/* ==========================================================================
   Mortgage by Sarah: modern look (October 2026)
   Loaded LAST on every page, after the older style files, so it restyles the
   whole site without touching any page's wording. Remove this one line from a
   page's <head> to see that page in its previous look.
   Palette: near-black, white, light gray. Fonts: Manrope (headings), Instrument Sans (text).
   ========================================================================== */

@import url('https://fonts.googleapis.com/css2?family=Manrope:wght@500;600;700&family=Instrument+Sans:wght@400;500;600&display=swap');

:root{
  /* new palette */
  --m-ink:#16181D;
  --m-text:#3F424A;
  --m-muted:#5E616A;
  --m-line:#E4E4E1;
  --m-soft:#F5F5F3;
  --m-white:#FFFFFF;
  --m-dark-text:#C9CBD1;
  --m-radius:20px;
  /* older names used across the site, pointed at the new palette */
  --mauve:#16181D; --mauve-deep:#2A2D34; --mauve-dark:#16181D; --mauve-tint:#F5F5F3;
  --charcoal:#16181D; --limestone:#5E616A; --paper:#FFFFFF;
  --ink:#16181D; --muted:#5E616A; --panel:#F5F5F3; --gold:#5E616A; --line:#E4E4E1;
  --white:#FFFFFF; --shadow:0 18px 50px rgba(22,24,29,.08);
}

/* ---------- base ---------- */
html{scroll-behavior:smooth;overflow-x:clip}
body{font-family:'Instrument Sans',system-ui,-apple-system,'Segoe UI',sans-serif !important;color:var(--m-text) !important;background:var(--m-white) !important;font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
h1,h2,h3,h4,h5,h6,.h1,.h2,.h3,.h4,.h5,.h6{font-family:'Manrope',system-ui,sans-serif !important;font-weight:600 !important;letter-spacing:-.025em;color:var(--m-ink)}
h1{letter-spacing:-.035em}
p,li,td,th{font-family:'Instrument Sans',system-ui,sans-serif}
a{color:var(--m-ink)}
a:hover{color:var(--m-muted)}
img{border-radius:var(--m-radius)}
::selection{background:var(--m-ink);color:#fff}

/* the old template framed every page with a 20px border and capped its width; remove both */
body,body.size-1280{padding:0 !important;margin:0 !important;max-width:none !important}

/* ---------- small top bar (phone and email) ---------- */
.top-bar{background:var(--m-ink) !important;font-size:13px !important;padding:8px 28px !important}
.top-bar a,.top-bar span{color:#E3E4E8 !important}

/* ---------- main menu ---------- */
nav.background-white,.authority-nav{background:rgba(255,255,255,.96) !important;box-shadow:none !important;border-bottom:1px solid var(--m-line);backdrop-filter:saturate(1.4) blur(10px);-webkit-backdrop-filter:saturate(1.4) blur(10px)}
nav.background-white,.authority-nav{display:flex !important;flex-wrap:wrap;align-items:center;padding:14px 28px !important;box-sizing:border-box}
nav.background-white > .s-12.l-3{display:flex;align-items:center}
.logo{font-family:'Manrope',sans-serif !important;font-weight:700 !important;font-size:1.3rem !important;letter-spacing:-.02em;color:var(--m-ink) !important;height:auto !important;line-height:1.2 !important;padding:8px 0 !important;margin:0 !important}
.logo .wm-accent{color:var(--m-muted) !important}
.top-nav li a,.top-nav ul li a{font-family:'Instrument Sans',sans-serif !important;font-size:14.5px !important;font-weight:500 !important;letter-spacing:0 !important;text-transform:none !important;color:var(--m-ink) !important}
.top-nav li a:hover{color:var(--m-muted) !important;background:transparent !important}
.top-nav li ul{background:#fff !important;border:1px solid var(--m-line) !important;border-radius:16px !important;box-shadow:0 18px 50px rgba(22,24,29,.10) !important;padding:8px !important;overflow:hidden}
.top-nav li ul li a{border-radius:10px;padding:10px 14px !important}
.top-nav li ul li a:hover{background:var(--m-soft) !important}
.top-nav .chevron > li > a::after,.chevron .submenu > a::after{border-color:var(--m-ink) !important}

