// EDITABLE VARIABLES

// LMI Variables begin on Line 671 of this code.

// To change the default values for "Application fees", and "Legals/Conveyancing",
// you will need to go to the HTML code of the file "calcdeposit.htm".
// These will appear on lines 213, and 222 respectively of the HTML code.
// The figures next to the "value=" attribute should be altered, and entered as a whole dollar amount

// NSW NSW NSW NSW NSW

var NSW_registration_fee = 75; var NSW_transfer_title_fee = 75;
var NSW_propertyduty_tier1 = 14000; var NSW_propertyduty_tier1_rate = 1.25;
var NSW_propertyduty_tier2 = 30000; var NSW_propertyduty_tier2_rate = 1.50;
var NSW_propertyduty_tier3 = 80000; var NSW_propertyduty_tier3_rate = 1.75;
var NSW_propertyduty_tier4 = 300000; var NSW_propertyduty_tier4_rate = 3.50;
var NSW_propertyduty_tier5 = 1000000; var NSW_propertyduty_tier5_rate = 4.50;
var NSW_propertyduty_tier6 = 3000000; var NSW_propertyduty_tier6_rate = 5.50;
var NSW_propertyduty_above_tier6_rate = 7.00;
var NSW_mortgage_duty_cutoff = 16000; var NSW_mortgage_duty_amount_under_cutoff = 5;
var NSW_mortgage_duty_rate = 4; // Please note; enter the mortgage duty rate as percent rate x 1000. i.e. "0.4%" should be entered as "4".

// VIC VIC VIC VIC VIC

var VIC_registration_fee = 59;
var VIC_transfer_fee_tier1 = 500000; var VIC_transfer_fee_tier1_rate = 2.46;
var VIC_transfer_fee_above_tier1_amount = 1320;
var VIC_propertyduty_tier1 = 20000; var VIC_propertyduty_tier1_rate = 1.40;
var VIC_propertyduty_tier2 = 115000; var VIC_propertyduty_tier2_rate = 2.40;
var VIC_propertyduty_tier3 = 870000; var VIC_propertyduty_tier3_rate = 6.00;
var VIC_propertyduty_above_tier3_rate = 5.50;
var VIC_mortgage_duty_cutoff = 10000; var VIC_mortgage_duty_amount_under_cutoff = 4;
var VIC_mortgage_duty_rate = 0.8; // Note: enter this figure as the percent rate.

// ACT ACT ACT ACT ACT

var ACT_registration_fee = 82; var ACT_transfer_title_fee = 160; var ACT_mortgage_duty = 0;
var ACT_propertyduty_tier1 = 14000; var ACT_propertyduty_tier1_rate = 1.25;
var ACT_propertyduty_tier2 = 30000; var ACT_propertyduty_tier2_rate = 1.50;
var ACT_propertyduty_tier3 = 60000; var ACT_propertyduty_tier3_rate = 2.00;
var ACT_propertyduty_tier4 = 100000; var ACT_propertyduty_tier4_rate = 2.50;
var ACT_propertyduty_tier5 = 300000; var ACT_propertyduty_tier5_rate = 3.50;
var ACT_propertyduty_tier6 = 1000000; var ACT_propertyduty_tier6_rate = 4.50;
var ACT_propertyduty_above_tier6_rate = 5.50;

// QLD QLD QLD QLD QLD

var QLD_registration_fee = 102.5; var QLD_transfer_title_fee_base = 102.5;
var QLD_transfer_special_fee = 22;
var QLD_mortgage_duty_cutoff_ownocc = 70000; var QLD_mortgage_duty_amount_under_cutoff = 0;
var QLD_mortgage_duty_rate = 0.004; // Note: enter this figure as a decimal. i.e "0.4%" should be entered as "0.004".
var QLD_propertyduty_invest_tier1 = 20000; var QLD_propertyduty_invest_tier1_rate = 1.50;
var QLD_propertyduty_invest_tier2 = 50000; var QLD_propertyduty_invest_tier2_rate = 2.25;
var QLD_propertyduty_invest_tier3 = 100000; var QLD_propertyduty_invest_tier3_rate = 2.75;
var QLD_propertyduty_invest_tier4 = 250000; var QLD_propertyduty_invest_tier4_rate = 3.25;
var QLD_propertyduty_invest_tier5 = 500000; var QLD_propertyduty_invest_tier5_rate = 3.50;
var QLD_propertyduty_invest_above_tier5_rate = 3.75;
var QLD_propertyduty_owner_tier1 = 250000; var QLD_propertyduty_owner_tier1_rate = 1.00;
var QLD_propertyduty_owner_tier2 = 500000; var QLD_propertyduty_owner_tier2_rate = 3.50;
var QLD_propertyduty_owner_above_tier2_rate = 3.75;

