/* Layout: brand bar, then a summary band, a dated action list, and per-property ledgers in one 1080px column */
/* Luxury direction: deep emerald and champagne gold from the A&T mark, on warm ivory; Lato throughout */
:root{
  --bg:#f5f2ec; --paper:#fffdf9; --ink:#14201a; --muted:#6c6a62; --line:#e6dfd2;
  --green:#163d2d; --green-soft:#e7eee9; --gold:#a8843f; --gold-soft:#f5ecdb;
  --deep:#0f2a1f; --deep2:#173b2c; --on-deep:#f4efe4; --champ:#cfae6b; --plate:transparent; --plate-pad:0;
  --red:#9b2f1d; --red-soft:#f8e7e1; --amber:#86590a; --amber-soft:#f8eed8; --bar:#c9d6cd;
  --display:"Lato", "Helvetica Neue", Arial, sans-serif; --body:"Lato", "Helvetica Neue", Arial, sans-serif; --mono:"Lato", "Helvetica Neue", Arial, sans-serif;
}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]){
  --bg:#0a1310; --paper:#111c17; --ink:#ede7da; --muted:#a19c8f; --line:#24332b;
  --green:#d4b675; --green-soft:#1f2a20; --gold:#d4b675; --gold-soft:#2c2617;
  --deep:#0d241a; --deep2:#16382a; --on-deep:#f4efe4; --champ:#d9b977; --plate:#f4efe4; --plate-pad:4px 8px;
  --red:#ee8a70; --red-soft:#381c15; --amber:#e6b55c; --amber-soft:#33260f; --bar:#2f4a3d; color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#0a1310; --paper:#111c17; --ink:#ede7da; --muted:#a19c8f; --line:#24332b;
  --green:#d4b675; --green-soft:#1f2a20; --gold:#d4b675; --gold-soft:#2c2617;
  --deep:#0d241a; --deep2:#16382a; --on-deep:#f4efe4; --champ:#d9b977; --plate:#f4efe4; --plate-pad:4px 8px;
  --red:#ee8a70; --red-soft:#381c15; --amber:#e6b55c; --amber-soft:#33260f; --bar:#2f4a3d; color-scheme:dark}
*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font-family:var(--body);font-size:14px;line-height:1.5}
.band{padding-left:max(16px,env(safe-area-inset-left,0px));padding-right:max(16px,env(safe-area-inset-right,0px))}
.in{max-width:1080px;margin:0 auto}
header.top{background:var(--paper);border-bottom:1px solid var(--line);position:sticky;top:env(safe-area-inset-top,0px);z-index:10}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:10;background:var(--paper)}
header.top .in{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:12px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:14px;min-width:0}
.brand img{height:48px;width:auto;display:block;border-radius:4px}
.brand .lbl{border-left:1px solid var(--line);padding-left:14px;display:grid}
.brand .lbl b{font-family:var(--display);font-size:18px;font-weight:400;letter-spacing:.02em}
.brand .lbl span{font-size:12px;color:var(--muted)}
.seg{display:inline-flex;border:1px solid var(--line);border-radius:8px;overflow:hidden;background:var(--bg)}
.seg button{border:0;background:transparent;color:var(--muted);padding:8px 14px;font:600 13px var(--body);cursor:pointer}
.seg button[aria-pressed="true"]{background:var(--green);color:var(--paper)}
main{padding-block:22px 48px}
main .in{display:grid;gap:22px}
h1{font-family:var(--display);font-weight:400;font-size:28px;line-height:1.2;margin:0;text-wrap:balance}
h2{font-family:var(--display);font-weight:400;font-size:20px;margin:0;text-wrap:balance}
.eyebrow{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);font-weight:700}
.num{font-family:var(--mono);font-variant-numeric:tabular-nums}
.muted{color:var(--muted)}
.hello{display:flex;justify-content:space-between;align-items:end;gap:16px;flex-wrap:wrap}
.hello .who{display:grid;gap:4px;min-width:0}
.contact{font-size:13px;color:var(--muted);display:flex;gap:14px;flex-wrap:wrap}
.btn{border:1px solid var(--line);background:var(--paper);color:var(--ink);border-radius:7px;padding:7px 12px;font:600 13px var(--body);cursor:pointer}
.btn:hover{border-color:var(--green)}
.btn.primary{background:var(--green);border-color:var(--green);color:var(--paper)}
.btn.sm{padding:4px 9px;font-size:12px}
button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--gold);outline-offset:2px}
.kpis{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line);border-radius:10px;overflow:hidden}
