*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
:root {
    --asa-navy:  #082849;
    --asa-red:   #CB3237;
    --asa-grey:  #e5e7eb;
}
html, body { min-height: 100%; }
body {
    font-family: 'Montserrat', 'Poppins', system-ui, sans-serif;
    background: #fff;
    color: #1f2937;
}

/* ---------- HERO (real-estate hero, half-height, dark overlay) ---------- */
.asa-hero {
    position: relative;
    background-color: var(--asa-navy);
    background-image: url("hero-real-estate.webp");
    background-position: top center;
    background-repeat: no-repeat;
    background-size: cover;
    min-height: 22vh;
    color: #fff;
    display: flex; align-items: center;
}
.asa-hero > .asa-hero-overlay {
    position: absolute; inset: 0;
    background-image: linear-gradient(90deg, rgba(8,40,73,.66) 30%, var(--asa-navy) 100%);
    opacity: .8;
    pointer-events: none;
}
.asa-hero > .asa-hero-inner {
    position: relative; z-index: 1;
    width: 100%; max-width: 1240px; margin: 0 auto;
    padding: 3rem 1.5rem;
}
.asa-hero h1 {
    font-family: 'Montserrat', sans-serif;
    font-weight: 400; font-size: clamp(1.75rem, 4.5vw, 3rem);
    line-height: 1.15; color: #fff; margin: 0 0 1rem;
}
.asa-hero h1 b { font-weight: 800; }
.asa-hero .hero-lead {
    font-size: clamp(1rem, 1.6vw, 1.125rem); color: #e5e7eb;
    max-width: 70ch; line-height: 1.55;
}

/* ---------- Section 8c9a78f (white split-heading) ---------- */
.elementor-element-8c9a78f {
    background: #fff;
    padding: 4rem 1.5rem 5rem;
}
.elementor-element-8c9a78f .container { max-width: 1240px; margin: 0 auto; padding: 0 33px;}

.asa-pill {
    display: inline-flex; align-items: center; padding: 1em 2em;
    border-radius: 999px; background: var(--asa-grey); color: var(--asa-navy);
    font-family: 'Montserrat', sans-serif; font-weight: 700;
    font-size: clamp(.875rem, 2.5vw, 1rem); margin-bottom: 1.25rem;
}
.asa-split-heading {
    font-family: 'Montserrat', sans-serif;
    font-weight: 400; font-size: clamp(1.5rem, 3.5vw, 2.25rem);
    line-height: 1.2; color: var(--asa-navy); margin: 0 0 1rem;
}
.asa-split-heading .asa-red  { color: var(--asa-red); font-weight: 800; }
.asa-split-heading .asa-bold { font-weight: 800; }
.lead {
    color: #4b5563; max-width: 70ch; line-height: 1.6;
    margin: 0 0 2rem; font-size: 1rem;
}

/* ---------- search row ---------- */
.asa-search-row {
    display: flex;
    gap: .75rem;
    flex-wrap: wrap;
    background: #fff;
    padding: .75rem;
    border-radius: 14px;
    box-shadow: 0 8px 30px rgba(8,40,73,.12);
    border: 1px solid #e5e7eb;
    width: 899px;
    max-width: 100%;
}
.asa-search-row input {
    flex: 1 1 280px;
    min-width: 0;
    border: 1px solid #d1d5db;
    border-radius: 10px;
    padding: .9rem 1rem;
    font-family: inherit;
    font-size: 1.132rem;
    color: var(--asa-navy);
    background: #fff;
    outline: none;
    font-weight: 700;
}
.asa-search-row input:focus { border-color: var(--asa-navy); box-shadow: 0 0 0 3px rgba(8,40,73,.12); }
.asa-search-row button {
    border: 0; border-radius: 10px; padding: .9rem 1.5rem;
    background: var(--asa-red); color: #fff;
    font-family: 'Montserrat', sans-serif; font-weight: 700; letter-spacing: .04em;
    font-size: .95rem; cursor: pointer;
}
.asa-search-row button:hover:not([disabled]) { filter: brightness(1.08); }
.asa-search-row button[disabled] { opacity: .55; cursor: not-allowed; }

