:root{--green:#669b6a;--green-dark:#315f46;--vandyk-blue:#2d4e6e;--cream:#f6f1e7;--charcoal:#3d3b3c;--yellow:#ffe716;--white:#fff;--shadow:0 22px 55px rgba(42,63,48,.12)}

html{scroll-behavior:smooth;scroll-padding-top:95px}
body{font-family:"DM Sans",sans-serif;color:var(--charcoal);background:#fff}
h1,h2,h3,.eyebrow,.section-kicker{font-family:"Oswald",sans-serif}
a{color:inherit}
.navbar{box-shadow:0 8px 28px rgba(0,0,0,.05)}
.navbar-brand img{width:190px;height:auto}
.nav-link{font-weight:700;color:var(--charcoal)!important;border-radius:30px;padding:.65rem 1rem!important}
.nav-link:hover,.nav-link:focus{background:var(--cream);color:var(--green-dark)!important}
.nav-link.active,.nav-link[aria-current="page"],.nav-link.active:hover,.nav-link.active:focus,.nav-link[aria-current="page"]:hover,.nav-link[aria-current="page"]:focus{background:var(--green);color:#fff!important;box-shadow:0 5px 14px rgba(49,95,70,.18)}
.nav-apply-btn{background:var(--vandyk-blue);border:2px solid var(--vandyk-blue);color:#fff!important;padding:.8rem 1.25rem;line-height:1.5;transition:background-color .2s,border-color .2s,transform .2s}
.nav-apply-btn:hover,.nav-apply-btn:focus{background:var(--green);border-color:var(--green);color:#fff!important;transform:translateY(-1px)}
.hero{background:linear-gradient(115deg,var(--cream) 0 68%,#e3ebdf 68%);padding:6rem 0;overflow:hidden}
.eyebrow,.section-kicker{text-transform:uppercase;letter-spacing:.13em;color:var(--green-dark);font-size:.85rem;font-weight:700}
.hero h1{font-size:clamp(3.4rem,7vw,6.7rem);line-height:.93;text-transform:uppercase;margin:.8rem 0 1.5rem}
.hero h1 span,.intro h2 span{color:var(--green)}
.hero-lead{font:600 clamp(1.5rem,3vw,2.2rem)/1.2 "Oswald",sans-serif}
.hero-placeholder{min-height:460px;border:2px dashed rgba(49,95,70,.4);border-radius:2.2rem;background:linear-gradient(145deg,rgba(102,155,106,.2),rgba(255,255,255,.8)),repeating-linear-gradient(-45deg,transparent 0 18px,rgba(49,95,70,.035) 18px 36px);display:flex;flex-direction:column;align-items:center;justify-content:center;color:var(--green-dark);box-shadow:var(--shadow)}
.hero-placeholder span{font:600 2rem "Oswald",sans-serif;text-transform:uppercase}
.hero-art{position:relative;overflow:hidden;border-radius:2.2rem;box-shadow:0 28px 65px rgba(42,63,48,.2);background:#e8eadf;isolation:isolate}
.hero-art:after{content:"";position:absolute;inset:0;border:1px solid rgba(255,255,255,.55);border-radius:inherit;pointer-events:none}
.hero-art img{display:block;width:100%;aspect-ratio:4/3;object-fit:cover;object-position:center;height:auto;transition:transform .6s ease}
.hero-art:hover img{transform:scale(1.018)}
.btn{border-radius:99px;font-weight:700;padding:.8rem 1.25rem}
.btn-brand{background:var(--green-dark);border-color:var(--green-dark);color:#fff}
.btn-brand:hover,.btn-brand:focus{background:#244b37;border-color:#244b37;color:#fff}