// SA SA SA SA SA

var SA_registration_fee = 98; 
var SA_transfer_title_tier1_amount = 5000; var SA_transfer_title_tier1_fee = 98;
var SA_transfer_title_tier2_amount = 20000; var SA_transfer_title_tier2_fee = 109;
var SA_transfer_title_tier3_amount = 40000; var SA_transfer_title_tier3_fee = 121;
var SA_transfer_title_tier4_amount = 50000; var SA_transfer_title_tier4_fee = 174;
var SA_transfer_title_above_tier4_rate = 54; // Note: this figure is entered as a whole number. Multiply the percentage rate by 10,000.
var SA_propertyduty_tier1 = 12000; var SA_propertyduty_tier1_rate = 1.00;
var SA_propertyduty_tier2 = 30000; var SA_propertyduty_tier2_rate = 2.00;
var SA_propertyduty_tier3 = 50000; var SA_propertyduty_tier3_rate = 3.00;
var SA_propertyduty_tier4 = 100000; var SA_propertyduty_tier4_rate = 3.50;
var SA_propertyduty_tier5 = 1000000; var SA_propertyduty_tier5_rate = 4.00;
var SA_propertyduty_above_tier5_rate = 4.50;
var SA_mortgageduty_tier1 = 400; var SA_mortgageduty_tier1_amount = 0;
var SA_mortgageduty_tier2 = 6000; var SA_mortgageduty_tier2_amount = 10;
var SA_mortgageduty_tier3 = 10000; var SA_mortgageduty_tier3_rate = 0.35;
var SA_mortgageduty_above_tier3_rate = 0.35;

// TAS TAS TAS TAS TAS

var TAS_registration_fee = 86; var TAS_transfer_title_fee = 130;
var TAS_propertyduty_tier1 = 1300; var TAS_propertyduty_tier1_amount = 20; // Note: this is a dollar amount
var TAS_propertyduty_tier2 = 10000; var TAS_propertyduty_tier2_rate = 1.50; // Note: This and below are percentage rates
var TAS_propertyduty_tier3 = 30000; var TAS_propertyduty_tier3_rate = 2.00;
var TAS_propertyduty_tier4 = 75000; var TAS_propertyduty_tier4_rate = 2.50;
var TAS_propertyduty_tier5 = 150000; var TAS_propertyduty_tier5_rate = 3.00;
var TAS_propertyduty_tier6 = 225000; var TAS_propertyduty_tier6_rate = 3.50;
var TAS_propertyduty_above_tier6_rate = 4.00;
var TAS_mortgageduty_tier1 = 8000; var TAS_mortgageduty_tier1_amount = 20; // Note: This is a dollar amount
var TAS_mortgageduty_tier2 = 10000; var TAS_mortgageduty_tier2_rate = 0.25;
var TAS_mortgageduty_above_tier2_rate = 0.35;

// WA WA WA WA WA

var WA_registration_fee = 77;
var WA_transfer_fee_tier1 = 85000; var WA_transfer_fee_tier1_amount = 77; // Note: These are dollar amounts
var WA_transfer_fee_tier2 = 120000; var WA_transfer_fee_tier2_amount = 87;
var WA_transfer_fee_tier3 = 200000; var WA_transfer_fee_tier3_amount = 107;
var WA_transfer_fee_above_tier3_rate = 0.02; // Note: this is a percentage rate
var WA_propertyduty_tier1 = 80000; var WA_propertyduty_tier1_rate = 2.20;
var WA_propertyduty_owner_tier1 = 100000; var WA_propertyduty_owner_tier1_rate = 1.50;
var WA_propertyduty_tier2 = 100000; var WA_propertyduty_tier2_rate = 3.30;
var WA_propertyduty_tier3 = 250000; var WA_propertyduty_tier3_rate = 4.50;
var WA_propertyduty_tier4 = 500000; var WA_propertyduty_tier4_rate = 5.60;
var WA_propertyduty_above_tier4_rate = 6.00;
var WA_mortgageduty_tier1 = 35000; var WA_mortgageduty_tier1_rate = 0.0025; // Note: this is a percentage rate shown as decimal
// i.e. "0.25%" should be written as "0.0025"
var WA_mortgageduty_above_tier1_rate = 0.0040;

