:root{--bg:#f5f6f2;--paper:#fff;--ink:#1f332c;--muted:#758077;--line:#e2e7df;--green:#214e3c;--lime:#d6e9b2;--gold:#dfbd77;--sidebar:248px;--radius:18px}*{box-sizing:border-box}body{margin:0;background:var(--bg);font-family:Inter,-apple-system,BlinkMacSystemFont,"Segoe UI",sans-serif;font-size:14px;color:var(--ink);line-height:1.5}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:wait;opacity:.55}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #bb952c;outline-offset:3px}a{color:var(--green)}button{border:0;background:none;color:inherit}svg{display:block}h1,h2,h3,p{margin-top:0}h1{font-size:36px;font-weight:600;letter-spacing:-1.6px;line-height:1.15;margin-bottom:12px}h2{font-size:19px;letter-spacing:-.4px;font-weight:600;margin:0}h3{font-size:15px;font-weight:600}small,.subtle{color:var(--muted)}.sidebar{width:var(--sidebar);position:fixed;inset:0 auto 0 0;padding:32px 23px 20px;background:#fafbf8;border-right:1px solid var(--line);display:flex;flex-direction:column;z-index:5}.brand{display:flex;gap:11px;align-items:center;text-decoration:none;color:var(--ink);margin-bottom:56px}.brand b{font-family:Georgia,serif;font-size:20px;font-weight:500;white-space:nowrap}.brand small{display:block;font-size:10px;margin-top:2px;letter-spacing:.4px}.brand-mark{font-family:Georgia,serif;font-size:41px;line-height:1;background:var(--green);border-radius:12px;color:white;width:43px;height:47px;text-align:center}.brand-mark span{color:var(--gold);margin-left:-5px}.nav-caption{font-size:10px;letter-spacing:1.8px;color:#8a9389;padding:0 12px;margin-bottom:14px}.nav-item{display:flex;align-items:center;gap:13px;padding:13px 14px;width:100%;text-align:left;margin-bottom:6px;border-radius:9px;font-size:13px;color:#627268;transition:background .2s}.nav-item span{font-size:21px;line-height:1;width:23px}.nav-item:hover{background:#ecf0e6}.nav-item.active{background:#e7eddf;color:var(--green);font-weight:650}.sidebar-note{margin:auto 0 30px;padding:18px 14px 4px;color:#44664f}.sidebar-note svg{width:120px;margin-bottom:16px}.sidebar-note b{font-family:Georgia,serif;font-size:20px;line-height:1.3;font-weight:400}.sidebar-note p{font-size:11px;line-height:1.8;color:#86917f;margin-top:12px}.admin-link{margin-top:12px}.sidebar-bottom{border-top:1px solid var(--line);padding-top:22px;font-size:9px;color:var(--muted);white-space:nowrap}.dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:#7c9c67;margin-right:5px}.page{margin-left:var(--sidebar)}.topbar{height:84px;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;align-items:center;padding:0 42px;font-size:12px}.breadcrumb{color:#8d968d}.breadcrumb span{margin:0 12px;color:#c2c8be}.breadcrumb b{font-weight:500;color:#536657}.topbar-right{display:flex;align-items:center;gap:23px;color:#7d877d}.location-pill{border:1px solid var(--line);padding:7px 14px;border-radius:22px;color:#536657;background:#fafbf8}main{max-width:1450px;margin:auto;padding:36px 42px 24px}.intro{display:flex;align-items:flex-end;justify-content:space-between;gap:18px;margin-bottom:27px}.eyebrow{font-size:10px;letter-spacing:2px;font-weight:650;color:#7f8e70;margin-bottom:10px;text-transform:uppercase}.intro p{color:var(--muted);font-size:13px;margin:0}.year-select{display:flex;align-items:center;background:white;border:1px solid var(--line);padding:6px;border-radius:11px;gap:7px;flex-shrink:0}.year-select select{border:0;background:transparent;font-size:14px;font-weight:650;color:var(--green);padding:6px 12px;cursor:pointer}.year-select