.btn-outline-brand{border:2px solid var(--green-dark);color:var(--green-dark)}
.btn-outline-brand:hover{background:var(--green-dark);color:#fff}
.intro{background:#fff}
.intro h2,.best-practices h2,.closing-quote h2{font-size:clamp(2.2rem,5vw,4rem);text-transform:uppercase}
.intro-copy{max-width:820px;font-size:1.1rem;color:#676467}
.options-section{background:var(--cream)}
.option-card{position:relative;background:#fff;border:1px solid rgba(49,95,70,.14);border-radius:1.5rem;padding:2rem;display:flex;flex-direction:column;box-shadow:0 10px 30px rgba(49,95,70,.07);transition:.25s}
.option-card:hover{transform:translateY(-7px);box-shadow:var(--shadow)}
.option-card.featured{border-top:6px solid var(--green)}
.option-card.dark-card{background:var(--green-dark);color:#fff}
.card-number{position:absolute;right:1.3rem;top:1rem;font:700 2rem "Oswald";opacity:.13}
.option-icon{font-size:2rem;margin-bottom:1.3rem}
.option-card h3{font-size:1.65rem;text-transform:uppercase;line-height:1.05}
.option-card p{color:#6a6869}
.dark-card p{color:#e5ece7}
.best-practices{background:#fff}
.rule{border-left:5px solid var(--green);padding:1rem 1.25rem;background:var(--cream);font-weight:700;margin-top:2rem}
.process-panel{background:var(--green-dark);color:#fff;padding:clamp(1.5rem,4vw,3rem);border-radius:1.7rem;box-shadow:var(--shadow)}
.process-panel h3{font-size:2rem;text-transform:uppercase}
.checklist>div{position:relative;padding-left:2.4rem}
.checklist>div:before{content:"✓";position:absolute;left:.75rem;color:var(--yellow);font-weight:900}
.closing-quote{background:var(--cream)}
.closing-quote p{font-size:1.2rem}
.site-footer{background:#2e3430;color:#dfe5e0}
.footer-logo{width:190px;filter:brightness(0) invert(1)}
.site-footer h2{color:#fff}
.site-footer a{color:#dfe5e0;text-decoration:none}
.site-footer a:hover{text-decoration:underline;color:#fff}
.site-footer li{margin-bottom:.55rem}
.site-footer hr{border-color:#68736a}
.disclosure{font-size:.78rem;line-height:1.65;color:#b9c2bb}
.equal-housing{display:flex;align-items:center;font-weight:700}
.equal-housing-logo{display:block;flex:0 0 auto;width:94px;height:auto;filter:invert(1)}
.modal-content{border:0;border-radius:1.5rem}
.modal-header{padding:1.5rem 2rem;background:var(--cream)}
.modal-body{padding:clamp(1.25rem,4vw,2.5rem)}
.modal-title{font-family:"Oswald";text-transform:uppercase}
.demo-form h3{font-size:1.25rem;text-transform:uppercase;margin:2rem 0 1rem;padding-bottom:.5rem;border-bottom:2px solid #dce7dc}
.demo-form label{font-weight:700;margin-bottom:.4rem}
.form-control,.form-select{border-radius:.7rem;padding:.75rem}
.choice-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.6rem;margin-top:.6rem}
.choice{border:1px solid #d7ded8;border-radius:.7rem;padding:.65rem .8rem;background:#fafcfa}
.choice label{font-weight:500;margin:0;display:flex;gap:.6rem;align-items:flex-start}
.choice input{margin-top:.25rem}

