@font-face{font-family:Inter;src:url('./fonts/inter-latin.woff2') format('woff2');font-weight:100 900;font-style:normal;font-display:swap}
@font-face{font-family:Lora;src:url('./fonts/lora-latin.woff2') format('woff2');font-weight:400 700;font-style:normal;font-display:swap}
body{margin:0}
.roa-site{--roa-cream:#faf8f3;--roa-burgundy:#810c28;--roa-ink:#25262c;--roa-muted:#645c54;--roa-line:#ded2c1;--roa-taupe:#8b6652;background:var(--roa-cream);color:var(--roa-ink);font:400 18px/1.5 Inter,Arial,sans-serif;-webkit-font-smoothing:antialiased;overflow-wrap:break-word;min-width:320px}
.roa-site *,.roa-site *::before,.roa-site *::after{box-sizing:border-box}
.roa-site h1,.roa-site h2,.roa-site h3,.roa-site p{margin:0}
.roa-site h1,.roa-site h2,.roa-site h3{font-family:Lora,Georgia,serif;font-weight:500;color:var(--roa-burgundy);letter-spacing:-.045em}
.roa-site a{color:inherit;text-decoration:none}
.roa-site a:focus-visible,.roa-site button:focus-visible,.roa-site summary:focus-visible,.roa-site input:focus-visible,.roa-site select:focus-visible,.roa-site textarea:focus-visible{outline:3px solid #8b6652;outline-offset:5px}
.roa-site img{display:block;max-width:100%;height:auto}
.roa-site button,.roa-site input,.roa-site select,.roa-site textarea{font:inherit}
.roa-site button,.roa-site summary{cursor:pointer}
.roa-site button{border:0}
.roa-site [hidden]{display:none!important}
.roa-site .roa-skip-link{position:absolute;top:8px;left:8px;transform:translateY(-180%);background:white;padding:14px 22px;z-index:20;color:var(--roa-burgundy)}
.roa-site .roa-skip-link:focus{transform:translateY(0)}
.roa-header{min-height:clamp(102px,9.2vw,133px);padding:16px 3.7%;display:flex;align-items:center;justify-content:space-between;gap:32px;border-bottom:1px solid var(--roa-line);position:relative;z-index:5}
.roa-brand{width:clamp(240px,22.3vw,321px);flex-shrink:0}
.roa-brand img{width:100%;height:auto}
.roa-desktop-nav{display:flex;align-items:center;gap:clamp(28px,3vw,44px);margin-left:auto;margin-right:clamp(24px,7.4vw,108px);font-size:clamp(16px,1.5vw,21px)}
.roa-desktop-nav a{padding:12px 0}
.roa-desktop-nav a:hover,.roa-desktop-nav a[aria-current=page]{color:var(--roa-burgundy);text-decoration:underline;text-underline-offset:8px}
.roa-header-phone{display:flex;align-items:center;gap:12px;font-size:clamp(19px,1.9vw,27px);font-weight:650;white-space:nowrap}
.roa-header-phone svg{color:var(--roa-burgundy)}
.roa-header-phone:hover{color:var(--roa-burgundy)}
.roa-mobile-menu{display:none}
.roa-eyebrow{text-transform:uppercase;letter-spacing:.29em;font-size:clamp(13px,1.18vw,17px);line-height:1.5;color:var(--roa-taupe);font-weight:450}
.roa-hero{position:relative;min-height:clamp(620px,54.2vw,780px);display:flex;align-items:flex-start;isolation:isolate}
.roa-hero-image{position:absolute;inset:0;width:100%;height:100%!important;object-fit:cover;object-position:center;z-index:-1}
.roa-hero-content{padding:clamp(58px,5.1vw,74px) 3.8% 70px;width:100%}
.roa-hero h1{font-size:clamp(67px,6vw,86px);font-weight:600;line-height:.99;letter-spacing:-.058em;margin-top:23px;max-width:800px}
.roa-hero h1 span{display:block}
.roa-hero-description{font-size:clamp(21px,1.9vw,27px);line-height:1.45;margin-top:27px!important;max-width:610px;letter-spacing:-.025em}
.roa-hero-actions{display:flex;align-items:center;gap:clamp(25px,3vw,44px);margin-top:38px}
.roa-hero-actions>.roa-button{min-width:clamp(245px,24.5vw,352px)}
.roa-site .roa-button{display:inline-flex;align-items:center;justify-content:center;gap:18px;min-height:64px;padding:16px 32px;background:var(--roa-burgundy);color:#fff;border:1px solid var(--roa-burgundy);border-radius:9px;font:500 clamp(18px,1.65vw,24px)/1.25 Lora,Georgia,serif;text-align:center;transition:background .18s ease,transform .18s ease;text-decoration:none}