button{width:27px;height:30px;border-radius:6px;font-size:19px}.year-select button:hover{background:var(--bg)}.live-badge{font-size:9px;border-radius:5px;padding:3px 6px;background:#edf3e2;color:#577840;font-weight:600;letter-spacing:.3px}.hero{border-radius:20px;background:#204b3b;color:#f8f9f0;display:grid;grid-template-columns:1.15fr 1fr;overflow:hidden;margin-bottom:22px;min-height:244px;position:relative}.hero-copy{padding:29px 33px;position:relative;z-index:1}.hero-label{font-size:12px;color:#cbd9c8;display:flex;gap:10px;align-items:center}.hero-label .live-badge{background:#42624c;color:#d8ebbe}.hero-amount{font-size:57px;letter-spacing:-2.7px;line-height:1.3;font-weight:450;margin:11px 0}.hero-amount span{font-size:28px;opacity:.6;margin-right:6px}.hero-bottom{display:flex;gap:19px;align-items:center;color:#c4d4c8;font-size:11px}.hero-bottom b{color:#eff4e5;font-weight:500}.hero-note{display:block;margin-top:14px;color:#a8c0ad;font-size:10px}.hero-scene{position:relative;display:flex;justify-content:center;align-items:center;background:linear-gradient(125deg,transparent,#1a4032);overflow:hidden}.hero-scene svg{position:absolute;width:100%;height:100%;opacity:.95}.scene-pill{position:absolute;top:22px;right:24px;background:#ffffff12;border:1px solid #ffffff16;border-radius:20px;padding:6px 12px;font-size:10px;color:#d7e2c8}.scene-caption{position:absolute;bottom:24px;right:28px;text-align:right;font-size:11px;color:#c1d3c3}.scene-caption b{display:block;color:#fff;font-weight:500;font-size:12px;margin-bottom:4px}.stats{display:grid;grid-template-columns:repeat(3,1fr);gap:16px;margin-bottom:28px}.stat{background:var(--paper);border:1px solid var(--line);border-radius:14px;padding:19px 22px}.stat-top{display:flex;align-items:center;justify-content:space-between;color:#7a867a;font-size:11px}.stat-icon{font-size:17px;color:#587e58}.stat-number{font-size:25px;letter-spacing:-.8px;margin:5px 0 2px;font-weight:550}.stat-number small{font-size:12px;letter-spacing:0;font-weight:400;margin-left:4px}.stat-foot{font-size:10px;color:#889184}.grid-main{display:grid;grid-template-columns:minmax(0,1.7fr) minmax(250px,1fr);gap:20px;margin-bottom:27px}.panel{border:1px solid var(--line);background:var(--paper);border-radius:var(--radius);padding:24px}.panel-heading{display:flex;align-items:flex-start;justify-content:space-between;gap:12px;margin-bottom:21px}.panel-heading p{font-size:11px;color:var(--muted);margin:5px 0 0}.legend{font-size:9px;white-space:nowrap;color:#829078;display:flex;gap:12px;align-items:center}.legend i{width:7px;height:7px;border-radius:2px;display:inline-block;margin-right:4px;background:#426c4a}.legend i.future{background:#dae5c9}.chart-wrap{display:flex;gap:8px;height:178px}.chart-y{display:flex;flex-direction:column;justify-content:space-between;font-size:9px;color:#9aa192;padding-bottom:25px;text-align:right;min-width:25px}.chart{display:grid;grid-template-columns:repeat(12,1fr);align-items:end;gap:9px;flex:1;min-width:0;background:repeating-linear-gradient(to top,transparent 0,transparent 49px,#eef1e9 50px);padding:0 4px}.bar-col{height:100%;display:flex;flex-direction:column;align-items:stretch;justify-content:flex-end;position:relative;min-width:0}.bar{background:#dce6cf;border-radius:5px 5px 0 0;position:relative;overflow:hidden;width:100%;min-height:0;transition:height .3s}.bar-used{position:absolute;bottom:0;left:0;right:0;background:#557849;border-radius:4px 4px 0 0}.bar-col.current .bar-used{background:#214e3c}.month-label{text-align:center;height:25px;flex-shrink:0;padding-top:8px;font-size:9px;color:#8d9785}.bar-col.current .month-label{font-weight:700;color:var(--green)}.chart-tooltip{opacity:0;pointer-events:none;position:absolute;bottom:calc(100% - 10px);left:50%;transform:translateX(-50%);background:var(--green);color:white;padding:6px 9px;border-radius:6px;white-space:nowrap;z-index:2;font-size:10px}.bar-col:hover .chart-tooltip,.bar-col:focus .chart-tooltip{opacity:1}.chart-summary{display:flex;justify-content:space-between;padding-top:18px;margin-top:16px;border-top:1px solid #edf0e8;font-size:11px;color:#879180}.chart-summary b{color:#3c5740;font-weight:550}.sun-panel{background:#f0f3e9;border-color:#e1e6d6;position:relative;overflow:hidden}.sun-graphic{height:77px;width:100%;margin:14px 0 0}.sun-times{display:flex;justify-content:space-between;gap:12px;padding:0 8px}.sun-times small{font-size:10px;display:block}.sun-times b{font-size:22px;font-weight:500;letter-spacing:-.7px;display:block}.sun-foot{border-top:1px solid #dce3d2;margin-top:19px;padding-top:15px;font-size:11px;display:flex;justify-content:space-between;color:#7e8a73}.section-heading{display:flex;justify-content:space-between;align-items:center;margin-bottom:14px;gap:12px}.section-heading p{font-size:11px;color:var(--muted);margin:4px 0 0}.text-button{font-size:11px;color:#597348;padding:5px 0;white-space:nowrap}.text-button:hover{text-decoration:underline}.houses{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.house{border:1px solid var(--line);border-radius:14px;background:white;padding:18px 19px;min-width:0}.house-top{display:flex;justify-content:space-between;align-items:center;margin-bottom:15px}.house-id{border-radius:8px;background:#edf1e7;font-size:13px;font-weight:650;letter-spacing:-.5px;width:34px;height:34px;display:grid;place-items:center}.house-top small{font-size:10px}.house-name{font-size:12px;color:#788372;white-space:nowrap;text-overflow:ellipsis;overflow:hidden}.house-price{font-size:28px;font-weight:550;letter-spacing:-1px;margin:2px 0 12px}.house-foot{padding-top:10px;border-top:1px solid #edf1e7;font-size:10px;color:#8a9481}.house-foot b{color:#536b46;font-weight:500}.notice{margin:20px 0;border:1px solid #e3e6d4;background:#f2f2e7;border-radius:10px;padding:12px 16px;color:#777c58;font-size:11px;line-height:1.7}.notice.warning{border-color:#e3c7a0;background:#fff6e8;color:#826039}.actions{display:flex;gap:9px;flex-wrap:wrap;align-items:center}.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;border:1px solid #dce2d4;padding:10px 15px;border-radius:9px;background:#fff;color:#4c6247;font-size:12px;font-weight:550;text-decoration:none}.btn:hover{background:#edf2e4}.btn.primary{background:var(--green);border-color:var(--green);color:white}.btn.primary:hover{background:#163e2e}.source-row{display:flex;justify-content:space-between;gap:20px;align-items:center;margin-top:24px}.source-row p{font-size:10px;color:#8a9481;max-width:55%;margin:0}.source-row a{color:#647e55}footer{max-width:1450px;margin:5px auto 0;padding:21px 42px 25px;display:flex;justify-content:space-between;font-size:10px;color:#939b8b}.footer-dot{padding:0 10px}.loading{padding:100px 20px;text-align:center;font-family:Georgia,serif;font-size:28px}.loading span{font-family:inherit;display:block;font-size:14px;color:var(--muted);margin-top:15px}.table-wrap{overflow-x:auto}table{border-collapse:collapse;width:100%;font-size:12px}th{text-align:left;font-size:10px;text-transform:uppercase;letter-spacing:.6px;font-weight:550;color:#8b9583;padding:13px 