/* Immobilien-BeamtenService – warm sand and sage editorial design */
/* Warm palette overrides are applied after the base rules below. */
.ibs-header{background:#faf8f3;border-bottom-color:#e5d9c9}.ibs-brand,.ibs-nav a{color:#594a3c!important}.ibs-brand small{color:#80664f}.ibs-mark{color:#91a68c}.ibs-nav .ibs-nav-cta{background:#80664f;color:#fff!important}.ibs-hero{background:linear-gradient(108deg,rgba(79,65,52,.95),rgba(126,105,82,.84)),url('https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=1800&q=75') center/cover}.ibs-kicker{color:#d8dfbd}.ibs-btn{background:#d7e3c9;color:#344433!important}.ibs-section h1,.ibs-section h2,.ibs-card h2,.ibs-card h3{color:#594a3c}.ibs-card{border-color:#e8dfd2}.ibs-card p{color:#5f5b50}.ibs-dark{background:linear-gradient(145deg,#a8bba3,#7f9a80)}.ibs-dark .ibs-card{background:#526b57;border-color:#7a947d}.ibs-footer{background:#655344}.ibs-footer p,.ibs-footer-bottom{color:#f0e8dd}.ibs-footer-bottom{border-top-color:#927c67}#kontakt.ibs-dark{background:linear-gradient(160deg,#faf8f3,#ede3d4)}#kontakt.ibs-dark h2,#kontakt.ibs-dark h3,#kontakt.ibs-dark .ibs-kicker,#kontakt.ibs-dark p,#kontakt.ibs-dark .ibs-contact-form label,#kontakt.ibs-dark .ibs-newsletter label{color:#594a3c}#kontakt .ibs-contact-form,#kontakt .ibs-newsletter{border-color:#e1d4c4}#kontakt .ibs-contact-form button,#kontakt .ibs-newsletter input[type=submit]{background:#80664f;color:#fff}
:root{--forest:#80664f;--leaf:#a8bba3;--cream:#faf8f3;--ink:#33332f}
*{box-sizing:border-box}html{scroll-behavior:auto}.ibs-dark,.ibs-dark h2,.ibs-dark h3,.ibs-dark .ibs-kicker,.ibs-dark .ibs-contact-form label,.ibs-dark .ibs-newsletter label{color:#fff}.ibs-dark a:not(.ibs-btn){color:#d7ffc6}.ibs-dark p{color:#f0f7ee}.ibs-contact-form select{display:block;width:100%;max-width:360px;padding:12px 15px;margin-top:6px;border:1px solid #b8c8bd;border-radius:9px;background:#fff;color:#203d30;font:inherit}.ibs-contact-form input,.ibs-contact-form textarea{color:#203d30;background:#fff}.ibs-newsletter p,.ibs-form-privacy{color:#f0f7ee!important}.ibs-newsletter{max-width:760px;margin-top:38px;padding:24px;border:1px solid rgba(255,255,255,.25);border-radius:16px;background:rgba(255,255,255,.07)}.ibs-newsletter input[type=email]{width:100%;max-width:460px;display:block;margin:6px 0 14px;padding:12px 15px;border-radius:9px;border:1px solid #b8c8bd}.ibs-newsletter input[type=submit]{border:0;border-radius:9px;padding:12px 22px;cursor:pointer}.ibs-newsletter label{display:block;margin:10px 0}.ibs-contact-form{max-width:760px;margin-top:26px}.ibs-contact-form label{display:block;font-weight:700;margin-bottom:14px}.ibs-contact-form input,.ibs-contact-form textarea{display:block;width:100%;padding:12px 15px;margin-top:6px;border:1px solid #b8c8bd;border-radius:9px;background:white;color:#203d30;font:inherit}.ibs-form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.ibs-form-privacy{font-size:14px;color:#d7e7d7}.ibs-form-privacy a{color:#fff;text-decoration:underline}.ibs-contact-form button{border:0;cursor:pointer}.ibs-trap{position:absolute;left:-9999px}@media(max-width:620px){.ibs-form-grid{grid-template-columns:1fr}}.ibs-hero .ibs-hero-layout{display:grid;grid-template-columns:minmax(0,1.12fr) minmax(0,.88fr);gap:clamp(24px,4vw,64px);align-items:center}.ibs-hero-copy{min-width:0}.ibs-hero-photo{border-radius:22px;overflow:hidden;box-shadow:0 24px 55px rgba(0,0,0,.22);line-height:0}.ibs-hero-photo img{width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;display:block}@media(max-width:780px){.ibs-hero .ibs-hero-layout{grid-template-columns:1fr}.ibs-hero-photo{max-width:640px;margin-top:10px}}body{margin:0;background:var(--cream);color:var(--ink);font-family:"Trebuchet MS",Arial,sans-serif;font-size:16px;line-height:1.65}a{color:#276b45}a:hover{text-decoration:underline}.ibs-wrap{max-width:1200px;margin:0 auto;padding-left:28px;padding-right:28px}.ibs-skip{position:absolute;left:-9999px}.ibs-skip:focus{left:10px;top:10px;z-index:999}.ibs-header{background:#fff;border-bottom:1px solid #e1e9e0;position:relative;z-index:5}.ibs-header-inner{min-height:91px;display:flex;align-items:center;justify-content:space-between;gap:24px}.ibs-brand{display:flex;align-items:center;gap:12px;color:#123d2b!important;font-size:18px;font-weight:800;letter-spacing:.6px;text-decoration:none!important;line-height:1.1}.ibs-brand-light{display:block;font-weight:600;font-size:15px;letter-spacing:1px}.ibs-brand small{display:block;color:#6e8475;font-size:10px;letter-spacing:.7px;margin-top:7px}.ibs-mark{font-size:38px;color:#79b84e}.ibs-nav{display:flex;align-items:center;gap:25px;flex-wrap:wrap}.ibs-nav a{text-decoration:none;color:#284334;font-size:14px;font-weight:700}.ibs-nav .ibs-nav-cta{background:#143d2d;color:#fff;padding:12px 18px;border-radius:6px}.ibs-hero{background:linear-gradient(108deg,rgba(7,37,26,.97),rgba(18,75,48,.93)),url('https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=1800&q=75') center/cover;color:#fff;padding:108px 0 100px}.ibs-hero h1{font:normal clamp(40px,5.4vw,73px)/1.11 Georgia,serif;max-width:800px;margin:22px 0;color:#fff}.ibs-hero p{font-size:20px;max-width:680px;color:#e6f0e7}.ibs-kicker{color:#8ac758;text-transform:uppercase;letter-spacing:2.5px;font-size:12px;font-weight:800}.ibs-btn{display:inline-block;background:var(--leaf);padding:14px 25px;border-radius:5px;text-decoration:none;color:#153422!important;font-weight:800;margin:18px 12px 0 0}.ibs-btn.secondary{border:1px solid #d9e9d9;background:transparent;color:#fff!important}.ibs-section{padding-top:80px;padding-bottom:80px}
/* Dezente interaktive Kacheln, ohne Layoutsprung */
.ibs-card{transition:transform .28s ease,box-shadow .28s ease,border-color .28s ease;will-change:transform}
@media (hover:hover) and (pointer:fine){.ibs-card:hover{transform:translateY(-8px);box-shadow:0 18px 38px rgba(20,58,39,.17);border-color:#a4d0ad}}
.ibs-card:focus-within{outline:2px solid #4a966a;outline-offset:3px}
@media (prefers-reduced-motion:reduce){.ibs-card{transition:none!important}.ibs-card:hover{transform:none!important}}.ibs-section h1,.ibs-section h2{font-family:Georgia,serif;line-height:1.2;color:#133e2b}.ibs-section h2{font-size:clamp(31px,3.2vw,45px)}.ibs-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;margin-top:32px}.ibs-card{background:#fff;border:1px solid #e5ebe3;border-radius:12px;padding:32px;box-shadow:0 12px 32px #1c44200c}.ibs-card h2,.ibs-card h3{font:normal 25px/1.25 Georgia,serif;color:#123c2a;margin:0 