/* ---------- buttons ---------- */
.authority-btn,a.button,.button,button.button{display:inline-block;font-family:'Instrument Sans',sans-serif !important;font-weight:600 !important;font-size:15.5px !important;text-transform:none !important;letter-spacing:0 !important;border-radius:999px !important;padding:14px 28px !important;transition:background .2s ease,color .2s ease,border-color .2s ease !important;line-height:1.3 !important}
.authority-btn.primary,a.button.background-primary,.button.background-primary,a.button.background-orange,.button.background-orange{background:var(--m-ink) !important;color:#fff !important;border:1px solid var(--m-ink) !important}
.authority-btn.primary:hover,a.button.background-primary:hover,a.button.background-orange:hover{background:#2E3139 !important;color:#fff !important}
.authority-btn.secondary{background:transparent !important;color:#fff !important;border:1px solid rgba(255,255,255,.75) !important}
.authority-btn.secondary:hover{background:#fff !important;color:var(--m-ink) !important}
.authority-btn.light,a.button.background-white{background:#fff !important;color:var(--m-ink) !important;border:1px solid var(--m-ink) !important}
.authority-btn.light:hover,a.button.background-white:hover{background:var(--m-ink) !important;color:#fff !important}
.authority-actions{gap:14px !important;margin-top:36px !important}

/* ---------- page width and spacing ---------- */
.authority-wrap{max-width:1200px !important;padding:0 32px !important}
.authority-section{padding:120px 0 !important}
.authority-section.tight{padding:80px 0 !important}
.authority-section.alt{background:var(--m-soft) !important}
.authority-section.dark{background:var(--m-ink) !important}
.authority-section h2{font-size:clamp(2.1rem,4vw,3.3rem) !important;line-height:1.08 !important;margin:0 0 22px !important}
.authority-lead{font-size:1.1rem !important;line-height:1.75 !important;color:var(--m-text) !important;max-width:720px}
.authority-section.dark .authority-lead{color:var(--m-dark-text) !important}
.authority-section.dark h2,.authority-section.dark h3{color:#fff !important}
.kicker,.authority-hero .kicker{font-family:'Instrument Sans',sans-serif !important;color:var(--m-muted) !important;font-size:.8rem !important;letter-spacing:.16em !important;font-weight:600 !important}
.authority-section.dark .kicker{color:#A9ACB5 !important}

/* ---------- home page top section (full screen, with video) ---------- */
.authority-hero{position:relative;overflow:hidden;min-height:min(88vh,860px);display:flex;align-items:flex-end;padding:140px 0 96px !important;background:var(--m-ink) !important}
.authority-hero > .authority-wrap{position:relative;z-index:2;width:100%}
.authority-hero h1{font-size:clamp(2.9rem,6.4vw,5.6rem) !important;line-height:1.02 !important;color:#fff !important;max-width:900px !important;margin:18px 0 26px !important;font-weight:700 !important}
.authority-hero p{color:#E3E4E8 !important;font-size:1.2rem !important;max-width:640px !important}
.authority-hero .kicker{color:#E3E4E8 !important}
.hero-media{position:absolute;inset:0;z-index:0;background:var(--m-ink)}
.hero-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1.4s ease;border-radius:0}
.hero-media video.is-active{opacity:1}
.hero-shade{position:absolute;inset:0;z-index:1;background:linear-gradient(180deg,rgba(10,11,14,.55) 0%,rgba(10,11,14,.35) 42%,rgba(10,11,14,.82) 100%)}
@media (prefers-reduced-motion:reduce){.hero-media video{transition:none}}

/* ---------- proof bar under the top section ---------- */
.authority-proofbar{background:#fff !important;border-bottom:1px solid var(--m-line) !important}
.authority-proofgrid div{padding:30px 22px !important;border-color:var(--m-line) !important}
.authority-proofgrid strong{font-family:'Manrope',sans-serif !important;font-weight:600;font-size:1.08rem !important;color:var(--m-ink)}
.authority-proofgrid span{color:var(--m-muted) !important}