12px;border-bottom:1px solid var(--line);white-space:nowrap}td{padding:16px 12px;border-bottom:1px solid #edf0e7}th.num,td.num{text-align:right;font-variant-numeric:tabular-nums}tbody tr:last-child td{border-bottom:0}.row-button{font-weight:650;color:var(--green);text-decoration:underline;text-underline-offset:3px}.history-chart{display:grid;gap:17px;margin:24px 0 12px}.history-row{display:grid;grid-template-columns:50px 1fr 85px;gap:18px;align-items:center;font-size:12px}.history-track{height:30px;border-radius:5px;background:#f0f3ea;overflow:hidden}.history-fill{height:100%;border-radius:5px;background:#b9ce9b}.history-row.active .history-fill{background:#386344}.history-amount{text-align:right;font-weight:600}.history-summary{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-bottom:22px}.history-summary .stat-number{font-size:35px}.method-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px}.method-panel{margin-bottom:20px}.method-panel p{color:#6d7b68;font-size:13px;line-height:1.85}.method-panel h3{margin:20px 0 8px}.formula{background:#f0f4e8;padding:18px;border-radius:10px;text-align:center;font-size:18px;color:#335936;letter-spacing:-.5px;margin:15px 0}.specs{display:grid;grid-template-columns:1fr 1fr;gap:15px;margin-top:20px}.specs small{font-size:11px;display:block}.specs b{font-size:16px;font-weight:550}.status-chip{font-size:10px;display:inline-flex;padding:3px 8px;border-radius:20px;background:#edf3e4;color:#65844c;white-space:nowrap}.status-chip.warn{background:#fbefda;color:#9a733e}.panel+.panel{margin-top:20px}dialog{border:1px solid #dbe2d3;border-radius:20px;padding:0;max-width:780px;width:calc(100% - 32px);max-height:90vh;background:#fcfdf9;color:var(--ink);box-shadow:0 30px 100px #173e3240}dialog::backdrop{background:#11251c77;backdrop-filter:blur(3px)}.modal-head{display:flex;justify-content:space-between;align-items:center;padding:25px 28px 17px;border-bottom:1px solid var(--line)}.modal-head h2{font-size:22px}.close{font-size:26px;color:#7d8974;width:32px;height:32px}.modal-body{padding:24px 28px}.modal-body>p{color:#74816b;font-size:12px}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{display:flex;flex-direction:column;gap:6px;font-size:12px}.field input,.field select,.field textarea{border:1px solid #d8e0cf;background:white;border-radius:8px;padding:11px 12px;color:#2e4931;width:100%}.field textarea{resize:vertical;min-height:86px}.field small{font-size:10px}.span-2{grid-column:1/-1}.form-section{padding-top:24px;margin-top:20px;border-top:1px solid var(--line)}.form-section h3{margin-bottom:14px}.form-section p{color:#7b876f;font-size:11px}.modal-actions{display:flex;justify-content:space-between;gap:14px;align-items:center;margin-top:25px;flex-wrap:wrap}.error-text{color:#aa4d30;font-size:12px;margin-top:13px;min-height:18px}.check-field{display:flex;gap:8px;align-items:center;font-size:12px}.rate-row{display:grid;grid-template-columns:55px 1fr 1.3fr;gap:12px;align-items:center;margin-bottom:10px}.rate-row input{width:100%;border:1px solid #d8e0cf;border-radius:7px;padding:9px}.rate-row span:last-child{font-size:10px;color:#819174}.rate-row label{font-size:13px}.admin-subtitle{font-size:11px;color:#85927a;margin-top:5px}.copy-area{width:100%;height:240px;border:1px solid var(--line);border-radius:8px;padding:15px;font:12px monospace}#toast{position:fixed;bottom:25px;left:calc(50% + 80px);transform:translateX(-50%) translateY(20px);background:#244c37;color:white;padding:12px 20px;border-radius:10px;box-shadow:0 8px 30px #15342125;font-size:12px;opacity:0;pointer-events:none;transition:all .2s;z-index:30;max-width:85vw}#toast.show{opacity:1;transform:translateX(-50%) translateY(0)}.rounded-note{font-size:10px;color:#8c947f;margin-top:10px}.print-title{display:none}