// NT NT NT NT NT

var NT_registration_fee = 90; var NT_transfer_title_fee = 90;
var NT_mortgageduty = 0;
var NT_propertyduty_tier1 = 500000; //Note: calculation for tier 1 rate is not possible to move
var NT_propertyduty_above_tier1_rate = 5.40;

// Edit LMI Stamp Duty rates here.
// Please Note: rates should be entered as a decimal with at least two places + 1.00 
// i.e. a "10%" rate should be entered as "1.10" or an "8%" rate should be entered as "1.08"

var NSW_LMIstamp = 1.05;
var VIC_LMIstamp = 1.10;
var ACT_LMIstamp = 1.10;
var TAS_LMIstamp = 1.08;
var QLD_LMIstamp = 1.085;
var NT_LMIstamp = 1.08;
var SA_LMIstamp = 1.11;
var WA_LMIstamp = 1.107;

// DO NOT EDIT BELOW THIS POINT

NSWtier1duty = (NSW_propertyduty_tier1*NSW_propertyduty_tier1_rate)/100;
NSWtier2duty = (((NSW_propertyduty_tier2 - NSW_propertyduty_tier1)*NSW_propertyduty_tier2_rate)/100)+NSWtier1duty;
NSWtier3duty = (((NSW_propertyduty_tier3 - NSW_propertyduty_tier2)*NSW_propertyduty_tier3_rate)/100)+NSWtier2duty;
NSWtier4duty = (((NSW_propertyduty_tier4 - NSW_propertyduty_tier3)*NSW_propertyduty_tier4_rate)/100)+NSWtier3duty;
NSWtier5duty = (((NSW_propertyduty_tier5 - NSW_propertyduty_tier4)*NSW_propertyduty_tier5_rate)/100)+NSWtier4duty;
NSWtier6duty = (((NSW_propertyduty_tier6 - NSW_propertyduty_tier5)*NSW_propertyduty_tier6_rate)/100)+NSWtier5duty;

VICtier1duty = (VIC_propertyduty_tier1*VIC_propertyduty_tier1_rate)/100;
VICtier2duty = (((VIC_propertyduty_tier2 - VIC_propertyduty_tier1)*VIC_propertyduty_tier2_rate)/100)+VICtier1duty;

ACTtier1duty = (ACT_propertyduty_tier1*ACT_propertyduty_tier1_rate)/100;
ACTtier2duty = (((ACT_propertyduty_tier2 - ACT_propertyduty_tier1)*ACT_propertyduty_tier2_rate)/100)+ACTtier1duty;
ACTtier3duty = (((ACT_propertyduty_tier3 - ACT_propertyduty_tier2)*ACT_propertyduty_tier3_rate)/100)+ACTtier2duty;
ACTtier4duty = (((ACT_propertyduty_tier4 - ACT_propertyduty_tier3)*ACT_propertyduty_tier4_rate)/100)+ACTtier3duty;
ACTtier5duty = (((ACT_propertyduty_tier5 - ACT_propertyduty_tier4)*ACT_propertyduty_tier5_rate)/100)+ACTtier4duty;
ACTtier6duty = (((ACT_propertyduty_tier6 - ACT_propertyduty_tier5)*ACT_propertyduty_tier6_rate)/100)+ACTtier5duty;

QLDtier1dutyi = (QLD_propertyduty_invest_tier1*QLD_propertyduty_invest_tier1_rate)/100;
QLDtier2dutyi = (((QLD_propertyduty_invest_tier2 - QLD_propertyduty_invest_tier1)*QLD_propertyduty_invest_tier2_rate)/100)+QLDtier1dutyi;
QLDtier3dutyi = (((QLD_propertyduty_invest_tier3 - QLD_propertyduty_invest_tier2)*QLD_propertyduty_invest_tier3_rate)/100)+QLDtier2dutyi;
QLDtier4dutyi = (((QLD_propertyduty_invest_tier4 - QLD_propertyduty_invest_tier3)*QLD_propertyduty_invest_tier4_rate)/100)+QLDtier3dutyi;
QLDtier5dutyi = (((QLD_propertyduty_invest_tier5 - QLD_propertyduty_invest_tier4)*QLD_propertyduty_invest_tier5_rate)/100)+QLDtier4dutyi;
QLDtier1dutyo = (QLD_propertyduty_owner_tier1*QLD_propertyduty_owner_tier1_rate)/100;
QLDtier2dutyo = (((QLD_propertyduty_owner_tier2 - QLD_propertyduty_owner_tier1)*QLD_propertyduty_owner_tier2_rate)/100)+QLDtier1dutyo;

