/* BELAIRE REAL ESTATE UNDERWRITING ENGINE — theme */
:root {
  --navy: #0a1830;
  --navy2: #0e2142;
  --royal: #2456e0;
  --royal-lt: #4d7cfe;
  --gold1: #f6dd8f;
  --gold2: #d9a83c;
  --gold3: #8d610d;
  --white: #ffffff;
  --muted: #aebad4;
  --line: #22345c;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--navy);
  color: var(--white);
  font-family: "Segoe UI", "Helvetica Neue", Arial, sans-serif;
  font-size: 16px;           /* minimum 12pt */
  line-height: 1.55;
}
a { color: var(--gold1); }
a:hover { color: var(--gold2); }

/* ---------- header ---------- */
.site-header {
  background: linear-gradient(180deg, #060f22, var(--navy2));
  border-bottom: 3px solid transparent;
  border-image: linear-gradient(90deg, var(--gold3), var(--gold1), var(--gold3)) 1;
  position: sticky; top: 0; z-index: 50;
}
.header-inner {
  max-width: 1180px; margin: 0 auto; padding: 12px 20px;
  display: flex; align-items: center; gap: 18px; flex-wrap: wrap;
}
.logo { height: 56px; width: auto; display: block; }
.logo-link { display: inline-block; }
.title-block { flex: 1; min-width: 240px; }
.gold-title {
  margin: 0;
  font-size: 26px; letter-spacing: 1px;
  background: linear-gradient(180deg, var(--gold1) 20%, var(--gold2) 55%, var(--gold3) 90%);
  -webkit-background-clip: text; background-clip: text; color: transparent;
  filter: drop-shadow(0 1px 1px rgba(0,0,0,.6));
}
.subtitle { margin: 2px 0 0; color: var(--muted); font-size: 15px; }
.topnav { display: flex; align-items: center; gap: 10px; }
.nav-user { color: var(--gold1); font-size: 15px; }

/* ---------- buttons ---------- */
.btn {
  display: inline-block; padding: 10px 20px; border-radius: 8px;
  font-size: 16px; font-weight: 600; text-decoration: none; cursor: pointer;
  border: 1px solid transparent; transition: transform .08s ease;
}
.btn:hover { transform: translateY(-1px); }
.btn-gold {
  background: linear-gradient(180deg, var(--gold1), var(--gold2) 60%, var(--gold3));
  color: #1a1206; border-color: var(--gold3);
}
.btn-royal { background: var(--royal); color: #fff; }
.btn-royal:hover { background: var(--royal-lt); color: #fff; }
.btn-outline { background: transparent; color: var(--white); border-color: var(--line); }
.btn-outline:hover { border-color: var(--gold2); color: var(--gold1); }
.btn-lg { font-size: 18px; padding: 13px 30px; }

/* ---------- layout ---------- */
.page { max-width: 1180px; margin: 0 auto; padding: 24px 20px 60px; }
.hero { text-align: center; padding: 30px 10px 10px; }
.hero .gold-title { font-size: 32px; }
.hero-sub { color: var(--muted); max-width: 760px; margin: 10px auto 20px; font-size: 17px; }
.tool-nav { display: flex; gap: 12px; justify-content: center; flex-wrap: wrap; margin-bottom: 18px; }

.panel {
  background: linear-gradient(180deg, var(--navy2), #0b1a36);
  border: 1px solid var(--line); border-radius: 14px;
  padding: 26px; margin: 26px 0;
  box-shadow: 0 8px 30px rgba(0,0,0,.35);
}
.panel.narrow { max-width: 560px; margin: 40px auto; }
.panel.wide { max-width: 1180px; }
.panel .gold-title { font-size: 24px; margin-bottom: 4px; }
.panel-sub { color: var(--muted); margin-top: 0; }
.royal-h { color: var(--royal-lt); font-size: 18px; margin: 22px 0 10px;
           border-bottom: 1px solid var(--line); padding-bottom: 6px; }

/* ---------- tabs ---------- */
.tabs { display: flex; gap: 6px; flex-wrap: wrap; margin: 18px 0; }
.tab {
  background: #13264d; color: var(--white); border: 1px solid var(--line);
  padding: 10px 16px; border-radius: 8px 8px 0 0; font-size: 15px; cursor: pointer;
}
.tab.active { background: var(--royal); border-color: var(--royal-lt); font-weight: 700; }
.tabpage { display: none; }
.tabpage.active { display: block; }

