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frontend: surface FlutIQ Edge as a subtle below-trust-bar callout +

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	<!doctype html>
	<html lang="en" data-variant="__INFERENCE_BACKEND__">
	<head>
	<meta charset="utf-8" />
	<meta name="viewport" content="width=1280" />
	<title>FlutIQ — flood risk advisor</title>
	<link rel="preconnect" href="https://fonts.googleapis.com">
	<link rel="preconnect" href="https://fonts.gstatic.com" crossorigin>
	<link href="https://fonts.googleapis.com/css2?family=DM+Sans:opsz,wght@9..40,300;9..40,400;9..40,500;9..40,600;9..40,700&family=JetBrains+Mono:wght@400;500;600&family=Instrument+Serif:ital@0;1&display=swap" rel="stylesheet">
	<link rel="stylesheet" href="https://unpkg.com/leaflet@1.9.4/dist/leaflet.css" integrity="sha256-p4NxAoJBhIIN+hmNHrzRCf9tD/miZyoHS5obTRR9BMY=" crossorigin=""/>
	<script src="https://unpkg.com/leaflet@1.9.4/dist/leaflet.js" integrity="sha256-20nQCchB9co0qIjJZRGuk2/Z9VM+kNiyxNV1lvTlZBo=" crossorigin=""></script>
	<style>
	:root {
	--bg: #F6F4EE;
	--surface: #FFFFFF;
	--ink: #161616;
	--ink-2: #3A3A3A;
	--ink-3: #6B7280;
	--ink-4: #9CA3AF;
	--line: rgba(22,22,22,0.10);
	--line-2: rgba(22,22,22,0.06);
	--accent: #2B6FD4;
	--accent-2: #6FA8DD;
	--accent-soft: #E6EFF8;
	--teal: #0F8A6A;
	--teal-soft: #DDF1E9;
	--amber: #D4881E;
	--amber-soft: #FAEED4;
	--coral: #EE6A3D;
	--coral-soft: #FCE2D5;
	--purple: #6E5FD8;
	--purple-soft: #ECE9F9;
	--pink: #E84F86;
	--pink-soft: #FCE2EB;
	--lemon: #F2D24A;
	--lemon-soft: #FBF1C7;
	--map-bg: #EAF1F0;
	--map-water: #BFD7E8;
	--map-park: #D4E5C8;
	--map-road: #F8F5EE;
	--map-stroke: rgba(22,22,22,0.14);
	}

	/* FlutIQ Edge variant — Ollama / on-device inference. Green accent
	palette signals "running locally" at a glance. The four hardcoded
	gradient stops below mirror the blue gradients elsewhere in the
	stylesheet, just shifted to a teal-green family. */
	html[data-variant="ollama"] {
	--accent: #0F8A6A;
	--accent-2: #4FB793;
	--accent-soft: #DDF1E9;
	}
	html[data-variant="ollama"] .wordmark .glyph {
	background: radial-gradient(circle at 30% 25%, #A8E0CC 0%, var(--accent) 55%, #074C3A 100%);
	}
	html[data-variant="ollama"] .droplet {
	background: radial-gradient(circle at 32% 28%, #BFE8D5 0%, var(--accent) 55%, #074C3A 100%);
	}
	html[data-variant="ollama"] .search-submit {
	background: linear-gradient(135deg, var(--accent) 0%, #074C3A 100%);
	}
	html[data-variant="ollama"] .center-pin {
	background: radial-gradient(circle at 30% 25%, #BFE8D5 0%, var(--accent) 55%, #074C3A 100%);
	}

	body::before {
	content: ""; position: fixed; inset: 0; pointer-events: none; z-index: 0;
	background:
	radial-gradient(700px 500px at 6% 8%, rgba(43,111,212,0.05), transparent 60%),
	radial-gradient(600px 420px at 96% 92%, rgba(15,138,106,0.05), transparent 60%);
	}
	body.dark::before {
	background:
	radial-gradient(700px 500px at 6% 8%, rgba(111,168,221,0.10), transparent 60%),
	radial-gradient(600px 420px at 96% 92%, rgba(79,184,154,0.10), transparent 60%);
	}
	#app { position: relative; z-index: 1; }
	* { box-sizing: border-box; }
	html, body { margin: 0; padding: 0; background: var(--bg); color: var(--ink); font-family: 'DM Sans', system-ui, sans-serif; -webkit-font-smoothing: antialiased; }
	body { min-height: 100vh; }
	::selection { background: var(--accent); color: #fff; }
	button { font-family: inherit; }
	.mono { font-family: 'JetBrains Mono', ui-monospace, monospace; font-feature-settings: "ss01"; }
	.serif { font-family: 'Instrument Serif', Georgia, serif; }

	#app { min-height: 100vh; display: flex; flex-direction: column; }
	.app-chrome {
	height: 52px;
	border-bottom: 0.5px solid var(--line);
	display: flex; align-items: center; justify-content: space-between;
	padding: 0 24px;
	background: var(--surface);
	position: sticky; top: 0; z-index: 30;
	}
	.wordmark { display: flex; align-items: center; gap: 10px; font-weight: 500; letter-spacing: -0.01em; }
	.wordmark .glyph {
	width: 26px; height: 26px; border-radius: 50%;
	background: radial-gradient(circle at 30% 25%, #9CC9FF 0%, var(--accent) 55%, #1A4FA0 100%);
	box-shadow: inset 0 -4px 6px rgba(0,0,0,0.18), 0 2px 6px rgba(43,111,212,0.35);
	display: grid; place-items: center; color: #fff;
	font-family: 'Instrument Serif', serif; font-size: 14px; font-style: italic; font-weight: 500;
	position: relative;
	animation: bob 4s ease-in-out infinite;
	}
	.wordmark .glyph::after {
	content: ""; position: absolute; top: 4px; left: 6px;
	width: 6px; height: 4px; border-radius: 50%;
	background: rgba(255,255,255,0.85); filter: blur(0.4px);
	}
	@keyframes bob { 0%,100% { transform: translateY(0) rotate(-2deg); } 50% { transform: translateY(-2px) rotate(2deg); } }
	.chrome-meta { display: flex; align-items: center; gap: 16px; font-size: 12px; color: var(--ink-3); }
	.chrome-meta .pill { display: inline-flex; align-items: center; gap: 6px; padding: 4px 9px; border: 0.5px solid var(--line); border-radius: 999px; background: transparent; color: inherit; cursor: pointer; }
	.chrome-meta .pill.static { cursor: default; }
	.chrome-meta .pill.active { background: var(--accent-soft); border-color: var(--accent); color: var(--accent); }
	.chrome-meta .dot { width: 6px; height: 6px; border-radius: 50%; background: var(--teal); }
	.chrome-meta .icon-btn { display: inline-grid; place-items: center; width: 28px; height: 28px; border-radius: 8px; border: 0.5px solid var(--line); background: var(--surface); color: var(--ink-3); cursor: pointer; }
	.chrome-meta .icon-btn:hover { color: var(--ink); border-color: var(--ink-3); }

	.screen { animation: fade 320ms ease both; }
	@keyframes fade { from { opacity: 0; transform: translateY(4px); } to { opacity: 1; transform: none; } }
	@keyframes pulseSoft { 0%,100% { opacity: 1; } 50% { opacity: 0.35; } }
	@keyframes shimmer { 0% { transform: translateX(-100%); } 100% { transform: translateX(100%); } }
	@keyframes barFill { from { width: 0; } }

	.search-wrap { flex: 1; display: grid; place-items: center; padding: 64px 24px 96px; position: relative; }
	.search-card { width: 100%; max-width: 720px; position: relative; z-index: 2; }

	.mascot-cluster { position: absolute; pointer-events: none; }
	.mascot-cluster.tl { top: 80px; left: 8%; }
	.mascot-cluster.tr { top: 120px; right: 6%; }
	.mascot-cluster.br { bottom: 60px; right: 12%; }
	.droplet {
	width: 44px; height: 56px;
	background: radial-gradient(circle at 32% 28%, #BCDBFF 0%, var(--accent) 55%, #1A4FA0 100%);
	border-radius: 50% 50% 50% 50% / 60% 60% 40% 40%;
	transform: rotate(-8deg);
	box-shadow: inset 0 -8px 10px rgba(0,0,0,0.18), 0 8px 22px rgba(43,111,212,0.28);
	position: relative;
	animation: floaty 6s ease-in-out infinite;
	}
	.droplet::before {
	content: ""; position: absolute; top: 8px; left: 10px;
	width: 10px; height: 14px; border-radius: 50%;
	background: rgba(255,255,255,0.7); filter: blur(0.5px);
	transform: rotate(-15deg);
	}
	.droplet .eyes { position: absolute; bottom: 16px; left: 0; right: 0; display: flex; justify-content: center; gap: 6px; }
	.droplet .eye { width: 5px; height: 7px; border-radius: 50%; background: #1A1F2E; animation: blink 5s infinite; }
	.droplet .smile { position: absolute; bottom: 8px; left: 50%; transform: translateX(-50%); width: 10px; height: 5px; border-bottom: 1.5px solid #1A1F2E; border-radius: 0 0 50% 50%; }
	.droplet.sm { transform: rotate(-8deg) scale(0.55); animation-delay: -1.5s; }
	.droplet.xs { transform: rotate(8deg) scale(0.4); animation-delay: -3s; }
	@keyframes floaty { 0%,100% { translate: 0 0; } 50% { translate: 0 -10px; } }
	@keyframes blink { 0%, 92%, 100% { transform: scaleY(1); } 96% { transform: scaleY(0.1); } }

	.sparkle { position: absolute; width: 10px; height: 10px; opacity: 0.85; animation: twinkle 2.4s ease-in-out infinite; }
	.sparkle::before, .sparkle::after { content: ""; position: absolute; inset: 0; background: var(--accent); border-radius: 50%; }
	.sparkle::before { transform: scaleY(0.18); }
	.sparkle::after { transform: scaleX(0.18); }
	.sparkle.s2 { background: transparent; animation-delay: -1.2s; }
	.sparkle.s2::before, .sparkle.s2::after { background: var(--pink); }
	.sparkle.s3::before, .sparkle.s3::after { background: var(--lemon); }
	@keyframes twinkle { 0%,100% { transform: scale(0.4); opacity: 0; } 50% { transform: scale(1); opacity: 1; } }

	.eyebrow { display: inline-flex; align-items: center; gap: 8px; font-family: 'JetBrains Mono', monospace; font-size: 11px; letter-spacing: 0.06em; text-transform: uppercase; color: var(--ink-3); }
	.eyebrow::before { content: ""; width: 18px; height: 1px; background: var(--ink-4); }
	h1.lede { font-size: 64px; line-height: 1.02; letter-spacing: -0.035em; font-weight: 400; margin: 18px 0 0; font-family: 'Instrument Serif', serif; }
	h1.lede em { font-style: italic; color: var(--accent); }
	.lede-sub { margin: 22px 0 0; font-size: 17px; line-height: 1.55; color: var(--ink-2); max-width: 560px; }
	.search-input-row { margin-top: 36px; position: relative; }
	.search-input { width: 100%; height: 68px; padding: 0 160px 0 56px; border: 1px solid var(--line); background: var(--surface); border-radius: 18px; font-size: 16px; font-family: inherit; color: var(--ink); outline: none; transition: border-color .15s, box-shadow .15s, transform .15s; }
	.search-input:focus { border-color: var(--accent); box-shadow: 0 0 0 5px var(--accent-soft), 0 12px 30px rgba(43,111,212,0.10); transform: translateY(-1px); }
	.search-icon { position: absolute; left: 22px; top: 50%; transform: translateY(-50%); color: var(--ink-3); }
	.search-submit {
	position: absolute; right: 8px; top: 8px; bottom: 8px; padding: 0 20px;
	background: linear-gradient(135deg, var(--accent) 0%, #1A4FA0 100%);
	color: #fff; border: 0; border-radius: 12px;
	font-size: 14px; font-weight: 500; cursor: pointer;
	display: inline-flex; align-items: center; gap: 8px;
	transition: transform .12s, box-shadow .12s;
	box-shadow: 0 4px 14px rgba(43,111,212,0.35), inset 0 1px 0 rgba(255,255,255,0.25);
	}
	.search-submit:hover { transform: translateY(-1px); box-shadow: 0 8px 22px rgba(43,111,212,0.45), inset 0 1px 0 rgba(255,255,255,0.25); }
	.chip-row { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 18px; }
	.chip { font-size: 12.5px; padding: 8px 13px; border: 0.5px solid var(--line); background: var(--surface); border-radius: 999px; color: var(--ink-2); cursor: pointer; transition: border-color .15s, color .15s, background .15s, transform .15s; font-family: inherit; }
	.chip:hover { border-color: var(--accent); color: var(--accent); background: var(--accent-soft); transform: translateY(-1px) rotate(-1deg); }
	.chip .mono { color: var(--ink-4); margin-left: 6px; font-size: 11px; }

	/* "How it works" — promoted from a collapsible to a full section with cards + trust bar. */
	.how-it-works { margin-top: 56px; padding-top: 40px; border-top: 0.5px solid var(--line); }
	.hiw-header { text-align: center; max-width: 640px; margin: 0 auto 32px; }
	.hiw-eyebrow { font-family: 'JetBrains Mono', monospace; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-4); display: block; }
	.hiw-headline { font-size: 22px; font-weight: 500; line-height: 1.3; margin: 10px 0 12px; color: var(--ink); }
	.hiw-intro { font-size: 14.5px; line-height: 1.55; color: var(--ink-2); margin: 0; }
	.hiw-steps { display: grid; grid-template-columns: repeat(3, 1fr); gap: 16px; margin-bottom: 36px; }
	@media (max-width: 760px) { .hiw-steps { grid-template-columns: 1fr; } }
	.hiw-step { position: relative; padding: 18px; border: 0.5px solid var(--line); border-radius: 12px; background: var(--surface); }
	.hiw-num { font-family: 'JetBrains Mono', monospace; font-size: 11px; letter-spacing: 0.16em; color: var(--accent); display: block; margin-bottom: 10px; }
	.hiw-title { font-size: 17px; font-weight: 500; color: var(--ink); margin: 0 0 4px; }
	.hiw-subline { font-family: 'JetBrains Mono', monospace; font-size: 12px; color: var(--ink-3); margin: 0 0 10px; }
	.hiw-detail { font-size: 13.5px; line-height: 1.55; color: var(--ink-2); margin: 0; }
	/* Subtle dashed connector between cards on desktop — hints progression without dominating. */
	.hiw-step:not(:last-child)::after {
	content: ""; position: absolute; top: 50%; right: -12px; width: 8px;
	border-top: 1px dashed var(--line); transform: translateY(-50%);
	}
	@media (max-width: 760px) { .hiw-step:not(:last-child)::after { display: none; } }
	.hiw-trust { text-align: center; padding-top: 4px; }
	.hiw-trust-label { font-family: 'JetBrains Mono', monospace; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-4); display: block; margin-bottom: 10px; }
	.hiw-pills { display: flex; flex-wrap: wrap; gap: 6px; justify-content: center; }
	.hiw-pill { font-family: 'JetBrains Mono', monospace; font-size: 11px; padding: 4px 10px; border: 0.5px solid var(--line); border-radius: 999px; background: var(--bg); color: var(--ink-3); }
	/* Edge note: subtle below-trust-bar callout. Smaller than the Cloud-focused step cards
	on purpose — FlutIQ Cloud is the hero; Edge is the privacy/local-frontier secondary. */
	.hiw-edge-note { margin: 24px auto 0; padding: 14px 18px; border: 0.5px dashed var(--line); border-radius: 12px; max-width: 520px; text-align: center; }
	.hiw-edge-label { font-family: 'JetBrains Mono', monospace; font-size: 11px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ink-4); display: block; margin-bottom: 8px; }
	.hiw-edge-detail { font-size: 13px; line-height: 1.55; color: var(--ink-3); margin: 0; }