0 14px}.ibs-card a{text-decoration:none}.ibs-card p{color:#4d6455}.ibs-card-image{display:block;margin:-32px -32px 24px;overflow:hidden;border-radius:12px 12px 0 0}.ibs-featured{display:block;width:100%;height:195px;object-fit:cover}.ibs-dark{background:linear-gradient(145deg,#367c55 0%,#286c4b 100%);color:#fff}#kontakt.ibs-dark{background:linear-gradient(160deg,#f8fbf7 0%,#e7f2e9 100%);color:#294638}#kontakt.ibs-dark h2,#kontakt.ibs-dark h3,#kontakt.ibs-dark .ibs-kicker,#kontakt.ibs-dark p,#kontakt.ibs-dark .ibs-contact-form label,#kontakt.ibs-dark .ibs-newsletter label{color:#294638}#kontakt.ibs-dark .ibs-form-privacy,#kontakt.ibs-dark .ibs-newsletter p{color:#466454!important}#kontakt.ibs-dark a:not(.ibs-btn){color:#206b43}#kontakt .ibs-contact-form,#kontakt .ibs-newsletter{background:#fff;border:1px solid #dce8df;border-radius:18px;padding:clamp(22px,3vw,38px);box-shadow:0 16px 38px rgba(32,76,49,.08)}#kontakt .ibs-newsletter{max-width:760px}#kontakt .ibs-contact-form input,#kontakt .ibs-contact-form select,#kontakt .ibs-contact-form textarea,#kontakt .ibs-newsletter input[type=email]{background:#f5f8f5;border:1px solid #d2dfd5;color:#203d30}#kontakt .ibs-contact-form button,#kontakt .ibs-newsletter input[type=submit]{background:#37865b;color:#fff;border-radius:30px;padding:13px 27px;font-weight:700}#kontakt .ibs-newsletter{background:rgba(255,255,255,.12);border-color:rgba(255,255,255,.35)}.ibs-dark h2,.ibs-dark h3{color:#fff}.ibs-dark .ibs-card{background:#1c513c;border-color:#35684d}.ibs-dark .ibs-card p{color:#d6e5da}.ibs-note{font-size:13px;color:#718476}.ibs-article{max-width:900px;min-height:55vh}.ibs-article h1{font-size:clamp(35px,4vw,55px)}.ibs-post-content img{max-width:100%;height:auto}.ibs-footer{background:#0b3022;color:#e4efe6;padding:48px 0 20px}.ibs-footer-top{display:flex;justify-content:space-between;gap:24px}.ibs-footer p{color:#b8d0bf}.ibs-footer a{color:#e4efe6;margin-left:22px}.ibs-footer-bottom{border-top:1px solid #39624b;margin-top:26px;padding-top:19px;font-size:12px;color:#b8d0bf}
.ibs-guide{background:#f6f0e7}.ibs-guide-panel{display:grid;grid-template-columns:minmax(0,1.35fr) minmax(240px,.75fr);align-items:center;gap:clamp(24px,5vw,72px);padding:clamp(24px,5vw,64px);border:1px solid #e7d9c6;border-radius:16px;background:linear-gradient(120deg,#fcfaf6,#f2e8da)}.ibs-guide-copy h2{max-width:650px}.ibs-guide-copy p{max-width:600px}.ibs-guide-copy .ibs-btn{display:inline-block;margin:14px 0 8px;background:#80664f;color:white!important;text-decoration:none}.ibs-guide-fine{font-size:12px;color:#75695c}.ibs-guide-visual{min-height:320px;padding:34px 28px;display:flex;flex-direction:column;justify-content:space-between;box-shadow:10px 16px 28px rgba(73,53,35,.15);background:linear-gradient(145deg,#fdfbf7,#e9dccb);border:1px solid #d9c6af;transform:rotate(2deg);color:#40362d}.ibs-guide-label,.ibs-guide-cover-bottom{font-size:10px;letter-spacing:.16em;font-weight:700;color:#977a5d}.ibs-guide-cover-title{font-family:Georgia,serif;font-size:clamp(28px,3vw,42px);line-height:1.12}.ibs-guide-cover-sub{font-size:13px;line-height:1.6}.ibs-guide-cover-rule{height:1px;background:#b99c7a;width:68%}@media(max-width:760px){.ibs-guide-panel{grid-template-columns:1fr}.ibs-guide-visual{min-height:230px;max-width:350px;margin:8px