/* ---------- forms ---------- */
.grid2 { display: grid; grid-template-columns: repeat(auto-fit, minmax(260px, 1fr)); gap: 14px 22px; }
label { display: block; font-size: 15px; color: var(--white); }
.inp {
  display: block; width: 100%; margin-top: 5px; padding: 10px 12px;
  font-size: 16px; color: #1a1a1a; background: #fff8e1;  /* yellow = input */
  border: 2px solid var(--gold2); border-radius: 8px;
}
.inp:focus { outline: none; border-color: var(--gold1); box-shadow: 0 0 0 3px rgba(217,168,60,.35); }
select.inp { background: #fff8e1; }
.auto { font-size: 13px; color: var(--gold1); font-weight: normal; }
.hint { color: var(--muted); font-size: 14px; }
.calc-line { font-size: 17px; margin-top: 16px; }
.calc-line strong { color: var(--gold1); }
.check { font-size: 15px; }
.check.ok { color: #7ee2a8; }
.check.warn { color: #ffb84d; }

/* ---------- tables ---------- */
.table-wrap { overflow-x: auto; }
table.results, table.budget { width: 100%; border-collapse: collapse; margin-top: 12px; font-size: 15px; }
table.results th, table.budget th {
  background: var(--royal); color: #fff; text-align: left;
  padding: 10px 12px; font-size: 15px;
}
table.results td, table.budget td {
  padding: 9px 12px; border-bottom: 1px solid var(--line); color: var(--white);
}
table.results tr:nth-child(even) td { background: rgba(36,86,224,.08); }
table.results td.num, table.budget td.num { text-align: right; font-variant-numeric: tabular-nums; }
table.budget input.cell-inp {
  width: 130px; padding: 7px 9px; font-size: 15px;
  background: #fff8e1; border: 2px solid var(--gold2); border-radius: 6px; color: #1a1a1a;
}
table.budget input.cell-txt {
  width: 200px; padding: 7px 9px; font-size: 15px;
  background: #fff8e1; border: 2px solid var(--gold2); border-radius: 6px; color: #1a1a1a;
}
#cf-chart { width: 100%; max-width: 640px; height: auto; margin-top: 18px;
            background: #0b1a36; border: 1px solid var(--line); border-radius: 10px; }

/* ---------- expandable amortization schedule ---------- */
.sched-wrap.collapsed #m-sched tbody tr.extra { display: none; }
#m-sched-toggle { margin-top: 12px; }

/* ---------- download box / banners / forms ---------- */
.dl-box { margin-top: 22px; padding: 18px; border: 1px dashed var(--gold2);
          border-radius: 10px; text-align: center; background: rgba(217,168,60,.06); }
.dl-note { margin: 0; font-size: 16px; }
.form label { margin-bottom: 14px; }
.banner { padding: 12px 16px; border-radius: 8px; margin: 14px 0; font-size: 16px; }
.banner.error { background: #4d1420; border: 1px solid #a33; color: #ffd9d9; }
.banner.success { background: #123f2a; border: 1px solid #2c7a4b; color: #c9f2d8; }

/* ---------- footer ---------- */
.site-footer { text-align: center; padding: 26px 16px; color: var(--muted);
               font-size: 14px; border-top: 1px solid var(--line); }
.disclaimer { font-size: 12px; color: #7c8aa8; }

@media (max-width: 640px) {
  .gold-title { font-size: 21px; }
  .hero .gold-title { font-size: 26px; }
  .panel { padding: 18px; }
}

/* ---------- account / admin ---------- */
.auth-card {
  background: rgba(36,86,224,.07);
  border: 1px solid var(--line); border-radius: 12px;
  padding: 22px;
}
.auth-card label { margin-bottom: 12px; }
.auth-card .btn { margin: 6px 8px 0 0; }
.admin-table-wrap { overflow-x: auto; margin-top: 16px; }
.admin-meta { color: var(--muted); font-size: 15px; }
.admin-actions { margin: 18px 0; display: flex; gap: 12px; flex-wrap: wrap; }