	.agents-grid {
	flex: 1;
	display: grid;
	grid-template-columns: 380px 1fr;
	min-height: calc(100vh - 52px);
	}
	.agents-side {
	border-right: 0.5px solid var(--line);
	background: var(--surface);
	padding: 28px 28px 24px;
	overflow-y: auto;
	display: flex; flex-direction: column;
	}
	.agents-target { font-size: 12px; color: var(--ink-3); font-family: 'JetBrains Mono', monospace; letter-spacing: 0.04em; }
	.agents-addr { margin-top: 6px; font-size: 22px; line-height: 1.18; letter-spacing: -0.02em; font-weight: 500; }
	.progress-track { margin-top: 18px; height: 3px; background: var(--line-2); border-radius: 4px; overflow: hidden; }
	.progress-fill { height: 100%; background: var(--accent); transition: width 600ms cubic-bezier(.4,0,.2,1); }
	.progress-meta { margin-top: 8px; display: flex; justify-content: space-between; font-size: 11.5px; color: var(--ink-3); font-family: 'JetBrains Mono', monospace; }

	.agent-list { margin-top: 22px; display: flex; flex-direction: column; gap: 0; }
	.agent-item { padding: 14px 0; border-bottom: 0.5px solid var(--line-2); }
	.agent-item:last-child { border-bottom: 0; }
	.agent-head { display: flex; align-items: center; gap: 10px; }
	.agent-dot { width: 8px; height: 8px; border-radius: 50%; background: var(--ink-4); flex-shrink: 0; }
	.agent-dot.queued { background: var(--amber); opacity: 0.55; }
	.agent-dot.working { background: var(--accent); animation: pulseSoft 1.1s infinite; box-shadow: 0 0 0 4px var(--accent-soft); }
	.agent-dot.done { background: var(--teal); }
	.agent-dot.error { background: var(--coral); }
	.agent-name { font-size: 13.5px; font-weight: 500; flex: 1; }
	.agent-status { font-size: 11px; font-family: 'JetBrains Mono', monospace; color: var(--ink-4); text-transform: uppercase; letter-spacing: 0.06em; }
	.agent-status.queued { color: var(--amber); }
	.agent-status.working { color: var(--accent); }
	.agent-status.done { color: var(--teal); }
	.agent-status.error { color: var(--coral); }
	.agent-finding { margin-top: 6px; font-size: 12.5px; color: var(--ink-2); line-height: 1.5; padding-left: 18px; }
	.agent-finding .mono { color: var(--ink-3); font-size: 11.5px; }

	.agents-foot { margin-top: auto; padding-top: 24px; font-size: 11px; color: var(--ink-4); font-family: 'JetBrains Mono', monospace; line-height: 1.6; }

	.map-pane { position: relative; background: var(--map-bg); overflow: hidden; }
	.map-svg { position: absolute; inset: 0; width: 100%; height: 100%; }
	.map-overlay-tl { position: absolute; top: 20px; left: 20px; padding: 10px 14px; background: rgba(255,255,255,0.92); backdrop-filter: blur(6px); border: 0.5px solid var(--line); border-radius: 8px; font-family: 'JetBrains Mono', monospace; font-size: 11px; color: var(--ink-2); }
	.map-overlay-tr { position: absolute; top: 20px; right: 20px; display: flex; flex-direction: column; gap: 6px; align-items: flex-end; }
	.map-overlay-tr .legend { padding: 8px 12px; background: rgba(255,255,255,0.92); border: 0.5px solid var(--line); border-radius: 8px; font-size: 11px; }
	.map-overlay-bl { position: absolute; bottom: 20px; left: 20px; padding: 10px 14px; background: rgba(255,255,255,0.92); border: 0.5px solid var(--line); border-radius: 8px; font-size: 11px; color: var(--ink-3); font-family: 'JetBrains Mono', monospace; }
	.map-pin { position: absolute; transform: translate(-50%, -100%); animation: pinDrop 360ms cubic-bezier(.34,1.56,.64,1) both; }
	@keyframes pinDrop { 0% { opacity: 0; transform: translate(-50%, -130%) scale(.7); } 100% { opacity: 1; transform: translate(-50%, -100%) scale(1); } }
	.pin-bubble { padding: 7px 11px; background: var(--surface); border: 1px solid var(--line); border-radius: 999px; font-size: 11.5px; white-space: nowrap; box-shadow: 0 8px 24px rgba(22,22,22,0.10); display: inline-flex; align-items: center; gap: 8px; font-weight: 500; }
	.pin-bubble.ring { border-color: var(--accent); }
	.pin-bubble .pin-dot { width: 8px; height: 8px; border-radius: 50%; box-shadow: 0 0 0 3px rgba(255,255,255,0.6); animation: pulseSoft 1.6s ease-in-out infinite; }
	.pin-stem { width: 1.5px; height: 16px; margin: 0 auto; background: currentColor; opacity: 0.45; }
	.pin-anchor { width: 11px; height: 11px; border-radius: 50%; border: 2.5px solid #fff; margin: -2px auto 0; box-shadow: 0 4px 10px rgba(22,22,22,0.18); }

	.map-center { position: absolute; transform: translate(-50%,-50%); z-index: 5; }
	.center-ring { width: 96px; height: 96px; border-radius: 50%; border: 1.5px solid var(--accent); animation: ringPulse 2.4s ease-out infinite; opacity: 0; }
	.center-ring.b { animation-delay: 0.8s; }
	.center-ring.c { animation-delay: 1.6s; }
	@keyframes ringPulse { 0% { transform: scale(.4); opacity: 0; } 20% { opacity: 0.7; } 100% { transform: scale(2.8); opacity: 0; } }
	.center-pin {
	position: absolute; left: 50%; top: 50%; transform: translate(-50%,-50%);
	width: 28px; height: 36px;
	background: radial-gradient(circle at 30% 25%, #BCDBFF 0%, var(--accent) 55%, #1A4FA0 100%);
	border-radius: 50% 50% 50% 50% / 60% 60% 40% 40%;
	border: 3px solid #fff;
	box-shadow: 0 6px 18px rgba(43,111,212,0.55);
	animation: bob 2.2s ease-in-out infinite;
	}
	.center-pin::after { content: ""; position: absolute; top: 4px; left: 5px; width: 6px; height: 8px; border-radius: 50%; background: rgba(255,255,255,0.7); }

	.dossier-wrap { padding: 40px 24px 96px; flex: 1; display: flex; justify-content: center; }
	.dossier { width: 100%; max-width: 720px; }
	.dossier-head {
	display: flex; gap: 24px; align-items: center; padding: 28px;
	background: linear-gradient(135deg, var(--coral-soft) 0%, var(--surface) 60%, var(--lemon-soft) 130%);
	border: 1px solid var(--line); border-radius: 22px;
	position: relative; overflow: hidden;
	}
	.dossier-head::before {
	content: ""; position: absolute; right: -40px; top: -40px; width: 220px; height: 220px;
	background: radial-gradient(circle, rgba(238,106,61,0.18) 0%, transparent 60%);
	pointer-events: none;
	}
	.risk-circle { width: 110px; height: 110px; flex-shrink: 0; position: relative; }
	.risk-circle svg { transform: rotate(-90deg); }
	.risk-circle .num { position: absolute; inset: 0; display: grid; place-items: center; font-size: 38px; font-weight: 500; letter-spacing: -0.02em; font-family: 'Instrument Serif', serif; font-style: italic; }
	.risk-meta { flex: 1; min-width: 0; }
	.risk-tag { display: inline-flex; align-items: center; gap: 6px; padding: 4px 9px; border-radius: 6px; font-size: 11px; font-family: 'JetBrains Mono', monospace; letter-spacing: 0.04em; text-transform: uppercase; }
	.risk-tag.coral { background: var(--coral-soft); color: var(--coral); }
	.risk-tag.amber { background: var(--amber-soft); color: var(--amber); }
	.risk-tag.teal { background: var(--teal-soft); color: var(--teal); }
	.risk-tag.blue { background: var(--accent-soft); color: var(--accent); }
	.risk-tag.purple { background: var(--purple-soft); color: var(--purple); }
	.risk-tag.neutral { background: rgba(22,22,22,0.05); color: var(--ink-2); }
	.risk-headline { margin: 12px 0 4px; font-size: 22px; line-height: 1.22; letter-spacing: -0.02em; font-weight: 500; }
	.risk-headline em { font-style: italic; font-family: 'Instrument Serif', serif; font-weight: 400; color: var(--coral); }
	.risk-addr { font-size: 13px; color: var(--ink-3); }
	.risk-tags { display: flex; flex-wrap: wrap; gap: 6px; margin-top: 12px; }

	.section { margin-top: 14px; background: var(--surface); border: 1px solid var(--line); border-radius: 18px; overflow: hidden; transition: box-shadow .2s, transform .2s; }
	.section:hover { box-shadow: 0 14px 32px rgba(22,22,22,0.05); }
	.sec-head { display: flex; align-items: center; gap: 14px; padding: 18px 22px; cursor: pointer; user-select: none; }
	.sec-icon { width: 38px; height: 38px; border-radius: 12px; display: grid; place-items: center; flex-shrink: 0; box-shadow: inset 0 0 0 1px rgba(255,255,255,0.6), 0 4px 10px rgba(22,22,22,0.05); transition: transform .2s; }
	.sec-head:hover .sec-icon { transform: rotate(-6deg) scale(1.05); }
	.sec-title { flex: 1; min-width: 0; display: flex; align-items: center; gap: 10px; flex-wrap: wrap; }
	.sec-title h3 { margin: 0; font-size: 15px; font-weight: 500; letter-spacing: -0.01em; }
	.sec-num { font-family: 'JetBrains Mono', monospace; font-size: 11px; color: var(--ink-4); }
	.sec-toggle { color: var(--ink-3); transition: transform .2s; display: inline-flex; }
	.sec-toggle.open { transform: rotate(180deg); }
	.sec-body { padding: 0 20px 20px; }
	.sec-body p { margin: 0 0 12px; font-size: 14px; line-height: 1.6; color: var(--ink-2); }
	.sec-body p:last-child { margin-bottom: 0; }

	.stat-row { display: flex; justify-content: space-between; align-items: baseline; padding: 12px 0; border-bottom: 0.5px solid var(--line-2); gap: 12px; }
	.stat-row:last-child { border-bottom: 0; }
	.stat-label { font-size: 13px; color: var(--ink-3); }
	.stat-val { font-size: 13.5px; font-family: 'JetBrains Mono', monospace; color: var(--ink); text-align: right; }
	.stat-val .small { color: var(--ink-3); font-size: 11.5px; }

	.prob-block { margin-top: 14px; padding: 16px; background: var(--coral-soft); border-radius: 10px; }
	.prob-head { display: flex; justify-content: space-between; align-items: baseline; }
	.prob-label { font-size: 12.5px; color: var(--ink-2); }
	.prob-pct { font-size: 28px; font-weight: 500; letter-spacing: -0.02em; color: var(--coral); font-family: 'Instrument Serif', serif; font-style: italic; }
	.prob-bar { margin-top: 10px; height: 8px; background: rgba(216,90,48,0.18); border-radius: 4px; overflow: hidden; }
	.prob-bar .fill { height: 100%; background: var(--coral); border-radius: 4px; animation: barFill 1.1s cubic-bezier(.4,0,.2,1) both; }
	.prob-foot { margin-top: 8px; font-size: 11.5px; font-family: 'JetBrains Mono', monospace; color: var(--ink-3); display: flex; justify-content: space-between; }

	.ins-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10px; margin-top: 14px; }
	.ins-card { padding: 16px; border: 1px solid var(--line); border-radius: 14px; cursor: pointer; transition: transform .2s cubic-bezier(.34,1.56,.64,1), border-color .15s, box-shadow .2s; background: var(--surface); position: relative; }
	.ins-card:hover { transform: translateY(-3px) rotate(-0.4deg); box-shadow: 0 14px 32px rgba(22,22,22,0.08); border-color: var(--accent); }
	.ins-card.recommended { border: 1.5px solid var(--teal); background: linear-gradient(160deg, var(--teal-soft) 0%, #fff 60%); }
	.ins-card .recbadge { position: absolute; top: -10px; right: 12px; background: linear-gradient(135deg, var(--teal) 0%, #0AB084 100%); color: #fff; font-size: 10.5px; font-family: 'JetBrains Mono', monospace; padding: 4px 10px; border-radius: 999px; letter-spacing: 0.04em; box-shadow: 0 4px 10px rgba(15,138,106,0.4); }
	.ins-name { font-size: 13.5px; font-weight: 500; }
	.ins-cost { margin-top: 4px; font-size: 11.5px; color: var(--ink-3); font-family: 'JetBrains Mono', monospace; }
	.ins-desc { margin-top: 8px; font-size: 12.5px; color: var(--ink-2); line-height: 1.5; }
	.ins-why { margin-top: 8px; padding-top: 8px; border-top: 0.5px solid var(--line-2); font-size: 11.5px; color: var(--ink-3); line-height: 1.45; }

	.action-row { display: flex; gap: 14px; padding: 14px 0; border-bottom: 0.5px solid var(--line-2); }
	.action-row:last-child { border-bottom: 0; }
	.action-num { width: 30px; height: 30px; border-radius: 50%;
	background: linear-gradient(135deg, var(--accent-soft) 0%, var(--pink-soft) 100%);
	border: 1px solid var(--line); display: grid; place-items: center;
	font-family: 'Instrument Serif', serif; font-size: 15px; font-style: italic; color: var(--accent);
	flex-shrink: 0; margin-top: 1px; transition: transform .2s; }
	.action-row:hover .action-num { transform: scale(1.1) rotate(-6deg); }
	.action-body { flex: 1; min-width: 0; }
	.action-title { font-size: 14px; font-weight: 500; }
	.action-title .cost { font-family: 'JetBrains Mono', monospace; color: var(--ink-3); font-weight: 400; font-size: 12px; margin-left: 8px; }
	.action-desc { margin-top: 4px; font-size: 13px; color: var(--ink-2); line-height: 1.5; }
	.action-contact { margin-top: 6px; font-size: 12px; font-family: 'JetBrains Mono', monospace; color: var(--accent); }

	.news-row { display: grid; grid-template-columns: 80px 1fr 90px; gap: 16px; padding: 12px 0; border-bottom: 0.5px solid var(--line-2); align-items: baseline; }
	.news-row:last-child { border-bottom: 0; }
	.news-date { font-size: 11.5px; font-family: 'JetBrains Mono', monospace; color: var(--ink-4); }
	.news-title { font-size: 13.5px; line-height: 1.4; color: var(--ink); }
	.news-source { font-size: 11.5px; color: var(--ink-3); text-align: right; }

	.method-foot { margin-top: 32px; padding: 20px 24px; border: 0.5px dashed var(--line); border-radius: 14px; font-size: 11.5px; color: var(--ink-3); line-height: 1.7; font-family: 'JetBrains Mono', monospace; }
	.method-foot strong { color: var(--ink-2); font-weight: 500; }
	.method-foot .small { font-size: 11px; }

	.dossier-toolbar { display: flex; justify-content: space-between; align-items: center; margin-bottom: 18px; }
	.dossier-toolbar .back { display: inline-flex; align-items: center; gap: 8px; font-size: 13px; color: var(--ink-3); cursor: pointer; padding: 6px 10px; border-radius: 6px; }
	.dossier-toolbar .back:hover { color: var(--ink); background: var(--surface); }
	.dossier-toolbar .meta { font-family: 'JetBrains Mono', monospace; font-size: 11px; color: var(--ink-4); letter-spacing: 0.04em; text-transform: uppercase; }

	body.dark {
	--bg: #131416;
	--surface: #1A1B1E;
	--ink: #F2F2F0;
	--ink-2: #C9C9C7;
	--ink-3: #8A8A88;
	--ink-4: #5A5A58;
	--line: rgba(255,255,255,0.10);
	--line-2: rgba(255,255,255,0.05);
	--accent: #6FA8DD;
	--accent-soft: rgba(111,168,221,0.14);
	--teal: #4FB89A;
	--teal-soft: rgba(79,184,154,0.14);
	--amber: #E5A946;
	--amber-soft: rgba(229,169,70,0.14);
	--coral: #F08363;
	--coral-soft: rgba(240,131,99,0.14);
	--purple: #9A8FE0;
	--purple-soft: rgba(154,143,224,0.14);
	--map-bg: #1F2123;
	--map-water: #2A3946;
	--map-park: #233027;
	--map-road: #2A2B2D;
	--map-stroke: rgba(255,255,255,0.14);
	}
	body.dark .wordmark .glyph { background: var(--ink); color: var(--bg); }
	body.dark .search-submit { background: var(--accent); color: var(--bg); }
	body.dark .map-overlay-tl, body.dark .map-overlay-tr .legend, body.dark .map-overlay-bl, body.dark .pin-bubble { background: rgba(26,27,30,0.92); }
	</style>
	</head>
	<body>
	<div id="app"></div>

