diff --git a/apps/pwa/src/config.mjs b/apps/pwa/src/config.mjs
index 81391bb..74fcb40 100644
--- a/apps/pwa/src/config.mjs
+++ b/apps/pwa/src/config.mjs
@@ -6,11 +6,13 @@ import { fileURLToPath } from "node:url";
 const ROOT = path.resolve(path.dirname(fileURLToPath(import.meta.url)), "..");
 
 // Tiny .env loader — does not override anything already in the environment.
-function loadEnv() {
-  const file = path.join(ROOT, ".env");
+// The value group is lazy on purpose: a greedy `(.*)` eats the whitespace the
+// trailing `\s*` is there to drop, so `KEY=secret ` exports the trailing space
+// as part of the secret, and `KEY="secret" ` never gets unquoted at all.
+export function loadEnv(file = path.join(ROOT, ".env")) {
   if (!fs.existsSync(file)) return;
   for (const line of fs.readFileSync(file, "utf8").split("\n")) {
-    const m = /^\s*([A-Z0-9_]+)\s*=\s*(.*)\s*$/i.exec(line);
+    const m = /^\s*([A-Z0-9_]+)\s*=\s*(.*?)\s*$/i.exec(line);
     if (!m) continue;
     const key = m[1];
     if (process.env[key] !== undefined) continue;
diff --git a/apps/pwa/test/config-env.test.mjs b/apps/pwa/test/config-env.test.mjs
new file mode 100644
index 0000000..e3dc1da
--- /dev/null
+++ b/apps/pwa/test/config-env.test.mjs
@@ -0,0 +1,89 @@
+// Unit tests for the tiny .env loader in src/config.mjs.
+//
+// No PWA dependencies are needed — config.mjs only uses node builtins — so
+// these run on a bare repo clone. Each test uses its own key names and clears
+// them out of process.env afterwards, because the loader writes there.
+import assert from "node:assert/strict";
+import { mkdtempSync, writeFileSync } from "node:fs";
+import { tmpdir } from "node:os";
+import { join } from "node:path";
+import test from "node:test";
+
+const { loadEnv } = await import("../src/config.mjs");
+
+const workdir = mkdtempSync(join(tmpdir(), "moshcode-env-"));
+let n = 0;
+
+/** Write a throwaway .env and hand back its path. */
+function envFile(contents) {
+  const file = join(workdir, `env-${n++}`);
+  writeFileSync(file, contents);
+  return file;
+}
+
+/** Load a throwaway .env and hand back the keys it set, then clear them. */
+function load(contents, keys) {
+  const file = envFile(contents);
+  for (const k of keys) delete process.env[k];
+  try {
+    loadEnv(file);
+    return Object.fromEntries(keys.map((k) => [k, process.env[k]]));
+  } finally {
+    for (const k of keys) delete process.env[k];
+  }
+}
+
+test("a trailing space is not part of the value", () => {
+  const env = load("MC_TEST_ORIGIN=https://app.moshcode.sh \n", ["MC_TEST_ORIGIN"]);
+  assert.equal(env.MC_TEST_ORIGIN, "https://app.moshcode.sh");
+});
+
+test("a trailing tab is not part of the value", () => {
+  const env = load("MC_TEST_TOKEN=123:AAbb\t\n", ["MC_TEST_TOKEN"]);
+  assert.equal(env.MC_TEST_TOKEN, "123:AAbb");
+});
+
+test("a CRLF file parses without a carriage return on the value", () => {
+  const env = load("MC_TEST_DB=file:./data/local.db\r\nMC_TEST_PORT=8080\r\n", ["MC_TEST_DB", "MC_TEST_PORT"]);
+  assert.equal(env.MC_TEST_DB, "file:./data/local.db");
+  assert.equal(env.MC_TEST_PORT, "8080");
+});
+
+test("a quoted value is still unquoted when the line has trailing whitespace", () => {
+  const env = load('MC_TEST_KEY="re_live_key" \n', ["MC_TEST_KEY"]);
+  assert.equal(env.MC_TEST_KEY, "re_live_key");
+});
+
+test("spaces inside a value are kept", () => {
+  const env = load("MC_TEST_FROM=moshcode <notify@moshcoding.com>\n", ["MC_TEST_FROM"]);
+  assert.equal(env.MC_TEST_FROM, "moshcode <notify@moshcoding.com>");
+});
+
+test("plain, quoted, empty and padded lines still parse", () => {
+  const env = load(
+    "MC_TEST_PLAIN=plain\nMC_TEST_SQ='single'\n\n  MC_TEST_PAD  =  padded  \nnot a pair\n",
+    ["MC_TEST_PLAIN", "MC_TEST_SQ", "MC_TEST_PAD"],
+  );
+  assert.equal(env.MC_TEST_PLAIN, "plain");
+  assert.equal(env.MC_TEST_SQ, "single");
+  assert.equal(env.MC_TEST_PAD, "padded");
+});
+
+test("an empty value stays an empty string", () => {
+  const env = load("MC_TEST_EMPTY=\n", ["MC_TEST_EMPTY"]);
+  assert.equal(env.MC_TEST_EMPTY, "");
+});
+
+test("the environment still wins over the file", () => {
+  process.env.MC_TEST_WINS = "from-environment";
+  try {
+    loadEnv(envFile("MC_TEST_WINS=from-file\n"));
+    assert.equal(process.env.MC_TEST_WINS, "from-environment");
+  } finally {
+    delete process.env.MC_TEST_WINS;
+  }
+});
+
+test("a missing file is a no-op", () => {
+  assert.doesNotThrow(() => loadEnv(join(workdir, "does-not-exist")));
+});