SAtier1duty = (SA_propertyduty_tier1*SA_propertyduty_tier1_rate)/100;
SAtier2duty = (((SA_propertyduty_tier2 - SA_propertyduty_tier1)*SA_propertyduty_tier2_rate)/100)+SAtier1duty;
SAtier3duty = (((SA_propertyduty_tier3 - SA_propertyduty_tier2)*SA_propertyduty_tier3_rate)/100)+SAtier2duty;
SAtier4duty = (((SA_propertyduty_tier4 - SA_propertyduty_tier3)*SA_propertyduty_tier4_rate)/100)+SAtier3duty;
SAtier5duty = (((SA_propertyduty_tier5 - SA_propertyduty_tier4)*SA_propertyduty_tier5_rate)/100)+SAtier4duty;
SAtier3mortduty = (((SA_mortgageduty_tier3 - SA_mortgageduty_tier2)*SA_mortgageduty_tier3_rate)/100)+SA_mortgageduty_tier2_amount;

TAStier2duty = (((TAS_propertyduty_tier2 - TAS_propertyduty_tier1)*TAS_propertyduty_tier2_rate)/100);
TAStier3duty = (((TAS_propertyduty_tier3 - TAS_propertyduty_tier2)*TAS_propertyduty_tier3_rate)/100)+TAStier2duty;
TAStier4duty = (((TAS_propertyduty_tier4 - TAS_propertyduty_tier3)*TAS_propertyduty_tier4_rate)/100)+TAStier3duty;
TAStier5duty = (((TAS_propertyduty_tier5 - TAS_propertyduty_tier4)*TAS_propertyduty_tier5_rate)/100)+TAStier4duty;
TAStier6duty = (((TAS_propertyduty_tier6 - TAS_propertyduty_tier5)*TAS_propertyduty_tier6_rate)/100)+TAStier5duty;
TAStier2mortduty = (((TAS_mortgageduty_tier2 - TAS_mortgageduty_tier1)*TAS_mortgageduty_tier2_rate)/100)+TAS_mortgageduty_tier1_amount;

WAtier1duty = (WA_propertyduty_tier1*WA_propertyduty_tier1_rate)/100;
WAtier2duty = (((WA_propertyduty_tier2 - WA_propertyduty_tier1)*WA_propertyduty_tier2_rate)/100)+WAtier1duty;
WAtier3duty = (((WA_propertyduty_tier3 - WA_propertyduty_tier2)*WA_propertyduty_tier3_rate)/100)+WAtier2duty;
WAtier4duty = (((WA_propertyduty_tier4 - WA_propertyduty_tier3)*WA_propertyduty_tier4_rate)/100)+WAtier3duty;
WAmortdutytier1 = WA_mortgageduty_tier1*WA_mortgageduty_tier1_rate;
WAmortdutytier1 = Math.round(WAmortdutytier1);

function input_money(value){
	while ((i=value.indexOf(",")) >= 0) {
		value = value.substring(0,i) + value.substring(i+1,value.length);
	}
	i=parseInt(value);
	return i;
}

function format_money(value) {

	var result = "";
	value += ""; 

	if (value.length > 6)
		result = (value.substring(0, (value.length - 6))) + "," + 
				(value.substring((value.length - 6), (value.length - 3))) + "," + 
				(value.substring((value.length - 3), value.length));
	else{

		if (value.length > 3)
			result = (value.substring(0, (value.length - 3))) + "," + 
					(value.substring((value.length - 3), value.length));

		else 
			result = value;
	}
	return result;
}

function calcdeposit(depositcalc) {
var prop_value = depositcalc.prop_value.value;
prop_value = input_money(prop_value);
var savings = depositcalc.savings.value;
savings = input_money(savings);
var otherfund = depositcalc.otherfund.value;
otherfund = input_money(otherfund);
var state = depositcalc.state.options[depositcalc.state.selectedIndex].value;
var loan_purpose = depositcalc.purpose.options[depositcalc.purpose.selectedIndex].value;
var fhb = depositcalc.fhb.options[depositcalc.fhb.selectedIndex].value;
var appfee = depositcalc.appfee.value;
appfee = input_money(appfee);
var legalfee = depositcalc.legalfee.value;
legalfee = input_money(legalfee);
var transfer_fee;
var prop_duty;
var rego_fee;
var mort_duty;
var LMIstamp;
var LMIbase;
var LMIprem;
var differ
var comments = "";
var comments1 = "Stamp duties payable on the Mortgage Insurance premium may be calculated at a lower rate for QLD properties if it is for a new purchase or construction.";
var comments2 = "** Mortgage Insurance is sometimes not available for LVR's over 90% when the loan amount is between $300K - $500K. Please speak with a mortgage consultant for more information.";
var comments3 = "** Mortgage Insurance is not usually available for loans over $500,000. Please speak with a mortgage consultant for further information.";
var comments4 = "** There may be exceptions as to the maximum borrowing limit.";
var comments5 = "You may also be elegible for a 100% LVR home loan.";
var comments6 = " Please speak with your mortgage consultant for further information.";
var x = 0;