.roa-site .roa-button:hover{background:#63091f;transform:translateY(-2px)}
.roa-site .roa-text-link{display:inline-flex;align-items:center;gap:22px;color:var(--roa-burgundy);font:500 clamp(18px,1.65vw,24px)/1.4 Lora,Georgia,serif;min-height:48px}
.roa-text-link:hover{gap:29px;text-decoration:underline;text-underline-offset:6px}
.roa-text-link svg{flex-shrink:0}
.roa-hero-actions .roa-text-link{border-bottom:1px solid var(--roa-burgundy);font-size:clamp(20px,1.9vw,27px)}
.roa-hero-actions>.roa-button{font-size:clamp(20px,1.85vw,26px)}
.roa-service-paths{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));padding:32px 3.8%;border-top:1px solid var(--roa-line);border-bottom:1px solid var(--roa-line);min-height:250px}
.roa-service-path{display:grid;grid-template-columns:68px minmax(0,1fr);gap:22px;padding:16px 30px;color:var(--roa-burgundy)!important}
.roa-service-path:first-child{padding-left:10px}
.roa-service-path:last-child{padding-right:0}
.roa-service-path+.roa-service-path{border-left:1px solid var(--roa-line)}
.roa-service-icon{padding-top:3px}
.roa-service-path h2{font-size:clamp(20px,1.85vw,27px);font-weight:600;line-height:1.25;letter-spacing:-.04em;white-space:nowrap}
.roa-service-path p{color:var(--roa-ink);font-size:clamp(16px,1.35vw,19px);line-height:1.4;margin-top:12px;max-width:320px;letter-spacing:-.025em}
.roa-service-arrow{display:block;margin-top:16px;transition:transform .2s ease}
.roa-service-path:hover h2{text-decoration:underline;text-underline-offset:5px}
.roa-service-path:hover .roa-service-arrow{transform:translateX(7px)}
.roa-section{padding:clamp(60px,6vw,88px) 3.8%}
.roa-section h2{font-size:clamp(36px,4vw,57px);line-height:1.15}
.roa-approach{position:relative;overflow:hidden;padding-top:50px}
.roa-approach h2{margin-top:18px;position:relative;z-index:1;font-weight:600;font-size:clamp(36px,3.7vw,53px)}
.roa-approach-copy{max-width:850px;position:relative;z-index:1;font-size:clamp(19px,1.7vw,24px);line-height:1.45;margin-top:22px}
.roa-approach-copy p+p{margin-top:18px}
.roa-approach-copy .roa-text-link{margin-top:20px}
.roa-oak-engraving{position:absolute;right:-16px;top:2px;width:360px;opacity:.28;pointer-events:none}
.roa-process{list-style:none;padding:48px 0 0;margin:50px 0 0;border-top:1px solid var(--roa-line);display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:55px;position:relative}
.roa-step-number{font-size:14px;color:var(--roa-taupe);letter-spacing:.16em;display:block;margin-bottom:13px}
.roa-process h3{font-size:27px;line-height:1.3;margin-bottom:14px}
.roa-process p{max-width:340px;font-size:18px;color:var(--roa-muted)}
.roa-coverage{background:#f1ece3;display:grid;grid-template-columns:1fr 1fr;gap:10%;border-top:1px solid var(--roa-line);border-bottom:1px solid var(--roa-line)}
.roa-coverage h2{margin-top:20px;margin-bottom:25px}
.roa-coverage p:not(.roa-eyebrow){max-width:530px;font-size:20px;line-height:1.5}
.roa-coverage .roa-text-link{margin-top:25px}
.roa-counties{display:grid;grid-template-columns:1fr 1fr;align-content:center;gap:0 30px}
.roa-counties span{border-bottom:1px solid #d4c6b4;padding:16px 0;font-size:20px}
.roa-counties p{grid-column:1/-1;margin-top:24px;font-size:15px!important;color:var(--roa-muted)}
.roa-questions{display:grid;grid-template-columns:1fr 1.1fr;gap:9%}
.roa-section-intro h2{margin-top:20px;margin-bottom:24px}
.roa-section-intro>p:not(.roa-eyebrow){font-size:20px;max-width:400px}
.roa-section-intro .roa-text-link{margin-top:24px}
.roa-accordion details{border-bottom:1px solid var(--roa-line)}
.roa-accordion details:first-child{border-top:1px solid var(--roa-line)}
.roa-accordion summary{list-style:none;padding:24px 0;display:flex;align-items:center;justify-content:space-between;gap:20px;font-size:20px;font-weight:500}
.roa-accordion summary::-webkit-details-marker{display:none}
