wrap;gap:12px;border-top:1px solid #444;margin-top:25px;padding-top:20px}.output-actions button{border-color:#70613f;color:#e0c580}.input-prompt{color:#ceced3;font-size:16px}.calc-error{color:#ffe19a;padding:12px;border:1px solid #af8b41;background:#9c711820}.calc-explanation{padding-top:30px;max-width:1200px}.calc-explanation h2{font-size:32px}.portfolio-row{grid-column:1/-1;border:1px solid var(--line);padding:20px}.portfolio-row h3{font-size:20px;margin-bottom:15px}.portfolio-row .row-fields{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:15px}.portfolio-row button{margin-top:15px}.new-footer{grid-template-columns:1.2fr 1fr 1fr;gap:40px}.new-footer>div:nth-child(2),.new-footer>div:nth-child(3){display:flex;flex-direction:column;align-items:flex-start;gap:8px}.footer-label{font-size:12px;color:var(--gold);letter-spacing:.12em;margin-bottom:8px}.new-footer>div:first-child p{margin-bottom:12px}.new-footer a:hover{color:var(--gold)}.enquiry p.fine{font-size:13px}.contact{gap:60px}.contact .eyebrow{font-size:12px}
@media(max-width:1150px){.header{flex-wrap:wrap;padding-left:24px;padding-right:24px}.menu{display:block;background:transparent;color:var(--gold);border:1px solid #655534;padding:8px 15px;font-size:14px}.header nav{display:none;width:100%;flex-direction:column;align-items:stretch;gap:12px;padding:20px 0 12px}.header nav.open{display:flex}.header nav>a{font-size:16px}.header{justify-content:space-between}.calculator-fields{grid-template-columns:1fr}}
@media(max-width:800px){.topline{padding-left:24px;padding-right:24px;letter-spacing:.03em;font-size:11px}.topline span{max-width:240px}.hero{grid-template-columns:1fr;gap:30px;padding-top:50px}.hero-emblem img{max-width:290px}.hero-emblem p{display:none}.hero-emblem{order:-1}.hero h1{font-size:45px}.hero-note{font-size:13px}.path-grid,.tool-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.path-grid>a:last-child,.path-grid>article:last-child{grid-column:1/-1}.mini-cta{align-items:flex-start;flex-direction:column}.article-layout,.market-layout,.calculator-shell{grid-template-columns:1fr;gap:30px}.article-aside,.calc-output-panel{position:static}.calculator-fields{grid-template-columns:repeat(2,minmax(0,1fr))}.page-intro{padding-top:35px;padding-bottom:35px}.section{padding-top:50px;padding-bottom:50px}.calculator-shell{margin-top:25px;margin-bottom:25px}.new-footer{grid-template-columns:1fr 1fr}.new-footer>div:first-child{grid-column:1/-1}.glossary{gap:25px}.calc-heading{padding-top:25px}.calc-input-panel,.calc-output-panel{padding:25px}.contact{gap:35px}}
@media(max-width:520px){.topline span{font-size:10px;max-width:190px}.brand{width:135px}.hero-emblem img{max-width:235px}.hero h1{font-size:41px}.path-grid,.tool-grid,.glossary,.calculator-fields{grid-template-columns:1fr}.path-grid>a:last-child,.path-grid>article:last-child{grid-column:auto}.hero-note{font-size:12px}.hero-copy{font-size:17px}.page-intro h1{font-size:38px}.page-intro>p:last-child{font-size:16px}.tool-card{padding:25px}.filter-tabs button{padding:9px 12px;font-size:13px}.calc-heading h1{font-size:33px}.calculator-shell{margin-left:20px;margin-right:20px}.calc-input-panel,.calc-output-panel{padding:22px}.result-grid{grid-template-columns:1fr}.result-stat:first-child strong{font-size:38px}.portfolio-row .row-fields{grid-template-columns:1fr}.new-footer{gap:30px}.mini-cta h2{font-size:31px}.content-tabs{gap:8px}.content-tabs a{padding:7px 10px}.calc-output-panel .table-scroll{margin-left:-8px;margin-right:-8px}}