if ((isNaN(prop_value)) || (isNaN(savings)) || (isNaN(otherfund))) {
	window.alert("Please enter values for Loan Amount, Savings, and Other Funds/Gifts fields.");
	if (isNaN(otherfund)) {
		otherfund = 0;
	}
	if (isNaN(savings)) {
		savings = 0;
	}
	if (isNaN(prop_value)) {
		prop_value = 200000;
	}
}

else {
	if ((isNaN(appfee)) || (isNaN(legalfee))) {
		window.alert("Please enter numerical values only for Cost fields.");
	}
}

var LVRcomment = (comments4 + comments6);

if ((prop_value <= 300000) && (loan_purpose == "owner")){
	LVRcomment = (comments5 + comments6);
	LVR = 95;
	}

else if ((prop_value <= 500000) && (loan_purpose == "owner")){
	LVRcomment = comments;
	LVR = 95;
	}

else if (prop_value <= 750000){
	LVRcomment = comments;
	LVR = 90;
	}

else if (prop_value <= 4000000){
	LVRcomment = (comments4 + comments6);
	LVR = 80;
	}

else {
		if (prop_value > 4000000){
		LVRcomment = (comments4 + comments6);
		LVR = 80;
		}
	}
	
if ((fhb == "YES") && (loan_purpose == "owner")){
	var fhog = 7000;
	}

else {
	fhog = 0;
	}

loan_amt = (prop_value * LVR)/100;

if (state == "VIC") {
	LMIstamp = VIC_LMIstamp;
	rego_fee = VIC_registration_fee;

	if (prop_value <= VIC_transfer_fee_tier1){
		transfer_fee = (((prop_value / 1000) * VIC_transfer_fee_tier1_rate) + 90);
	}
	else {
		transfer_fee = VIC_transfer_fee_above_tier1_amount;
	}
	if (prop_value <= VIC_propertyduty_tier1) {
		prop_duty = (((prop_value)/100)*VIC_propertyduty_tier1_rate);

	}
	else if ((prop_value > VIC_propertyduty_tier1) && (prop_value <= VIC_propertyduty_tier2)) {
		prop_duty = ((((prop_value - VIC_propertyduty_tier1)/100)*VIC_propertyduty_tier2_rate) + VICtier1duty);
	}

	else if ((prop_value > VIC_propertyduty_tier2) && (prop_value <= VIC_propertyduty_tier3)) {
		prop_duty = ((((prop_value - VIC_propertyduty_tier2)/100)*VIC_propertyduty_tier3_rate) + VICtier2duty);
	}
	
	else {
		prop_duty = (((prop_value)/100)*VIC_propertyduty_above_tier3_rate) ;
	}

	if (loan_amt <= VIC_mortgage_duty_cutoff) {
		mort_duty = VIC_mortgage_duty_amount_under_cutoff;
	}
	else {
		mort_duty = ((((loan_amt - VIC_mortgage_duty_cutoff)/200)*VIC_mortgage_duty_rate) + VIC_mortgage_duty_amount_under_cutoff);
	}
}

else if (state == "NSW") {
	LMIstamp = NSW_LMIstamp;
	transfer_fee = NSW_transfer_title_fee;
	rego_fee = NSW_registration_fee;

	if (prop_value <= NSW_propertyduty_tier1) {
		prop_duty = ((prop_value/100)*NSW_propertyduty_tier1_rate);
	}

	else if ((prop_value > NSW_propertyduty_tier1) && (prop_value <= NSW_propertyduty_tier2)) {
		prop_duty = ((((prop_value - NSW_propertyduty_tier1)/100)*NSW_propertyduty_tier2_rate) + NSWtier1duty);
	}

	else if ((prop_value > NSW_propertyduty_tier2) && (prop_value <= NSW_propertyduty_tier3)) {
		prop_duty = ((((prop_value - NSW_propertyduty_tier2)/100)*NSW_propertyduty_tier3_rate) + NSWtier2duty);
	}