	<script src="https://unpkg.com/react@18.3.1/umd/react.development.js" crossorigin="anonymous"></script>
	<script src="https://unpkg.com/react-dom@18.3.1/umd/react-dom.development.js" crossorigin="anonymous"></script>
	<script src="https://unpkg.com/@babel/standalone@7.29.0/babel.min.js" crossorigin="anonymous"></script>

	<script type="text/babel">
	const { useState, useEffect, useMemo, useRef, useCallback } = React;

	// Inference variant — populated by FastAPI's index handler before send.
	// Values: "openrouter" (cloud) \| "ollama" (edge / on-device) \|
	// "__INFERENCE_BACKEND__" (raw file served without substitution).
	// Anything other than "ollama" falls through to Cloud branding, so the
	// blue Cloud look-and-feel is the safe default.
	const VARIANT = document.documentElement.dataset.variant \|\| "openrouter";
	const IS_EDGE = VARIANT === "ollama";
	const BRAND_NAME = IS_EDGE ? "FlutIQ Edge" : "FlutIQ Cloud";
	const BRAND_PILL = IS_EDGE ? "gemma-4 · Edge (Ollama, on-device)" : "gemma-4 · Cloud (OpenRouter)";
	document.title = `${BRAND_NAME} — flood risk advisor`;

	// Backend URL. Default to same-origin so that whichever uvicorn served
	// the HTML (port 8000 cloud, port 8001 edge, HF Space, etc.) is also the
	// API target. Override with ?api=... or window.FLUTIQ_API only when the
	// page and backend are on different origins (e.g. python -m http.server).
	const API_URL = (() => {
	const fromQuery = new URLSearchParams(window.location.search).get("api");
	if (fromQuery) return fromQuery;
	if (window.FLUTIQ_API) return window.FLUTIQ_API;
	return "";
	})();

	// ── SSE hook ───────────────────────────────────────────────────────────────
	// Streams /api/assess. Surfaces per-agent status, geocode, dossier, errors.
	// Languages we support for the dossier. Mirrored from
	// backend/app/data/languages.py — keep in sync.
	const LANGUAGES = [
	{ code: "en", label: "English", native: "English" },
	{ code: "es", label: "Spanish", native: "Español" },
	{ code: "zh", label: "Mandarin", native: "中文" },
	{ code: "vi", label: "Vietnamese", native: "Tiếng Việt" },
	{ code: "ht", label: "Haitian Creole", native: "Kreyòl ayisyen" },
	{ code: "ar", label: "Arabic", native: "العربية" },
	{ code: "tl", label: "Tagalog", native: "Tagalog" },
	];

	// UI chrome translations — labels, section titles, headlines.
	// The model-generated prose (verdict, NRI interpretations, vision findings,
	// mitigation steps) is translated server-side; this dict covers ONLY the
	// static frontend strings that never round-trip through Gemma. Non-English
	// translations should be reviewed by native speakers before production.
	const UI_STRINGS = {
	en: {
	risk_low: "Low risk",
	risk_medium: "Medium risk",
	risk_high: "High risk",
	headline_high_femasafe_pre: "High urban flood risk —",
	headline_high_femasafe_em: "despite FEMA saying \"minimal\"",
	headline_high_pre: "High flood risk —",
	headline_high_em: "FEMA confirms a hazard zone",
	headline_med_femasafe_pre: "Moderate risk that FEMA misses —",
	headline_med_femasafe_em: "urban flood signals are present",
	headline_med_pre: "Moderate flood risk",
	headline_low_femasafe_pre: "Low risk on this block —",
	headline_low_femasafe_em: "FEMA and local signals agree",
	headline_low_pre: "Low risk",
	section_before: "Before you sign — what to verify this week",
	section_actions: "What to do once you live there",
	section_insurance: "Insurance options, in plain English",
	section_images: "What we saw at the property",
	section_gap: "Why FEMA's flood map isn't the whole story",
	section_regional: "Wider neighborhood — beyond just flooding",
	section_signals: "The raw signals we looked at",
	section_news: "Recent local flood news",
	bottom_line_label: "Bottom line",
	bottom_line_sub: "what a flood-savvy friend would tell you",
	synthesized_from: "Synthesized from",
	commercial_label: "Commercial property",
	commercial_sub: "homeowner advice not shown",
	commercial_body: "FlutIQ is built for residential decisions — buying, renting, or living in a home. This address resolved to a commercial property, so the homeowner action plan, insurance recommendations, and before-you-sign checklist are hidden. The flood risk findings, multi-hazard profile, and visual analysis below still apply to the building. For coverage decisions, talk to a commercial insurance broker.",
	},
	es: {
	risk_low: "Riesgo bajo",
	risk_medium: "Riesgo moderado",
	risk_high: "Riesgo alto",
	headline_high_femasafe_pre: "Alto riesgo de inundación urbana —",
	headline_high_femasafe_em: "a pesar de que FEMA dice \"mínimo\"",
	headline_high_pre: "Alto riesgo de inundación —",
	headline_high_em: "FEMA confirma una zona de peligro",
	headline_med_femasafe_pre: "Riesgo moderado que FEMA no detecta —",
	headline_med_femasafe_em: "hay señales de inundación urbana",
	headline_med_pre: "Riesgo moderado de inundación",
	headline_low_femasafe_pre: "Riesgo bajo en esta cuadra —",
	headline_low_femasafe_em: "FEMA y las señales locales coinciden",
	headline_low_pre: "Riesgo bajo",
	section_before: "Antes de firmar — qué verificar esta semana",
	section_actions: "Qué hacer una vez que vivas allí",
	section_insurance: "Opciones de seguro, en lenguaje claro",
	section_images: "Lo que vimos en la propiedad",
	section_gap: "Por qué el mapa de FEMA no cuenta toda la historia",
	section_regional: "Vecindario más amplio — más allá de las inundaciones",
	section_signals: "Las señales que examinamos",
	section_news: "Noticias locales recientes sobre inundaciones",
	bottom_line_label: "Lo esencial",
	bottom_line_sub: "lo que te diría un amigo experto en inundaciones",
	synthesized_from: "Sintetizado de",
	commercial_label: "Propiedad comercial",
	commercial_sub: "no se muestran consejos para propietarios",
	commercial_body: "FlutIQ está hecho para decisiones residenciales — comprar, alquilar o vivir en una casa. Esta dirección se identificó como una propiedad comercial, por lo que el plan de acción del propietario, las recomendaciones de seguro y la lista de verificación previa a la firma están ocultos. Los hallazgos sobre el riesgo de inundación, el perfil multi-peligro y el análisis visual a continuación siguen siendo aplicables al edificio. Para decisiones de cobertura, hable con un corredor de seguros comerciales.",
	},
	zh: {
	risk_low: "低风险",
	risk_medium: "中等风险",
	risk_high: "高风险",
	headline_high_femasafe_pre: "城市洪水风险高 —",
	headline_high_femasafe_em: "尽管 FEMA 评定为\"极低\"",
	headline_high_pre: "洪水风险高 —",
	headline_high_em: "FEMA 确认为危险区域",
	headline_med_femasafe_pre: "FEMA 未识别的中等风险 —",
	headline_med_femasafe_em: "存在城市洪水信号",
	headline_med_pre: "中等洪水风险",
	headline_low_femasafe_pre: "本街区风险较低 —",
	headline_low_femasafe_em: "FEMA 与本地信号一致",
	headline_low_pre: "风险较低",
	section_before: "签约前 — 本周需要核实的事项",
	section_actions: "入住后应该做的事",
	section_insurance: "保险选项,简明易懂",
	section_images: "我们在物业看到的情况",
	section_gap: "为什么 FEMA 洪水地图并非全貌",
	section_regional: "更大范围的邻里 — 不止于洪水",
	section_signals: "我们查看的原始信号",
	section_news: "近期本地洪水新闻",
	bottom_line_label: "核心结论",
	bottom_line_sub: "懂洪水的朋友会这样告诉你",
	synthesized_from: "综合自",
	commercial_label: "商业地产",
	commercial_sub: "不显示业主建议",
	commercial_body: "FlutIQ 专为居住决策(购房、租房或居住)而设计。此地址识别为商业地产,因此业主行动计划、保险建议和签约前核查清单已被隐藏。下方的洪水风险分析、多灾害概况和视觉分析仍适用于该建筑。如需保险方案,请咨询商业保险经纪人。",
	},
	vi: {
	risk_low: "Rủi ro thấp",
	risk_medium: "Rủi ro trung bình",
	risk_high: "Rủi ro cao",
	headline_high_femasafe_pre: "Rủi ro lũ đô thị cao —",
	headline_high_femasafe_em: "mặc dù FEMA xếp loại \"tối thiểu\"",
	headline_high_pre: "Rủi ro lũ cao —",
	headline_high_em: "FEMA xác nhận khu vực nguy hiểm",
	headline_med_femasafe_pre: "Rủi ro trung bình mà FEMA bỏ sót —",
	headline_med_femasafe_em: "có dấu hiệu lũ đô thị",
	headline_med_pre: "Rủi ro lũ trung bình",
	headline_low_femasafe_pre: "Rủi ro thấp ở khu này —",
	headline_low_femasafe_em: "FEMA và tín hiệu địa phương đồng nhất",
	headline_low_pre: "Rủi ro thấp",
	section_before: "Trước khi ký — cần kiểm tra tuần này",
	section_actions: "Cần làm gì khi đã ở đó",
	section_insurance: "Các lựa chọn bảo hiểm, giải thích dễ hiểu",
	section_images: "Những gì chúng tôi thấy tại địa điểm",
	section_gap: "Vì sao bản đồ lũ của FEMA không kể hết câu chuyện",
	section_regional: "Khu vực rộng hơn — không chỉ là lũ lụt",
	section_signals: "Các tín hiệu nguyên gốc chúng tôi đã xem",
	section_news: "Tin tức lũ lụt địa phương gần đây",
	bottom_line_label: "Tóm lại",
	bottom_line_sub: "điều một người bạn am hiểu về lũ sẽ nói với bạn",
	synthesized_from: "Tổng hợp từ",
	commercial_label: "Bất động sản thương mại",
	commercial_sub: "không hiển thị tư vấn cho chủ nhà",
	commercial_body: "FlutIQ được xây dựng cho các quyết định nhà ở — mua, thuê, hoặc sinh sống. Địa chỉ này được nhận diện là bất động sản thương mại, vì vậy kế hoạch hành động chủ nhà, đề xuất bảo hiểm, và danh sách kiểm tra trước khi ký đã bị ẩn. Các phát hiện về rủi ro lũ, hồ sơ đa hiểm họa, và phân tích hình ảnh bên dưới vẫn áp dụng cho tòa nhà. Để quyết định về bảo hiểm, hãy liên hệ với một môi giới bảo hiểm thương mại.",
	},
	ht: {
	risk_low: "Risk fèb",
	risk_medium: "Risk modere",
	risk_high: "Risk wo",
	headline_high_femasafe_pre: "Gwo risk inondasyon iben —",
	headline_high_femasafe_em: "menm si FEMA di \"minim\"",
	headline_high_pre: "Gwo risk inondasyon —",
	headline_high_em: "FEMA konfime zòn danje",
	headline_med_femasafe_pre: "Risk modere ke FEMA pa wè —",
	headline_med_femasafe_em: "gen siyal inondasyon iben",
	headline_med_pre: "Risk inondasyon modere",
	headline_low_femasafe_pre: "Risk fèb nan blok sa a —",
	headline_low_femasafe_em: "FEMA ak siyal lokal yo dakò",
	headline_low_pre: "Risk fèb",
	section_before: "Anvan ou siyen — sa pou verifye semèn sa a",
	section_actions: "Sa pou fè lè ou viv la",
	section_insurance: "Opsyon asirans, an lang senp",
	section_images: "Sa nou te wè nan pwopriyete a",
	section_gap: "Poukisa kat inondasyon FEMA pa tout istwa a",
	section_regional: "Pi laj katye a — pi lwen pase inondasyon",
	section_signals: "Siyal brit nou te gade",
	section_news: "Nouvèl inondasyon lokal resan",
	bottom_line_label: "Sa ki esansyèl",
	bottom_line_sub: "sa yon zanmi ki konnen inondasyon ta di ou",
	synthesized_from: "Konbine soti nan",
	commercial_label: "Pwopriyete komèsyal",
	commercial_sub: "konsèy pou pwopriyetè kay pa parèt",
	commercial_body: "FlutIQ fèt pou desizyon rezidansyèl — achte, lwe, oswa viv nan yon kay. Adrès sa a se yon pwopriyete komèsyal, kidonk plan aksyon pwopriyetè a, rekòmandasyon asirans yo, ak lis verifikasyon anvan-siyen yo kache. Konstata sou risk inondasyon, pwofil milti-danje, ak analiz vizyèl anba a toujou aplike pou bilding la. Pou desizyon kouvèti, pale ak yon koutye asirans komèsyal.",
	},
	ar: {
	risk_low: "مخاطر منخفضة",
	risk_medium: "مخاطر متوسطة",
	risk_high: "مخاطر مرتفعة",
	headline_high_femasafe_pre: "مخاطر فيضان حضري مرتفعة —",
	headline_high_femasafe_em: "رغم أن FEMA تصنفها \"دنيا\"",
	headline_high_pre: "مخاطر فيضان مرتفعة —",
	headline_high_em: "FEMA تؤكد أنها منطقة خطر",
	headline_med_femasafe_pre: "مخاطر متوسطة لا تكتشفها FEMA —",
	headline_med_femasafe_em: "هناك مؤشرات فيضان حضري",
	headline_med_pre: "مخاطر فيضان متوسطة",
	headline_low_femasafe_pre: "مخاطر منخفضة في هذا الحي —",
	headline_low_femasafe_em: "FEMA والمؤشرات المحلية متفقة",
	headline_low_pre: "مخاطر منخفضة",
	section_before: "قبل التوقيع — ما يجب التحقق منه هذا الأسبوع",
	section_actions: "ما ينبغي فعله بعد السكن",
	section_insurance: "خيارات التأمين، بلغة مبسطة",
	section_images: "ما رأيناه في العقار",
	section_gap: "لماذا لا تروي خريطة FEMA القصة كاملة",
	section_regional: "المنطقة الأوسع — أبعد من الفيضانات وحدها",
	section_signals: "المؤشرات الأولية التي فحصناها",
	section_news: "أخبار الفيضانات المحلية الأخيرة",
	bottom_line_label: "الخلاصة",
	bottom_line_sub: "ما سيخبرك به صديق خبير بالفيضانات",
	synthesized_from: "مُجمَّع من",
	commercial_label: "عقار تجاري",
	commercial_sub: "لا تظهر نصائح المالكين",
	commercial_body: "تم تصميم FlutIQ للقرارات السكنية — الشراء أو الاستئجار أو السكن في منزل. تم التعرف على هذا العنوان كعقار تجاري، لذلك يتم إخفاء خطة العمل للمالك وتوصيات التأمين وقائمة التحقق قبل التوقيع. تبقى نتائج مخاطر الفيضانات وملف المخاطر المتعددة والتحليل البصري أدناه قابلة للتطبيق على المبنى. لقرارات التأمين، تحدث مع وسيط تأمين تجاري.",
	},
	tl: {
	risk_low: "Mababang panganib",
	risk_medium: "Katamtamang panganib",
	risk_high: "Mataas na panganib",
	headline_high_femasafe_pre: "Mataas na panganib sa baha sa lungsod —",
	headline_high_femasafe_em: "kahit sinabi ng FEMA na \"minimal\"",
	headline_high_pre: "Mataas na panganib sa baha —",
	headline_high_em: "Kinumpirma ng FEMA bilang panganib na sona",
	headline_med_femasafe_pre: "Katamtamang panganib na hindi nakita ng FEMA —",
	headline_med_femasafe_em: "may mga senyales ng baha sa lungsod",
	headline_med_pre: "Katamtamang panganib sa baha",
	headline_low_femasafe_pre: "Mababang panganib sa block na ito —",
	headline_low_femasafe_em: "FEMA at lokal na senyales ay magkasundo",
	headline_low_pre: "Mababang panganib",
	section_before: "Bago pumirma — ano ang sisiyasatin ngayong linggo",
	section_actions: "Ano ang gagawin pagdating mo dito",
	section_insurance: "Mga pagpipiliang insurance, sa simpleng salita",
	section_images: "Ang nakita namin sa ari-arian",
	section_gap: "Bakit hindi kabuuan ng kuwento ang flood map ng FEMA",
	section_regional: "Mas malawak na kapitbahayan — hindi lang baha",
	section_signals: "Ang mga raw signal na sinuri namin",
	section_news: "Mga kamakailang lokal na balita sa baha",
	bottom_line_label: "Ang pangunahing punto",
	bottom_line_sub: "ang sasabihin sa iyo ng kaibigang sanay sa baha",
	synthesized_from: "Pinagsama-sama mula sa",
	commercial_label: "Komersyal na ari-arian",
	commercial_sub: "hindi ipinapakita ang payo para sa homeowner",
	commercial_body: "Ang FlutIQ ay ginawa para sa mga desisyong tirahan — pagbili, pag-arkila, o pagtira sa isang bahay. Ang address na ito ay natukoy bilang komersyal na ari-arian, kaya nakatago ang plano ng aksyon para sa homeowner, mga rekomendasyon sa insurance, at checklist bago pumirma. Ang mga natuklasang panganib sa baha, multi-hazard profile, at visual analysis sa ibaba ay nananatiling angkop sa gusali. Para sa mga desisyon sa coverage, kumonsulta sa isang komersyal na insurance broker.",
	},
	};