/* ---------- FAQ ---------- */
.asa-faq { margin-top: 1.5rem; max-width: 1100px; }
.asa-faq > summary {
    list-style: none; cursor: pointer; user-select: none;
    color: var(--asa-navy); font-family: 'Montserrat', sans-serif; font-weight: 600;
    letter-spacing: .04em; padding: .5rem 0; font-size: .95rem;
}
.asa-faq > summary::-webkit-details-marker { display: none; }
.asa-faq > summary::before { content: "▸ "; }
.asa-faq[open] > summary::before { content: "▾ "; }
.asa-faq-inner { margin-top: 1rem; }

.asa-tabs { display: flex; flex-wrap: wrap; gap: .5rem; margin-bottom: 1rem; }
.asa-tabs button {
    border: 1px solid #d1d5db; background: transparent;
    color: var(--asa-navy); padding: .55rem 1rem; border-radius: 999px;
    font-family: 'Montserrat', sans-serif; font-weight: 600; font-size: .75rem;
    letter-spacing: .08em; cursor: pointer;
}
.asa-tabs button:hover { background: var(--asa-grey); }
.asa-tabs button.active { background: var(--asa-navy); color: #fff; border-color: var(--asa-navy); }

.asa-presets { display: grid; grid-template-columns: repeat(auto-fill, minmax(280px, 1fr)); gap: .75rem; }
.asa-presets button {
    text-align: left; background: #f9fafb; color: var(--asa-navy);
    border: 1px solid #e5e7eb; border-left: 3px solid var(--asa-red);
    border-radius: 10px; padding: .85rem 1rem; cursor: pointer;
    font-family: inherit; font-size: .9rem; line-height: 1.4;
    display: flex; flex-direction: column; gap: .35rem;
}
.asa-presets button:hover:not([disabled]) { background: #f3f4f6; }
.asa-presets button[disabled] { opacity: .55; cursor: not-allowed; }
.asa-presets .preset-subj {
    font-size: .65rem; font-weight: 800; letter-spacing: .12em; color: var(--asa-red);
}

/* ---------- results ---------- */
.asa-results {
    max-width: 1100px;
    margin: 1.5rem auto 0;
    display: grid;
    grid-template-columns: repeat(auto-fill, minmax(320px, 1fr));
    gap: 1rem;
}
.asa-results .question,
.asa-results .summary,
.asa-results .err { grid-column: 1 / -1; }
.asa-results .question {
    font-family: 'Montserrat', sans-serif; font-size: 1.25rem; font-weight: 700;
    color: var(--asa-navy); margin: 1.5rem 0 .75rem;
}
.asa-results .summary {
    color: #4b5563;
    font-size: 1.15rem;
    margin-bottom: 1.25rem;
    line-height: 1.5;
}
.asa-results .card {
    background: #fff;
    border: 1px solid #e5e7eb;
    box-shadow: 0 4px 16px rgba(8,40,73,.06);
    border-radius: 12px;
    padding: 1.25rem;
    display: grid;
    grid-template-columns: 48px minmax(0, 1fr);
    gap: 1rem;
    align-items: start;
    min-height: 208px;
}
.asa-results .num {
    font-family: 'Montserrat', sans-serif; font-weight: 800; font-size: 1.25rem;
    color: var(--asa-red);
}
.asa-results .title {
    font-family: 'Montserrat', sans-serif; font-weight: 700; font-size: 1.05rem;
    color: var(--asa-navy); text-decoration: none; margin-bottom: .35rem;
    display: -webkit-box;
    -webkit-line-clamp: 2;
    -webkit-box-orient: vertical;
    overflow: hidden;
    max-width: 100%;
}
.asa-results .title:hover { text-decoration: underline; }
.asa-results .reason {
    font-size: 1.15rem;
    line-height: 1.5;
    color: #4b5563;
    margin-bottom: .5rem;
    display: -webkit-box;
    -webkit-line-clamp: 3;
    -webkit-box-orient: vertical;
    overflow: hidden;
}
.asa-results .tags {
    display: flex;
    flex-wrap: wrap;
    gap: .35rem;
}
.asa-results .tag {
    font-size: .7rem;
    font-weight: 700;
    letter-spacing: .08em;
    text-transform: uppercase;
    background: rgba(203,50,55,.10);
    color: var(--asa-red);
    padding: .25em .6em;
    border-radius: 999px;
    height: 22px;
}
.asa-results .err {
    background: #fef2f2; color: #991b1b; border: 1px solid #fecaca;
    padding: 1rem; border-radius: 10px;
}
.spin { display: inline-block; margin-right: .5rem; animation: spin 1.4s linear infinite; }
@keyframes spin { to { transform: rotate(360deg); } }