/* ---------- top section on inner pages ---------- */
.authority-pagehero{background:var(--m-soft) !important;padding:110px 0 90px !important;border-bottom:1px solid var(--m-line)}
.authority-pagehero h1{color:var(--m-ink) !important;font-size:clamp(2.4rem,5vw,4.3rem) !important;line-height:1.05 !important;max-width:960px !important;margin:16px 0 22px !important}
.authority-pagehero p{color:var(--m-text) !important;font-size:1.15rem !important;max-width:720px !important}
.authority-pagehero .authority-btn.secondary{color:var(--m-ink) !important;border-color:var(--m-ink) !important}
.authority-pagehero .authority-btn.secondary:hover{background:var(--m-ink) !important;color:#fff !important}

/* ---------- cards ---------- */
.authority-grid{gap:20px !important;margin-top:48px !important}
.authority-card{background:#fff !important;border:1px solid var(--m-line) !important;border-radius:var(--m-radius) !important;padding:34px !important;box-shadow:none !important;transition:border-color .2s ease,transform .2s ease !important}
.authority-card:hover{border-color:var(--m-ink) !important;transform:translateY(-2px) !important;box-shadow:none !important}
.authority-card h3{font-size:1.4rem !important;margin:0 0 10px !important}
.authority-card p{color:var(--m-text) !important}
.authority-link{color:var(--m-ink) !important;font-weight:600 !important}
.authority-cases{gap:20px !important;margin-top:48px !important}
.authority-case{background:#fff !important;border:1px solid var(--m-line) !important;border-top:1px solid var(--m-line) !important;border-radius:var(--m-radius) !important;padding:34px !important;box-shadow:none !important}
.authority-case strong{font-family:'Manrope',sans-serif !important;font-weight:600;color:var(--m-ink);font-size:1.2rem !important;letter-spacing:-.015em}
.authority-checks{gap:14px !important}
.authority-check{border:1px solid var(--m-line) !important;border-radius:14px !important;background:#fff !important;padding:18px 20px !important}
.authority-about{gap:72px !important}
.authority-about img{border-radius:24px !important;box-shadow:none !important}

/* ---------- process steps (dark band) ---------- */
.authority-process{gap:16px !important;margin-top:48px !important}
.authority-step{border:1px solid rgba(255,255,255,.16) !important;border-radius:var(--m-radius) !important;padding:30px !important}
.authority-step span{color:#A9ACB5 !important;font-weight:600 !important}
.authority-step p{color:var(--m-dark-text) !important}

/* ---------- call-to-action band ---------- */
.authority-cta{background:var(--m-ink) !important;padding:110px 0 !important}
.authority-cta h2{font-size:clamp(2.1rem,4.5vw,3.6rem) !important;line-height:1.06 !important;color:#fff !important}
.authority-cta p{color:var(--m-dark-text) !important;font-size:1.15rem !important}

/* ---------- article pages ---------- */
.authority-content{max-width:820px !important;padding:96px 32px 110px !important}
.authority-content h2{font-size:clamp(1.7rem,3vw,2.2rem) !important;margin:64px 0 16px !important;line-height:1.15 !important}
.authority-content h2:first-child{margin-top:0 !important}
.authority-content h3{font-size:1.3rem !important;margin:36px 0 10px !important}
.authority-content p,.authority-content li{font-size:1.06rem !important;line-height:1.8 !important;color:var(--m-text) !important}
.authority-content li{margin-bottom:6px}
.authority-callout{background:var(--m-soft) !important;border-left:0 !important;border-radius:var(--m-radius) !important;padding:26px 28px !important}
.authority-table{border-collapse:separate !important;border-spacing:0;border:1px solid var(--m-line);border-radius:16px;display:block;overflow-x:auto;width:100% !important}
.authority-table tbody{display:table;width:100%;border-spacing:0}
.authority-table tr,.authority-table tr:nth-child(odd),.authority-table tr:nth-child(even){background:#fff !important}
button,input,select,textarea{font-family:'Instrument Sans',system-ui,sans-serif}
.background-white p{color:var(--m-text) !important}
.authority-table th,.authority-table td{border:0 !important;border-bottom:1px solid var(--m-line) !important;padding:14px 16px !important}
.authority-table tr:last-child td{border-bottom:0 !important}
.authority-table th{background:var(--m-soft) !important;font-family:'Manrope',sans-serif;font-weight:600;color:var(--m-ink)}
.authority-related{gap:12px !important}
.authority-related a{border:1px solid var(--m-line) !important;border-radius:14px !important;color:var(--m-ink) !important;font-weight:600 !important;padding:16px 18px !important;transition:border-color .2s ease}
.authority-related a:hover{border-color:var(--m-ink) !important}
.authority-faq details{border-bottom:1px solid var(--m-line) !important;padding:22px 0 !important}
.authority-faq summary{font-family:'Manrope',sans-serif !important;font-weight:600 !important;font-size:1.12rem;color:var(--m-ink) !important;list-style:none;display:flex;justify-content:space-between;gap:20px}
.authority-faq summary::-webkit-details-marker{display:none}
.authority-faq summary::after{content:'+';font-weight:500;color:var(--m-muted)}
.authority-faq details[open] summary::after{content:'\2013'}
.authority-faq details p{margin-top:12px}
.authority-disclaimer{border-top:1px solid var(--m-line) !important;color:var(--m-muted) !important}