@media(min-width:1600px){:root{--sidebar:270px}main{padding-top:48px}.hero{min-height:264px}.hero-copy{padding:34px 38px}}
@media(max-width:1150px){:root{--sidebar:208px}.sidebar{padding:26px 16px}.brand b{font-size:18px}.brand small{font-size:9px}.topbar{padding:0 26px}main{padding:28px 26px}.grid-main{grid-template-columns:1.5fr 1fr;gap:15px}.panel{padding:19px}.chart{gap:6px}.house{padding:15px}.hero-copy{padding:27px}.hero-amount{font-size:49px}.legend{gap:7px}.topbar-right>span:first-child{display:none}footer{padding-left:26px;padding-right:26px}}
@media(max-width:900px){:root{--sidebar:0px}.sidebar{position:static;width:100%;padding:18px 24px 0;display:block;border-right:0}.brand{margin:0 0 16px}.brand-mark{width:35px;height:38px;font-size:33px}.brand b{font-size:21px}.nav-caption,.sidebar-note,.sidebar-bottom{display:none}.sidebar nav{display:flex;gap:4px}.nav-item{width:auto;padding:10px 14px;margin:0;border-radius:9px 9px 0 0;font-size:12px}.nav-item span{font-size:18px;width:auto}.admin-link{position:absolute;right:18px;top:23px;padding:7px 10px}.admin-link span{font-size:19px}.topbar{height:55px;padding:0 24px}.page{margin:0}.topbar-right{gap:0}.location-pill{padding:4px 10px;font-size:10px}main{padding:25px 24px}.intro h1{font-size:31px}.hero{grid-template-columns:1.15fr 1fr}.hero-copy{padding:25px}.hero-amount{font-size:49px}.houses{gap:10px}.house-price{font-size:25px}#toast{left:50%}.brand small{font-size:10px}}
@media(max-width:620px){.sidebar{padding:17px 17px 0}.nav-item{padding:11px 10px;font-size:11px;gap:6px}.nav-item span{font-size:17px}.admin-link{right:8px;top:24px;font-size:11px}.topbar{padding:0 18px}.breadcrumb{font-size:10px}.breadcrumb span{margin:0 7px}main{padding:24px 17px 15px}.intro{align-items:flex-start;flex-direction:column;gap:18px}.intro h1{font-size:31px}.intro p{font-size:12px;max-width:300px}.year-select{align-self:flex-start;padding:3px;gap:4px}.hero{display:block;min-height:0;margin-bottom:14px}.hero-copy{padding:23px 25px 25px}.hero-amount{font-size:52px}.hero-note{max-width:230px;line-height:1.6}.hero-scene{height:145px;border-top:1px solid #ffffff12}.hero-scene svg{height:220px;width:65%;left:0;bottom:-17px}.scene-pill{top:16px;right:18px}.scene-caption{bottom:21px;right:19px}.stats{gap:8px;margin-bottom:20px}.stat{padding:14px 10px;border-radius:10px}.stat-top{font-size:9px;gap:3px}.stat-number{font-size:19px;letter-spacing:-.5px}.stat-number small{display:block;margin-left:0;font-size:10px}.stat-icon{display:none}.stat-foot{font-size:8px;line-height:1.5;margin-top:6px}.grid-main{grid-template-columns:1fr;gap:14px}.panel{padding:20px 17px}.panel-heading{margin-bottom:20px}.panel-heading h2{font-size:17px}.panel-heading p{font-size:10px}.legend{font-size:8px;gap:6px}.chart{gap:7px}.sun-graphic{height:65px;margin-top:0}.sun-times{padding:0 20px}.sun-times b{font-size:25px}.sun-foot{padding:13px 4px 0}.houses{grid-template-columns:1fr 1fr;gap:11px}.house{padding:17px}.house-price{font-size:28px}.section-heading h2{font-size:18px}.section-heading p{font-size:10px}.text-button{font-size:10px}.source-row{flex-direction:column;align-items:flex-start;gap:16px}.source-row p{max-width:100%}.actions .btn{font-size:11px;padding:9px 12px}.notice{font-size:10px}.history-summary,.method-grid{grid-template-columns:1fr;gap:12px}.history-summary .stat-number{font-size:30px}.history-row{grid-template-columns:40px 1fr 75px;gap:10px}.modal-head{padding:20px}.modal-body{padding:20px}.form-grid{grid-template-columns:1fr}.span-2{grid-column:auto}.rate-row{grid-template-columns:45px 1fr 1fr}.modal-actions{align-items:stretch;flex-direction:column}.modal-actions .actions{justify-content:flex-start}footer{font-size:9px;padding:18px;gap:10px}footer>span:last-child{display:none}}
@media(prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}
@media print{.sidebar,.topbar,footer,.actions,.text-button,.year-select,.hero-scene,dialog,#toast{display:none!important}.page{margin:0}body{background:white;font-size:11px;color:black}main{padding:0;max-width:none}.hero{background:#eff3e9!important;color:#173e32;display:block;min-height:auto;margin-bottom:15px}.hero-label,.hero-bottom,.hero-bottom b,.hero-note{color:#355e44!important}.hero-copy{padding:18px}.hero-amount{font-size:38px}.hero-copy .live-badge{display:none}.stats{margin-bottom:15px}.grid-main{display:block}.sun-panel{display:none}.panel{break-inside:avoid}.houses{grid-template-columns:repeat(4,1fr)}.house{padding:10px}.house-price{font-size:22px}.notice{background:white;font-size:10px}.intro{margin-bottom:12px}.intro h1{font-size:24px}.source-row p{max-width:100%}.method-grid{display:block}a{text-decoration:none}.bar,.bar-used,.history-fill{print-color-adjust:exact;-webkit-print-color-adjust:exact}}

/* Annual settlements share the dashboard's cards and responsive grid. */
.settlement{margin-top:24px}.settlement .houses{padding:0 24px 24px}.payment-reference{font-size:12px;color:var(--muted);overflow-wrap:anywhere}.payment-actions{display:flex;flex-direction:column;align-items:flex-start;gap:12px;margin-top:18px}.payment-house .btn{max-width:100%;white-space:normal}.settlement-foot{padding:0 24px 24px;display:flex;gap:24px;flex-wrap:wrap}.payment-check{margin-top:20px}.settlement .panel-heading>p{max-width:55ch}
@media(max-width:600px){.settlement .houses{padding:0 16px 16px}.settlement-foot{padding:0 16px 16px}.settlement .panel-heading{align-items:flex-start;gap:12px}.payment-house{min-width:0}}

.settlement-summary{margin:0 24px 24px}@media(max-width:600px){.settlement-summary{margin:0 16px 16px}}

.payment-view .sidebar{display:none}.payment-view .page{margin-left:0}.payment-view main{max-width:1000px;margin:auto;width:100%;box-sizing:border-box}.payment-view .topbar{position:static}.payment-page-panel{padding:32px}.payment-amount{font-size:56px;font-weight:600;color:var(--green)}.transfer-grid{display:grid;grid-template-columns:minmax(0,1fr) 260px;gap:40px;margin:28px 0}.transfer-row{display:flex;justify-content:space-between;align-items:center;gap:16px;border-bottom:1px solid #e0e5dc;padding:16px 0}.transfer-row small{display:block;color:var(--muted);margin-bottom:6px}.transfer-row b{display:block;overflow-wrap:anywhere}.transfer-details>.btn{margin-top:24px}.transfer-qr{display:flex;flex-direction:column;align-items:center;gap:12px;text-align:center}.transfer-qr img{background:white;max-width:100%;height:auto}.transfer-qr p{font-size:13px;line-height:1.6;color:var(--muted)}
@media(max-width:650px){.transfer-grid{grid-template-columns:1fr;gap:28px}.payment-page-panel{padding:22px}.payment-amount{font-size:44px}.transfer-row .btn{padding:8px 10px}.payment-view .topbar .location-pill{display:none}}