.kpi{background:var(--paper);padding:14px 16px;display:grid;gap:3px;min-width:0}
.kpi small{font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);font-weight:600}
.kpi strong{font-family:var(--mono);font-size:18px;font-weight:500}
.kpi span{font-size:12px;color:var(--muted)}
.kpi.warn strong{color:var(--red)}
.card{background:var(--paper);border:1px solid var(--line);border-radius:10px}
.card > .hd{padding:14px 18px;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;align-items:center;gap:10px;flex-wrap:wrap}
.list{display:grid}
.item{display:grid;grid-template-columns:96px 1fr auto;gap:14px;align-items:center;padding:12px 18px;border-bottom:1px solid var(--line)}
.item:last-child{border-bottom:0}
.date{display:grid;line-height:1.2}
.date b{font-family:var(--mono);font-size:15px;font-weight:500}
.date span{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.06em}
.item .what{min-width:0;display:grid;gap:2px}
.item .what b{font-weight:600}
.item .what span{font-size:12px;color:var(--muted)}
.item .right{display:flex;align-items:center;gap:8px;flex-wrap:wrap;justify-content:flex-end}
.amt{font-family:var(--mono);font-variant-numeric:tabular-nums;white-space:nowrap}
.pill{display:inline-block;font-size:11px;font-weight:700;padding:2px 8px;border-radius:99px;letter-spacing:.03em;white-space:nowrap}
.p-paid{background:var(--green-soft);color:var(--green)}
.p-overdue{background:var(--red-soft);color:var(--red)}
.p-soon{background:var(--amber-soft);color:var(--amber)}
.p-partial{background:var(--gold-soft);color:var(--gold)}
.p-up{background:var(--bg);color:var(--muted)}
.props{display:grid;gap:16px}
.prop .hd .t{display:grid;gap:2px;min-width:0}
.prop .hd .t b{font-family:var(--display);font-weight:400;font-size:19px}
.prop .hd .t span{font-size:12px;color:var(--muted)}
.facts{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.facts div{padding:10px 18px;display:grid;gap:1px;border-right:1px solid var(--line);min-width:0}
.facts div:nth-child(4n){border-right:0}
.facts small{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.06em}
.facts span{overflow-wrap:anywhere}
.prog{padding:14px 18px;display:grid;gap:8px;border-bottom:1px solid var(--line)}
.prog .row{display:flex;justify-content:space-between;gap:10px;flex-wrap:wrap;font-size:13px}
.trk{height:10px;border-radius:99px;background:var(--bg);overflow:hidden;border:1px solid var(--line)}
.trk i{display:block;height:100%;background:var(--green)}
.rebate{margin:0 18px 14px;padding:10px 12px;border-radius:7px;background:var(--gold-soft);color:var(--ink);font-size:13px}
.rebate b{color:var(--gold)}
details.sched > summary{list-style:none;cursor:pointer;padding:12px 18px;font-weight:600;color:var(--green);display:flex;justify-content:space-between}
details.sched > summary::-webkit-details-marker{display:none}
details.sched > summary::after{content:"Show";font-weight:500;color:var(--muted)}
details.sched[open] > summary::after{content:"Hide"}
.tbl{overflow-x:auto}
table{width:100%;border-collapse:collapse;font-size:13px;min-width:620px}
th{text-align:left;font-size:11px;font-weight:700;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);padding:8px 12px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--bg)}
td{padding:8px 12px;border-bottom:1px solid var(--line);vertical-align:middle}
tr:last-child td{border-bottom:0}
td.r,th.r{text-align:right}
td .sub{display:block;font-size:11px;color:var(--muted)}
tr.is-paid td{color:var(--muted)}
.flow{display:grid;gap:8px;padding:16px 18px}
.fr{display:grid;grid-template-columns:48px 1fr 130px;gap:12px;align-items:center;font-size:13px}
.fr .bar{height:16px;background:var(--bg);border-radius:4px;overflow:hidden}
.fr .bar i{display:block;height:100%;background:var(--bar);border-radius:4px}
.fr.peak .bar i{background:var(--gold)}
.fr .amt{text-align:right}
.hero{background:var(--green);color:var(--paper);border-radius:10px;padding:20px 22px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;align-items:center}
.hero .k{display:grid;gap:4px}