/* ---------- older page layout (FHA, Conventional, Reviews, DTI Calculator) ---------- */
p{color:var(--m-text)}
@media (min-width:769px){
  nav.background-white .top-nav{display:flex !important;align-items:center;justify-content:flex-end;flex-wrap:nowrap}
  nav.background-white .top-nav > ul{float:none !important;display:flex;flex-wrap:wrap;justify-content:flex-end}
  nav.background-white .top-nav > a.button{flex:0 0 auto;padding:11px 22px !important;font-size:14.5px !important}
  .section-top-padding .line > .margin2x{display:flex;flex-wrap:nowrap;align-items:center;gap:40px}
}
.full-width.background-grey > .s-12.padding-2x:only-child{float:none !important;max-width:1200px;margin:0 auto !important;box-sizing:border-box}
[style*="Fraunces"]{font-family:'Manrope',system-ui,sans-serif !important;letter-spacing:-.015em}
[style*="border-radius:4px"]{border-radius:var(--m-radius) !important;border-color:var(--m-line) !important}
[style*="background:#fff"] p{color:var(--m-text) !important}
.background-dark .text-primary,.background-image .text-primary,[style*="--charcoal"] .text-primary{color:#A9ACB5 !important}
.background-dark a.button,.background-image a.button,[style*="--charcoal"] a.button,.authority-section.dark .authority-btn.primary,.authority-cta .authority-btn.primary{background:#fff !important;color:var(--m-ink) !important;border-color:#fff !important}
.background-dark a.button:hover,.background-image a.button:hover,.authority-cta .authority-btn.primary:hover{background:#E3E4E8 !important;color:var(--m-ink) !important}
.line{max-width:1200px !important;padding-left:32px !important;padding-right:32px !important;box-sizing:border-box}
.section,.section-top-padding,.section-top-bottom-padding{padding-top:110px !important}
.section,.section-top-bottom-padding{padding-bottom:110px !important}
.background-grey{background:var(--m-soft) !important}
.background-dark{background:var(--m-ink) !important}
.background-primary{background:var(--m-ink) !important}
.text-primary,.text-primary *{color:var(--m-muted) !important}
.text-orange,.text-orange *,.text-yellow,.text-yellow *{color:var(--m-ink) !important}
.background-dark .text-orange,.background-dark .text-orange *,.background-dark .text-yellow,.background-dark .text-yellow *{color:#E3E4E8 !important}
.text-red,.text-red *,.text-light-blue,.text-light-blue *,.text-green,.text-green *{color:#E3E4E8 !important}
.text-extra-strong{font-weight:700 !important}
.accordion-section{border-bottom:1px solid var(--m-line);margin:0 !important}
.accordion-title,.accordion-title.background-primary{background:transparent !important;color:var(--m-ink) !important;font-family:'Manrope',sans-serif !important;font-size:1.15rem !important;font-weight:600 !important;padding:22px 40px 22px 0 !important;margin:0 !important;border:0 !important;position:relative}
.accordion-title::after{content:'+';position:absolute;right:4px;top:20px;color:var(--m-muted);font-weight:500;background:none !important;border:0 !important;width:auto !important;height:auto !important}
.accordion-content{background:transparent !important;padding:0 0 22px 0 !important;border:0 !important}
.accordion-content p,.accordion-content .text-dark{color:var(--m-text) !important}
.owl-carousel .item > div,.carousel-3-blocks .item > div{border-radius:var(--m-radius) !important}
.owl-theme .owl-controls .owl-page span{background:var(--m-ink) !important}

