<!-- start Simple Custom CSS and JS -->
<style type="text/css">
.thd *{box-sizing:border-box;margin:0;padding:0}
.thd{--navy:#14293f;--navy2:#1d3a57;--teal:#2ba69b;--teal2:#218b81;--gold:#c99b3f;--gold2:#b0842f;
 --ink:#233240;--muted:#5f6f7a;--mint:#eef5f1;--mint2:#f6faf8;--line:#e4ece8;--cream:#faf7f0;--white:#fff;
 font-family:'Poppins','Segoe UI',Roboto,Arial,sans-serif;color:var(--ink);line-height:1.7;font-size:16px;-webkit-font-smoothing:antialiased}
.thd img{max-width:100%;display:block}
.thd a{color:inherit;text-decoration:none}
.thd .wrap{max-width:1180px;margin:0 auto;padding:0 24px}
.thd .narrow{max-width:840px;margin:0 auto}
.thd h1,.thd h2,.thd h3,.thd h4{font-family:'Poppins',sans-serif;color:var(--navy);line-height:1.2;letter-spacing:-.01em}
.thd h2{font-size:2.15rem;font-weight:700}
.thd h3{font-size:1.25rem;font-weight:700}
.thd p{color:var(--muted)}
.thd .sec{padding:76px 0}
.thd .kicker{display:inline-flex;align-items:center;gap:8px;font-weight:600;text-transform:uppercase;letter-spacing:2.5px;font-size:.74rem;color:var(--teal2);margin-bottom:14px}
.thd .kicker:before{content:"";width:26px;height:2px;background:var(--gold)}
.thd .head{max-width:680px}.thd .head.ctr{margin:0 auto;text-align:center}.thd .head.ctr .kicker:before{display:none}
.thd .head p{font-size:1.06rem;margin-top:10px}
.thd .btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;font-weight:600;font-size:1rem;padding:15px 28px;min-height:54px;border-radius:10px;border:2px solid transparent;cursor:pointer;transition:.18s;line-height:1.1;box-shadow:0 6px 18px rgba(20,41,63,.10)}
.thd .btn:hover{transform:translateY(-2px);box-shadow:0 12px 26px rgba(20,41,63,.18)}
.thd .b-gold{background:var(--gold);color:#2a2008;border-color:var(--gold)}.thd .b-gold:hover{background:var(--gold2)}
.thd .b-teal{background:var(--teal);color:#fff;border-color:var(--teal)}.thd .b-teal:hover{background:var(--teal2)}
.thd .b-white{background:#fff;color:var(--navy);border-color:#fff}.thd .b-white:hover{background:var(--mint)}
.thd .b-line{background:#fff;color:var(--navy);border-color:var(--line)}.thd .b-line:hover{border-color:var(--teal);color:var(--teal2)}
.thd .b-navy{background:var(--navy);color:#fff;border-color:var(--navy)}.thd .b-navy:hover{background:var(--navy2)}

/* top bar + header */
.thd .top{background:var(--navy);color:#cfe0dc;font-size:.84rem}
.thd .top .wrap{display:flex;justify-content:space-between;align-items:center;height:42px}
.thd .top b{color:#fff}.thd .top .g{color:var(--gold)}
@media(max-width:760px){.thd .top .hm{display:none}}
.thd .hdr{position:sticky;top:0;z-index:60;background:#fff;border-bottom:1px solid var(--line)}
.thd .hdr .wrap{display:flex;align-items:center;gap:22px;height:82px}
.thd .brand img{height:56px}
.thd .nav{display:flex;gap:26px;margin:0 auto;font-weight:500}
.thd .nav a{color:var(--navy);padding:8px 2px;position:relative}
.thd .nav a:after{content:"";position:absolute;left:0;right:100%;bottom:0;height:2px;background:var(--gold);transition:.2s}
.thd .nav a:hover:after,.thd .nav a.on:after{right:0}
.thd .nav a.on{color:var(--teal2)}
.thd .hcta{display:flex;gap:10px;align-items:center}
.thd .burger{display:none;flex-direction:column;gap:5px;cursor:pointer;padding:8px;margin-left:auto}
.thd .burger span{width:26px;height:3px;background:var(--navy);border-radius:2px}
.thd #hdnav{display:none}
@media(max-width:980px){
 .thd .nav{display:none;position:absolute;top:82px;left:0;right:0;background:#fff;flex-direction:column;gap:0;padding:6px 24px 16px;border-bottom:1px solid var(--line);box-shadow:0 14px 26px rgba(0,0,0,.08);margin:0}
 .thd .nav a{padding:13px 0;border-bottom:1px solid var(--line)}
 .thd #hdnav:checked~.hdr .nav{display:flex}.thd .burger{display:flex}.thd .hcta .b-line{display:none}}

