/* Mortgage Lending Utah — editorial design system */
:root{--color-burgundy-900:#391c2c;--color-burgundy-800:#562b3d;--color-burgundy-700:#71374d;--color-burgundy-600:#85475e;--color-burgundy-100:#eee2e6;--color-burgundy-50:#f8f0f3;--color-charcoal-900:#192d35;--color-charcoal-700:#35464c;--color-ink:#192d35;--color-ink-soft:#536169;--color-ink-muted:#657178;--color-cream:#f3f2ee;--color-warm-white:#fcfcfa;--color-line:#dce0db;--color-line-strong:#bac4c2;--max-width:1280px;--radius-sm:4px;--radius-md:6px;--radius-lg:8px;--shadow-sm:none;--space-9:6.5rem;--font-serif:Georgia,'Times New Roman',serif}
body{font-size:17px;background:var(--color-warm-white)}
h1,h2{font-family:var(--font-serif);font-weight:400;letter-spacing:-.045em;text-wrap:balance}h1{font-size:clamp(2.8rem,4.6vw,4.6rem);line-height:1.08}h2{font-size:clamp(2.2rem,3.4vw,3.4rem);line-height:1.13}h3{font-size:1.4rem;font-weight:500;letter-spacing:-.025em}h4{font-weight:600}em{font-weight:400}p{line-height:1.75}.eyebrow{font-size:.75rem;letter-spacing:.15em;font-weight:600;margin-bottom:1.3rem}.container{padding-inline:40px}.btn{border-radius:4px;font-weight:600;font-size:.9rem;padding:1rem 1.35rem;border-width:1px;white-space:normal;min-height:48px;gap:1.5rem}.btn-lg{padding:1.15rem 1.5rem;font-size:.94rem}.btn:hover{transform:none}.btn-secondary{border-color:#bac4c2}.quiet-link{display:inline-flex;align-items:center;gap:1rem;font-size:.92rem;font-weight:600;border-bottom:1px solid #91a1a3;padding:.4rem 0}.quiet-link:hover{color:var(--color-burgundy-700);border-color:currentColor}.section-heading{display:flex;justify-content:space-between;align-items:end;gap:3rem;margin-bottom:3.4rem}.section-heading>p{max-width:345px;color:var(--color-ink-soft);font-size:1rem}.card{box-shadow:none;padding:2rem;border-radius:6px}.card:hover{box-shadow:none}.card--link:hover{background:var(--color-cream);transform:translateY(-2px)}.section--charcoal .card--link:hover{background:#293d45!important}.card-icon{background:none;padding:0;justify-content:start;border-radius:0;border-bottom:1px solid var(--color-burgundy-700);font-family:var(--font-serif);font-weight:400}.badge{border-radius:3px}.section--burgundy{background:#243e46}.text-center .lede{max-width:65ch;margin-inline:auto}.lede{font-size:1.12rem}.section--cream{background:#f3f2ee}
.site-header{background:rgba(252,252,250,.97);border-bottom:1px solid #dde2de}.site-header .container{min-height:94px;gap:26px}.brand{font-size:.95rem;gap:12px;letter-spacing:-.02em;font-weight:600}.brand-mark{border-radius:0;background:transparent;color:var(--color-burgundy-700);font-family:Georgia,serif;font-weight:400;border:1px solid #b8a29c;width:42px;height:47px;display:flex;flex-direction:column;gap:0;font-size:1.3rem;line-height:1.1}.brand-mark span{font-family:Arial,sans-serif;font-size:.75rem;letter-spacing:.23em;margin-top:3px}.brand-sub{font-size:.75rem;letter-spacing:0;margin-top:4px}.main-nav ul{gap:26px}.main-nav a{font-size:.82rem;font-weight:500}.header-actions{gap:16px}.header-cta{font-size:.8rem;padding:.85rem 1rem}.lang-toggle{border:0;padding:.3rem;font-size:.8rem}.nav-toggle{border-radius:3px}.mobile-nav{top:94px}.dropdown{border-radius:4px}.main-nav a[aria-current="page"]{color:var(--color-burgundy-700);text-decoration:underline;text-underline-offset:6px}