	// Lookup helper: returns the translation, falling back to English, then to
	// the key itself if even English is missing (shouldn't happen, but safe).
	const tr = (lang, key) => {
	const dict = UI_STRINGS[lang] \|\| UI_STRINGS.en;
	return dict[key] ?? UI_STRINGS.en[key] ?? key;
	};

	const useFloodAssessment = () => {
	const [agentState, setAgentState] = useState({}); // {fema: {status, summary}, ...}
	const [geocode, setGeocode] = useState(null);
	const [dossier, setDossier] = useState(null);
	const [error, setError] = useState(null);
	const [running, setRunning] = useState(false);
	const abortRef = useRef(null);

	const reset = useCallback(() => {
	if (abortRef.current) abortRef.current.abort();
	abortRef.current = null;
	setAgentState({});
	setGeocode(null);
	setDossier(null);
	setError(null);
	setRunning(false);
	}, []);

	const start = useCallback(async (address, language = "en") => {
	reset();
	setRunning(true);
	const controller = new AbortController();
	abortRef.current = controller;

	try {
	const resp = await fetch(`${API_URL}/api/assess`, {
	method: "POST",
	headers: { "Content-Type": "application/json" },
	body: JSON.stringify({ address, language }),
	signal: controller.signal,
	});
	if (!resp.ok) throw new Error(`HTTP ${resp.status}`);
	if (!resp.body) throw new Error("no response body");

	const reader = resp.body.getReader();
	const decoder = new TextDecoder();
	let buffer = "";

	while (true) {
	const { done, value } = await reader.read();
	if (done) break;
	buffer += decoder.decode(value, { stream: true });

	// SSE blocks are separated by \n\n
	let sep;
	while ((sep = buffer.indexOf("\n\n")) !== -1) {
	const block = buffer.slice(0, sep);
	buffer = buffer.slice(sep + 2);
	if (!block.trim()) continue;

	const lines = block.split("\n");
	let event = "message";
	let data = "";
	for (const line of lines) {
	if (line.startsWith("event:")) event = line.slice(6).trim();
	else if (line.startsWith("data:")) data += line.slice(5).trim();
	}
	let parsed;
	try { parsed = JSON.parse(data); } catch { continue; }

	if (event === "geocoded") {
	setGeocode(parsed);
	} else if (event === "agent_update") {
	setAgentState(prev => ({
	...prev,
	[parsed.agent]: { status: parsed.status, summary: parsed.summary },
	}));
	} else if (event === "complete") {
	setDossier(parsed.dossier);
	} else if (event === "error") {
	setError(parsed.message \|\| "Backend error");
	}
	}
	}
	} catch (e) {
	if (e.name !== "AbortError") setError(e.message \|\| String(e));
	} finally {
	setRunning(false);
	abortRef.current = null;
	}
	}, [reset]);

	return { start, reset, agentState, geocode, dossier, error, running };
	};

	// ── ICONS ──────────────────────────────────────────────────────────────────
	const Icon = ({ name, size = 16, color = "currentColor" }) => {
	const s = size;
	const stroke = { stroke: color, strokeWidth: 1.5, strokeLinecap: "round", strokeLinejoin: "round", fill: "none" };
	switch (name) {
	case "search": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><circle cx="11" cy="11" r="7"/><path d="m20 20-3.5-3.5"/></svg>);
	case "arrow-right": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M5 12h14M13 6l6 6-6 6"/></svg>);
	case "arrow-left": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M19 12H5M11 6l-6 6 6 6"/></svg>);
	case "chevron-down":return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="m6 9 6 6 6-6"/></svg>);
	case "warn": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M12 4 2 20h20L12 4z"/><path d="M12 10v5M12 18v.01"/></svg>);
	case "drop": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M12 3s7 7 7 12a7 7 0 1 1-14 0c0-5 7-12 7-12z"/></svg>);
	case "dollar": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M12 3v18M16 7H10a3 3 0 0 0 0 6h4a3 3 0 0 1 0 6H8"/></svg>);
	case "plus": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M12 5v14M5 12h14"/></svg>);
	case "news": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><rect x="3" y="5" width="18" height="14" rx="2"/><path d="M7 9h10M7 13h10M7 17h6"/></svg>);
	case "sun": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><circle cx="12" cy="12" r="4"/><path d="M12 3v2M12 19v2M3 12h2M19 12h2M5.6 5.6l1.4 1.4M17 17l1.4 1.4M5.6 18.4 7 17M17 7l1.4-1.4"/></svg>);
	case "moon": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M21 13a8 8 0 1 1-9.9-9.9 7 7 0 0 0 9.9 9.9z"/></svg>);
	case "pin": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M12 22s7-7 7-13a7 7 0 1 0-14 0c0 6 7 13 7 13z"/><circle cx="12" cy="9" r="2.5"/></svg>);
	case "x": return (<svg width={s} height={s} viewBox="0 0 24 24" {...stroke}><path d="M6 6l12 12M18 6 6 18"/></svg>);
	default: return null;
	}
	};

	// ── DATA FIXTURES ──────────────────────────────────────────────────────────
	const EXAMPLES = [
	{ label: "4521 S Drexel Blvd, Chicago", code: "60653" },
	{ label: "Greenwich Village, New York NY", code: "10011" },
	{ label: "Echo Park, Los Angeles CA", code: "90026" },
	{ label: "Houston Heights, TX", code: "77008" },
	];

	const AGENTS = [
	{ id: "fema", name: "FEMA expert",
	finding: "Zone X (minimal) — but map panel is from 2019. Address sits 600ft outside the AE boundary along Lake Michigan.",
	pin: { x: 28, y: 58, label: "Zone X", tone: "amber" }, delay: 1100 },
	{ id: "local", name: "311 analyst",
	finding: "23 \"water in basement\" reports within 500m since 2021. Combined sewer service area; TARP McCook reservoir nearby but at capacity in 2023 storm.",
	pin: { x: 46, y: 48, label: "23 reports", tone: "coral" }, delay: 1200 },
	{ id: "weather", name: "Weather analyst",
	finding: "Nearest USGS gauge (North Branch Chicago River) at 1.4× normal discharge. NOAA HMI 7-day rainfall outlook: above normal.",
	pin: { x: 18, y: 32, label: "Gauge 1.4×", tone: "blue" }, delay: 900 },
	{ id: "news", name: "News scout",
	finding: "5 GDELT articles in last 6 mo. Sept 2025 storm dumped 4.7\" in 90min, MWRD reversed flow into Lake. Focus on South Side basements.",
	pin: { x: 72, y: 38, label: "Sep '25 storm", tone: "purple" }, delay: 1400 },
	{ id: "archive", name: "Archivist",
	finding: "Cook County: 11 NOAA flood events in 10yr, 4 FEMA disaster declarations. 2008, 2013, 2020, 2023 caused widespread basement flooding.",
	pin: { x: 62, y: 70, label: "11 events / 10y", tone: "amber" }, delay: 1100 },
	{ id: "regional", name: "Regional risk analyst",
	finding: "FEMA NRI county-level multi-hazard profile — wildfire, hurricane, tornado, earthquake, etc. — for the wider neighborhood.",
	pin: null, delay: 1300 },
	{ id: "satellite", name: "Satellite surveyor",
	finding: "Multimodal: bird's-eye Mapbox imagery → Gemma 4 vision → impervious-surface and catchment analysis.",
	pin: null, delay: 1700 },
	{ id: "streetview", name: "Streetview surveyor",
	finding: "Multimodal: feeding Google Street View imagery to Gemma 4 vision to spot ground-floor flood-risk indicators.",
	pin: null, delay: 1800 },
	{ id: "risk", name: "Risk analyst",
	finding: "Synthesizing… Score 74/100. AEP ≈ 5.1%, 30-yr cumulative probability of basement flood ≈ 79%. FEMA gap material.",
	pin: null, delay: 1600 },
	{ id: "advisor", name: "Advisor",
	finding: "Drafting recommendations: prioritize sewer-backup rider + backwater valve before NFIP. Action plan sequenced by impact-to-cost.",
	pin: null, delay: 1100 },
	];

	const TONE_HEX = {
	blue: "var(--accent)",
	teal: "var(--teal)",
	amber: "var(--amber)",
	coral: "var(--coral)",
	purple: "var(--purple)",
	};

	const DOSSIER = {
	score: 74,
	level: "high",
	headline_pre: "High urban flood risk —",
	headline_em: "despite FEMA saying \"minimal\"",
	address: "4521 S Drexel Blvd, Chicago IL 60653",
	tags: [
	{ label: "Combined sewer", tone: "blue" },
	{ label: "FEMA Zone X", tone: "amber" },
	{ label: "TARP-served", tone: "neutral" },
	{ label: "Cook County", tone: "neutral" },
	],
	fema_gap: {
	body: [
	"FEMA's National Flood Hazard Layer puts this address in Zone X — what the agency labels \"minimal\" risk. That assessment measures one specific thing: a riverine or coastal 100-year flood. It does not measure sewer backup, the dominant flood mode for Chicago's combined-sewer service area.",
	"Within 500m of this address, the city has logged 23 water-in-basement 311 reports since 2021. The block also sits below the McCook TARP overflow elevation. When the system is overwhelmed (≈ 1.5 in/hr sustained), MWRD has historically reversed flow into Lake Michigan and basements back up regardless of FEMA zone.",
	],
	aep_pct: 5.1,
	cum_pct: 79,
	cum_label: "30-year mortgage",
	},
	infra: [
	{ label: "Sewer type", val: "Combined", small: "MWRD service area" },
	{ label: "Overwhelm threshold", val: "1.5 in/hr", small: "sustained" },
	{ label: "Impervious surface (1km²)", val: "62%" },
	{ label: "TARP coverage", val: "Yes", small: "McCook reservoir" },
	{ label: "311 floods, 500m / 5yr", val: "23" },
	{ label: "Nearest USGS gauge", val: "05536123", small: "N. Branch · 1.4× normal" },
	{ label: "Ground elevation", val: "180 m", small: "USGS 3DEP" },
	{ label: "Distance to Lake Michigan", val: "0.9 km" },
	],
	insurance: [
	{ type:"sewer_rider", name:"Sewer backup rider", cost:"~$55 / yr",
	desc:"Add-on to your homeowners policy. Covers water that backs up through floor drains, toilets, sinks during a sewer overwhelm event.",
	why:"Cheapest, most targeted protection for this exact failure mode in your area.",
	recommended: true },
	{ type:"nfip", name:"NFIP Preferred Risk", cost:"$485 / yr",
	desc:"Building $250K · contents $100K. Federal program. Not legally required in Zone X, but eligible at preferred-risk pricing.",
	why:"Covers structural damage from surface flooding; complements the rider.",
	recommended: false },
	{ type:"private", name:"Private excess flood", cost:"$320 / yr",
	desc:"Excess coverage above the NFIP $250K building cap. Useful if your structure value exceeds federal limits.",
	why:"Skip unless your home value is well above NFIP caps.",
	recommended: false },
	{ type:"parametric", name:"Parametric (FloodFlash-style)", cost:"$240 / yr",
	desc:"Sensor-triggered. If flood depth exceeds 6 in at the property, payout is automatic within 48 hours — no claim adjuster.",
	why:"Speeds recovery, but trigger depths must be tuned carefully.",
	recommended: false },
	],
	actions: [
	{ title:"Disconnect downspouts", cost:"Free · DIY",
	desc:"Redirect roof runoff onto your lawn instead of into the sewer. In a combined-sewer block, a single house can divert ~1,400 gallons per inch of rain.",
	contact:"chicago.gov/downspout" },
	{ title:"Install a backwater valve", cost:"$1,200 – $2,500",
	desc:"A one-way valve on your sewer lateral that closes when the main line surges. The single highest-impact upgrade for basement-backup risk.",
	contact:"MWRD Cost-Share — (312) 751-3000" },
	{ title:"Add a sewer-backup rider", cost:"~$55 / yr",
	desc:"Call your homeowners insurer and ask for a sewer/water-backup endorsement. Confirm the limit is at least $25K.",
	contact:null },
	{ title:"Buy NFIP Preferred Risk policy", cost:"~$485 / yr",
	desc:"Federal flood insurance. 30-day waiting period, so don't wait for a forecast. You're eligible at preferred-risk rates because you're outside the SFHA.",
	contact:"floodsmart.gov" },
	{ title:"Sewer-camera inspection", cost:"$150 – $300",
	desc:"Pre-existing breaks or root intrusion in your lateral roughly double your basement-backup exposure. Worth a one-time check.",
	contact:null },
	{ title:"Apply to MWRD Rain-Ready cost-share", cost:"Up to $5,000 reimbursed",
	desc:"Cook County reimburses qualifying mitigation work — valves, dry wells, permeable pavers — through MWRD's residential program.",
	contact:"mwrd.org/rainready" },
	],
	news: [
	{ date:"Apr 14, 2026", title:"South Side residents pack town hall over basement-flood payouts", source:"Block Club" },
	{ date:"Mar 02, 2026", title:"MWRD opens 2026 cost-share window for backwater valves", source:"Sun-Times" },
	{ date:"Sep 18, 2025", title:"Storm dumps 4.7\" in 90 minutes; CTA Red Line tunnels close", source:"Chicago Tribune" },
	{ date:"Aug 22, 2025", title:"Why FEMA's flood maps miss most Chicago flooding, explained", source:"WBEZ" },
	{ date:"Jul 09, 2025", title:"Hyde Park homeowners sue over repeat sewer backups", source:"Crain's Chicago" },
	],
	};

	// ── REAL MAP (Leaflet) ─────────────────────────────────────────────────────
	// Renders an actual basemap centered on the geocoded lat/lon. Falls back to
	// the synthetic illustrative grid below when no geocode is available yet
	// (i.e. while the request is in-flight).
	const RealMap = ({ geocode, dark = false }) => {
	const containerRef = useRef(null);
	const mapRef = useRef(null);
	const markerRef = useRef(null);
	const circleRef = useRef(null);

	// Initialize the Leaflet map once.
	useEffect(() => {
	if (!containerRef.current \|\| mapRef.current) return;
	if (typeof L === "undefined") return; // Leaflet not yet loaded
	const map = L.map(containerRef.current, {
	zoomControl: false,
	attributionControl: true,
	scrollWheelZoom: false,
	dragging: true,
	}).setView([39.5, -98.35], 4); // continental US default
	L.tileLayer(
	dark
	? "https://cartodb-basemaps-{s}.global.ssl.fastly.net/dark_all/{z}/{x}/{y}.png"
	: "https://cartodb-basemaps-{s}.global.ssl.fastly.net/light_all/{z}/{x}/{y}.png",
	{
	maxZoom: 19,
	attribution: '© <a href="https://openstreetmap.org/copyright">OSM</a> · © <a href="https://carto.com/attributions">CARTO</a>',
	}
	).addTo(map);
	L.control.zoom({ position: "bottomright" }).addTo(map);
	mapRef.current = map;
	return () => {
	map.remove();
	mapRef.current = null;
	markerRef.current = null;
	circleRef.current = null;
	};
	// eslint-disable-next-line react-hooks/exhaustive-deps
	}, []);