/* HERO: centered, full-bleed image, overlapping stat card */
.thd .hero{position:relative;color:#fff;text-align:center;background:var(--navy)}
.thd .hero .bg{position:absolute;inset:0;overflow:hidden}
.thd .hero .bg img{width:100%;height:100%;object-fit:cover}
.thd .hero .bg:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,28,46,.72),rgba(15,28,46,.90))}
.thd .hero .wrap{position:relative;z-index:2;padding:82px 24px 118px}
.thd .hero .kicker{color:var(--gold);justify-content:center}.thd .hero .kicker:before{display:none}
.thd .hero h1{color:#fff;font-size:3.1rem;font-weight:800;max-width:900px;margin:0 auto 16px}
.thd .hero h1 em{color:var(--gold);font-style:normal}
.thd .hero p{color:#dbe6e3;font-size:1.16rem;max-width:620px;margin:0 auto 26px}
.thd .cta-row{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
.thd .hero .trust{display:flex;gap:22px;justify-content:center;flex-wrap:wrap;margin-top:24px;font-size:.9rem;color:#cfe0dc}
.thd .hero .trust b{color:#fff}.thd .hero .trust .st{color:var(--gold)}
@media(max-width:760px){.thd .hero h1{font-size:2.1rem}.thd .hero .wrap{padding:60px 24px 104px}}

/* overlapping stat card */
.thd .statcard{position:relative;z-index:5;margin-top:-64px}
.thd .statcard .box{background:#fff;border:1px solid var(--line);border-radius:16px;box-shadow:0 24px 50px rgba(20,41,63,.14);display:grid;grid-template-columns:repeat(4,1fr)}
.thd .statcard .s{padding:26px 20px;text-align:center;border-right:1px solid var(--line)}
.thd .statcard .s:last-child{border-right:none}
.thd .statcard .n{font-size:2rem;font-weight:800;color:var(--navy)}.thd .statcard .n span{color:var(--gold)}
.thd .statcard .l{font-size:.85rem;color:var(--muted)}
@media(max-width:720px){.thd .statcard .box{grid-template-columns:1fr 1fr}.thd .statcard .s:nth-child(2){border-right:none}.thd .statcard .s:nth-child(1),.thd .statcard .s:nth-child(2){border-bottom:1px solid var(--line)}}

/* accreditation strip */
.thd .accred{padding:30px 0;border-bottom:1px solid var(--line)}
.thd .accred .wrap{display:flex;align-items:center;justify-content:center;gap:34px;flex-wrap:wrap}
.thd .accred .lab{font-size:.78rem;text-transform:uppercase;letter-spacing:2px;color:var(--muted);font-weight:600}
.thd .accred img{height:44px;width:auto;opacity:.85;filter:saturate(.9)}
@media(max-width:600px){.thd .accred img{height:34px}}

/* two-col split */
.thd .split{display:grid;grid-template-columns:1fr 1fr;gap:52px;align-items:center}
@media(max-width:860px){.thd .split{grid-template-columns:1fr;gap:30px}}
.thd .split img{border-radius:16px;box-shadow:0 18px 44px rgba(20,41,63,.16);width:100%}
.thd .split h2{margin-bottom:14px}.thd .split p{margin-bottom:14px}
.thd .ticks{list-style:none;margin:16px 0}
.thd .ticks li{padding-left:30px;position:relative;margin-bottom:10px;color:var(--ink)}
.thd .ticks li:before{content:"✓";position:absolute;left:0;top:0;width:20px;height:20px;color:var(--teal2);font-weight:800}