.premium-hero{padding:36px 0 52px}.hero-layout{display:grid;grid-template-columns:1.02fr 1fr;gap:48px;align-items:center}.hero-copy{padding:30px 0 12px}.hero-copy h1{font-size:clamp(3rem,4.5vw,4.3rem);line-height:1.07;letter-spacing:-.045em}.hero-copy h1 em{color:var(--color-burgundy-700)}.hero-description{font-size:1.05rem;max-width:450px;color:var(--color-ink-soft);margin:25px 0 27px}.hero-copy .cta-row{gap:26px}.hero-small{font-size:.8rem;color:var(--color-ink-muted);margin-top:14px}.hero-person{display:flex;align-items:center;gap:12px;border-top:1px solid var(--color-line);margin-top:36px;padding-top:24px}.initials{display:grid;place-items:center;width:42px;height:42px;border-radius:50%;background:#eee7e2;color:#6f374b;font-family:Georgia,serif;font-size:1.1rem}.hero-person strong{display:block;font-size:.88rem;font-weight:600}.hero-person div>span{display:block;font-size:.75rem;color:var(--color-ink-muted)}.hero-person>a{margin-left:auto;font-size:.75rem;color:var(--color-burgundy-700)}.hero-photo{position:relative;height:615px;overflow:hidden;border-radius:150px 6px 6px 6px;background:#d9ddda}.hero-photo img{height:100%;width:100%;object-fit:cover;object-position:62% center}.hero-photo:after{content:'';position:absolute;inset:55% 0 0;background:linear-gradient(transparent,rgba(12,31,34,.8))}.hero-photo figcaption{position:absolute;bottom:35px;left:36px;right:20px;z-index:1;color:white}.hero-photo figcaption>span{font-family:Georgia,serif;font-size:2rem;letter-spacing:-.025em;display:block}.hero-photo small{font-size:.84rem;display:block;margin-top:8px;color:#f2f2eb}.trust-strip{border-block:1px solid var(--color-line);background:#f3f2ee}.trust-strip .container{display:flex;align-items:center;justify-content:space-between;gap:22px;min-height:72px;font-size:.76rem;color:#53636a}.trust-strip .container>span:first-child{font-weight:600;color:var(--color-ink)}
.number-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0}.number-item{padding:4px 40px 8px 0;display:flex;flex-direction:column}.number-item+.number-item{padding-left:40px;border-left:1px solid var(--color-line)}.section-number{font-size:.76rem;letter-spacing:.06em;text-transform:uppercase;color:var(--color-burgundy-700);font-weight:600}.number-item h3{font-family:Georgia,serif;font-size:2rem;line-height:1.2;margin:24px 0 18px}.number-item p{color:var(--color-ink-soft);font-size:.95rem;margin-bottom:26px}.inline-link{display:flex;justify-content:space-between;gap:15px;font-size:.83rem;font-weight:600;margin-top:auto}.number-item:hover .inline-link{color:var(--color-burgundy-700)}
.payment-section{background:#1d353e;color:white;padding:90px 0}.payment-layout{display:grid;grid-template-columns:1.1fr 1fr;gap:110px;align-items:center}.payment-section .eyebrow{color:#d5b5a7}.payment-section h2{color:#fff}.payment-section h2 em{color:#d9bcae}.payment-section p{color:#cfdbde;font-size:.97rem;max-width:455px;margin:23px 0 28px}.payment-section .btn{color:#263c43;background:#f3eee7}.tools-list>a{display:flex;justify-content:space-between;padding:20px 0;border-bottom:1px solid #5b6c72;font-size:1.08rem}.tools-list>a:hover{color:#dfb9a6}.tools-list small{font-size:.7rem;color:#c7b0a4;margin-right:17px}.tools-list>a:nth-child(4){font-size:.85rem;border-bottom:0}.tools-list p{font-size:.75rem;color:#b7c6cb;margin:20px 0 0}
.advisor-layout{display:grid;grid-template-columns:1fr 1.05fr;gap:100px;align-items:center}.advisor-note{background:#f0ebe5;padding:48px 45px;min-height:380px;border-top:2px solid #9a665c;display:flex;flex-direction:column;justify-content:space-between}.advisor-note .eyebrow{font-size:.75rem}.advisor-note blockquote{font-family:Georgia,serif;font-size:2.35rem;letter-spacing:-.03em;line-height:1.25;margin:18px 0 35px;color:#532d39}.advisor-signature{font-family:Georgia,serif;font-size:1.35rem}.advisor-signature span{display:block;font-family:Arial,sans-serif;font-size:.7rem;color:#655d5d;margin-top:8px;letter-spacing:.02em}.advisor-copy p{color:var(--color-ink-soft);font-size:1rem;margin:22px 0}.advisor-copy .quiet-link{margin-top:6px}