@media print{.header,.topline,footer,.output-actions,.menu,.skip,.calc-explanation,.mini-cta,.breadcrumbs{display:none!important}.calculator-shell{display:block;margin:0}.calc-input-panel{padding:15px;break-inside:avoid}.calc-output-panel{background:white;color:black;position:static;box-shadow:none;margin-top:20px}.result-stat strong,.result-stat span,.result-note,.calc-output-panel table{color:black!important}.calc-output-panel td,.calc-output-panel th{background:white;color:black;border-color:#ddd}.calc-heading{padding:15px;background:white}.calculator-fields{grid-template-columns:repeat(3,1fr)}.button,.quiet-button{display:none}.table-scroll{overflow:visible}}
/* Focused navigation and concise visitor paths. */
.choice-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.choice-grid>a{padding:26px 28px;border:1px solid var(--line);border-left:3px solid #ba903e;text-decoration:none;background:#fff;display:flex;flex-direction:column;gap:8px;min-width:0}.choice-grid>a:hover{border-color:#ba903e;background:#faf9f6}.choice-grid h3{margin:0 0 8px;font-size:23px}.choice-grid p{margin:0 0 18px;color:var(--muted);font-size:16px}.choice-grid a>span:last-child{font-size:14px;font-weight:700;color:#77531e;margin-top:auto}.quick-process{background:#f5f5f3}.quick-process .steps{margin-top:30px}.quick-process h2{margin-bottom:0}.finance-finder h2{font-size:43px}.finance-finder .choice-grid{margin-top:35px}.variability{color:#5b5e65;margin-top:28px;max-width:850px}.resource-links{display:flex;flex-wrap:wrap;gap:20px;margin-top:30px}.resource-links a{font-size:16px;font-weight:600}.financing-detail{display:grid;grid-template-columns:minmax(0,1.5fr) minmax(0,1fr);gap:60px;align-items:start}.financing-detail article>h2{font-size:29px;margin-top:30px;margin-bottom:15px}.financing-detail article>h2:first-child{margin-top:0}.financing-detail article p,.financing-detail article ul{color:#555962;font-size:16px}.financing-detail ul{padding-left:20px;line-height:1.9}.financing-detail aside{padding:30px;background:#f4f3ef;border-top:3px solid #be953f}.financing-detail aside h2{font-size:28px}.financing-detail aside h3{font-size:23px;margin-top:30px}.financing-detail aside p{color:#565961}.purpose-notes{background:#f5f5f3;padding:25px;margin:25px 0}.purpose-notes article+article{border-top:1px solid var(--line);padding-top:20px;margin-top:20px}.purpose-notes h3{font-size:23px;margin-bottom:10px}.purpose-notes a{font-weight:700;font-size:15px}.page-faq{background:#fafaf8}.page-faq h2{font-size:34px}.page-faq .faq-list{max-width:1000px}.full-faq-group{padding-bottom:20px}.full-faq-group:last-child{padding-bottom:70px}.full-faq-group h2{font-size:35px}.canadian-intro{display:grid;grid-template-columns:1.2fr 1fr;gap:60px}.canadian-intro h2{font-size:38px}.canadian-intro p,.canadian-intro li{color:#555962;font-size:16px}.canadian-intro aside{padding:30px;background:#f4f3ef}.canadian-intro ul{padding-left:20px;line-height:1.9}.plain-steps{padding-left:24px;line-height:2}.simple-contact{padding-top:60px;align-items:start}.simple-contact h2{font-size:45px}.simple-contact .enquiry{padding:25px 30px}.simple-contact .enquiry label{font-size:16px;margin-top:16px}.simple-contact .enquiry input,.simple-contact .enquiry textarea,.simple-contact .enquiry select{font-size:16px}.simple-contact .contact-links{font-size:20px}.simple-contact .fine{color:#c4c6cc;font-size:14px;margin-top:25px;max-width:470px}.simple-contact .enquiry .fine{margin-top:20px;max-width:none}.enquiry button[type=submit]{margin-top:15px;cursor:pointer;width:100%}.enquiry button:disabled{opacity:.65;cursor:wait}.honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}.enquiry #form-status{font-size:15px;margin:18px 0 0;color:#e1cb96}.enquiry #form-status:empty{display:none}.enquiry #form-status.form-error{color:#ffd1c2}.confirmation p{color:#d0d0d4}.confirmation .eyebrow{color:var(--gold)}.confirmation:focus{outline:3px solid var(--gold);outline-offset:5px}.advanced-tools{margin-top:35px;border:1px solid var(--line);padding:0 25px;background:#fafaf8}.advanced-tools>summary{font-size:18px;padding-left:0}.advanced-tools .tool-controls{margin:25px 0}.advanced-tools .tool-grid{padding-bottom:30px}.core-tools h2{font-size:36px}.core-tools>.fine{margin:25px 0}.owner-inbox-link{display:block;color:#e4c372;margin-top:20px;font-size:14px}.inbox-card{padding:30px;border:1px solid var(--line);border-top:3px solid #b9903b;margin-bottom:25px}.inbox-top{display:flex;justify-content:space-between;gap:25px}.inbox-top h2{font-size:30px}.inbox-top span{font-size:14px;color:var(--muted)}.inbox-card dl{display:grid;grid-template-columns:1fr 1fr;gap:16px}.inbox-card dt{font-weight:700;font-size:14px}.inbox-card dd{margin:0;overflow-wrap:anywhere}.deal-description{white-space:pre-wrap;overflow-wrap:anywhere;border-top:1px solid var(--line);padding-top:20px}.header nav>a[href='contact.html']{border:1px solid #b89449;padding:10px 17px;color:#edd397}.header nav>a[aria-current=page]{font-weight:700}summary:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid #b3822c;outline-offset:4px}.topline span{font-size:12px}.content-tabs a{min-height:40px}.quiet-button{font-size:14px;min-height:40px}.fine{font-size:14px}.section p{max-width:100%}a,button{-webkit-tap-highlight-color:#d7b46744}
@media(max-width:800px){.financing-detail,.canadian-intro{grid-template-columns:1fr;gap:30px}.simple-contact{padding-top:40px}.financing-detail aside{padding:25px}.canadian-intro aside{padding:25px}.inbox-top{flex-direction:column;gap:0}.advanced-tools .tool-grid{grid-template-columns:1fr 1fr}.finance-finder h2{font-size:35px}}
@media(max-width:520px){.choice-grid,.advanced-tools .tool-grid,.inbox-card dl{grid-template-columns:1fr}.choice-grid>a{padding:24px}.simple-contact .enquiry{padding:23px 20px}.topline span{font-size:11px}.filter-tabs button{font-size:14px}.header nav>a{min-height:44px}.simple-contact h2{font-size:38px}.advanced-tools{padding:0 18px}.content-tabs a{font-size:14px}.inbox-card{padding:23px}}

.simple-contact h1{font-size:45px;margin-bottom:24px}@media(max-width:520px){.simple-contact h1{font-size:38px}}
/* Subtle texture on light surfaces; generous reading width and paragraph rhythm. */
body{background-color:#f0ece3;background-image:repeating-linear-gradient(135deg,rgba(120,97,55,.11) 0,rgba(120,97,55,.11) 1px,transparent 1px,transparent 20px),repeating-linear-gradient(45deg,rgba(120,97,55,.035) 0,rgba(120,97,55,.035) 1px,transparent 1px,transparent 20px);background-attachment:scroll}.section{background-color:transparent}.section p{line-height:1.8}.product,.tool-card,.choice-grid>a,.calc-input-panel{background-color:#ffffffed}.language-switch{display:flex;gap:5px;align-items:center;flex-shrink:0}.language-switch a{display:block;font-size:14px;padding:7px 9px;text-decoration:none;border:1px solid #514733;color:#e7cd95;min-height:36px}.language-switch a[aria-current=true]{color:#121212;background:#e5c176;border-color:#e5c176}.header{gap:20px;padding-left:max(3vw,20px);padding-right:max(3vw,20px)}.header nav#navigation{gap:18px}.header .language-switch{padding:0;width:auto;flex-direction:row;display:flex}.readable-guide{display:grid;grid-template-columns:minmax(0,2fr) minmax(220px,.8fr);gap:75px;align-items:start}.readable-guide article{max-width:780px}.readable-guide article h2{font-size:31px;margin:38px 0 17px;line-height:1.25}.readable-guide article h2:first-child{margin-top:0}.readable-guide article p{font-size:18px;line-height:1.85;color:#4e525a;margin-bottom:27px}.readable-guide aside{padding:30px;border-top:3px solid #c09b4d;background:#eee9def0;display:flex;flex-direction:column;gap:20px;position:sticky;top:135px}.readable-guide aside .eyebrow,.readable-guide aside h3,.readable-guide aside p{margin:0}.readable-guide aside a{font-size:16px}.financing-detail article{max-width:780px}.financing-detail article p,.financing-detail article li{font-size:17px;line-height:1.85}.financing-detail article>h2{margin-top:35px}.language-note{font-size:15px!important;line-height:1.75;color:#d4d3d0;margin-top:25px;max-width:440px}.simple-contact .call-primary{margin-top:15px}.form-heading{font-family:Arial,Helvetica,sans-serif;font-size:23px!important;font-weight:500;margin-bottom:22px}.choice-grid h3{line-height:1.35}.eyebrow{letter-spacing:.11em}.hero-note{line-height:1.8}
@media(max-width:1300px){.header nav#navigation{gap:12px}.header nav#navigation>a{font-size:14px}.brand{width:130px}}
@media(max-width:1150px){.header .language-switch{order:2;margin-left:auto;margin-right:15px}.header .menu{order:3}.header #navigation{order:4}.header .brand{order:1}.header nav#navigation>a{font-size:16px}}
@media(max-width:800px){.readable-guide{grid-template-columns:1fr;gap:35px}.readable-guide aside{position:static}.readable-guide article p{font-size:17px}.readable-guide article h2{font-size:28px}}
@media(max-width:520px){.header .brand{width:100px}.header .language-switch{gap:3px;margin-right:9px}.language-switch a{font-size:13px;padding:7px}.header .menu{padding:8px 10px}.readable-guide article p{line-height:1.85}.readable-guide article h2{font-size:27px}}
.calc-field input[aria-invalid=true]{border:2px solid #a04c36;background:#fff6f3}.language-switch a{min-width:34px;text-align:center}.simple-contact .language-note{max-width:480px}

/* Crisp warm-paper texture across light page headings; opaque reading cards. */
.page-intro,.calc-heading,.quick-process,.process,.page-faq,.full-faq-group{background-color:#f0ece3;background-image:repeating-linear-gradient(135deg,rgba(120,97,55,.09) 0,rgba(120,97,55,.09) 1px,transparent 1px,transparent 20px)}
.product,.tool-card,.choice-grid>a,.calc-input-panel{background-color:#fffdf9}

/* Light intro surfaces need dark text, independent of the dark homepage hero. */
.page-intro{color:#111315}
.page-intro h1{color:#111315}
.page-intro .eyebrow{color:#79561c}
.page-intro>p:last-child{color:#484c54}
/* The new portrait is a complete vertical photo rather than a split banner. */
.about .portrait{height:auto;background:#e5dfd5;overflow:hidden}
.about .portrait img{display:block;width:100%;max-width:100%;height:auto;object-fit:contain;object-position:center;transform:none}
/* Keep light contact text on an opaque dark surface. */
.section.contact,.section.cross-border{background-color:#111315}