/* BENTO services */
.thd .bento{display:grid;grid-template-columns:repeat(3,1fr);grid-auto-rows:1fr;gap:18px}
@media(max-width:900px){.thd .bento{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.thd .bento{grid-template-columns:1fr}}
.thd .bt{position:relative;border-radius:16px;overflow:hidden;border:1px solid var(--line);background:#fff;display:flex;flex-direction:column;transition:.18s;min-height:200px}
.thd .bt:hover{transform:translateY(-4px);box-shadow:0 20px 40px rgba(20,41,63,.14);border-color:transparent}
.thd .bt .ph{position:relative;height:150px;overflow:hidden;background:var(--navy)}
.thd .bt .ph img{width:100%;height:100%;object-fit:cover;transition:.4s}
.thd .bt:hover .ph img{transform:scale(1.06)}
.thd .bt .bd{padding:18px 20px 22px;flex:1;display:flex;flex-direction:column}
.thd .bt h3{font-size:1.12rem;margin-bottom:6px}.thd .bt p{font-size:.92rem;flex:1;margin-bottom:12px}
.thd .bt .go{color:var(--teal2);font-weight:600;font-size:.9rem}
/* feature tile spans 2 cols + 2 rows */
.thd .bt.feat{grid-column:span 2;grid-row:span 2;min-height:auto}
.thd .bt.feat .ph{height:100%;position:absolute;inset:0}
.thd .bt.feat .ph:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(15,28,46,.15),rgba(15,28,46,.9))}
.thd .bt.feat .bd{position:relative;z-index:2;justify-content:flex-end;color:#fff;padding:26px}
.thd .bt.feat h3{color:#fff;font-size:1.7rem}.thd .bt.feat p{color:#e7eeeb}
.thd .bt.feat .tag{display:inline-block;align-self:flex-start;background:var(--gold);color:#2a2008;font-weight:700;font-size:.72rem;text-transform:uppercase;letter-spacing:1px;padding:5px 12px;border-radius:20px;margin-bottom:10px}
.thd .bt.feat .go{color:#fff}
@media(max-width:560px){.thd .bt.feat{grid-column:span 1;grid-row:span 1;min-height:260px}}

/* property types band */
.thd .props{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
@media(max-width:860px){.thd .props{grid-template-columns:1fr 1fr}}@media(max-width:480px){.thd .props{grid-template-columns:1fr}}
.thd .prop{background:#fff;border:1px solid var(--line);border-top:3px solid var(--gold);border-radius:14px;padding:26px 22px}
.thd .prop .ic{font-size:1.7rem;margin-bottom:10px}
.thd .prop h3{font-size:1.12rem;margin-bottom:6px}.thd .prop p{font-size:.92rem}
.thd .prop .sub{display:block;margin-top:10px;font-size:.82rem;color:var(--teal2);font-weight:600}

/* common issues */
.thd .issues{display:grid;grid-template-columns:1fr 1fr;gap:14px 40px}
@media(max-width:760px){.thd .issues{grid-template-columns:1fr}}
.thd .issue{display:flex;gap:14px;padding:16px 0;border-bottom:1px solid var(--line)}
.thd .issue .ic{flex:none;width:44px;height:44px;border-radius:11px;background:var(--mint);color:var(--teal2);display:flex;align-items:center;justify-content:center;font-size:1.3rem}
.thd .issue b{color:var(--navy);display:block}.thd .issue span{font-size:.9rem;color:var(--muted)}

/* premium 3-step */
.thd .steps{display:grid;grid-template-columns:repeat(3,1fr);gap:30px;counter-reset:s}
@media(max-width:760px){.thd .steps{grid-template-columns:1fr}}
.thd .step{position:relative;padding-top:14px}
.thd .step .n{font-family:'Poppins';font-size:3.4rem;font-weight:800;color:var(--gold);opacity:.28;line-height:1}
.thd .step h3{margin:6px 0 6px}.thd .step p{font-size:.95rem}

/* reviews */
.thd .revs{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
@media(max-width:820px){.thd .revs{grid-template-columns:1fr}}
.thd .rev{background:#fff;border:1px solid var(--line);border-radius:16px;padding:28px 26px;position:relative}
.thd .rev .mark{font-family:Georgia,serif;font-size:3rem;color:var(--gold);opacity:.3;line-height:.6;height:22px}
.thd .rev .st{color:var(--gold);letter-spacing:2px;margin:6px 0 10px}
.thd .rev p{color:var(--ink);margin-bottom:16px}
.thd .rev .who{display:flex;align-items:center;gap:12px}
.thd .rev .av{width:44px;height:44px;border-radius:50%;background:var(--navy);color:#fff;display:flex;align-items:center;justify-content:center;font-weight:700}
.thd .rev .who b{color:var(--navy)}.thd .rev .who span{display:block;font-size:.82rem;color:var(--muted)}