.hero small{font-size:11px;letter-spacing:.12em;text-transform:uppercase;opacity:.8;font-weight:700}
.hero b{font-family:var(--mono);font-size:26px;font-weight:500}
.hero span{opacity:.9}
.state{padding:40px 18px;text-align:center;color:var(--muted)}
.grid2{display:grid;grid-template-columns:1.4fr 1fr;gap:16px;align-items:start}
.modal{position:fixed;inset:0;background:rgba(10,18,14,.45);display:flex;align-items:center;justify-content:center;padding:16px;z-index:20}
.sheet{background:var(--paper);border:1px solid var(--line);border-radius:12px;width:min(520px,100%);max-height:calc(100% - 32px);overflow:auto;padding:20px;display:grid;gap:14px}
.sheet label{display:grid;gap:4px;font-size:12px;font-weight:600;color:var(--muted)}
.sheet input,.sheet select,.sheet textarea{font:14px var(--body);color:var(--ink);background:var(--bg);border:1px solid var(--line);border-radius:7px;padding:8px 10px;width:100%}
.sheet textarea{font-family:var(--mono);font-size:12px;min-height:150px}
.sheet .row2{display:grid;grid-template-columns:1fr 1fr;gap:10px}
.sheet .acts{display:flex;justify-content:flex-end;gap:8px;flex-wrap:wrap}
.sheet pre{white-space:pre-wrap;font:13px/1.5 var(--body);background:var(--bg);border:1px solid var(--line);border-radius:7px;padding:12px;margin:0}
.eur{display:block;font-family:var(--mono);font-size:11px;color:var(--muted);font-weight:400}
.hero .eur{color:inherit;opacity:.85;font-size:14px}
.fxbar{display:flex;align-items:center;gap:10px;flex-wrap:wrap;font-size:12px;color:var(--muted);background:var(--gold-soft);border-radius:8px;padding:8px 12px}
.fxbar b{color:var(--ink);font-family:var(--mono);font-weight:500}
.pgrid{display:grid;grid-template-columns:repeat(auto-fill,minmax(300px,1fr));gap:14px}
.psum{background:var(--paper);border:1px solid var(--line);border-radius:10px;display:grid;grid-template-rows:auto auto 1fr auto;overflow:hidden;transition:border-color .15s}
.psum:hover{border-color:var(--green)}
.psum .ph1{padding:14px 16px 10px;display:grid;gap:3px}
.psum .dev{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--gold);font-weight:700}
.psum .name{font-family:var(--display);font-size:20px;line-height:1.2;color:var(--ink);background:none;border:0;padding:0;text-align:left;cursor:pointer;text-decoration:underline;text-decoration-color:var(--line);text-underline-offset:4px}
.psum .name:hover{text-decoration-color:var(--green);color:var(--green)}
.psum .unit{font-size:12px;color:var(--muted)}
.psum .pr{padding:0 16px 12px;display:grid;gap:6px}
.psum .pr .row{display:flex;justify-content:space-between;font-size:12px;color:var(--muted)}
.psum dl{margin:0;display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line)}
.psum dl div{padding:9px 16px;display:grid;gap:1px;min-width:0}
.psum dl div:nth-child(odd){border-right:1px solid var(--line)}
.psum dl div:nth-child(n+3){border-top:1px solid var(--line)}
.psum dt{font-size:11px;color:var(--muted);text-transform:uppercase;letter-spacing:.05em}
.psum dd{margin:0;font-family:var(--mono);font-size:13px;font-variant-numeric:tabular-nums}
.psum .ft{display:flex;justify-content:space-between;align-items:center;gap:8px;padding:10px 16px;border-top:1px solid var(--line);background:var(--bg)}
.back{display:flex;align-items:center;gap:10px;flex-wrap:wrap;font-size:13px;color:var(--muted)}
.back button{background:none;border:0;color:var(--green);font:600 13px var(--body);cursor:pointer;padding:0}
.toast{position:fixed;left:50%;transform:translateX(-50%);bottom:calc(20px + env(safe-area-inset-bottom,0px));background:var(--ink);color:var(--paper);padding:9px 16px;border-radius:8px;font-weight:600;z-index:30}
.clients{display:flex;gap:8px;flex-wrap:wrap}
.chip{border:1px solid var(--line);background:var(--paper);border-radius:99px;padding:6px 12px;font:600 13px var(--body);color:var(--ink);cursor:pointer}
.chip[aria-pressed="true"]{border-color:var(--green);background:var(--green-soft);color:var(--green)}