@media(max-width:991.98px){.hero{padding:4rem 0;background:var(--cream)}
.hero-placeholder{min-height:320px}
.hero-art{max-width:720px;margin-inline:auto}
.navbar-collapse{padding:1rem 0}
.nav-link{padding:.8rem!important}
.nav-apply-btn{display:inline-block;margin-top:.4rem}
}
@media(max-width:575.98px){.navbar-brand img{width:155px}
.hero{padding:3rem 0}
.hero h1{font-size:3.5rem}
.choice-grid{grid-template-columns:1fr}
.option-card{padding:1.5rem}
.modal-header,.modal-body{padding:1.2rem}
}

@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}
.nav-apply-btn{transition:none}
.hero-art img{transition:none}
}


/* Keep the footer flush with the bottom edge in browsers and embedded previews. */
html,body{margin:0;padding:0;background-color:#2e3430}

body{min-height:100vh}

.site-footer{margin:0;padding-bottom:0}

/* Borrower help subpage */
.subpage-intro{background:linear-gradient(180deg,#f7f3eb 0,#edf3ec 100%);padding:3.5rem 0}
.subpage-intro-card{background:#fff;border-radius:1.75rem;overflow:hidden;box-shadow:var(--shadow);border:1px solid rgba(49,95,70,.12)}
.subpage-intro h1{font-size:clamp(2.7rem,5vw,4.9rem);line-height:.98;text-transform:uppercase;margin:.7rem 0 1.5rem}
.subpage-intro h1 span{color:var(--green)}
.subpage-intro .lead{max-width:760px;color:#5f5d5e}
.breadcrumb{font-size:.9rem}
.breadcrumb a{color:var(--green-dark);font-weight:700;text-decoration:none}
.borrower-photo{min-height:430px;position:relative;background:linear-gradient(180deg,rgba(33,73,51,.08),rgba(33,73,51,.82)),url("../img/borrower-help-keys.jpg") center/cover no-repeat;display:flex;align-items:flex-end}
.photo-caption{padding:2rem;color:#fff;display:flex;flex-direction:column;text-shadow:0 2px 10px rgba(0,0,0,.25)}
.photo-caption span{font-size:1rem}
.photo-caption strong{font:600 1.8rem "Oswald",sans-serif;text-transform:uppercase}
.borrower-form-section{background:#fff;padding:5rem 0}
.form-guide{position:sticky;top:125px;padding:2rem;background:var(--cream);border-radius:1.4rem;border-top:5px solid var(--green)}
.form-guide h2{font-size:2.25rem;text-transform:uppercase;margin:.5rem 0 1rem}
.simple-checklist{list-style:none;padding:0;margin:1.5rem 0}
.simple-checklist li{position:relative;padding:.55rem 0 .55rem 2rem;font-weight:700}
.simple-checklist li:before{content:"✓";position:absolute;left:0;color:var(--green-dark);font-weight:900}
.privacy-note{padding:1rem;border-radius:.8rem;background:#fff;font-size:.86rem;color:#625f60}
.borrower-form-card{padding:clamp(1.5rem,4vw,3rem);background:#fff;border-radius:1.5rem;box-shadow:var(--shadow);border:1px solid rgba(49,95,70,.15)}
.form-card-heading{display:flex;align-items:flex-start;justify-content:space-between;gap:1rem;padding-bottom:1.4rem;border-bottom:1px solid #dfe5df}
.form-card-heading h2{font-size:2.25rem;text-transform:uppercase;margin:0}
.step-label{font:700 .76rem "Oswald",sans-serif;text-transform:uppercase;letter-spacing:.14em;color:var(--green)}
.required-note{font-size:.78rem;color:#777273;white-space:nowrap}
.borrower-form-card fieldset{margin:0;padding:2rem 0;border:0;border-bottom:1px solid #e3e6e3}
.borrower-form-card legend{float:none;width:auto;font:600 1.35rem "Oswald",sans-serif;text-transform:uppercase;margin-bottom:1rem;color:var(--green-dark)}
.borrower-form-card .form-label{font-weight:700}
.borrower-form-card .form-label span{font-weight:400;color:#827d7f}
.borrower-form-card .form-control,.borrower-form-card .form-select{border:1px solid #cfd7d0;background:#fbfcfb}
.borrower-form-card .form-control:focus,.borrower-form-card .form-select:focus{border-color:var(--green);box-shadow:0 0 0 .22rem rgba(102,155,106,.16);background:#fff}
.prototype-submit{display:flex;align-items:center;gap:1rem;padding-top:2rem}
.prototype-submit .btn:disabled{opacity:.65}
.prototype-submit p{font-size:.85rem;color:#767173;margin:0}
.hp-field{position:absolute!important;left:-10000px!important;width:1px!important;height:1px!important;overflow:hidden!important}
.live-form button[type="submit"]:disabled{cursor:wait;opacity:.72}
.borrower-next-step{padding:3.5rem 0;background:var(--cream)}
.borrower-next-step h2{font-size:2.5rem;text-transform:uppercase;margin:.35rem 0}
@media(max-width:991.98px){.borrower-photo{min-height:330px}.form-guide{position:static}.borrower-form-section{padding:3.5rem 0}}
@media(max-width:575.98px){.subpage-intro{padding:2rem 0}.subpage-intro-card{border-radius:1.2rem}.borrower-photo{min-height:280px}.prototype-submit{align-items:flex-start;flex-direction:column}.prototype-submit .btn{width:100%}}