.path-section{background:#f3f2ee;border-block:1px solid var(--color-line)}.path-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.path-grid>a{background:#fcfcfa;border:1px solid var(--color-line);padding:30px;display:flex;flex-direction:column;position:relative;transition:border-color .2s}.path-grid>a:hover{border-color:#996774}.path-grid .section-number{font-size:.75rem}.path-grid h3{font-family:Georgia,serif;font-size:1.8rem;line-height:1.2;margin:28px 0 18px}.path-grid p{font-size:.92rem;color:var(--color-ink-soft);margin-bottom:24px}.path-grid>a>span:last-child{align-self:end;margin-top:auto}.path-bottom{display:flex;justify-content:space-between;gap:24px;margin-top:30px;align-items:center}.path-bottom p{font-size:.89rem;color:var(--color-ink-soft)}.article-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}.article-grid>a{padding-top:22px;border-top:1px solid #b7c3c3;display:flex;flex-direction:column}.article-label{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;color:var(--color-burgundy-700)}.article-grid h3{font-family:Georgia,serif;font-size:1.8rem;line-height:1.25;margin:24px 0 30px}.article-grid>a:hover h3{color:var(--color-burgundy-700)}
.final-cta{text-align:center;background:#ece7e2;padding:78px 0 85px}.final-cta h2{font-size:clamp(3rem,5vw,4.6rem)}.final-cta h2 em{color:#71374d}.final-cta p{color:var(--color-ink-soft);font-size:1rem;margin:22px 0 27px}.final-cta .cta-row{justify-content:center;gap:30px}.spanish-link{display:inline-block;margin-top:28px;font-size:.81rem;color:#66364b}.site-footer{padding-top:70px;background:#182c34}.footer-grid h4{font-weight:500;font-size:1rem}.footer-grid a,.footer-grid .text-sm{font-size:.82rem}.footer-legal,.footer-bottom{font-size:.76rem;color:#b7c3c8}.footer-grid{gap:40px}.footer-grid a{overflow-wrap:anywhere}
.calc-results{border-radius:6px;padding:36px;background:#1d353e}.calc-result-figure{font-family:Georgia,serif;font-weight:400;font-size:3rem}.calc-inputs{box-shadow:none;padding:36px}.form-hint,.disclaimer{font-size:.83rem}.choice-card{font-size:.92rem;border-radius:4px;position:relative}.choice-card:focus-within{outline:2px solid #71374d;outline-offset:3px}.choice-card input{width:1px;height:1px}.form-field.has-error{outline:2px solid #a33540;outline-offset:5px}.assessment-nav .btn{min-width:110px}.form-error{margin:20px 0;padding:14px;border-left:3px solid #a33540;background:#fcf0f0;color:#752a35}.section .hero-grid{gap:70px}.hero-art:empty{display:none}.simple-table{display:block;overflow:auto}.mobile-nav a:focus-visible,a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid #9a586c;outline-offset:5px}main>section:first-child:not(.premium-hero){padding-top:65px}main>section:first-child:not(.premium-hero) h1{max-width:1000px}
@media(min-width:1180px) and (max-width:1280px){.main-nav ul{gap:18px}.site-header .container{gap:15px}.header-actions{gap:12px}.brand{font-size:.85rem}.hero-layout{gap:32px}}
@media(max-width:1179px){.header-cta{display:inline-flex}.hero-layout{gap:35px}.hero-copy h1{font-size:3.45rem}.hero-person{flex-wrap:wrap}.hero-person>a{margin-left:54px}.payment-layout,.advisor-layout{gap:55px}.hero-photo{height:600px}}
@media(max-width:899px){.container{padding-inline:28px}.hero-layout{grid-template-columns:1fr 1fr;gap:26px}.hero-copy h1{font-size:2.9rem}.hero-photo{height:580px;border-top-left-radius:100px}.hero-photo figcaption{left:23px}.hero-photo figcaption>span{font-size:1.65rem}.hero-copy .cta-row{gap:15px}.hero-copy .btn{padding:1rem;font-size:.85rem}.hero-description{font-size:1rem}.section{padding-block:70px}.section-heading{align-items:start;gap:30px}.section-heading>p{max-width:270px}.number-item{padding-right:25px}.number-item+.number-item{padding-left:25px}.number-item h3{font-size:1.8rem}.payment-layout,.advisor-layout{gap:35px}.advisor-note{padding:30px}.advisor-note blockquote{font-size:2rem}.path-grid{gap:14px}.path-grid>a{padding:24px}.path-grid h3{font-size:1.5rem}.trust-strip .container{flex-wrap:wrap;justify-content:center;padding-block:20px;gap:12px 30px}.article-grid{gap:25px}.