	// Recenter whenever geocode arrives or changes.
	useEffect(() => {
	const map = mapRef.current;
	if (!map \|\| !geocode) return;
	const { lat, lon } = geocode;
	map.setView([lat, lon], 15, { animate: true });

	if (markerRef.current) markerRef.current.remove();
	if (circleRef.current) circleRef.current.remove();

	const dropletIcon = L.divIcon({
	className: "",
	html: '<div style="width:18px;height:18px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);background:#2B6FD4;border:3px solid #fff;box-shadow:0 4px 14px rgba(43,111,212,0.45);"></div>',
	iconSize: [18, 18],
	iconAnchor: [9, 18],
	});
	markerRef.current = L.marker([lat, lon], { icon: dropletIcon }).addTo(map);
	circleRef.current = L.circle([lat, lon], {
	radius: 500, // matches our 311 / weather search radii
	color: "#2B6FD4",
	weight: 1.5,
	opacity: 0.6,
	fillColor: "#2B6FD4",
	fillOpacity: 0.06,
	}).addTo(map);
	}, [geocode]);

	return <div ref={containerRef} style={{ position: "absolute", inset: 0, background: "var(--map-bg)" }} />;
	};

	// ── MAP (synthetic fallback used pre-geocode and as design reference) ──────
	const NeighborhoodMap = ({ dark = false }) => {
	const blocks = [];
	for (let i = 0; i < 8; i++) {
	blocks.push(<line key={"v"+i} x1={120 + i100} y1={0} x2={120 + i100} y2={720} stroke="var(--map-road)" strokeWidth={i%3===0 ? 18 : 10} />);
	}
	for (let j = 0; j < 6; j++) {
	blocks.push(<line key={"h"+j} x1={0} y1={90 + j110} x2={1000} y2={90 + j110} stroke="var(--map-road)" strokeWidth={j%3===0 ? 18 : 10} />);
	}

	const buildings = [];
	let seed = 7;
	const rnd = () => { seed = (seed * 9301 + 49297) % 233280; return seed / 233280; };
	for (let bx = 0; bx < 9; bx++) {
	for (let by = 0; by < 7; by++) {
	const x0 = bx100 + 18, y0 = by110 + 18;
	const cells = 2 + Math.floor(rnd()*3);
	for (let c = 0; c < cells; c++) {
	const w = 14 + rnd()*20;
	const h = 14 + rnd()*22;
	const x = x0 + rnd()*(82-w);
	const y = y0 + rnd()*(92-h);
	buildings.push(<rect key={`b-${bx}-${by}-${c}`} x={x} y={y} width={w} height={h}
	fill={dark ? "rgba(255,255,255,0.04)" : "rgba(22,22,22,0.05)"}
	stroke="var(--map-stroke)" strokeWidth="0.5" />);
	}
	}
	}

	return (
	<svg className="map-svg" viewBox="0 0 1000 720" preserveAspectRatio="xMidYMid slice">
	<rect x="0" y="0" width="1000" height="720" fill="var(--map-bg)" />
	<path d="M 600 470 Q 680 440 760 470 Q 820 530 780 600 Q 700 640 620 610 Q 560 560 600 470 Z"
	fill="var(--map-park)" stroke="var(--map-stroke)" strokeWidth="0.5" />
	<path d="M 920 0 Q 880 200 905 400 Q 940 560 920 720 L 1000 720 L 1000 0 Z"
	fill="var(--map-water)" stroke="var(--map-stroke)" strokeWidth="0.5" />
	<path d="M 0 220 Q 120 240 220 200 Q 320 170 380 240 Q 440 320 380 380"
	fill="none" stroke="var(--map-water)" strokeWidth="22" strokeLinecap="round" />
	{blocks}
	{buildings}
	<text x="700" y="540" fontFamily="JetBrains Mono" fontSize="11" fill="var(--ink-3)" letterSpacing="2">PARK</text>
	<text x="940" y="360" fontFamily="JetBrains Mono" fontSize="11" fill="var(--ink-3)" letterSpacing="2" transform="rotate(-90 940 360)">WATER</text>
	<text x="120" y="200" fontFamily="JetBrains Mono" fontSize="10" fill="var(--ink-3)" letterSpacing="1.5">RIVER</text>
	</svg>
	);
	};

	const MapPin = ({ pin, idx }) => {
	const tone = TONE_HEX[pin.tone] \|\| "var(--accent)";
	return (
	<div className="map-pin" style={{ left: pin.x + "%", top: pin.y + "%", animationDelay: (idx*60)+"ms" }}>
	<div className="pin-bubble">
	<span className="pin-dot" style={{ background: tone }}></span>
	<span>{pin.label}</span>
	</div>
	<div className="pin-stem" style={{ background: tone }}></div>
	<div className="pin-anchor" style={{ background: tone }}></div>
	</div>
	);
	};

	// ── SEARCH ─────────────────────────────────────────────────────────────────
	const SearchScreen = ({ onSubmit }) => {
	const [val, setVal] = useState("");
	const submit = (v) => { const final = v ?? val; if (final.trim()) onSubmit(final.trim()); };
	return (
	<div className="screen search-wrap">
	<div className="mascot-cluster tl">
	<div className="droplet"><div className="eyes"><div className="eye"/><div className="eye"/></div><div className="smile"/></div>
	</div>
	<div className="mascot-cluster br">
	<div className="droplet sm"><div className="eyes"><div className="eye"/><div className="eye"/></div><div className="smile"/></div>
	</div>

	<div className="search-card">
	<span className="eyebrow">{BRAND_NAME}</span>
	<h1 className="lede">Your <em>real</em> flood risk.</h1>

	<form className="search-input-row" onSubmit={(e) => { e.preventDefault(); submit(); }}>
	<span className="search-icon"><Icon name="search" size={18}/></span>
	<input className="search-input" value={val} onChange={(e)=>setVal(e.target.value)}
	placeholder="Address" />
	<button className="search-submit" type="submit">Investigate <Icon name="arrow-right" size={14}/></button>
	</form>

	<div className="chip-row">
	{EXAMPLES.map((ex) => (
	<button key={ex.label} className="chip" onClick={() => { setVal(ex.label); submit(ex.label); }}>
	{ex.label}
	</button>
	))}
	</div>

	<section className="how-it-works">
	<div className="hiw-header">
	<span className="hiw-eyebrow">How it works</span>
	<h2 className="hiw-headline">Three steps from address to action plan.</h2>
	<p className="hiw-intro">FEMA flood maps miss the risks that actually hit homeowners. FlutIQ fills the gap with AI that checks what the maps won't.</p>
	</div>

	<div className="hiw-steps">
	<div className="hiw-step">
	<span className="hiw-num">01</span>
	<h3 className="hiw-title">Spot the gap</h3>
	<p className="hiw-subline">FEMA only maps rivers and coasts.</p>
	<p className="hiw-detail">Most urban flood damage comes from sewer backup, storm surge, and poor drainage — none of which appear on official flood maps. If your zone says "minimal risk," it might be wrong.</p>
	</div>
	<div className="hiw-step">
	<span className="hiw-num">02</span>
	<h3 className="hiw-title">Investigate everything</h3>
	<p className="hiw-subline">7 AI agents. 9 public data sources. ~60 seconds.</p>
	<p className="hiw-detail">Flood zones, 311 complaints, building permits, river gauges, weather forecasts, news reports — even satellite and street-level imagery. All checked in parallel, all synthesized by AI reasoning.</p>
	</div>
	<div className="hiw-step">
	<span className="hiw-num">03</span>
	<h3 className="hiw-title">Get your dossier</h3>
	<p className="hiw-subline">A verdict, a checklist, and a plan.</p>
	<p className="hiw-detail">Your personalized risk report includes a bottom-line score, a before-you-sign checklist with evidence, drainage and barrier recommendations, and real insurance products matched to your risk — in your language.</p>
	</div>
	</div>

	<div className="hiw-trust">
	<span className="hiw-trust-label">Powered by 9 public data sources</span>
	<div className="hiw-pills">
	<span className="hiw-pill">FEMA NFHL</span>
	<span className="hiw-pill">FEMA NRI</span>
	<span className="hiw-pill">311 + Permits</span>
	<span className="hiw-pill">USGS</span>
	<span className="hiw-pill">NOAA</span>
	<span className="hiw-pill">Open-Meteo</span>
	<span className="hiw-pill">GDELT</span>
	<span className="hiw-pill">Mapbox Satellite</span>
	<span className="hiw-pill">Street View</span>
	</div>
	</div>

	<div className="hiw-edge-note">
	<span className="hiw-edge-label">FlutIQ Edge · also runs offline</span>
	<p className="hiw-edge-detail">The same agents and dossier can run locally on a laptop via Ollama with Gemma 4 e4b on-device. No API key, no internet for inference — the address never leaves your device.</p>
	</div>
	</section>
	</div>
	</div>
	);
	};

	// ── AGENTS / MAP ───────────────────────────────────────────────────────────
	const AgentsScreen = ({ address, language, onComplete, dark }) => {
	const startedAt = useRef(Date.now());
	const [now, setNow] = useState(Date.now());
	const { start, agentState, geocode, dossier, error, running } = useFloodAssessment();

	useEffect(() => {
	start(address, language \|\| "en");
	const tickClock = setInterval(() => setNow(Date.now()), 100);
	return () => clearInterval(tickClock);
	// eslint-disable-next-line react-hooks/exhaustive-deps
	}, [address, language]);

	// Once the backend emits the full dossier, hand it up.
	useEffect(() => {
	if (dossier && onComplete) onComplete(dossier);
	}, [dossier, onComplete]);

	const total = AGENTS.length;
	const doneCount = AGENTS.filter(a => agentState[a.id]?.status === "done").length;
	const erroredCount = AGENTS.filter(a => agentState[a.id]?.status === "error").length;
	const tick = doneCount + erroredCount;
	const progress = Math.min(tick / total, 1);
	const elapsed = ((now - startedAt.current)/1000).toFixed(1);
	const cute = ["humming…","sleuthing…","peeking…","scribbling…","triangulating…","double-checking…","sniffing the data…"];

	// Pins surface for any agent that has reported done/error and has a pin.
	const visiblePins = AGENTS
	.filter(a => a.pin && (agentState[a.id]?.status === "done" \|\| agentState[a.id]?.status === "working"))
	.map((a, i) => ({ ...a, _idx: i }));

	return (
	<div className="screen agents-grid">
	<aside className="agents-side">
	<div className="agents-target">INVESTIGATING</div>
	<div className="agents-addr">{address}</div>
	<div className="progress-track"><div className="progress-fill" style={{width: (progress*100)+"%"}}/></div>
	<div className="progress-meta">
	<span>{tick} / {total} agents on it</span>
	<span>{elapsed}s</span>
	</div>

	<div className="agent-list">
	{AGENTS.map((a, i) => {
	const live = agentState[a.id];
	// Backend statuses: queued, working, done, error.
	// Unreported = idle (the agent hasn't been registered yet,
	// which happens briefly before the orchestrator's initial
	// round of agent_update events arrives).
	const status = live?.status \|\| "idle";
	const summary = live?.summary;
	return (
	<div key={a.id} className="agent-item">
	<div className="agent-head">
	<span className={`agent-dot ${status}`}/>
	<span className="agent-name">{a.name}</span>
	<span className={`agent-status ${status}`}>{status}</span>
	</div>
	{(status === "done" \|\| status === "working" \|\| status === "error" \|\| status === "queued") && (
	<div className="agent-finding">
	{status === "working"
	? <span style={{color:"var(--ink-3)"}}>{summary \|\| cute[i % cute.length]}</span>
	: status === "queued"
	? <span style={{color:"var(--ink-3)"}}>{summary \|\| "queued — waiting for upstream agents"}</span>
	: (summary \|\| a.finding)}
	</div>
	)}
	</div>
	);
	})}
	</div>
	{error && (
	<div style={{marginTop: 12, padding: "10px 12px", background: "var(--coral-soft)", color: "var(--coral)", borderRadius: 8, fontSize: 12}}>
	{error}
	</div>
	)}

	<div className="agents-foot">
	ORCHESTRATOR · gemma-4-31b-it · thinking=on<br/>
	5 agents in parallel · 2 sequential synthesis<br/>
	all data sources public · 0 PII stored
	</div>
	</aside>

	<div className="map-pane">
	{geocode
	? <RealMap geocode={geocode} dark={dark}/>
	: <NeighborhoodMap dark={dark}/>}

	{!geocode && (
	<div className="map-center" style={{ left: "50%", top: "50%" }}>
	<div style={{position:"relative", width:0, height:0}}>
	<div className="center-ring" style={{position:"absolute", left:-48, top:-48}}/>
	<div className="center-ring b" style={{position:"absolute", left:-48, top:-48}}/>
	<div className="center-ring c" style={{position:"absolute", left:-48, top:-48}}/>
	<div className="center-pin"/>
	</div>
	</div>
	)}

	<div className="map-overlay-tl" style={{zIndex: 500}}>
	{geocode
	? `${Math.abs(geocode.lat).toFixed(4)}°${geocode.lat >= 0 ? "N" : "S"} · ${Math.abs(geocode.lon).toFixed(4)}°${geocode.lon >= 0 ? "E" : "W"}`
	: "geocoding…"}<br/>
	ZOOM 15 · 500m search radius
	</div>
	<div className="map-overlay-tr" style={{zIndex: 500}}>
	<div className="legend">
	<div style={{display:"flex",alignItems:"center",gap:6,marginBottom:4}}><span style={{width:8,height:8,borderRadius:"50%",background:"var(--accent)"}}/> property</div>
	<div style={{display:"flex",alignItems:"center",gap:6}}><span style={{width:14,height:8,borderRadius:"3px",background:"rgba(43,111,212,0.2)",border:"1px solid var(--accent)"}}/> 500m radius</div>
	</div>
	</div>
	{!geocode && (
	<div className="map-overlay-bl" style={{zIndex: 500}}>
	basemap · synthetic placeholder
	</div>
	)}
	</div>
	</div>
	);
	};

	// ── DOSSIER ────────────────────────────────────────────────────────────────
	const Section = ({ icon, iconBg, num, title, badge, children, defaultOpen = true }) => {
	const [open, setOpen] = useState(defaultOpen);
	return (
	<section className="section">
	<div className="sec-head" onClick={()=>setOpen(o=>!o)}>
	<div className="sec-icon" style={{ background: iconBg }}>{icon}</div>
	<div className="sec-title">
	<span className="sec-num">{num}</span>
	<h3>{title}</h3>
	{badge}
	</div>
	<span className={`sec-toggle ${open ? "open" : ""}`}><Icon name="chevron-down" size={18}/></span>
	</div>
	{open && <div className="sec-body">{children}</div>}
	</section>
	);
	};

	const RiskCircle = ({ score }) => {
	const color = score >= 61 ? "var(--coral)" : score >= 31 ? "var(--amber)" : "var(--teal)";
	const C = 2 * Math.PI * 42;
	return (
	<div className="risk-circle">
	<svg width="96" height="96" viewBox="0 0 96 96">
	<circle cx="48" cy="48" r="42" stroke="var(--line-2)" strokeWidth="6" fill="none"/>
	<circle cx="48" cy="48" r="42" stroke={color} strokeWidth="6" fill="none"
	strokeDasharray={C} strokeDashoffset={C * (1 - score/100)} strokeLinecap="round"
	style={{ transition: "stroke-dashoffset 1.2s cubic-bezier(.4,0,.2,1)" }}/>
	</svg>
	<div className="num" style={{ color }}>{score}</div>
	</div>
	);
	};

	// Map the live backend dossier shape onto the existing display shape.
	// Be defensive about missing fields — any individual agent could have errored.
	// `lang` drives translation of the static headline templates; the dossier
	// PROSE (verdict, NRI narrative, vision findings) is already translated
	// server-side by the language directive.
	const mapDossier = (raw, lang = "en") => {
	if (!raw) return DOSSIER;
	const fema = raw.fema \|\| {};
	const local = raw.local \|\| {};
	const weather = raw.weather \|\| {};
	const news = raw.news \|\| {};
	const archive = raw.archive \|\| {};
	const risk = raw.risk \|\| {};
	const advisor = raw.advisor \|\| {};

	const score = Number.isFinite(risk.risk_score) ? Math.round(risk.risk_score) : 0;
	const level = (risk.risk_level \|\| (score >= 61 ? "high" : score >= 31 ? "medium" : "low")).toLowerCase();
	const aep_pct = risk.aep_estimate != null ? +(risk.aep_estimate * 100).toFixed(2) : null;
	const cum_pct = risk.mortgage_30yr_probability != null ? Math.round(risk.mortgage_30yr_probability * 100) : null;