auto 0;width:100%}}.ibs-guide-visual{overflow:hidden;position:relative;padding:28px 25px 18px;min-height:375px;gap:12px;justify-content:flex-start;transform:rotate(1.5deg);box-shadow:11px 15px 25px rgba(73,53,35,.15)}.ibs-guide-cover-title{font-size:clamp(25px,2.6vw,37px);line-height:1.14}.ibs-guide-cover-sub{font-size:12px}.ibs-guide-cover-rule{margin:0}.ibs-guide-cover-photo{position:relative;display:block;overflow:hidden;width:calc(100% + 50px);height:145px;margin:2px -25px 0;flex-shrink:0;background:#e4d8c8}.ibs-guide-cover-photo img{position:absolute;top:0;left:-100%;width:200%;max-width:none;height:100%;object-fit:cover;object-position:center;display:block}.ibs-guide-cover-bottom{padding-top:3px;font-size:9px}@media(max-width:760px){.ibs-guide-visual{min-height:345px;max-width:320px}.ibs-guide-cover-photo{height:135px}}/* Final warm palette overrides */
#ablauf.ibs-dark{background:linear-gradient(145deg,#eee3d3,#d8c6b1);color:#594a3c}#ablauf.ibs-dark h2,#ablauf.ibs-dark h3,#ablauf.ibs-dark .ibs-kicker,#ablauf.ibs-dark p{color:#594a3c}#ablauf.ibs-dark .ibs-card{background:#faf8f3;border-color:#d9c9b5}#ablauf.ibs-dark .ibs-card p{color:#5f5b50}
.ibs-header{background:#faf8f3}.ibs-brand,.ibs-nav a{color:#594a3c!important}.ibs-brand small{color:#80664f}.ibs-mark{color:#91a68c}.ibs-nav .ibs-nav-cta{background:#80664f;color:#fff!important}.ibs-hero{background:linear-gradient(108deg,rgba(79,65,52,.95),rgba(126,105,82,.84)),url('https://images.unsplash.com/photo-1600607687920-4e2a09cf159d?auto=format&fit=crop&w=1800&q=75') center/cover}.ibs-kicker{color:#d8dfbd}.ibs-btn{background:#d7e3c9;color:#344433!important}.ibs-section h1,.ibs-section h2,.ibs-card h2,.ibs-card h3{color:#594a3c}.ibs-card p{color:#5f5b50}.ibs-dark{background:linear-gradient(145deg,#a8bba3,#7f9a80)}.ibs-dark .ibs-card{background:#526b57;border-color:#7a947d}.ibs-footer{background:#655344}.ibs-footer p,.ibs-footer-bottom{color:#f0e8dd}#kontakt.ibs-dark{background:linear-gradient(160deg,#faf8f3,#ede3d4);color:#594a3c}#kontakt.ibs-dark h2,#kontakt.ibs-dark h3,#kontakt.ibs-dark .ibs-kicker,#kontakt.ibs-dark p,#kontakt.ibs-dark .ibs-contact-form label,#kontakt.ibs-dark .ibs-newsletter label{color:#594a3c}#kontakt .ibs-contact-form button,#kontakt .ibs-newsletter input[type=submit]{background:#80664f;color:#fff}#kontakt.ibs-dark .ibs-form-privacy,#kontakt.ibs-dark .ibs-newsletter p{color:#594a3c!important}#kontakt.ibs-dark a:not(.ibs-btn){color:#80664f}

/* Premium editorial hero: warm, seamless transition into architecture */
.ibs-hero-disclosure{position:absolute;bottom:12px;right:14px;z-index:2;padding:5px 9px;border-radius:5px;background:rgba(250,248,243,.9);color:#655544;font-size:11px;line-height:1.3;letter-spacing:.01em;max-width:85%;text-align:right}
@media(max-width:780px){.ibs-hero-disclosure{font-size:10px;bottom:8px;right:8px}}
/* Crop the right-hand architecture from the composed illustration: keep real HTML heading and clickable buttons on the left. */
.ibs-hero-designed{height:480px;overflow:hidden;position:relative}
.ibs-hero-designed img{display:block;width:200%!important;max-width:none!important;height:100%!important;aspect-ratio:auto!important;object-fit:fill!important;transform:translateX(-50%)}