/* suburb cards */
.thd .subs{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}
@media(max-width:820px){.thd .subs{grid-template-columns:repeat(2,1fr)}}@media(max-width:460px){.thd .subs{grid-template-columns:1fr}}
.thd .sub{display:flex;justify-content:space-between;align-items:center;background:#fff;border:1px solid var(--line);border-radius:12px;padding:15px 18px;font-weight:600;color:var(--navy);transition:.15s}
.thd .sub:hover{border-color:var(--teal);color:var(--teal2);transform:translateY(-2px)}
.thd .sub .ar{color:var(--gold);font-weight:800}

/* map + emergency */
.thd .mapbox{display:grid;grid-template-columns:1fr 340px;gap:26px;align-items:stretch}
@media(max-width:820px){.thd .mapbox{grid-template-columns:1fr}}
.thd .map{border-radius:16px;overflow:hidden;border:1px solid var(--line)}.thd .map iframe{display:block;width:100%;height:100%;min-height:340px;border:0}
.thd .emerg{background:var(--navy);color:#fff;border-radius:16px;padding:28px}
.thd .emerg h3{color:#fff}.thd .emerg ul{list-style:none;margin:14px 0 18px}.thd .emerg li{padding-left:24px;position:relative;margin-bottom:8px;font-size:.92rem;color:#cfe0dc}
.thd .emerg li:before{content:"✓";position:absolute;left:0;color:var(--gold);font-weight:800}

/* faq */
.thd .faq{max-width:900px;margin:0 auto}
.thd .faq details{border-bottom:1px solid var(--line);padding:6px 0}
.thd .faq summary{list-style:none;cursor:pointer;padding:16px 4px;font-weight:600;color:var(--navy);display:flex;justify-content:space-between;gap:14px;font-size:1.04rem}
.thd .faq summary::-webkit-details-marker{display:none}
.thd .faq summary:after{content:"+";color:var(--gold);font-size:1.5rem;font-weight:700;line-height:1}
.thd .faq details[open] summary:after{content:"3"}
.thd .faq .a{padding:0 4px 16px;color:var(--muted)}

/* prose (service/inner pages) */
.thd .prose h2{margin:30px 0 12px}.thd .prose h3{margin:20px 0 8px}.thd .prose p{margin-bottom:14px}
.thd .prose .note{background:var(--cream);border:1px solid #eadfc4;border-left:4px solid var(--gold);border-radius:12px;padding:18px 20px;color:var(--ink);margin:16px 0}
.thd .crumb{font-size:.85rem;color:#cfe0dc;margin-bottom:12px}.thd .crumb a{color:#fff}

/* CTA band */
.thd .cta{background:linear-gradient(120deg,var(--navy),var(--navy2));color:#fff;text-align:center}
.thd .cta h2{color:#fff}.thd .cta p{color:#cfe0dc;max-width:600px;margin:12px auto 24px}
.thd .band-cta{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}

/* footer */
.thd .ft{background:var(--navy);color:#aebfc9;font-size:.93rem}
.thd .ft .cols{display:grid;grid-template-columns:1.6fr 1fr 1fr 1.1fr;gap:32px;padding:58px 0 34px}
@media(max-width:820px){.thd .ft .cols{grid-template-columns:1fr 1fr}}@media(max-width:500px){.thd .ft .cols{grid-template-columns:1fr}}
.thd .ft h4{color:#fff;margin-bottom:15px;font-size:1.05rem}.thd .ft ul{list-style:none}.thd .ft li{margin-bottom:9px}.thd .ft a:hover{color:var(--gold)}
.thd .ft .lg{background:#fff;padding:9px 13px;border-radius:10px;display:inline-block;margin-bottom:12px}.thd .ft .lg img{height:46px}
.thd .ft .badges{display:flex;gap:10px;margin-top:12px;flex-wrap:wrap}.thd .ft .badges img{height:40px;background:#fff;padding:5px 8px;border-radius:7px}
.thd .ft .bot{border-top:1px solid rgba(255,255,255,.12);padding:16px 0;display:flex;justify-content:space-between;flex-wrap:wrap;gap:8px;font-size:.84rem;color:#8399a6}
.thd .mbar{display:none}
@media(max-width:760px){.thd .mbar{display:grid;grid-template-columns:1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:70}
 .thd .mbar a{padding:15px;text-align:center;font-weight:700;color:#fff}.thd .mbar a:first-child{background:var(--teal)}.thd .mbar a:last-child{background:var(--gold);color:#2a2008}.thd .ft{padding-bottom:60px}
 .thd .cta-row .btn,.thd .band-cta .btn{width:100%}}</style>
<!-- end Simple Custom CSS and JS -->