	// Headline framing — the FEMA-gap thesis kicks in when FEMA says "safe"
	// but the risk agent disagrees. Both halves come from UI_STRINGS so the
	// headline reads in the user's chosen language, not English.
	const femaSaysSafe = fema.is_sfha === false;
	const headline = (() => {
	if (level === "high" && femaSaysSafe)
	return { pre: tr(lang, "headline_high_femasafe_pre"), em: tr(lang, "headline_high_femasafe_em") };
	if (level === "high")
	return { pre: tr(lang, "headline_high_pre"), em: tr(lang, "headline_high_em") };
	if (level === "medium" && femaSaysSafe)
	return { pre: tr(lang, "headline_med_femasafe_pre"), em: tr(lang, "headline_med_femasafe_em") };
	if (level === "medium")
	return { pre: tr(lang, "headline_med_pre"), em: "" };
	if (level === "low" && femaSaysSafe)
	return { pre: tr(lang, "headline_low_femasafe_pre"), em: tr(lang, "headline_low_femasafe_em") };
	return { pre: tr(lang, "headline_low_pre"), em: "" };
	})();

	const tags = [];
	if (fema.flood_zone) tags.push({ label: `FEMA Zone ${fema.flood_zone}`, tone: fema.is_sfha ? "coral" : "amber" });
	if (raw.city) tags.push({ label: raw.city, tone: "blue" });
	if (raw.county) tags.push({ label: raw.county, tone: "neutral" });
	if (local?.data_available && raw.city?.toLowerCase().includes("chicago")) tags.push({ label: "Combined sewer", tone: "neutral" });

	const femaGapBody = [
	risk.fema_gap_explanation,
	fema.gap_warning,
	].filter(Boolean);

	const gauge = weather.nearest_gauge \|\| {};
	const gaugeName = (gauge.site_name \|\| "").split(" AT ")[0] \|\| gauge.site_name \|\| "—";
	const gaugeHeight = gauge.current_gage_height_ft;

	const infra = [
	{ label: "FEMA flood zone", val: fema.flood_zone \|\| "—",
	small: fema.is_sfha ? "Special Flood Hazard Area" : (fema.zone_description ? "outside SFHA" : null) },
	// 311 rows only appear when a city-specific 311 dataset is wired
	// (currently Chicago only). For other cities we omit them entirely
	// rather than showing empty dashes.
	...(local.data_available ? [
	{ label: "Basement-flood 311 reports", val: local.basement_flooding_reports ?? "—",
	small: `${local?.raw?.years \|\| 5}y · ${local?.raw?.radius_m \|\| 500}m` },
	{ label: "Street-flood 311 reports", val: local.street_flooding_reports ?? "—" },
	] : []),
	{ label: "Nearest stream gauge", val: gaugeName,
	small: gaugeHeight != null ? `${gaugeHeight} ft current` : null },
	{ label: "Active flood alerts", val: (weather.active_flood_alerts?.length ?? 0).toString(),
	small: weather.near_term_concern ? `near-term: ${weather.near_term_concern}` : null },
	{ label: "River discharge trend", val: weather.river_discharge_trend \|\| "—" },
	{ label: "Historical events (24mo)", val: archive.event_count != null ? String(archive.event_count) : "—",
	small: archive.frequency_assessment ? archive.frequency_assessment : null },
	{ label: "FEMA panel", val: fema?.raw?.DFIRM_ID \|\| "—" },
	];

	const _PRIORITY_LABEL = {
	start_here: "start here",
	also_consider: "also consider",
	only_if: "only if",
	essential: "start here", // legacy
	recommended: "also consider", // legacy
	optional: "only if", // legacy
	};
	const insurance = (advisor.insurance_recommendations \|\| []).map(i => {
	const prio = (i.priority \|\| "").toLowerCase();
	return {
	type: (i.policy_type \|\| "").toLowerCase().replace(/\s+/g, "_"),
	name: i.policy_type \|\| "Coverage option",
	cost: i.estimated_cost \|\| "—",
	desc: i.covers \|\| "",
	not_covered: i.does_not_cover \|\| "",
	how_to_buy: i.how_to_buy \|\| "",
	why: i.rationale \|\| "",
	priority: prio,
	priority_label: _PRIORITY_LABEL[prio] \|\| prio,
	recommended: prio === "start_here" \|\| prio === "essential",
	};
	});
	// Sort: start_here → also_consider → only_if → unknown
	const _PRIORITY_ORDER = { start_here: 0, essential: 0, also_consider: 1, recommended: 1, only_if: 2, optional: 2 };
	insurance.sort((a, b) =>
	(_PRIORITY_ORDER[a.priority] ?? 9) - (_PRIORITY_ORDER[b.priority] ?? 9)
	);
	const advisor_tldr = advisor.tldr \|\| "";

	const actions = (advisor.mitigation_actions \|\| []).map(a => ({
	bucket: (a.bucket \|\| "other").toLowerCase(),
	title: a.action \|\| "Action",
	cost: a.cost \|\| "",
	desc: a.first_step \|\| "",
	effort: a.effort \|\| "",
	impact: a.impact \|\| "",
	contact: null,
	}));

	const before_you_move_in = (advisor.before_you_move_in \|\| []).map(b => ({
	check: b.check \|\| "",
	why: b.why \|\| "",
	how: b.how \|\| "",
	cite: b.cite \|\| "",
	})).filter(b => b.check);

	// Surface advisor.key_resources as additional bottom rows. Tagged
	// with bucket "resources" so the grouped renderer keeps them in
	// their own section after the three physical-mitigation buckets.
	const resourceRows = (advisor.key_resources \|\| []).map(r => ({
	bucket: "resources",
	title: r.name \|\| "Resource",
	cost: "info",
	desc: r.what \|\| "",
	effort: "",
	impact: "",
	contact: r.contact_or_url \|\| null,
	}));

	const newsItems = (news.articles \|\| []).map(n => ({
	date: n.date \|\| "",
	title: n.title \|\| "",
	source: n.source \|\| "",
	url: n.url \|\| null,
	}));

	return {
	score, level,
	headline_pre: headline.pre,
	headline_em: headline.em,
	address: raw.address \|\| "",
	tags,
	fema_gap: {
	body: femaGapBody.length ? femaGapBody : ["The risk analyst did not produce a FEMA-gap narrative for this address."],
	aep_pct: aep_pct ?? 0,
	cum_pct: cum_pct ?? 0,
	cum_label: "30-year mortgage",
	},
	infra,
	insurance,
	actions: [...actions, ...resourceRows],
	news: newsItems,
	risk_factors: risk.key_risk_factors \|\| [],
	mitigating_factors: risk.mitigating_factors \|\| [],
	reasoning_trace: risk.reasoning_trace \|\| "",
	visual_corroboration: risk.visual_corroboration \|\| "",
	used_streetview_image: !!risk.used_streetview_image,
	images_used: risk.images_used \|\| [],
	advisor_tldr,
	plain_verdict: risk.plain_verdict \|\| "",
	before_you_move_in,
	streetview: raw.streetview \|\| {},
	satellite: raw.satellite \|\| {},
	local: raw.local \|\| {},
	regional: raw.regional \|\| {},
	property_type: raw.property_type \|\| "residential",
	};
	};

	const DossierScreen = ({ onBack, dossier, language = "en" }) => {
	const D = useMemo(() => mapDossier(dossier, language), [dossier, language]);
	const t = useCallback((key) => tr(language, key), [language]);
	const [showReasoning, setShowReasoning] = useState(false);

	// Section numbers depend on which conditional sections render. We
	// precompute them so the rendering JSX stays readable. The order
	// here mirrors the visual order in the dossier below.
	// Commercial properties suppress the homeowner-specific sections
	// (before-you-sign, actions, insurance) — see commercial banner below.
	const isCommercial = D.property_type === "commercial";
	const _sectionNums = useMemo(() => {
	const hasBefore = !isCommercial && (D.before_you_move_in \|\| []).length > 0;
	const hasActions = !isCommercial;
	const hasInsurance = !isCommercial;
	const hasImages = D.streetview?.available \|\| D.satellite?.available;
	const hasRegional = D.regional?.available;
	let n = 0;
	const fmt = () => "§" + String(++n).padStart(2, "0");
	return {
	before: hasBefore ? fmt() : null,
	actions: hasActions ? fmt() : null,
	insurance: hasInsurance ? fmt() : null,
	images: hasImages ? fmt() : null,
	gap: fmt(),
	regional: hasRegional ? fmt() : null,
	signals: fmt(),
	news: fmt(),
	};
	}, [D, isCommercial]);
	const [showBoxes, setShowBoxes] = useState(true);
	const [imageTab, setImageTab] = useState("streetview"); // "streetview" \| "satellite" \| "topo"
	return (
	<div className="screen dossier-wrap">
	<div className="dossier">
	<div className="dossier-toolbar">
	<span className="back" onClick={onBack}><Icon name="arrow-left" size={14}/> new search</span>
	<span className="meta">DOSSIER · {new Date().toLocaleDateString("en-US",{year:"numeric",month:"short",day:"2-digit"}).toUpperCase()} · v1</span>
	</div>

	<div className="dossier-head">
	<RiskCircle score={D.score}/>
	<div className="risk-meta">
	<span className={`risk-tag ${D.level === "high" ? "coral" : D.level === "medium" ? "amber" : "teal"}`}>
	{t("risk_" + D.level)} · {D.score}/100
	</span>
	<h2 className="risk-headline">{D.headline_pre} {D.headline_em && <em>{D.headline_em}</em>}</h2>
	<div className="risk-addr">{D.address}</div>
	<div className="risk-tags">
	{D.tags.map((t,i) => <span key={i} className={`risk-tag ${t.tone}`}>{t.label}</span>)}
	</div>
	</div>
	</div>

	{isCommercial && (
	<div style={{margin: "20px 0 14px", padding: "14px 16px 16px", background: "var(--surface)", border: "1px solid var(--line)", borderLeft: "4px solid var(--amber)", borderRadius: 12, boxShadow: "0 6px 16px rgba(22,22,22,0.04)"}}>
	<div style={{display: "flex", alignItems: "center", gap: 8, fontSize: 11, fontFamily: "'JetBrains Mono', monospace", letterSpacing: "0.08em", textTransform: "uppercase", color: "var(--amber)", marginBottom: 8}}>
	<span>◆ {t("commercial_label")}</span>
	<span style={{color: "var(--ink-4)", fontWeight: 400, textTransform: "none", letterSpacing: "0.02em"}}>· {t("commercial_sub")}</span>
	</div>
	<p style={{margin: 0, fontSize: 14, lineHeight: 1.6, color: "var(--ink)"}}>
	{t("commercial_body")}
	</p>
	</div>
	)}

	{!isCommercial && D.plain_verdict && (
	<div style={{margin: "20px 0 14px", padding: "16px 18px 18px", background: "var(--surface)", border: "1px solid var(--line)", borderLeft: "4px solid var(--accent)", borderRadius: 12, boxShadow: "0 6px 16px rgba(22,22,22,0.04)"}}>
	<div style={{display: "flex", alignItems: "center", gap: 8, fontSize: 11, fontFamily: "'JetBrains Mono', monospace", letterSpacing: "0.08em", textTransform: "uppercase", color: "var(--accent)", marginBottom: 8}}>
	<span>◆ {t("bottom_line_label")}</span>
	<span style={{color: "var(--ink-4)", fontWeight: 400, textTransform: "none", letterSpacing: "0.02em"}}>· {t("bottom_line_sub")}</span>
	</div>
	<p style={{margin: 0, fontSize: 15, lineHeight: 1.6, color: "var(--ink)"}}>{D.plain_verdict}</p>
	</div>
	)}

	{(() => {
	// Synthesis receipt — shows what data sources fed the briefing.
	// Quietly tells the time-compression story without bragging.
	const items = [];
	if (D.fema_gap?.aep_pct != null) items.push(`FEMA · ${D.fema_gap.aep_pct.toFixed?.(2) ?? D.fema_gap.aep_pct}% AEP`);
	const r311 = (D.local?.basement_flooding_reports ?? null);
	const s311 = (D.local?.street_flooding_reports ?? null);
	if (r311 != null \|\| s311 != null) items.push(`311 · ${(r311 ?? 0)} basement / ${(s311 ?? 0)} street`);
	const con = D.local?.construction;
	if (con && (con.permits_count \|\| con.total_reported_cost)) {
	const dollars = con.total_reported_cost ? ` / $${(con.total_reported_cost/1e6).toFixed(0)}M` : "";
	items.push(`Permits · ${con.permits_count \|\| 0}${dollars} / 3y`);
	}
	if (D.regional?.available) items.push("NRI multi-hazard");
	items.push("USGS · NOAA");
	if (D.images_used?.length) items.push(`${D.images_used.length} image${D.images_used.length === 1 ? "" : "s"} (${D.images_used.join(" + ")})`);
	return (
	<div style={{margin: "0 0 22px", padding: "10px 14px", background: "var(--bg)", border: "1px dashed var(--line)", borderRadius: 8, fontFamily: "'JetBrains Mono', monospace", fontSize: 11, color: "var(--ink-3)", lineHeight: 1.7}}>
	<span style={{color: "var(--ink-4)", textTransform: "uppercase", letterSpacing: "0.08em", marginRight: 8}}>{t("synthesized_from")}</span>
	{items.join(" · ")}
	</div>
	);
	})()}

	{!isCommercial && D.before_you_move_in.length > 0 && (
	<Section
	num={_sectionNums.before}
	icon={<Icon name="search" color="var(--purple)" size={16}/>}
	iconBg="var(--purple-soft)"
	title={t("section_before")}
	badge={<span className="risk-tag purple">due diligence</span>}>
	<p style={{color:"var(--ink-2)"}}>If you're considering a lease or a purchase, these are the things a flood-savvy buyer would check first. Each item points to the data layer that flagged it.</p>
	{D.before_you_move_in.map((b,i) => (
	<div key={i} className="action-row">
	<div className="action-num">{i+1}</div>
	<div className="action-body">
	<div className="action-title">{b.check}{b.cite && <span className="cost" style={{color:"var(--purple)", background:"var(--purple-soft)", padding:"2px 8px", borderRadius:6, marginLeft:8, fontSize:11}}>from {b.cite}</span>}</div>
	{b.why && <div className="action-desc"><strong>Why · </strong>{b.why}</div>}
	{b.how && <div className="action-desc" style={{marginTop:4}}><strong>How · </strong>{b.how}</div>}
	</div>
	</div>
	))}
	</Section>
	)}