/* ---------- footer ---------- */
footer .background-primary{background:var(--m-ink) !important;border-bottom:1px solid #2B2E35;padding:26px 0 !important}
footer .background-primary a i{color:#E3E4E8 !important}
footer .background-dark,footer section{background:var(--m-ink) !important;color:var(--m-dark-text) !important}
footer p,footer a,footer .text-size-12{color:var(--m-dark-text) !important}
footer a:hover{color:#fff !important}
footer h4{color:#fff !important;font-size:1rem !important;margin-bottom:14px}
footer .text-size-12,footer p.text-size-12{font-size:12.5px !important;color:#A3A6AE !important;line-height:1.65}

/* ---------- phone menu (the button with three lines, and the menu it opens) ---------- */
@media (max-width:768px){
  nav.background-white,.authority-nav{padding:10px 72px 10px 20px !important;min-height:64px}
  .nav-text{left:auto !important;right:0 !important;top:0 !important;background:#fff !important;width:64px !important;height:64px !important;padding-top:17px !important;border-radius:0 !important}
  .nav-text:after,.nav-text:before,.nav-text span{background-color:var(--m-ink) !important;width:26px !important;height:2px !important;margin:6px auto !important}
  .show-menu .nav-text{background:transparent !important}
  .show-menu .nav-text:after,.show-menu .nav-text:before{background-color:#fff !important}
  .top-nav,.top-nav li a,.background-white .top-nav li a,.top-nav li ul li a{background:var(--m-ink) !important;color:#fff !important}
  .top-nav li a,.top-nav ul li a{color:#fff !important;font-size:18px !important;padding:16px 24px !important;border-bottom:1px solid rgba(255,255,255,.08)}
  .top-nav li ul{border:0 !important;border-radius:0 !important;box-shadow:none !important;padding:0 !important}
  .top-nav li ul li a{padding-left:40px !important;font-size:16px !important;color:#C9CBD1 !important}
  .top-nav li a:hover{color:#C9CBD1 !important}
  .top-nav .chevron > li > a::after,.chevron .submenu > a::after{border-color:#fff !important}
}

/* ---------- phones and small laptops ---------- */
@media (max-width:820px){
  body{font-size:16px}
  .authority-wrap{padding:0 22px !important}
  .authority-section{padding:84px 0 !important}
  .authority-section.tight{padding:60px 0 !important}
  .authority-hero{min-height:88vh;padding:120px 0 64px !important}
  .authority-pagehero{padding:72px 0 60px !important}
  .authority-content{padding:64px 22px 80px !important}
  .authority-about{gap:40px !important}
  .authority-cta{padding:80px 0 !important}
  .section,.section-top-padding,.section-top-bottom-padding{padding-top:72px !important}
  .section,.section-top-bottom-padding{padding-bottom:72px !important}
  .authority-related{grid-template-columns:1fr !important}
  footer .s-12{margin-bottom:28px}
}


/* Dropdown reliability: no mouse gap, and keyboard focus keeps it open. */
@media (min-width:769px){
  .authority-nav{z-index:9999!important;overflow:visible!important}
  .authority-nav .top-nav,
  .authority-nav .top-nav>ul,
  .authority-nav .top-nav>ul>li{overflow:visible!important}
  .authority-nav .top-nav>ul>li{position:relative!important}
  .authority-nav .top-nav>ul>li>ul{
    position:absolute!important;left:0!important;top:100%!important;
    margin:0!important;min-width:230px!important;
    z-index:10001!important;
  }
  .authority-nav .top-nav>ul>li:hover>ul,
  .authority-nav .top-nav>ul>li:focus-within>ul,
  .authority-nav .top-nav>ul>li>ul:hover{
    display:block!important;visibility:visible!important;opacity:1!important;
  }
  .authority-nav .top-nav>ul>li>ul li{display:block!important;float:none!important}
  .authority-nav .top-nav>ul>li>ul li a{display:block!important;white-space:nowrap!important}
}
@media (max-width:768px){
  .authority-nav .top-nav li.submenu>ul{
    position:static!important;display:block!important;visibility:visible!important;
    background:var(--m-ink)!important;
  }
}