@media(max-width:780px){.ibs-hero-designed{height:300px}.ibs-hero-designed img{width:200%!important;transform:translateX(-50%)}}
.ibs-hero{background:linear-gradient(110deg,#fcf8f1 0%,#f5ecdf 58%,#e9d9c4 100%)}
.ibs-hero h1{font-family:Georgia,serif;letter-spacing:-.035em;line-height:1.07;color:#413b34}
.ibs-hero .ibs-kicker{letter-spacing:.18em;text-transform:uppercase;color:#aa8058}
.ibs-hero .ibs-btn{background:#b58d61!important;color:#fff!important;border-color:#b58d61!important}
.ibs-hero .ibs-btn.secondary{background:transparent!important;color:#4b4136!important;border-color:#9f8e7b!important}
.ibs-mark{color:#b58d61!important}.ibs-card:focus-within{outline-color:#a88967}
@media(hover:hover) and (pointer:fine){.ibs-card:hover{border-color:#d1b89e;box-shadow:0 18px 38px rgba(87,67,48,.13)}}
.ibs-hero{background:linear-gradient(112deg,#faf8f3 0%,#f3ebdf 57%,#e7d8c6 100%);color:#594a3c}
.ibs-hero h1{color:#493b30}.ibs-hero p{color:#67594d}.ibs-hero .ibs-kicker{color:#94765a}.ibs-hero .ibs-btn{background:#80664f;color:#fff!important}.ibs-hero .ibs-btn.secondary{background:transparent;color:#594a3c!important;border-color:#bda993}
.ibs-hero-photo{position:relative;border-radius:0;box-shadow:none;overflow:hidden;-webkit-mask-image:linear-gradient(to right,transparent 0%,rgba(0,0,0,.75) 16%,#000 38%);mask-image:linear-gradient(to right,transparent 0%,rgba(0,0,0,.75) 16%,#000 38%)}
.ibs-hero-photo img{aspect-ratio:4/3;object-fit:cover}
@media(max-width:780px){.ibs-hero-photo{-webkit-mask-image:linear-gradient(to bottom,#000 0%,#000 82%,transparent 100%);mask-image:linear-gradient(to bottom,#000 0%,#000 82%,transparent 100%)}}

/* 2026 Premium navigation: desktop and mobile */
.ibs-header{position:relative;z-index:100;background:#faf8f3;box-shadow:0 4px 22px rgba(77,60,44,.055)}
.ibs-header-inner{min-height:96px;gap:26px}
.ibs-brand{flex:0 1 auto;min-width:0}
.ibs-brand img{max-width:min(100%,345px)!important}
.ibs-nav-desktop{flex-wrap:nowrap;gap:clamp(10px,1.5vw,24px)}
.ibs-nav-desktop>a:not(.ibs-nav-cta){position:relative;white-space:nowrap;font-size:14px;font-weight:750;letter-spacing:.01em;padding:12px 0;color:#493e34!important}
.ibs-nav-desktop>a:not(.ibs-nav-cta)::after{content:"";position:absolute;left:0;right:100%;bottom:5px;height:2px;background:#b18a62;transition:right .2s}
.ibs-nav-desktop>a:not(.ibs-nav-cta):hover::after,.ibs-nav-desktop>a:not(.ibs-nav-cta):focus-visible::after{right:0}
.ibs-nav-desktop .ibs-nav-cta{white-space:nowrap;background:#80664f!important;color:#fff!important;border-radius:999px;padding:13px 19px;box-shadow:0 5px 13px rgba(84,58,37,.12)}
.ibs-nav-desktop .ibs-nav-cta:hover{background:#634b37!important;text-decoration:none}
.ibs-mobile-menu{display:none}
@media(max-width:1050px){
.ibs-header-inner{min-height:76px;flex-direction:row!important;align-items:center!important;padding-top:12px!important;padding-bottom:12px!important;gap:14px}
.ibs-nav-desktop{display:none!important}
.ibs-brand img{width:clamp(180px,42vw,300px)!important}
.ibs-mobile-menu{display:block;position:relative;margin-left:auto;flex:0 0 auto}