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.container{padding-inline:22px}.site-header .container{min-height:78px;gap:12px}.brand{font-size:.81rem;gap:9px}.brand-sub{font-size:.75rem}.brand-mark{width:34px;height:39px;font-size:1.1rem}.header-cta{display:none}.header-actions{gap:10px}.mobile-nav{top:78px}.hero-layout{grid-template-columns:1fr;gap:25px}.premium-hero{padding:12px 0 30px}.hero-copy{padding:22px 0 0}.hero-copy h1{font-size:clamp(2.65rem,10.4vw,4rem)}.hero-description{font-size:1rem;margin-top:22px;max-width:420px}.hero-copy .eyebrow{font-size:.75rem}.hero-person{margin-top:27px;padding-top:20px}.hero-person>a{margin-left:auto;font-size:.7rem}.hero-person div>span{font-size:.75rem}.hero-photo{height:360px;border-radius:90px 4px 4px 4px}.hero-photo img{object-position:center 58%}.hero-photo figcaption{bottom:26px}.hero-photo figcaption>span{font-size:1.7rem}.trust-strip .container{display:grid;grid-template-columns:1fr 1fr;gap:14px;font-size:.75rem;align-items:start}.section{padding-block:56px}.section-heading{display:block;margin-bottom:30px}.section-heading>p{max-width:100%;margin-top:22px}.section-heading>.quiet-link{margin-top:22px}.number-grid,.path-grid,.article-grid,.payment-layout,.advisor-layout{grid-template-columns:1fr}.number-item,.number-item+.number-item{padding:24px 0;border-left:0;border-bottom:1px solid var(--color-line)}.number-item h3{margin:17px 0 13px;font-size:1.9rem}.number-item h3 br{display:none}.number-item p{margin-bottom:20px}.number-item:last-child{border-bottom:0}.payment-section{padding-block:55px}.payment-layout{gap:32px}.advisor-layout{gap:38px}.advisor-note{min-height:320px;padding:30px}.advisor-note blockquote{font-size:2rem}.path-grid{gap:16px}.path-grid>a{padding:25px}.path-grid h3{font-size:1.8rem;margin:20px 0 12px}.path-grid p{margin-bottom:18px}.path-bottom{display:block}.path-bottom .quiet-link{margin-top:13px}.article-grid{gap:30px}.article-grid h3{margin:18px 0 20px;font-size:1.9rem}.final-cta{padding:58px 0}.final-cta .cta-row{gap:24px}.footer-grid{gap:30px 20px}.footer-grid>div:first-child{grid-column:1/-1}.site-footer{padding-top:45px}.footer-grid a{font-size:.78rem}.card{padding:25px}.calc-inputs,.calc-results{padding:25px}.section .hero-grid{gap:30px}.calc-result-figure{font-size:2.5rem}.grid-3,.grid-2{grid-template-columns:1fr}.text-center h2{font-size:2.2rem}.section-number{font-size:.75rem}main>section:first-child:not(.premium-hero){padding-top:42px}h1{font-size:2.7rem}.eyebrow{font-size:.75rem}}
@media(prefers-reduced-motion:no-preference){.hero-copy{animation:appear .6s ease both}.hero-photo{animation:appear .8s ease both}@keyframes appear{from{opacity:0;transform:translateY(12px)}to{opacity:1;transform:translateY(0)}}}
/* Keep honeypot fields out of layout despite full-width input styling. */
input.sr-only{position:absolute!important;width:1px!important;height:1px!important;padding:0!important;border:0!important;margin:-1px!important;overflow:hidden!important;clip:rect(0,0,0,0)!important}
.grid>*{min-width:0}.card p,.card h3{overflow-wrap:anywhere}.card-icon{width:auto;min-width:48px}

/* Supplied portrait kept at a compact size to respect its 100px source. */
.chad-avatar{width:42px;height:42px;border-radius:50%;object-fit:cover;flex-shrink:0}.chad-portrait{width:72px;height:72px;border-radius:50%;object-fit:cover;margin-bottom:16px}.advisor-signature .chad-portrait+span{margin-top:8px}