	{!isCommercial && (
	<Section
	num={_sectionNums.actions}
	icon={<Icon name="plus" color="var(--teal)" size={16}/>}
	iconBg="var(--teal-soft)"
	title={t("section_actions")}
	badge={<span className="risk-tag teal">personalized</span>}>
	<p style={{color:"var(--ink-2)"}}>Three ways to harden a property against urban flooding: get water <strong>away</strong> from the building, let it <strong>soak in</strong>, and <strong>block</strong> the rest from getting inside. Items below are sequenced cheapest-and-easiest first within each group.</p>
	{D.actions.length === 0 ? (
	<p style={{color:"var(--ink-3)"}}>The advisor agent did not return an action plan for this address.</p>
	) : (() => {
	const BUCKETS = [
	{key: "drainage", label: "Get water away from the building", hint: "downspouts, sump pumps, regrading"},
	{key: "infiltration", label: "Let water soak in", hint: "rain gardens, rainwater harvesting, permeable surfaces"},
	{key: "barrier", label: "Block water from getting in", hint: "backwater valve, waterproofing, flood vents"},
	{key: "resources", label: "Local resources & rebates", hint: "city programs, contacts, grants"},
	{key: "other", label: "Other actions", hint: ""},
	];
	let counter = 0;
	return BUCKETS.map(bk => {
	const items = D.actions.filter(a => (a.bucket \|\| "other").toLowerCase() === bk.key);
	if (items.length === 0) return null;
	return (
	<div key={bk.key} style={{marginTop: 16}}>
	<div style={{display:"flex", alignItems:"baseline", gap:10, marginBottom:6, paddingBottom:6, borderBottom:"1px solid var(--line)"}}>
	<span style={{fontFamily:"'JetBrains Mono', monospace", fontSize:11, color:"var(--teal)", textTransform:"uppercase", letterSpacing:"0.08em"}}>{bk.label}</span>
	{bk.hint && <span style={{color:"var(--ink-4)", fontSize:11}}>· {bk.hint}</span>}
	</div>
	{items.map((a,i) => {
	counter += 1;
	return (
	<div key={i} className="action-row">
	<div className="action-num">{counter}</div>
	<div className="action-body">
	<div className="action-title">{a.title}<span className="cost">· {a.cost}</span>{a.effort && <span className="cost" style={{color:"var(--ink-4)", marginLeft:6}}>· {a.effort}</span>}{a.impact && <span className="cost" style={{color:a.impact === "high" ? "var(--teal)" : "var(--ink-4)", marginLeft:6}}>· {a.impact} impact</span>}</div>
	<div className="action-desc">{a.desc}</div>
	{a.contact && <div className="action-contact">{a.contact}</div>}
	</div>
	</div>
	);
	})}
	</div>
	);
	});
	})()}
	</Section>
	)}

	{!isCommercial && (
	<Section
	num={_sectionNums.insurance}
	icon={<Icon name="dollar" color="var(--purple)" size={16}/>}
	iconBg="var(--purple-soft)"
	title={t("section_insurance")}
	badge={<span className="risk-tag teal">verified products</span>}>
	{D.advisor_tldr && (
	<div style={{marginBottom: 14, padding: "12px 14px", background: "var(--teal-soft)", borderRadius: 10, fontSize: 14, color: "var(--ink)", lineHeight: 1.5}}>
	<strong style={{color:"var(--teal)"}}>For this property: </strong>{D.advisor_tldr}
	</div>
	)}
	<p style={{color:"var(--ink-2)"}}>Flood insurance feels intimidating, but the menu is short. The products listed here are real, verified, and currently available — never invented by the model. Prices are typical ranges; get an exact quote from the link or phone in each card.</p>
	{D.insurance.length === 0 ? (
	<p style={{color:"var(--ink-3)"}}>The advisor agent did not return insurance recommendations for this address.</p>
	) : (
	<div className="ins-grid">
	{D.insurance.map((c,i) => {
	const tone = c.priority === "start_here" \|\| c.priority === "essential" ? "teal"
	: c.priority === "also_consider" \|\| c.priority === "recommended" ? "blue"
	: "neutral";
	return (
	<div key={i} className={"ins-card" + (c.recommended ? " recommended" : "")}>
	{c.priority_label && <span className={`recbadge`} style={{background: `var(--${tone}-soft, rgba(22,22,22,0.05))`, color: `var(--${tone}, var(--ink-2))`}}>{c.priority_label}</span>}
	<div className="ins-name">{c.name}</div>
	<div className="ins-cost">{c.cost}</div>
	<div className="ins-desc">{c.desc}</div>
	{c.not_covered && (
	<div style={{marginTop:8, fontSize:12, color:"var(--ink-3)", lineHeight:1.5}}>
	<strong style={{color:"var(--coral)"}}>Doesn't cover · </strong>{c.not_covered}
	</div>
	)}
	<div className="ins-why" style={{marginTop:8}}>Why · {c.why}</div>
	{c.how_to_buy && (
	<div style={{marginTop:10, padding:"8px 10px", background:"var(--bg)", borderRadius:6, fontSize:12, color:"var(--ink-2)", lineHeight:1.5}}>
	<strong style={{color:"var(--accent)"}}>How to get it · </strong>{c.how_to_buy}
	</div>
	)}
	</div>
	);
	})}
	</div>
	)}
	</Section>
	)}

	{(D.streetview?.available \|\| D.satellite?.available) && (() => {
	const tabs = [
	D.streetview?.available && {key:"streetview", label:"Street level", source:"Google"},
	D.satellite?.available && {key:"satellite", label:"Satellite", source:"Mapbox"},
	].filter(Boolean);
	const activeKey = tabs.find(t => t.key === imageTab) ? imageTab : tabs[0]?.key;
	const active = activeKey === "streetview" ? D.streetview
	: activeKey === "satellite" ? D.satellite
	: null;
	const activeAlt = activeKey === "streetview" ? "Google Street View of the property"
	: activeKey === "satellite" ? "Mapbox satellite view of the property + surrounding catchment"
	: "";
	const indicatorsWithBoxes = (active?.indicators \|\| []).filter(i => i.box_2d);
	const showOverlay = showBoxes && indicatorsWithBoxes.length > 0;
	return (
	<Section
	num={_sectionNums.images \|\| "§03"}
	icon={<Icon name="pin" color="var(--accent)" size={16}/>}
	iconBg="var(--accent-soft)"
	title={t("section_images")}
	badge={<span className="risk-tag purple">Gemma 4 vision</span>}>
	<div style={{display:"grid", gridTemplateColumns:"320px 1fr", gap:18, alignItems:"start"}}>
	<div>
	{tabs.length > 1 && (
	<div style={{display:"flex", gap:6, marginBottom:8}}>
	{tabs.map(t => (
	<button
	key={t.key}
	onClick={() => setImageTab(t.key)}
	style={{
	flex:1, padding:"6px 8px", fontSize:11,
	fontFamily:"'JetBrains Mono', monospace",
	letterSpacing:"0.04em", textTransform:"uppercase",
	background: activeKey === t.key ? "var(--accent-soft)" : "transparent",
	color: activeKey === t.key ? "var(--accent)" : "var(--ink-3)",
	border: `1px solid ${activeKey === t.key ? "var(--accent)" : "var(--line)"}`,
	borderRadius:6, cursor:"pointer",
	}}
	>
	{t.label}
	</button>
	))}
	</div>
	)}
	<div style={{position:"relative", borderRadius:10, overflow:"hidden", border:"1px solid var(--line)", lineHeight:0}}>
	<img
	src={active.image_data_url}
	alt={activeAlt}
	style={{width:"100%", display:"block"}}
	/>
	{showOverlay && (
	<svg
	viewBox="0 0 1000 1000"
	preserveAspectRatio="none"
	style={{position:"absolute", inset:0, width:"100%", height:"100%", pointerEvents:"none"}}
	>
	{indicatorsWithBoxes.map((ind, i) => {
	const [y1, x1, y2, x2] = ind.box_2d;
	const w = x2 - x1, h = y2 - y1;
	const sev = (ind.severity \|\| "").toLowerCase();
	const color = sev === "high" ? "#EE6A3D"
	: sev === "moderate" ? "#D4881E"
	: sev === "low" ? "#0F8A6A"
	: "#2B6FD4";
	const labelText = `${i+1}. ${ind.feature \|\| "indicator"}`;
	const labelWidthEstimate = labelText.length * 11 + 12;
	const labelY = y1 > 50 ? y1 - 8 : y2 + 32;
	return (
	<g key={i}>
	<rect
	x={x1} y={y1} width={w} height={h}
	fill="none"
	stroke={color}
	strokeWidth={4}
	vectorEffect="non-scaling-stroke"
	rx={6}
	/>
	<rect
	x={x1} y={labelY - 22}
	width={Math.min(labelWidthEstimate, 1000 - x1)}
	height={26}
	fill={color}
	rx={3}
	/>
	<text
	x={x1 + 6} y={labelY - 4}
	fontSize={18}
	fontFamily="DM Sans, sans-serif"
	fontWeight={600}
	fill="white"
	>
	{labelText}
	</text>
	</g>
	);
	})}
	</svg>
	)}
	</div>
	{indicatorsWithBoxes.length > 0 && (
	<button
	onClick={() => setShowBoxes(s => !s)}
	style={{
	marginTop:8, fontSize:11, fontFamily:"'JetBrains Mono', monospace",
	letterSpacing:"0.04em", textTransform:"uppercase",
	background:"transparent", border:"1px solid var(--line)",
	borderRadius:6, padding:"4px 10px", color:"var(--ink-2)", cursor:"pointer",
	}}
	>
	{showBoxes ? "hide" : "show"} {indicatorsWithBoxes.length} box{indicatorsWithBoxes.length === 1 ? "" : "es"}
	</button>
	)}
	<div style={{fontSize:11, color:"var(--ink-4)", marginTop:6, fontFamily:"'JetBrains Mono', monospace"}}>
	{activeKey === "streetview" && (
	<>{active.copyright \|\| "© Google"}
	{active.capture_date && ` · captured ${active.capture_date}`}
	{active.pano_distance_m != null && ` · ${active.pano_distance_m}m from address`}
	</>
	)}
	{activeKey === "satellite" && (
	<>© Mapbox · © OpenStreetMap · {active.style} · zoom {active.zoom}</>
	)}
	</div>
	</div>
	<div>
	<p style={{margin:"0 0 10px"}}>
	{activeKey === "streetview" ? (
	<>The <strong>street-view agent</strong> ran Gemma 4 vision on this eye-level photo, looking for ground-floor flood-risk indicators (basement windows, downspouts, lot grade, evidence of prior damage). The model was instructed not to fabricate features it couldn't see.</>
	) : (
	<>The <strong>satellite agent</strong> ran Gemma 4 vision on this bird's-eye image of the property and its surrounding block, looking for catchment-scale signals: impervious surface, building footprint, drainage features, and adjacent land use that drains TO this property.</>
	)}
	</p>
	<div style={{display:"flex", gap:8, flexWrap:"wrap", marginBottom:12, fontSize:12}}>
	<span className={`risk-tag ${active.overall_visual_risk === "high" ? "coral" : active.overall_visual_risk === "moderate" ? "amber" : "teal"}`}>
	visual risk: {active.overall_visual_risk \|\| "unclear"}
	</span>
	{activeKey === "streetview" && active.elevation_vs_street && active.elevation_vs_street !== "unclear" && (
	<span className="risk-tag neutral">{active.elevation_vs_street.replace(/_/g, " ")}</span>
	)}
	{activeKey === "satellite" && active.impervious_estimate_pct != null && (
	<span className="risk-tag neutral">impervious ≈ {active.impervious_estimate_pct}%</span>
	)}
	{activeKey === "satellite" && active.building_footprint_pct != null && (
	<span className="risk-tag neutral">building ≈ {active.building_footprint_pct}% of lot</span>
	)}
	{activeKey === "satellite" && active.vegetation_buffer && (
	<span className="risk-tag neutral">vegetation: {active.vegetation_buffer}</span>
	)}
	<span className="risk-tag neutral">confidence: {active.confidence \|\| "unknown"}</span>
	</div>
	{activeKey === "satellite" && active.catchment_assessment && (
	<p style={{margin:"0 0 10px", fontSize:13, color:"var(--ink-2)", lineHeight:1.55, padding:"8px 10px", background:"var(--bg)", borderLeft:"3px solid var(--accent)", borderRadius:4}}>
	<strong style={{color:"var(--accent)"}}>Catchment · </strong>{active.catchment_assessment}
	</p>
	)}
	{(active.indicators \|\| []).length > 0 ? (
	<ol style={{margin:0, paddingLeft:0, listStyle:"none", fontSize:13, color:"var(--ink-2)", lineHeight:1.55}}>
	{active.indicators.map((ind, i) => {
	const sev = (ind.severity \|\| "").toLowerCase();
	const color = sev === "high" ? "var(--coral)"
	: sev === "moderate" ? "var(--amber)"
	: sev === "low" ? "var(--teal)"
	: "var(--accent)";
	return (
	<li key={i} style={{marginBottom:10, display:"flex", gap:10}}>
	<span style={{
	flexShrink:0, width:22, height:22, borderRadius:4,
	background:color, color:"white",
	fontSize:12, fontWeight:600, fontFamily:"'JetBrains Mono', monospace",
	display:"flex", alignItems:"center", justifyContent:"center",
	}}>{i+1}</span>
	<div>
	<strong>{ind.feature}</strong>
	{ind.category && <span className="small" style={{marginLeft:6, color:"var(--ink-4)"}}> · {ind.category}</span>}
	{ind.severity && <span className="small" style={{marginLeft:6}}> · {ind.severity}</span>}
	{!ind.box_2d && <span className="small" style={{marginLeft:6, color:"var(--ink-4)"}}> · no box</span>}
	<div style={{color:"var(--ink-3)", fontSize:12, marginTop:2}}>{ind.risk_implication}</div>
	</div>
	</li>
	);
	})}
	</ol>
	) : (
	<p style={{color:"var(--ink-3)", fontSize:13, margin:0}}>
	{active.summary \|\| "No specific indicators visible."}
	</p>
	)}
	</div>
	</div>
	</Section>
	);
	})()}