/* Navigation sits above hero video and stays interactive through all menu items. */
@media (min-width:769px){
  body > header, header[role="banner"]{position:relative!important;z-index:100000!important;isolation:isolate}
  header nav.authority-nav{z-index:100001!important;overflow:visible!important}
  header .top-nav,header .top-nav>ul,header .top-nav>ul>li{overflow:visible!important}
  header .top-nav>ul>li.submenu{position:relative!important}
  header .top-nav>ul>li.submenu>ul{
    top:100%!important;left:0!important;margin:0!important;
    height:auto!important;max-height:min(75vh,640px)!important;overflow-y:auto!important;
    min-width:300px!important;z-index:100002!important;
    background:#fff!important;padding:8px!important;
  }
  header .top-nav>ul>li.submenu:hover>ul,
  header .top-nav>ul>li.submenu:focus-within>ul{display:block!important}
  header .top-nav>ul>li.submenu>ul>li,
  header .top-nav>ul>li.submenu>ul>li>a{
    position:relative!important;z-index:1!important;opacity:1!important;visibility:visible!important;
  }
}


/* ---------- Locked top section (contact bar + menu) and Apply Now (2026-10-18) ----------
   The whole header (phone, email, Apply Now, and the menu tabs) stays at the top of the
   screen on every page while scrolling. */
html,body{overflow-x:clip !important}   /* "hidden" here would stop the header from staying locked */
header[role="banner"]{position:sticky !important;top:0 !important;z-index:100000 !important;background:#fff}
/* the old template turned the menu into a separate floating bar after scrolling; not needed now */
nav.sticky.fixed,nav.authority-nav.fixed{position:relative !important;top:auto !important;left:auto !important;right:auto !important;width:auto !important}
.top-bar .right{display:flex;align-items:center;justify-content:flex-end;gap:10px;flex-wrap:wrap}
.top-bar a.topbar-apply{display:inline-block;margin-left:10px;padding:6px 16px;border-radius:999px;background:#fff !important;color:var(--m-ink) !important;font-weight:600;font-size:13px;line-height:1.3;text-decoration:none}
.top-bar a.topbar-apply:hover{background:#E3E4E8 !important;color:var(--m-ink) !important}
@media (min-width:769px){
  .top-nav > ul > li > a{padding-left:11px !important;padding-right:11px !important}
}
@media (min-width:769px){
  /* logo takes only the room it needs; the tabs get the rest */
  nav.authority-nav > .s-12.l-3{width:auto !important;flex:0 0 auto}
  nav.authority-nav > .top-nav.l-9{width:auto !important;flex:1 1 auto;min-width:0}
}
@media (min-width:769px) and (max-width:1180px){
  nav.background-white,.authority-nav{padding-left:18px !important;padding-right:18px !important}
  .top-nav > ul > li > a{font-size:13px !important;padding-left:7px !important;padding-right:7px !important}
  .logo{font-size:1.15rem !important}
}
/* phones and tablets: show the contact bar too (phone number and Apply Now), and keep the menu button below it */
@media (max-width:768px){
  .top-bar.hide-s,.top-bar.hide-m{display:block !important;padding:6px 14px !important;height:44px;box-sizing:border-box}
  .top-bar .right{justify-content:space-between;flex-wrap:nowrap;width:100%;float:none !important}
  .top-bar .right > span,.top-bar .right > a[href^="mailto:"]{display:none !important}
  .nav-text{top:44px !important}
  .show-menu .nav-text{top:0 !important}
}
/* contact bar layout fix, and no blur effect on the menu bar (the blur stopped the phone menu from opening full screen) */
.top-bar{display:flex !important;justify-content:flex-end;align-items:center;min-height:40px;box-sizing:border-box}
.top-bar .right{float:none !important}
nav.background-white,.authority-nav{backdrop-filter:none !important;-webkit-backdrop-filter:none !important;background:#fff !important}
@media (max-width:768px){ .top-bar{justify-content:space-between} }
@media (max-width:768px){ nav.background-white,.authority-nav{width:100% !important} }