.roa-accordion summary svg{flex-shrink:0;color:var(--roa-burgundy)}
.roa-accordion details[open] summary svg{transform:rotate(45deg)}
.roa-accordion details p{padding:0 30px 26px 0;line-height:1.65;font-size:17px;color:var(--roa-muted)}
.roa-closing{background:var(--roa-burgundy);color:white;padding:72px 3.8%;display:flex;align-items:center;justify-content:space-between;gap:45px}
.roa-closing .roa-eyebrow{color:#e8c7b9}
.roa-closing h2{font-size:clamp(35px,3.5vw,50px);line-height:1.2;color:var(--roa-cream);margin-top:18px;margin-bottom:15px}
.roa-closing p:not(.roa-eyebrow){font-size:19px;color:#f2e1da}
.roa-site .roa-button-light{background:var(--roa-cream);color:var(--roa-burgundy);border-color:var(--roa-cream);flex-shrink:0}
.roa-site .roa-button-light:hover{background:#ede4d6}
.roa-footer{padding:60px 3.8% 24px;display:grid;grid-template-columns:1.2fr 1fr 1fr;gap:45px;font-size:16px}
.roa-footer-brand{display:block;max-width:260px;margin-bottom:20px}
.roa-footer p{color:var(--roa-muted);font-size:16px;line-height:1.7}
.roa-footer nav,.roa-footer-contact{display:flex;flex-direction:column;gap:12px;align-items:flex-start}
.roa-footer nav a,.roa-footer-contact a{padding:3px 0}
.roa-footer a:hover{color:var(--roa-burgundy);text-decoration:underline;text-underline-offset:4px}
.roa-footer-contact>a:first-child{font-size:23px;font-weight:550;color:var(--roa-burgundy)}
.roa-guide-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}
.roa-guide-card{display:flex;flex-direction:column;min-height:365px;padding:30px;background:#f1ece3;border:1px solid var(--roa-line);transition:transform .2s ease,box-shadow .2s ease}
.roa-guide-card:hover{transform:translateY(-4px);box-shadow:0 14px 30px #25262c12}
.roa-guide-card h2{font-size:30px;line-height:1.18;margin:18px 0 14px}
.roa-guide-card>p:not(.roa-eyebrow){font-size:17px;line-height:1.6;color:var(--roa-muted)}
.roa-guide-card>span{display:flex;align-items:center;gap:10px;margin-top:auto;color:var(--roa-burgundy);font-weight:600}
.roa-home-guides{display:grid;grid-template-columns:.8fr 1.2fr;gap:8%;background:#f1ece3}.roa-home-guide-links{border-top:1px solid var(--roa-line)}.roa-home-guide-links a{display:grid;grid-template-columns:1fr 2fr auto;align-items:center;gap:18px;padding:20px 0;border-bottom:1px solid var(--roa-line)}.roa-home-guide-links span{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--roa-burgundy)}.roa-home-guide-links strong{font-family:Lora,Georgia,serif;font-size:21px;font-weight:500}.roa-home-guide-links svg{color:var(--roa-burgundy)}
.roa-additional-services{background:#f1ece3}.roa-additional-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;margin-top:28px}.roa-additional-grid>div{padding:25px;background:#faf8f3;border:1px solid var(--roa-line)}.roa-additional-grid h3{font-size:22px;margin-bottom:12px}.roa-additional-grid p{font-size:16px;line-height:1.65;color:var(--roa-muted)}
.roa-resource-note{display:flex;justify-content:space-between;align-items:center;gap:30px;background:var(--roa-burgundy);color:#fff}
.roa-resource-note h2{margin:14px 0;font-size:38px}.roa-resource-note p:not(.roa-eyebrow){max-width:650px;color:#f4e9e5;font-size:18px;line-height:1.6}
.roa-editorial-note{font-size:14px!important;color:var(--roa-muted);border-top:1px solid var(--roa-line);padding-top:18px;margin-top:40px}
.roa-article{max-width:780px}.roa-article h1{font-size:clamp(42px,5vw,70px);line-height:1.08}.roa-article h2{max-width:760px}
.roa-footer-bottom{grid-column:1/-1;display:flex;justify-content:space-between;padding-top:24px;border-top:1px solid var(--roa-line);color:var(--roa-muted);font-size:13px}
.roa-page-heading{border-bottom:1px solid var(--roa-line);padding-top:80px;padding-bottom:70px}
.roa-page-heading h1{font-size:clamp(43px,5.2vw,75px);line-height:1.1;max-width:1040px;margin:24px 0}