@media (max-width:900px){.kpis{grid-template-columns:repeat(2,1fr)} .kpis .kpi:first-child{grid-column:1/-1} .grid2{grid-template-columns:1fr} .facts{grid-template-columns:repeat(2,1fr)} .facts div:nth-child(2n){border-right:0}}
@media (max-width:540px){.item{grid-template-columns:72px 1fr} .item .right{grid-column:1/-1;justify-content:flex-start} .brand .lbl{display:none} .fr{grid-template-columns:40px 1fr 96px} .sheet .row2{grid-template-columns:1fr} h1{font-size:23px}}
.mbar{display:none}
@media (max-width:640px){
  body{font-size:15px}
  header.top .in{padding-block:8px;gap:10px}
  .brand img{height:36px}
  .seg button{padding:8px 10px}
  main{padding-block:16px 40px}
  main .in{gap:16px}
  .btn{min-height:40px;padding:8px 14px}
  .btn.sm{min-height:34px;padding:6px 11px}
  .hello > div[style]{width:100%}
  .hello > div[style] .btn{flex:1 1 auto}
  .kpi{padding:12px}
  .kpi strong{font-size:16px}
  .hero{padding:16px}
  .hero b{font-size:22px}
  .hero .k[style]{text-align:left!important}
  .card > .hd{padding:12px 14px}
  .item{padding:12px 14px}
  .facts div{padding:9px 14px}
  .prog,.flow{padding-left:14px;padding-right:14px}
  .pgrid{grid-template-columns:1fr}
  .tbl{overflow:visible}
  table,table[style]{min-width:0!important}
  thead{display:none}
  tbody tr{display:grid;grid-template-columns:1fr 1fr;gap:6px 12px;padding:12px 14px;border-bottom:1px solid var(--line)}
  tbody tr:last-child{border-bottom:0}
  td{border:0!important;padding:0!important;min-width:0}
  td.r{text-align:left!important}
  td::before{content:attr(data-l);display:block;font-size:10px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);font-family:var(--body);font-weight:700}
  td[data-l=""]::before{display:none}
  td:nth-child(2){grid-column:1/-1;order:-1;font-weight:600}
  td:last-child[data-l=""]{grid-column:1/-1;display:flex;gap:8px}
  td:last-child[data-l=""] .btn{flex:1}
  .modal{align-items:flex-end;padding:0}
  .sheet{width:100%;border-radius:16px 16px 0 0;max-height:92%;padding:18px 16px calc(18px + env(safe-area-inset-bottom,0px))}
  .sheet input,.sheet select,.sheet textarea{font-size:16px}
  .sheet .acts .btn{flex:1}
  .mbar{display:flex;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:15;background:var(--paper);border-top:1px solid var(--line);padding:10px max(16px,env(safe-area-inset-right,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(16px,env(safe-area-inset-left,0px))}
  .mbar .btn{flex:1}
  body.has-mbar main{padding-bottom:96px}
  .toast{bottom:calc(84px + env(safe-area-inset-bottom,0px))}
}
@media (prefers-reduced-motion:no-preference){.trk i,.fr .bar i{transition:width .4s ease}}

/* ---- luxury finish ---- */
body{font-size:14.5px;letter-spacing:.005em}
.num,.amt,.kpi strong,.hero b,.date b,.psum dd,td.num,.fxbar b{font-family:var(--body);font-variant-numeric:tabular-nums lining-nums}
header.top{border-bottom:1px solid var(--line);box-shadow:0 1px 0 0 color-mix(in srgb,var(--champ) 55%,transparent)}
.brand img{height:50px;border-radius:2px;background:var(--plate);padding:var(--plate-pad)}
.brand .lbl{border-left:1px solid var(--champ)}
.brand .lbl b{font-weight:300;font-size:17px;letter-spacing:.22em;text-transform:uppercase}
.brand .lbl span{letter-spacing:.06em}
.seg{border-radius:999px;border-color:var(--line);padding:3px;gap:2px;background:var(--paper)}
.seg button{border-radius:999px;font-weight:700;font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;padding:8px 16px}
.seg button[aria-pressed="true"]{background:var(--deep);color:var(--champ)}
h1{font-weight:300;font-size:32px;letter-spacing:.01em}
h2{font-weight:400;font-size:13px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink)}
.eyebrow{font-weight:700;font-size:10.5px;letter-spacing:.28em;color:var(--gold)}
.btn{border-radius:2px;font-weight:700;font-size:11.5px;letter-spacing:.12em;text-transform:uppercase;padding:9px 16px;border-color:var(--line);background:var(--paper)}
.btn:hover{border-color:var(--gold);color:var(--gold)}
.btn.primary{background:var(--deep);border-color:var(--deep);color:var(--champ)}