/* Referral partner subpage */
.referral-intro{background:linear-gradient(180deg,#eef3ed 0,#f7f3eb 100%)}
.referral-photo{min-height:430px;position:relative;background:linear-gradient(180deg,rgba(33,73,51,.06),rgba(33,73,51,.82)),url("../img/referral-partner-meeting.jpg") center/cover no-repeat;display:flex;align-items:flex-end}
.referral-guide{border-top-color:var(--vandyk-blue)}
.field-help{font-size:.9rem;color:#777273;margin-top:-.5rem}
@media(max-width:991.98px){.referral-photo{min-height:330px}}
@media(max-width:575.98px){.referral-photo{min-height:280px}}

/* Partner With Us subpage */
.partnership-intro{background:linear-gradient(180deg,#f7f3eb 0,#edf3ec 100%)}
.partnership-photo{min-height:450px;position:relative;background:linear-gradient(180deg,rgba(33,73,51,.02),rgba(33,73,51,.76)),url("../img/partner-with-us-v1.jpg") center/cover no-repeat;display:flex;align-items:flex-end}
.partnership-guide{border-top-color:var(--vandyk-blue)}
.partnership-promise{padding:4.5rem 0;background:var(--green-dark);color:#fff}
.partnership-promise h2{font-size:clamp(2.2rem,5vw,4rem);text-transform:uppercase}
.partnership-promise p{color:#e4ece6}
.promise-card{height:100%;padding:1.5rem;border:1px solid rgba(255,255,255,.18);border-radius:1rem;background:rgba(255,255,255,.07)}
.promise-card strong{display:block;font:600 1.25rem "Oswald",sans-serif;text-transform:uppercase;color:#fff;margin-bottom:.5rem}
@media(max-width:991.98px){.partnership-photo{min-height:340px}}
@media(max-width:575.98px){.partnership-photo{min-height:290px}.partnership-promise{padding:3rem 0}}

/* Borrower optional diagnostics and document selector */
.optional-diagnostics{background:#fbfcfb;margin-top:1rem!important;padding:2rem!important;border:1px solid #dfe6df!important;border-radius:1rem}
.optional-question{padding:1rem 0;border-bottom:1px solid #e1e6e2}
.radio-row{display:flex;flex-wrap:wrap;gap:.65rem;margin-top:.55rem}
.radio-row label{min-width:105px;padding:.65rem .9rem;border:1px solid #ced8d0;border-radius:.75rem;background:#fff;font-weight:600;cursor:pointer;transition:border-color .2s,background-color .2s}
.radio-row label:hover{border-color:var(--green);background:#f2f7f2}
.radio-row input{margin-right:.35rem;accent-color:var(--green-dark)}
.document-upload-block{padding-top:1.5rem}
.upload-drop-zone{padding:2rem 1.25rem;text-align:center;border:2px dashed #9db6a2;border-radius:1rem;background:#f5f9f5;transition:border-color .2s,background-color .2s,transform .2s}
.upload-drop-zone.is-dragging{border-color:var(--vandyk-blue);background:#edf3f8;transform:scale(1.01)}
.upload-select{display:inline-flex;align-items:center;gap:.55rem;padding:.8rem 1.2rem;border-radius:99px;background:var(--green-dark);color:#fff;font-weight:700;cursor:pointer}
.upload-select:hover{background:var(--vandyk-blue)}
.upload-select span{font-size:1.4rem;line-height:1}
.upload-drop-zone p{margin:.75rem 0 0;color:#6f6b6c;font-size:.9rem}
.selected-files{margin:.8rem 0 0;padding-left:1.25rem;color:var(--green-dark);font-size:.9rem;font-weight:600}
.upload-help{font-size:.86rem;color:#6f6b6c;margin:.9rem 0 .5rem}
.upload-warning{font-size:.84rem;color:#714141;margin:0;padding:.8rem 1rem;border-left:4px solid #a45b5b;background:#fff4f4;border-radius:.35rem}
@media(max-width:575.98px){.optional-diagnostics{padding:1.25rem!important}.radio-row{display:grid;grid-template-columns:1fr}.radio-row label{min-width:0}.upload-drop-zone{padding:1.5rem .8rem}}