.ibs-mobile-menu>summary{display:flex;align-items:center;justify-content:center;gap:9px;list-style:none;cursor:pointer;border:1px solid #d7c6b4;border-radius:12px;background:#fffaf4;color:#594a3c;padding:10px 15px;font-size:15px;font-weight:800;min-height:45px}
.ibs-mobile-menu>summary::-webkit-details-marker{display:none}
.ibs-menu-bars{font-size:23px;line-height:1}
.ibs-mobile-menu[open]>summary{background:#80664f;color:white;border-color:#80664f}
.ibs-mobile-links{position:absolute;right:0;top:calc(100% + 14px);width:min(340px,calc(100vw - 32px));padding:12px;background:#fffdf9;border:1px solid #e7dacb;border-radius:16px;box-shadow:0 18px 48px rgba(49,35,24,.19);display:flex;flex-direction:column;gap:2px}
.ibs-mobile-links a{display:block;text-decoration:none!important;color:#493e34!important;padding:13px 15px;border-radius:9px;font-size:16px;font-weight:700}
.ibs-mobile-links a:hover,.ibs-mobile-links a:focus-visible{background:#f2e9df}
.ibs-mobile-links .ibs-mobile-cta{margin-top:8px;text-align:center;background:#80664f;color:#fff!important;border-radius:11px}
}
@media(max-width:480px){.ibs-wrap{padding-left:16px;padding-right:16px}.ibs-brand img{width:clamp(170px,55vw,245px)!important}.ibs-mobile-menu>summary{padding:9px 11px}.ibs-mobile-links{right:-1px}}
@media(prefers-reduced-motion:reduce){.ibs-nav-desktop>a:not(.ibs-nav-cta)::after{transition:none}}
/* Ratgeber navigation */
.ibs-nav-ratgeber{position:relative;align-self:center;color:#493e34;font-size:14px;font-weight:750}
.ibs-nav-ratgeber>summary{cursor:pointer;list-style:none;padding:12px 4px;white-space:nowrap}
.ibs-nav-ratgeber>summary::-webkit-details-marker{display:none}
.ibs-nav-ratgeber>summary::after{content:" ▾";font-size:12px}
.ibs-ratgeber-dropdown{position:absolute;z-index:9999;top:100%;left:0;min-width:260px;background:#fffaf5;border:1px solid #e6d7c6;border-radius:12px;padding:8px;box-shadow:0 12px 30px rgba(62,42,25,.17)}
.ibs-ratgeber-dropdown a{display:block;padding:10px 12px;color:#493e34!important;font-size:14px;line-height:1.35;text-decoration:none;border-radius:7px}
.ibs-ratgeber-dropdown a:hover,.ibs-ratgeber-dropdown a:focus-visible{background:#f1e7da}
.ibs-mobile-ratgeber>summary{cursor:pointer;list-style:none;padding:12px 0;font-weight:750;color:#493e34}
.ibs-mobile-ratgeber>summary::after{content:" ▾"}
.ibs-mobile-ratgeber-links{display:grid;gap:3px;padding:4px 0 10px 12px}
.ibs-mobile-ratgeber-links a{display:block;padding:9px 8px;color:#493e34!important;text-decoration:none;font-size:14px;border-bottom:1px solid #eee1d3}


@media(max-width:900px){.ibs-header-inner{align-items:flex-start;flex-direction:column;padding-top:17px;padding-bottom:18px}.ibs-nav{gap:14px}.ibs-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}@media(max-width:620px){.ibs-wrap{padding-left:20px;padding-right:20px}.ibs-grid{grid-template-columns:1fr}.ibs-hero{padding:68px 0}.ibs-section{padding-top:52px;padding-bottom:52px}.ibs-nav a{font-size:12px}.ibs-footer-top{display:block}.ibs-footer a{margin:0 20px 0 0}}
@media(max-width:1050px){.ibs-header .ibs-header-inner{flex-direction:row!important;align-items:center!important;padding-top:12px!important;padding-bottom:12px!important}.ibs-header .ibs-nav-desktop{display:none!important}.ibs-header .ibs-mobile-menu{display:block}.ibs-header .ibs-mobile-links a{font-size:16px}}