.roa-page-heading>p:not(.roa-eyebrow){font-size:23px;line-height:1.55;max-width:880px}
.roa-page-heading>.roa-button{margin-top:32px}
.roa-service-directory h2{margin:20px 0 35px}
.roa-directory-row{display:flex;justify-content:space-between;align-items:center;gap:40px;border-top:1px solid var(--roa-line);padding:32px 0}
.roa-directory-row:last-child{border-bottom:1px solid var(--roa-line)}
.roa-directory-row h3{font-size:29px;letter-spacing:-.03em}
.roa-directory-row p{font-size:19px;max-width:800px;margin-top:9px;color:var(--roa-muted)}
.roa-directory-row svg{flex-shrink:0;color:var(--roa-burgundy)}
.roa-directory-row:hover h3{text-decoration:underline;text-underline-offset:6px}
.roa-content-layout{display:grid;grid-template-columns:minmax(0,1.6fr) minmax(260px,.8fr);gap:10%;align-items:start}
.roa-article section+section{margin-top:48px;padding-top:42px;border-top:1px solid var(--roa-line)}
.roa-article h2{font-size:35px;margin-bottom:22px;line-height:1.25}
.roa-article p,.roa-article li{font-size:19px;line-height:1.75}
.roa-article p+p{margin-top:18px}
.roa-article ul{padding-left:22px;margin-top:20px}
.roa-article li{padding-left:4px;margin-top:9px}
.roa-contact-aside{position:relative;background:#f1ece3;padding:42px 32px;overflow:hidden}
.roa-contact-aside>img{width:200px;margin:0 auto 10px;opacity:.45}
.roa-contact-aside .roa-eyebrow{font-size:11px;letter-spacing:.2em}
.roa-contact-aside h2{font-size:35px;margin-top:16px;margin-bottom:20px}
.roa-contact-aside p:not(.roa-eyebrow){font-size:17px;line-height:1.7}
.roa-aside-phone{display:block;font-size:24px;font-weight:550;color:var(--roa-burgundy)!important;margin:26px 0 14px}
.roa-contact-aside .roa-text-link{font-size:19px;gap:12px}
.roa-request{display:grid;grid-template-columns:1fr 1.1fr;gap:9%;align-items:start;padding-top:65px}
.roa-request h1{font-size:clamp(50px,5.3vw,76px);line-height:1.07;margin:23px 0 28px}
.roa-request-intro>p:not(.roa-eyebrow){font-size:20px;line-height:1.65;max-width:500px}
.roa-request-phone{display:inline-flex;gap:12px;align-items:center;color:var(--roa-burgundy)!important;font-size:27px;font-weight:550;margin:30px 0 15px}
.roa-request .roa-small-text{font-size:16px!important}
.roa-small-text a{text-decoration:underline!important;text-underline-offset:4px}
.roa-request-intro>img{width:290px;opacity:.4;margin:28px auto 0}
.roa-form-panel{padding:34px;background:#f1ece3;border:1px solid var(--roa-line)}
.roa-form-panel fieldset.roa-section{padding:0;border:0;margin:0}.roa-form-panel .roa-appraisal-form{font-size:16px}.roa-form-panel .roa-appraisal-form input:not([type=submit]):not([type=checkbox]):not([type=radio]),.roa-form-panel .roa-appraisal-form select,.roa-form-panel .roa-appraisal-form textarea{display:block;width:100%;min-height:48px;border:1px solid #b8aa98;border-radius:2px;background:#fffefa;color:var(--roa-ink);font:400 16px/1.4 Inter,Arial,sans-serif;padding:11px 12px;margin-top:7px;box-shadow:none}.roa-form-panel .roa-appraisal-form textarea{min-height:110px;resize:vertical}.roa-form-panel .roa-appraisal-form input[type=checkbox],.roa-form-panel .roa-appraisal-form input[type=radio]{accent-color:var(--roa-burgundy);margin-right:8px}.roa-form-panel .roa-appraisal-form label{display:block;margin-bottom:16px}.roa-form-panel .roa-appraisal-form .wpcf7-not-valid{border-color:var(--roa-burgundy)}.roa-form-panel .roa-appraisal-form .wpcf7-not-valid-tip{display:block;color:var(--roa-burgundy);font-size:13px;margin-top:5px}
.roa-form-panel .roa-grid.roa-grid-2,.roa-form-panel .roa-address-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 18px}.roa-form-panel .roa-grid.roa-grid-2>*:last-child:nth-child(odd){grid-column:1/-1}
.roa-preview-note{font-size:13px!important;line-height:1.55!important;color:var(--roa-muted);margin-bottom:23px!important;max-width:450px}