.btn.primary:hover{background:var(--deep2);color:var(--on-deep)}
.btn.sm{font-size:10.5px;padding:6px 11px}
.chip{border-radius:2px;font-weight:700;font-size:12px;letter-spacing:.06em}
.chip[aria-pressed="true"]{background:var(--deep);border-color:var(--deep);color:var(--champ)}
.card,.psum,.kpis{border-radius:4px}
.kpis{background:var(--line)}
.kpi{padding:18px 18px 16px}
.kpi small,.facts small,.psum dt,th,.date span{letter-spacing:.16em;font-weight:700;font-size:10px}
.kpi strong{font-weight:300;font-size:21px;letter-spacing:.01em}
.kpi:first-child{background:var(--deep);color:var(--on-deep)}
.kpi:first-child small{color:var(--champ)}
.kpi:first-child span{color:color-mix(in srgb,var(--on-deep) 70%,transparent)}
.hero{border-radius:4px;background:linear-gradient(135deg,var(--deep) 0%,var(--deep2) 100%);color:var(--on-deep);border:1px solid color-mix(in srgb,var(--champ) 40%,transparent);padding:24px 26px}
.hero small{color:var(--champ);opacity:1;letter-spacing:.24em}
.hero b{font-weight:300;font-size:30px}
.hero .eur{color:var(--champ)}
.fxbar{border-radius:2px;background:transparent;border:1px solid var(--line);border-left:2px solid var(--gold)}
.psum{border-top:2px solid var(--gold)}
.psum:hover{border-color:var(--gold)}
.psum .dev{letter-spacing:.24em;font-size:10px}
.psum .name{font-weight:300;font-size:22px;letter-spacing:.01em;text-decoration:none}
.psum .name:hover{color:var(--gold)}
.prop .hd .t b{font-weight:300;font-size:21px}
.trk{height:6px;border:0;background:var(--line)}
.trk i{background:linear-gradient(90deg,var(--gold),var(--champ))}
.fr .bar{height:10px;border-radius:0}
.fr .bar i{border-radius:0;background:var(--bar)}
.fr.peak .bar i{background:linear-gradient(90deg,var(--gold),var(--champ))}
.pill{border-radius:2px;font-size:10px;letter-spacing:.12em;text-transform:uppercase;padding:3px 8px}
.p-paid{background:var(--green-soft);color:var(--green)}
.rebate{border-radius:2px;border-left:2px solid var(--gold)}
th{background:transparent;border-top:0}
details.sched > summary{color:var(--gold);font-weight:700;font-size:11.5px;letter-spacing:.16em;text-transform:uppercase}
.sheet{border-radius:4px;border-top:2px solid var(--gold)}
.sheet h2{font-size:13px}
.sheet label{font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:700}
.sheet input,.sheet select,.sheet textarea{border-radius:2px;background:var(--paper);letter-spacing:normal;text-transform:none;font-weight:400}
.sheet input:focus,.sheet select:focus,.sheet textarea:focus{border-color:var(--gold);outline:none}
.toast{background:var(--deep);color:var(--champ);border-radius:2px;letter-spacing:.08em}
.back button{color:var(--gold);font-weight:700;letter-spacing:.1em;text-transform:uppercase;font-size:11.5px}
.mbar{border-top:1px solid var(--champ)}
@media (max-width:640px){ .sheet{border-radius:10px 10px 0 0} h1{font-size:25px} .hero b{font-size:24px} .kpi:first-child{grid-column:1/-1} }

/* ---- standalone site base ---- */
html{-webkit-text-size-adjust:100%}
body{margin:0;min-height:100vh}
img{max-width:100%}
[hidden]{display:none!important}
header.top .in{padding-top:max(12px,env(safe-area-inset-top,0px))}
.hdr-r{display:flex;align-items:center;gap:10px;flex-wrap:wrap}
a.btn{text-decoration:none;display:inline-flex;align-items:center;justify-content:center}
.btn:disabled{opacity:.6;cursor:wait}
#authform.sheet{width:100%;max-height:none;border:0;border-radius:0}
@media (max-width:640px){ #authform.sheet{border-radius:0;padding:22px 18px} .hdr-r{width:100%;justify-content:space-between} }

/* ---- layout fixes ---- */
.item{grid-template-columns:88px minmax(0,1fr)}
.item .right{grid-column:2;justify-content:flex-start}
.item .what b{overflow-wrap:anywhere}
.kpi strong{white-space:nowrap;font-size:clamp(16px,1.9vw,21px)}
@media (max-width:640px){ .kpi strong{font-size:16px} .item{grid-template-columns:72px minmax(0,1fr)} .hero b{font-size:22px;white-space:nowrap} }

.toast{max-width:min(520px,calc(100vw - 32px));text-align:center;line-height:1.4}