	else if ((prop_value > NSW_propertyduty_tier3) && (prop_value <= NSW_propertyduty_tier4)) {
		prop_duty = ((((prop_value - NSW_propertyduty_tier3)/100)*NSW_propertyduty_tier4_rate) + NSWtier3duty);
	}

	else if ((prop_value > NSW_propertyduty_tier4) && (prop_value <= NSW_propertyduty_tier5)) {
		prop_duty = ((((prop_value - NSW_propertyduty_tier4)/100)*NSW_propertyduty_tier5_rate) + NSWtier4duty);
	}
	
	else if ((prop_value > NSW_propertyduty_tier5) && (prop_value <= NSW_propertyduty_tier6)) {
		prop_duty = ((((prop_value - NSW_propertyduty_tier5)/100)*NSW_propertyduty_tier6_rate) + NSWtier5duty);
	}
	
	else {
		prop_duty = ((((prop_value - NSW_propertyduty_tier6)/100)*NSW_propertyduty_above_tier6_rate) + NSWtier6duty);
	}
	
	if (loan_amt <= NSW_mortgage_duty_cutoff) {
		mort_duty = NSW_mortgage_duty_amount_under_cutoff;
	}
	else {
		mort_duty = ((((loan_amt - NSW_mortgage_duty_cutoff)/1000)*NSW_mortgage_duty_rate) + NSW_mortgage_duty_amount_under_cutoff);
	}
	
	if ((fhb=="YES")&&(prop_value<600000)&&(loan_purpose=="owner")){
		if(prop_value <= 500000){
			prop_duty = 0;
			mort_duty = 0;
		}
		else if ((prop_value > 500000)&&(prop_value < 600000)){
			prop_duty = ((prop_value*0.2249)-112450);
		}
		if ((prop_value > 500000)&&(prop_value <535000)){
			mort_duty = mort_duty*0.25;
		}
		else if ((prop_value >=535000)&&(prop_value < 565000)){
			mort_duty = mort_duty*0.5;
		}
		else {
			mort_duty = mort_duty*0.75;
		}
	}
}

else if (state == "ACT") {
	LMIstamp = ACT_LMIstamp;
	transfer_fee = ACT_transfer_title_fee;
	mort_duty = ACT_mortgage_duty;
	rego_fee = ACT_registration_fee;

	if (prop_value <= ACT_propertyduty_tier1) {
		prop_duty = ((prop_value/100)*ACT_propertyduty_tier1_rate);
	}

	else if ((prop_value > ACT_propertyduty_tier1) && (prop_value <= ACT_propertyduty_tier2)) {
		prop_duty = ((((prop_value - ACT_propertyduty_tier1)/100)*ACT_propertyduty_tier2_rate) + ACTtier1duty);
	}

	else if ((prop_value > ACT_propertyduty_tier2) && (prop_value <= ACT_propertyduty_tier3)) {
		prop_duty = ((((prop_value - ACT_propertyduty_tier2)/100)*ACT_propertyduty_tier3_rate) + ACTtier2duty);
	}

	else if ((prop_value > ACT_propertyduty_tier3) && (prop_value <= ACT_propertyduty_tier4)) {
		prop_duty = ((((prop_value - ACT_propertyduty_tier3)/100)*ACT_propertyduty_tier4_rate) + ACTtier3duty);
	}
	else if ((prop_value > ACT_propertyduty_tier4) && (prop_value <= ACT_propertyduty_tier5)) {
		prop_duty = ((((prop_value - ACT_propertyduty_tier4)/100)*ACT_propertyduty_tier5_rate) + ACTtier4duty);
	}

	else if ((prop_value > ACT_propertyduty_tier5) && (prop_value <= ACT_propertyduty_tier6)) {
		prop_duty = ((((prop_value - ACT_propertyduty_tier5)/100)*ACT_propertyduty_tier6_rate) + ACTtier5duty);
	}
	
	else {
		prop_duty = ((((prop_value - ACT_propertyduty_tier6)/100)*ACT_propertyduty_above_tier6_rate) + ACTtier6duty);
	}
}