	<Section
	num={_sectionNums.gap}
	icon={<Icon name="warn" color="var(--coral)" size={16}/>}
	iconBg="var(--coral-soft)"
	title={t("section_gap")}
	badge={D.level === "low" ? null : <span className="risk-tag coral">FEMA may understate risk</span>}
	defaultOpen={false}>
	{D.fema_gap.body.map((p,i) => <p key={i}>{p}</p>)}
	<div className="prob-block">
	<div className="prob-head">
	<span className="prob-label">Probability of at least one flood over a {D.fema_gap.cum_label}</span>
	<span className="prob-pct">{D.fema_gap.cum_pct}%</span>
	</div>
	<div className="prob-bar"><div className="fill" style={{width: D.fema_gap.cum_pct + "%"}}/></div>
	<div className="prob-foot">
	<span>AEP {D.fema_gap.aep_pct}% · per year</span>
	<span>P = 1 − (1 − AEP)<sup>30</sup></span>
	</div>
	</div>
	{(D.risk_factors.length > 0 \|\| D.mitigating_factors.length > 0) && (
	<div style={{marginTop: 16, display:"grid", gridTemplateColumns: "1fr 1fr", gap: 14}}>
	{D.risk_factors.length > 0 && (
	<div>
	<div className="stat-label" style={{marginBottom: 6}}>Key risk factors</div>
	<ul style={{margin: 0, paddingLeft: 16, fontSize: 13, color: "var(--ink-2)", lineHeight: 1.5}}>
	{D.risk_factors.map((f,i) => <li key={i}>{f}</li>)}
	</ul>
	</div>
	)}
	{D.mitigating_factors.length > 0 && (
	<div>
	<div className="stat-label" style={{marginBottom: 6}}>Mitigating factors</div>
	<ul style={{margin: 0, paddingLeft: 16, fontSize: 13, color: "var(--ink-2)", lineHeight: 1.5}}>
	{D.mitigating_factors.map((f,i) => <li key={i}>{f}</li>)}
	</ul>
	</div>
	)}
	</div>
	)}
	{(D.visual_corroboration \|\| D.used_streetview_image \|\| (D.images_used && D.images_used.length > 0)) && (() => {
	const _imgLabel = {streetview: "street view", satellite: "satellite"};
	const usedImages = (D.images_used \|\| []).map(k => _imgLabel[k] \|\| k);
	const imgPart = usedImages.length === 0
	? "no images"
	: usedImages.length === 1
	? `${usedImages[0]} image`
	: `${usedImages.length} images (${usedImages.join(" + ")})`;
	return (
	<div style={{marginTop: 18, padding: "14px 16px", background: "linear-gradient(135deg, rgba(110,95,216,0.08), rgba(43,111,212,0.06))", border: "1px solid rgba(110,95,216,0.25)", borderRadius: 10}}>
	<div style={{display:"flex", alignItems:"center", gap: 8, fontSize: 11, fontFamily: "'JetBrains Mono', monospace", letterSpacing: "0.06em", textTransform: "uppercase", color: "var(--purple)", marginBottom: 8, flexWrap:"wrap"}}>
	<span>◆ Gemma 4 multimodal reasoning</span>
	<span style={{color: "var(--ink-4)", fontWeight: 400, textTransform: "none", letterSpacing: "0.02em"}}>· {imgPart} + 6 data sources + chain-of-thought · one inference call</span>
	</div>
	{D.visual_corroboration ? (
	<p style={{margin: 0, fontSize: 14, lineHeight: 1.55, color: "var(--ink)"}}>
	<em>{D.visual_corroboration}</em>
	</p>
	) : (
	<p style={{margin: 0, fontSize: 13, color: "var(--ink-3)"}}>
	The risk analyst received {imgPart} and reasoned about them directly alongside the data — see the trace below.
	</p>
	)}
	</div>
	);
	})()}
	{(D.local?.construction \|\| D.local?.compound_signal) && (() => {
	const con = D.local.construction \|\| {};
	const compound = D.local.compound_signal;
	const major = (D.local.raw_construction \|\| {}).major_projects \|\| [];
	const total = D.local.raw_construction?.total_reported_cost \|\| con.total_cost;
	const trend = con.trend_direction \|\| D.local.raw_construction?.trend?.direction;
	const concern = (con.concern_level \|\| "").toLowerCase();
	const concernColor = concern === "high" ? "var(--coral)"
	: concern === "moderate" ? "var(--amber)"
	: "var(--teal)";
	const trendIcon = trend === "increasing" ? "↑" : trend === "decreasing" ? "↓" : "→";
	return (
	<div style={{marginTop: 12, padding: "14px 16px", background: "rgba(238,106,61,0.05)", border: "1px solid rgba(238,106,61,0.22)", borderRadius: 10}}>
	<div style={{display:"flex", alignItems:"center", gap: 8, fontSize: 11, fontFamily: "'JetBrains Mono', monospace", letterSpacing: "0.06em", textTransform: "uppercase", color: "var(--coral)", marginBottom: 8, flexWrap:"wrap"}}>
	<span>⊕ Development pressure</span>
	<span style={{color: "var(--ink-4)", fontWeight: 400, textTransform: "none", letterSpacing: "0.02em"}}>· what's being built around you, in real time</span>
	</div>
	{compound && (
	<p style={{margin: "0 0 10px", fontSize: 14, lineHeight: 1.55, color: "var(--ink)"}}>
	<em>{compound}</em>
	</p>
	)}
	<div style={{display:"flex", gap:8, flexWrap:"wrap", fontSize: 12, marginBottom: 10}}>
	{con.permits_count != null && (
	<span className="risk-tag neutral">{con.permits_count} permits · 1km · 3y</span>
	)}
	{con.new_construction_count != null && (
	<span className="risk-tag neutral">{con.new_construction_count} new builds</span>
	)}
	{total != null && (
	<span className="risk-tag neutral">${(total/1_000_000).toFixed(1)}M total</span>
	)}
	{trend && (
	<span className="risk-tag neutral">{trendIcon} {trend}</span>
	)}
	{concern && (
	<span className="risk-tag" style={{background: `${concernColor}1A`, color: concernColor, border: `1px solid ${concernColor}55`}}>concern: {concern}</span>
	)}
	</div>
	{con.interpretation && (
	<p style={{margin:"0 0 10px", fontSize:13, color:"var(--ink-2)", lineHeight:1.55}}>{con.interpretation}</p>
	)}
	{major.length > 0 && (
	<div>
	<div className="stat-label" style={{marginBottom: 6}}>Largest projects within 1km</div>
	<ol style={{margin:0, paddingLeft:0, listStyle:"none", fontSize:12, color:"var(--ink-2)", lineHeight:1.5}}>
	{major.slice(0, 5).map((p, i) => (
	<li key={i} style={{marginBottom:6, display:"grid", gridTemplateColumns:"110px 70px 1fr", gap:10, alignItems:"baseline"}}>
	<span style={{fontFamily:"'JetBrains Mono', monospace", color:"var(--coral)", fontWeight:600}}>${(p.cost/1_000_000).toFixed(1)}M</span>
	<span style={{fontFamily:"'JetBrains Mono', monospace", fontSize:11, color:"var(--ink-3)"}}>{(p.date \|\| "").slice(0,7)}</span>
	<span><strong style={{textTransform:"capitalize"}}>{p.type}</strong> · {p.address \|\| ""}<span style={{color:"var(--ink-3)"}}> — {(p.description \|\| "").slice(0,90)}</span></span>
	</li>
	))}
	</ol>
	</div>
	)}
	</div>
	);
	})()}
	{D.reasoning_trace && (
	<div style={{marginTop: 12, padding: "12px 14px", background: "rgba(110,95,216,0.06)", border: "1px solid rgba(110,95,216,0.2)", borderRadius: 10}}>
	<div style={{display:"flex", alignItems:"center", justifyContent:"space-between", cursor:"pointer"}} onClick={() => setShowReasoning(s => !s)}>
	<div style={{display:"flex", alignItems:"center", gap: 8, fontSize: 12, fontFamily: "'JetBrains Mono', monospace", letterSpacing: "0.04em", textTransform: "uppercase", color: "var(--purple)"}}>
	<span>◆ Gemma 4 reasoning trace</span>
	</div>
	<span style={{fontSize: 11, color: "var(--ink-3)"}}>{showReasoning ? "hide" : "show"}</span>
	</div>
	{showReasoning && (
	<pre style={{marginTop: 12, marginBottom: 0, fontSize: 12, fontFamily: "'JetBrains Mono', monospace", lineHeight: 1.55, color: "var(--ink-2)", whiteSpace: "pre-wrap", wordBreak: "break-word"}}>{D.reasoning_trace}</pre>
	)}
	</div>
	)}
	</Section>

	{D.regional?.available && (
	<Section
	num={_sectionNums.regional}
	icon={<Icon name="warn" color="var(--purple)" size={16}/>}
	iconBg="var(--purple-soft)"
	title={t("section_regional")}
	badge={<span className="risk-tag purple">FEMA NRI · county-level</span>}>
	<p style={{color:"var(--ink-2)", marginTop:0}}>
	FlutIQ is flood-focused, but your county faces other hazards too. This is FEMA's
	National Risk Index for {D.regional.nri?.county} {D.regional.nri?.state}
	{D.regional.nri?.population ? ` (pop. ${D.regional.nri.population.toLocaleString()})` : ""},
	calibrated against every other US county.
	</p>
	<div style={{display:"flex", gap:8, flexWrap:"wrap", margin:"12px 0", fontSize:12}}>
	{D.regional.nri?.composite_risk_rating && (
	<span className={`risk-tag ${
	D.regional.nri.composite_risk_rating.includes("Very High") ? "coral"
	: D.regional.nri.composite_risk_rating.includes("High") ? "amber"
	: D.regional.nri.composite_risk_rating.includes("Moderate") ? "amber"
	: "teal"
	}`}>
	Composite: {D.regional.nri.composite_risk_rating} ({D.regional.nri.composite_risk_score}/100)
	</span>
	)}
	{D.regional.nri?.expected_annual_loss_usd != null && (
	<span className="risk-tag neutral">
	Expected annual loss: ${(D.regional.nri.expected_annual_loss_usd / 1_000_000).toFixed(0)}M
	</span>
	)}
	{D.regional.nri?.social_vulnerability_rating && (
	<span className="risk-tag neutral">SoVI: {D.regional.nri.social_vulnerability_rating}</span>
	)}
	{D.regional.nri?.community_resilience_rating && (
	<span className="risk-tag neutral">Resilience: {D.regional.nri.community_resilience_rating}</span>
	)}
	</div>
	{Array.isArray(D.regional.headline_hazards) && D.regional.headline_hazards.length > 0 && (
	<div style={{marginBottom:12}}>
	<div className="stat-label" style={{marginBottom:8}}>Headline hazards for this county</div>
	<ol style={{margin:0, paddingLeft:0, listStyle:"none", fontSize:13, color:"var(--ink-2)", lineHeight:1.55}}>
	{D.regional.headline_hazards.map((h, i) => {
	const r = (h.rating \|\| "").toLowerCase();
	const color = r.includes("very high") ? "var(--coral)"
	: r.includes("high") ? "var(--amber)"
	: r.includes("moderate") ? "var(--amber)"
	: "var(--teal)";
	return (
	<li key={i} style={{marginBottom:10, display:"flex", gap:10}}>
	<span style={{
	flexShrink:0, width:22, height:22, borderRadius:4,
	background:color, color:"white", fontSize:12, fontWeight:600,
	fontFamily:"'JetBrains Mono', monospace",
	display:"flex", alignItems:"center", justifyContent:"center",
	}}>{i+1}</span>
	<div>
	<strong>{h.name}</strong>
	{h.rating && <span className="small" style={{marginLeft:6}}> · {h.rating}</span>}
	{h.score != null && <span className="small" style={{marginLeft:6, color:"var(--ink-4)"}}> · score {h.score}</span>}
	<div style={{color:"var(--ink-3)", fontSize:12, marginTop:2}}>{h.matters_because}</div>
	</div>
	</li>
	);
	})}
	</ol>
	</div>
	)}
	{D.regional.what_property_level_flood_misses && (
	<p style={{margin:"10px 0", padding:"10px 12px", background:"var(--bg)", borderLeft:"3px solid var(--accent)", borderRadius:4, fontSize:13, color:"var(--ink-2)", lineHeight:1.55}}>
	<strong style={{color:"var(--accent)"}}>vs property-level FEMA · </strong>{D.regional.what_property_level_flood_misses}
	</p>
	)}
	{D.regional.resilience_context && (
	<p style={{margin:"10px 0", padding:"10px 12px", background:"var(--bg)", borderLeft:"3px solid var(--teal)", borderRadius:4, fontSize:13, color:"var(--ink-2)", lineHeight:1.55}}>
	<strong style={{color:"var(--teal)"}}>Community resilience · </strong>{D.regional.resilience_context}
	</p>
	)}
	<div style={{fontSize:11, color:"var(--ink-4)", marginTop:10, fontFamily:"'JetBrains Mono', monospace"}}>
	source · FEMA National Risk Index via the Resilience Analysis and Planning Tool (RAPT)
	</div>
	</Section>
	)}

	<Section
	num={_sectionNums.signals}
	icon={<Icon name="drop" color="var(--accent)" size={16}/>}
	iconBg="var(--accent-soft)"
	title={t("section_signals")}
	defaultOpen={false}>
	{D.infra.map((s,i) => (
	<div key={i} className="stat-row">
	<span className="stat-label">{s.label}</span>
	<span className="stat-val">{s.val}{s.small && <span className="small"> · {s.small}</span>}</span>
	</div>
	))}
	</Section>

	<Section
	num={_sectionNums.news}
	icon={<Icon name="news" color="var(--amber)" size={16}/>}
	iconBg="var(--amber-soft)"
	title={t("section_news")}>
	{D.news.length === 0 ? (
	<p style={{color:"var(--ink-3)"}}>No recent flood-related coverage surfaced for this area.</p>
	) : D.news.map((n,i) => {
	const Inner = (
	<>
	<span className="news-date">{(n.date \|\| "").toUpperCase()}</span>
	<span className="news-title">{n.title}</span>
	<span className="news-source">{n.source}</span>
	</>
	);
	return n.url
	? <a key={i} className="news-row" href={n.url} target="_blank" rel="noopener noreferrer" style={{textDecoration:"none", color:"inherit"}}>{Inner}</a>
	: <div key={i} className="news-row">{Inner}</div>;
	})}
	</Section>

	<div className="method-foot">
	<strong>Methodology.</strong> Nine specialist Gemma 4 agents run in parallel. The seven data agents pull from free public APIs — FEMA NFHL for the property-level flood zone, FEMA's National Risk Index (via the RAPT ArcGIS REST endpoint) for the county-level 18-hazard profile (wildfire, hurricane, tornado, earthquake, etc.), USGS Water Services for the nearest stream gauge, NOAA NWS for the local forecast and active flood alerts, Open-Meteo for the 7-day flood + precipitation outlook, and GDELT for 6-month and 24-month flood news. In five Tier-1 cities (Chicago, NYC, SF, LA, Austin) we also pull city-specific 311 reports and recent building permits as a leading indicator of impervious-surface change; other US addresses show <code>—</code> for those rows but still get full NRI + FEMA + vision coverage. Two dedicated Gemma 4 vision agents independently analyze a Mapbox satellite image (bird's-eye) and a Google Street View photograph (eye-level), each producing bounding-box detections of flood indicators. A risk-analyst agent then synthesizes everything in a single Gemma 4 reasoning-mode inference call — both raw images alongside the structured findings — computing AEP and cumulative 30-year probability with P = 1 − (1 − AEP)<sup>n</sup>. An advisor agent translates the risk into verified-catalog insurance options, a before-you-sign checklist, and a bucketed drainage / infiltration / barrier action plan, in the homeowner's chosen language. All Gemma 4 calls go through the OpenRouter free tier (or a local Ollama in Edge mode); nothing about your address is stored.<br/>
	<span className="small">This is not financial or insurance advice. Confirm specifics with a licensed broker before purchasing coverage.</span>
	</div>
	</div>
	</div>
	);
	};

	// ── CHROME ─────────────────────────────────────────────────────────────────
	const Chrome = ({ screen, onJump, dark, onToggleDark, language, onLanguageChange }) => (
	<div className="app-chrome">
	<div className="wordmark" onClick={()=>onJump("search")} style={{cursor:"pointer"}}>
	<span className="glyph">F</span>
	<span>{BRAND_NAME}</span>
	<span style={{color:"var(--ink-4)",fontSize:12,marginLeft:8,fontFamily:"JetBrains Mono"}}>v0.15.4 · beta</span>
	</div>
	<div className="chrome-meta">
	<span className="pill static"><span className="dot"/>{BRAND_PILL}</span>
	<select
	value={language}
	onChange={(e) => onLanguageChange(e.target.value)}
	title="Dossier language"
	aria-label="Dossier language"
	style={{
	height: 28, padding: "0 8px", border: "1px solid var(--line)",
	borderRadius: 6, background: "var(--surface)", color: "var(--ink-2)",
	fontSize: 12, fontFamily: "'JetBrains Mono', monospace", cursor: "pointer",
	}}
	>
	{LANGUAGES.map(l => (
	<option key={l.code} value={l.code}>
	{l.code === "en" ? l.label : `${l.native} · ${l.label}`}
	</option>
	))}
	</select>
	<span className={"pill" + (screen === "search" ? " active" : "")} onClick={()=>onJump("search")}>search</span>
	<span className={"pill" + (screen === "agents" ? " active" : "")} onClick={()=>onJump("agents")}>agents</span>
	<span className={"pill" + (screen === "dossier" ? " active" : "")} onClick={()=>onJump("dossier")}>dossier</span>
	<button className="icon-btn" onClick={onToggleDark} aria-label="Toggle dark mode" title="Toggle dark mode">
	<Icon name={dark ? "sun" : "moon"} size={14}/>
	</button>
	</div>
	</div>
	);

	// ── APP ────────────────────────────────────────────────────────────────────
	const App = () => {
	const [screen, setScreen] = useState("search");
	const [address, setAddress] = useState("");
	const [liveDossier, setLiveDossier] = useState(null);
	const [dark, setDark] = useState(() => {
	// Dark by default for first-time visitors; respect saved preference for returners.
	try {
	const stored = localStorage.getItem("flutiq.dark");
	if (stored === null) return true;
	return stored === "true";
	} catch { return true; }
	});
	const [language, setLanguage] = useState(() => {
	try { return localStorage.getItem("flutiq.language") \|\| "en"; }
	catch { return "en"; }
	});

	useEffect(() => {
	document.body.classList.toggle("dark", dark);
	try { localStorage.setItem("flutiq.dark", String(dark)); } catch {}
	}, [dark]);

	useEffect(() => {
	try { localStorage.setItem("flutiq.language", language); } catch {}
	}, [language]);

	const handleSubmit = (addr) => {
	setAddress(addr);
	setLiveDossier(null);
	setScreen("agents");
	};

	const handleAgentsComplete = (dossier) => {
	setLiveDossier(dossier);
	setScreen("dossier");
	};

	return (
	<>
	<Chrome
	screen={screen}
	onJump={setScreen}
	dark={dark}
	onToggleDark={() => setDark(d => !d)}
	language={language}
	onLanguageChange={setLanguage}
	/>
	{screen === "search" && <SearchScreen onSubmit={handleSubmit}/>}
	{screen === "agents" && <AgentsScreen address={address} language={language} dark={dark} onComplete={handleAgentsComplete} />}
	{screen === "dossier" && <DossierScreen onBack={()=>setScreen("search")} dossier={liveDossier} language={language} />}
	</>
	);
	};

	ReactDOM.createRoot(document.getElementById("app")).render(<App/>);
	</script>
	</body>
	</html>