.roa-form-fields{display:grid;grid-template-columns:1fr 1fr;gap:23px 20px}
.roa-form-fields label{display:block;font-size:15px;font-weight:550;line-height:1.6}
.roa-form-fields label>span:not(.wpcf7-form-control-wrap){font-weight:400;font-size:12px;color:var(--roa-muted)}
.roa-field-wide{grid-column:1/-1}
.roa-site .roa-form-panel input:not([type=submit]):not([type=checkbox]):not([type=radio]):not([type=hidden]),.roa-site .roa-form-panel select,.roa-site .roa-form-panel textarea{display:block;width:100%;min-width:0;min-height:48px;border:1px solid #b8aa98;border-radius:2px;background:#fffefa;color:var(--roa-ink);font:400 16px/1.4 Inter,Arial,sans-serif;padding:11px 12px;margin-top:7px;box-shadow:none}
.roa-site .roa-form-panel textarea{resize:vertical;min-height:95px}
.roa-site .roa-form-panel input[aria-invalid=true]{border:2px solid var(--roa-burgundy)}
.roa-form-help{font-size:13px!important;line-height:1.6!important;color:var(--roa-muted);margin:23px 0!important}
.roa-quote-form>.roa-button{font-size:20px;width:100%}
.roa-field-error{display:block!important;font-size:13px!important;color:#8b112a!important;margin-top:9px}
.roa-inquiry-review{font-size:17px;line-height:1.6}
.roa-inquiry-review>svg{color:var(--roa-burgundy);margin-bottom:20px}
.roa-inquiry-review h2{font-size:34px;line-height:1.2;margin-bottom:20px}
.roa-inquiry-review dl{margin:25px 0;display:grid;grid-template-columns:1fr 2fr;gap:12px;border-top:1px solid var(--roa-line);padding-top:20px}
.roa-inquiry-review dt{font-size:14px;color:var(--roa-muted)}
.roa-inquiry-review dd{margin:0;overflow-wrap:anywhere}
.roa-edit-request{display:block;padding:12px 0;background:transparent!important;color:var(--roa-burgundy);text-decoration:underline;margin-top:16px}
.roa-site .wpcf7 form>p{margin:0}
.roa-site .wpcf7 .wpcf7-submit{width:100%;background:var(--roa-burgundy);color:white;border-radius:6px;padding:17px;font:500 21px Lora,Georgia,serif;cursor:pointer}
.roa-site .wpcf7-not-valid-tip{color:#8b112a;font-size:13px}
.roa-site .wpcf7-response-output{font-size:16px;margin:20px 0 0!important;padding:14px!important}
.roa-form-panel .roa-appraisal-form fieldset+fieldset{margin-top:30px}
.roa-form-panel .roa-appraisal-form legend{font:500 25px/1.3 Lora,Georgia,serif;color:var(--roa-burgundy);padding:0 0 14px;margin-bottom:20px;border-bottom:1px solid var(--roa-line);width:100%}
.roa-form-panel .roa-field{margin-bottom:20px}.roa-form-panel .roa-field label{font-size:14px;line-height:1.5;margin-bottom:0}
.roa-form-panel .roa-field label br,.roa-form-panel .roa-field p>br{display:none}.roa-form-panel .roa-field p{margin:0}
.roa-site .roa-form-panel input::placeholder,.roa-site .roa-form-panel textarea::placeholder{color:#766c63;opacity:1}
.roa-form-panel .roa-required{color:var(--roa-burgundy)}
.roa-form-panel .roa-form-intro,.roa-form-panel .roa-security-note{font-size:14px;line-height:1.65;margin-bottom:25px;color:var(--roa-muted)}
.roa-form-panel .roa-consent{font-size:14px;line-height:1.6;margin:16px 0}.roa-form-panel .roa-consent .wpcf7-list-item{margin:0}
.roa-form-panel .roa-consent label{display:flex;gap:10px;align-items:flex-start}
.roa-site .roa-form-panel input[type=checkbox],.roa-site .roa-form-panel input[type=radio]{flex:0 0 18px;display:inline-block;width:18px;height:18px;min-height:18px;padding:0;margin:3px 0 0;accent-color:var(--roa-burgundy)}
.roa-site main.roa-article{max-width:1000px;margin:0 auto;padding-top:65px;padding-bottom:65px}.roa-article-content>h2{margin-top:42px}.roa-article-content a{text-decoration:underline;text-underline-offset:4px}.roa-article-content+.roa-button{margin-top:30px}
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.roa-resource-note>.roa-button{background:var(--roa-cream);color:var(--roa-burgundy);border-color:var(--roa-cream)}
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