/* Floating return-to-top button. Fixed positioning keeps it out of page flow. */
.back-to-top{
  position:fixed;
  right:1.5rem;
  bottom:1.5rem;
  z-index:1040;
  display:grid;
  place-items:center;
  width:3.25rem;
  height:3.25rem;
  padding:0;
  border:0;
  border-radius:50%;
  background:#2d4e6e;
  color:#fff;
  box-shadow:0 .55rem 1.35rem rgba(20,39,57,.28);
  opacity:0;
  visibility:hidden;
  pointer-events:none;
  transform:translateY(.75rem);
  transition:opacity .2s ease,transform .2s ease,visibility .2s ease,background-color .2s ease,box-shadow .2s ease;
}
.back-to-top.is-visible{opacity:1;visibility:visible;pointer-events:auto;transform:translateY(0)}
.back-to-top:hover{background:#203c57;box-shadow:0 .7rem 1.55rem rgba(20,39,57,.36)}
.back-to-top:focus-visible{outline:3px solid #fff;outline-offset:3px;box-shadow:0 0 0 6px #2d4e6e}
.back-to-top svg{width:1.65rem;height:1.65rem;fill:none;stroke:currentColor;stroke-width:2.6;stroke-linecap:round;stroke-linejoin:round}
@media(max-width:575.98px){.back-to-top{right:1rem;bottom:1rem;width:3rem;height:3rem}}
@media(prefers-reduced-motion:reduce){.back-to-top{transition:none}}