.asa-search-bar {
    display: flex;
    align-items: center;
    gap: 1rem;
    flex-wrap: nowrap;
}
.asa-search-bar > .asa-search-row { min-width: 0; flex: 0 1 899px; }
.asa-search-bar > .asa-search-status { flex: 0 0 auto; white-space: nowrap; }
.asa-search-status {
    display: inline-flex;
    align-items: center;
    margin-top: 0;
    color: #6b7280;
    font-family: 'Montserrat', sans-serif;
    font-size: .8rem;
    font-weight: 600;
    letter-spacing: .08em;
    text-transform: uppercase;
}
.asa-search-status .spin {
    font-size: .7rem;
    margin-right: .35rem;
    color: var(--asa-navy);
    opacity: .65;
    animation-duration: 1s;
}
.asa-search-status[hidden] { display: none; }

/* ---------- subtle cross-link ---------- */
.asa-pageswitch-group {
    position: fixed; right: 14px; bottom: 12px; z-index: 5;
    display: flex; gap: .4rem;
}
.asa-pageswitch {
    font-family: 'Montserrat', sans-serif;
    font-size: 11px; letter-spacing: .14em; text-transform: uppercase;
    color: #6b7280; text-decoration: none;
    padding: .35rem .6rem; border: 1px solid #e5e7eb;
    border-radius: 999px; background: rgba(255,255,255,.85);
    backdrop-filter: blur(4px);
    transition: color .15s, border-color .15s;
}
.asa-pageswitch:hover { color: var(--asa-navy); border-color: var(--asa-navy); }

@media (max-width: 720px) {
    .elementor-element-8c9a78f { padding: 2.5rem 1rem 3rem; }
    .asa-hero > .asa-hero-inner { padding: 2rem 1rem; }
    .asa-hero h1 { margin-bottom: .75rem; }
}
@media (max-width: 600px) {
    .asa-pill {
        padding: .75em 1.25em;
        flex-wrap: wrap;
        gap: .25rem .5rem;
    }
    .asa-results { padding: 0 1rem; }
    .asa-results .card {
        grid-template-columns: 36px minmax(0, 1fr);
        gap: .75rem;
        padding: 1rem;
        min-height: 0;
    }
    .asa-results .num { font-size: 1.1rem; }
    .asa-results .title { font-size: 1rem; }
    .asa-results .reason { font-size: 1rem; }
}

.asa-pill {
    display: inline-flex; align-items: center; padding: 1em 2em;
    border-radius: 999px; background: var(--asa-grey); color: var(--asa-navy);
    font-family: 'Montserrat', sans-serif; font-weight: 700;
    font-size: clamp(.875rem, 2.5vw, 1rem); margin-bottom: 1.25rem;
}
.asa-red  { color: var(--asa-red); font-weight: 800; }
.asa-bold { font-weight: 800; }
.elementor-element-8c9a78f .lead {
    color: #4b5563; max-width: 70ch; line-height: 1.6;
    margin: 0 0 2rem; font-size: 1rem;
}