/* ---------- Compliance (2026-10-18) ---------- */
/* CMG name and NMLS shown right under the Team Baraz logo (Texas team-name rule: company name and NMLS with similar prominence) */
.logo{display:block !important;line-height:1.15 !important}
.logo .logo-sub{display:block;font-family:'Manrope',sans-serif;font-size:.86rem;font-weight:600;letter-spacing:0;color:var(--m-ink);margin-top:3px;white-space:nowrap}
@media (max-width:768px){ .logo .logo-sub{font-size:.78rem} }
/* one licensing and disclosure section at the bottom of every page */
footer .site-compliance{background:var(--m-ink) !important;color:#C9CBD1 !important;padding:40px 0 48px !important;border-top:1px solid #2B2E35}
footer .site-compliance p{font-size:13px !important;line-height:1.7 !important;color:#C9CBD1 !important;margin:0 0 14px !important;max-width:1000px}
footer .site-compliance .sc-lead{font-size:14px !important}
footer .site-compliance strong{color:#fff}
footer .site-compliance a{color:#fff !important;text-decoration:underline;text-underline-offset:2px}
footer .site-compliance .sc-eho{display:flex;align-items:center;gap:10px}
footer .site-compliance .sc-eho img{border-radius:0 !important;width:28px !important;height:28px !important;max-width:28px !important;min-width:28px !important;flex:0 0 28px;object-fit:contain;box-shadow:none !important}
footer .site-compliance .sc-wire strong{color:#A3A6AE;font-weight:600}
.texas-notice p{letter-spacing:.01em}

/* Mortgage Q&A page: each question opens its answer when clicked (2026-10-19) */
.authority-faq details.qa-item{border-bottom:1px solid var(--m-line) !important;padding:0 !important}
.authority-faq details.qa-item:first-child{border-top:1px solid var(--m-line)}
.authority-faq details.qa-item > summary{display:flex;justify-content:space-between;align-items:center;gap:20px;padding:22px 0;cursor:pointer;list-style:none}
.authority-faq details.qa-item > summary::-webkit-details-marker{display:none}
.authority-faq details.qa-item > summary h2{margin:0 !important;font-size:clamp(1.15rem,2.2vw,1.4rem) !important;line-height:1.3 !important}
.authority-faq details.qa-item > summary::after{content:'+';flex:0 0 auto;font-family:'Instrument Sans',sans-serif;font-size:1.6rem;font-weight:400;line-height:1;color:var(--m-muted)}
.authority-faq details.qa-item[open] > summary::after{content:'\2212'}
.authority-faq details.qa-item > summary:hover h2{color:var(--m-muted)}
.authority-faq details.qa-item > summary:focus-visible{outline:2px solid var(--m-ink);outline-offset:4px}
.authority-faq details.qa-item > p{margin:0 0 24px !important}
.authority-faq details.qa-item + .authority-related{margin-top:40px}

/* Mortgage Q&A: topic sections and quick links (2026-10-19) */
.qa-toc{display:flex;flex-wrap:wrap;gap:10px;margin:0 0 56px}
.qa-toc a{display:inline-block;padding:9px 16px;border:1px solid var(--m-line);border-radius:999px;font-size:14.5px;font-weight:500;color:var(--m-ink) !important;text-decoration:none;background:#fff}
.qa-toc a:hover{border-color:var(--m-ink)}
.qa-section{margin:0 0 64px;scroll-margin-top:150px}
.qa-section > h2{font-size:clamp(1.5rem,3vw,2rem) !important;margin:0 0 18px !important}
.authority-faq details.qa-item > summary h3{margin:0 !important;font-size:clamp(1.08rem,2vw,1.25rem) !important;line-height:1.35 !important;font-weight:600 !important}
.authority-faq details.qa-item > summary:hover h3{color:var(--m-muted)}
.authority-faq details.qa-item > p a{text-decoration:underline;text-underline-offset:2px;font-weight:600}