/* Meet Stacey and team */
.stacey-profile{padding:4.5rem 0;background:linear-gradient(125deg,var(--cream) 0 67%,#e2ebe2 67%);overflow:hidden}
.stacey-profile-card{background:#fff;border:1px solid rgba(49,95,70,.14);border-radius:2rem;overflow:hidden;box-shadow:var(--shadow)}
.stacey-portrait{display:flex;align-items:flex-start;height:auto;min-height:0;background:#e8eee7}
.stacey-portrait img{display:block;width:100%;height:460px;min-height:0;object-fit:cover;object-position:center 18%}
.profile-awards{flex:1;padding:1.6rem;background:#e8eee7;border-top:1px solid rgba(49,95,70,.13)}
.profile-awards h2{margin:.3rem 0 1.15rem;font-size:1.75rem;text-transform:uppercase;color:var(--charcoal)}
.profile-awards-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:.65rem}
.profile-award{display:flex;align-items:center;justify-content:center;min-height:118px;padding:.75rem;border:1px solid rgba(49,95,70,.13);border-radius:.85rem;background:rgba(255,255,255,.72)}
.profile-award img{display:block;width:auto;max-width:100%;height:auto;max-height:92px;object-fit:contain}
.profile-award-wide img{max-height:76px}
.profile-award-namb{grid-column:1/-1;justify-content:flex-start;gap:1rem;min-height:104px;background:var(--vandyk-blue);color:#fff;border-color:transparent}
.namb-year{display:grid;place-items:center;flex:0 0 64px;width:64px;height:64px;border:2px solid rgba(255,255,255,.7);border-radius:50%;font:700 1.05rem "Oswald",sans-serif;letter-spacing:.04em}
.profile-award-namb strong{display:block;font:600 1.15rem/1.05 "Oswald",sans-serif;text-transform:uppercase}
.profile-award-namb span{display:block;margin-top:.35rem;font-size:.78rem;color:#dbe6ef;letter-spacing:.05em;text-transform:uppercase}
.stacey-profile-copy{padding:clamp(2rem,5vw,4.5rem)}
.stacey-profile h1{font-size:clamp(3rem,6vw,5.8rem);line-height:.94;text-transform:uppercase;margin:.65rem 0 1rem}
.stacey-profile h1 span{color:var(--green)!important}
.stacey-title{font:600 1.3rem "Oswald",sans-serif;text-transform:uppercase;color:var(--green-dark);letter-spacing:.03em}
.stacey-bio{font-size:1.08rem;line-height:1.75;color:#615f60}
.stacey-actions{display:flex;flex-wrap:wrap;gap:.75rem;margin-top:1.75rem}
.stacey-contact{display:flex;flex-wrap:wrap;gap:.6rem 1.4rem;margin-top:1.4rem;font-weight:700;color:var(--green-dark)}
.stacey-contact a{text-decoration:none}
.stacey-contact a:hover{text-decoration:underline}
.profile-highlights{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:.75rem;margin-top:2rem}
.profile-highlight{padding:1rem;border-radius:1rem;background:#f3f7f3;border:1px solid #dfe8df}
.profile-highlight strong{display:block;font:600 1.05rem "Oswald",sans-serif;text-transform:uppercase;color:var(--green-dark)}
.profile-highlight span{display:block;margin-top:.2rem;font-size:.82rem;color:#6a6869}
.team-section{padding:5rem 0;background:#fff}
.team-section.support-team{background:var(--cream)}
.team-heading{max-width:760px;margin:0 auto 2.8rem;text-align:center}
.team-heading h2{font-size:clamp(2.5rem,5vw,4.4rem);line-height:1;text-transform:uppercase;margin:.6rem 0 1rem}
.team-heading p{font-size:1.06rem;color:#696667}
.team-card{height:100%;overflow:hidden;border:1px solid rgba(49,95,70,.13);border-radius:1.4rem;background:#fff;box-shadow:0 12px 32px rgba(38,65,47,.08);transition:transform .22s ease,box-shadow .22s ease}
.team-card:hover{transform:translateY(-5px);box-shadow:0 20px 42px rgba(38,65,47,.14)}
.team-photo{aspect-ratio:1/1;overflow:hidden;background:#e7ece7}
.team-photo img{display:block;width:100%;height:100%;object-fit:cover;object-position:center top}
.team-card-body{padding:1.35rem}
.lo-card{display:flex;flex-direction:column}
.lo-card .team-card-body{display:flex;flex:1;flex-direction:column}
.team-card h3{font-size:1.55rem;text-transform:uppercase;margin:0 0 .35rem}
.team-role{min-height:2.7rem;margin:0;color:var(--green-dark);font-weight:700;line-height:1.35}
.team-nmls{display:block;margin-top:.35rem;font-size:.82rem;color:#777273}
.lo-card-actions{display:grid;gap:.55rem;margin-top:auto;padding-top:1.25rem}
.lo-card-actions .btn{width:100%;padding:.65rem .75rem;font-size:.88rem}
.support-card .team-card-body{padding:1.5rem}
.support-card .team-role{min-height:0}
.support-card .team-bio{margin:.85rem 0 0;color:#6a6768;line-height:1.65}
.team-promise{padding:4rem 0;background:var(--green-dark);color:#fff}
.team-promise h2{font-size:clamp(2.4rem,5vw,4rem);text-transform:uppercase}
.team-promise p{color:#e0e9e2;font-size:1.08rem}
@media(max-width:991.98px){.stacey-profile{padding:3rem 0;background:var(--cream)}.stacey-portrait{height:auto}.stacey-portrait img{height:420px}.profile-awards{padding:1.4rem}.profile-awards-grid{grid-template-columns:repeat(4,minmax(0,1fr))}.profile-award-namb{grid-column:1/-1}.profile-highlights{grid-template-columns:1fr}.team-section{padding:4rem 0}}
@media(max-width:575.98px){.stacey-profile-card{border-radius:1.25rem}.stacey-portrait img{height:340px}.profile-awards-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.profile-award{min-height:105px}.profile-award-namb{grid-column:1/-1}.stacey-actions .btn{width:100%}.team-section{padding:3.25rem 0}.team-role{min-height:0}}