else if (state == "QLD") {
	LMIstamp = QLD_LMIstamp;
	rego_fee = QLD_registration_fee;
	if (prop_value <=180000) {
		transfer_fee = QLD_transfer_title_fee_base;
	}
	else {
		transfer_fee = ((((prop_value - 180000)/10000)*QLD_transfer_special_fee)+QLD_transfer_title_fee_base);
	}
	if ((loan_amt <=QLD_mortgage_duty_cutoff_ownocc) && (loan_purpose == "owner")){
		mort_duty = QLD_mortgage_duty_amount_under_cutoff;
	}
	else if (loan_purpose == "owner") {
		mort_duty = ((loan_amt - QLD_mortgage_duty_cutoff_ownocc)*QLD_mortgage_duty_rate);
	}
	else {
		mort_duty = (loan_amt * QLD_mortgage_duty_rate);	
	}
	if (loan_purpose == "invest"){
		if (prop_value <=QLD_propertyduty_invest_tier1){
			prop_duty = ((prop_value/100)*QLD_propertyduty_invest_tier1_rate);
		}
		else if ((prop_value > QLD_propertyduty_invest_tier1) && (prop_value <=QLD_propertyduty_invest_tier2)){
			prop_duty = ((((prop_value - QLD_propertyduty_invest_tier1)/100)*QLD_propertyduty_invest_tier2_rate) + QLDtier1dutyi);
		}
		else if ((prop_value > QLD_propertyduty_invest_tier2) && (prop_value <=QLD_propertyduty_invest_tier3)){
			prop_duty = ((((prop_value - QLD_propertyduty_invest_tier2)/100)*QLD_propertyduty_invest_tier3_rate) + QLDtier2dutyi);
		}
		else if ((prop_value > QLD_propertyduty_invest_tier3) && (prop_value <= QLD_propertyduty_invest_tier4)){
			prop_duty = ((((prop_value - QLD_propertyduty_invest_tier3)/100)*QLD_propertyduty_invest_tier4_rate) + QLDtier3dutyi);
		}
		else if ((prop_value > QLD_propertyduty_invest_tier4) && (prop_value <= QLD_propertyduty_invest_tier5)){
			prop_duty = ((((prop_value - QLD_propertyduty_invest_tier4)/100)*QLD_propertyduty_invest_tier5_rate) + QLDtier4dutyi);
		}
		else {
			prop_duty = ((((prop_value - QLD_propertyduty_invest_tier5)/100)*QLD_propertyduty_invest_above_tier5_rate) + QLDtier5dutyi);
		}
	}
	else {
		if (prop_value <= QLD_propertyduty_owner_tier1) {
			prop_duty = ((prop_value/100)*QLD_propertyduty_owner_tier1_rate);
		}
		else if ((prop_value > QLD_propertyduty_owner_tier1) && (prop_value <= QLD_propertyduty_owner_tier2)) {
			prop_duty = ((((prop_value - QLD_propertyduty_owner_tier1)/100)*QLD_propertyduty_owner_tier2_rate) + QLDtier1dutyo);
		}
		else {
			prop_duty = ((((prop_value - QLD_propertyduty_owner_tier2)/100)*QLD_propertyduty_owner_above_tier2_rate) + QLDtier2dutyo);
		}
	}

	if ((fhb=="YES")&&(prop_value<160000)&&(loan_purpose=="owner")){
		if(prop_value <=80000){
			prop_duty = 0;
		}
		else if ((prop_value>80000)&&(prop_value<=150000)){
			prop_duty = ((prop_value/100)-500);
		}
		else if ((prop_value>150000)&&(prop_value<=155000)){
			prop_duty = ((prop_value/100)-300);
		}
		else {
			prop_duty = ((prop_value/100)-200);
		}
	}
}

else if (state == "SA") {
	LMIstamp = SA_LMIstamp;
	rego_fee = SA_registration_fee;

	if (prop_value <= SA_transfer_title_tier1_amount)
        transfer_fee = SA_transfer_title_tier1_fee;
    if (prop_value > SA_transfer_title_tier1_amount && prop_value <= SA_transfer_title_tier2_amount)
        transfer_fee = SA_transfer_title_tier2_fee;
    if (prop_value > SA_transfer_title_tier2_amount && prop_value <= SA_transfer_title_tier3_amount)
        transfer_fee = SA_transfer_title_tier3_fee;
    if (prop_value > SA_transfer_title_tier3_amount && prop_value <= SA_transfer_title_tier4_amount)
        transfer_fee = SA_transfer_title_tier4_fee;
    if (prop_value > SA_transfer_title_tier4_amount) {
        transfer_fee = ((((prop_value - SA_transfer_title_tier4_amount) / 10000)*SA_transfer_title_above_tier4_rate) + SA_transfer_title_tier4_fee);
	}
	if (prop_value <= SA_propertyduty_tier1) {
		prop_duty = ((prop_value/100)*SA_propertyduty_tier1_rate);
	}

	else if ((prop_value > SA_propertyduty_tier1) && (prop_value <= SA_propertyduty_tier2)) {
		prop_duty = ((((prop_value - SA_propertyduty_tier1)/100)*SA_propertyduty_tier2_rate) + SAtier1duty);
	}

	else if ((prop_value > SA_propertyduty_tier2) && (prop_value <= SA_propertyduty_tier3)) {
		prop_duty = ((((prop_value - SA_propertyduty_tier2)/100)*SA_propertyduty_tier3_rate) + SAtier2duty);
	}

	else if ((prop_value > SA_propertyduty_tier3) && (prop_value <= SA_propertyduty_tier4)) {
		prop_duty = ((((prop_value - SA_propertyduty_tier3)/100)*SA_propertyduty_tier4_rate) + SAtier3duty);
	}

	else if ((prop_value > SA_propertyduty_tier4) && (prop_value <= SA_propertyduty_tier5)) {
		prop_duty = ((((prop_value - SA_propertyduty_tier4)/100)*SA_propertyduty_tier5_rate) + SAtier4duty);
	}
	
	else {
		prop_duty = ((((prop_value - SA_propertyduty_tier5)/100)*SA_propertyduty_above_tier5_rate) + SAtier5duty);
	}
	
	if (loan_amt <= SA_mortgageduty_tier1) {
		mort_duty = SA_mortgageduty_tier1_amount;
	}
	else if ((loan_amt > SA_mortgageduty_tier1) && (loan_amt <= SA_mortgageduty_tier2)) {
		mort_duty = SA_mortgageduty_tier2_amount;
	}
	else if ((loan_amt > SA_mortgageduty_tier2) && (loan_amt <= SA_mortgageduty_tier3)) {
		mort_duty = ((((loan_amt - SA_mortgageduty_tier2)/100)*SA_mortgageduty_tier3_rate) + SA_mortgageduty_tier2_amount);
	}
	else {
		mort_duty = ((((loan_amt - SA_mortgageduty_tier3)/100)*SA_mortgageduty_above_tier3_rate) + SAtier3mortduty);
	}

	if ((fhb=="YES")&&(prop_value<130000)&&(loan_purpose=="owner")){
		if (prop_value<=80000){
			prop_duty = 0;
		}
		else if ((prop_value > 80000)&&(prop_value < 100000)){
			prop_duty = ((prop_value-80000)*0.077);
		}
		else {
			prop_duty = (((prop_value-100000)*0.082)+1540);
		}
	}
}

else if (state == "TAS") {
	LMIstamp = TAS_LMIstamp;
	rego_fee = TAS_registration_fee;
	transfer_fee = TAS_transfer_title_fee;
	if (prop_value <= TAS_propertyduty_tier1) {
		prop_duty = TAS_propertyduty_tier1_amount;
	}
	else if ((prop_value > TAS_propertyduty_tier1) && (prop_value <= TAS_propertyduty_tier2)) {
		prop_duty = ((prop_value/100)*TAS_propertyduty_tier2_rate);
	}

	else if ((prop_value > TAS_propertyduty_tier2) && (prop_value <= TAS_propertyduty_tier3)) {
		prop_duty = ((((prop_value - TAS_propertyduty_tier2)/100)*TAS_propertyduty_tier3_rate) + TAStier2duty);
	}

	else if ((prop_value > TAS_propertyduty_tier3) && (prop_value <= TAS_propertyduty_tier4)) {
		prop_duty = ((((prop_value - TAS_propertyduty_tier3)/100)*TAS_propertyduty_tier4_rate) + TAStier3duty);
	}

	else if ((prop_value > TAS_propertyduty_tier4) && (prop_value <= TAS_propertyduty_tier5)) {
		prop_duty = ((((prop_value - TAS_propertyduty_tier4)/100)*TAS_propertyduty_tier5_rate) + TAStier4duty);
	}

	else if ((prop_value > TAS_propertyduty_tier5) && (prop_value <= TAS_propertyduty_tier6)) {
		prop_duty = ((((prop_value - TAS_propertyduty_tier5)/100)*TAS_propertyduty_tier6_rate) + TAStier5duty);
	}
	
	else {
		prop_duty = ((((prop_value - TAS_propertyduty_tier6)/100)*TAS_propertyduty_above_tier6_rate) + TAStier6duty);
	}
	
	if (loan_amt <= TAS_mortgageduty_tier1) {
		mort_duty = TAS_mortgageduty_tier1_amount;
	}
	else if ((loan_amt > TAS_mortgageduty_tier1) && (loan_amt <= TAS_mortgageduty_tier2)) {
		mort_duty = ((((loan_amt - TAS_mortgageduty_tier1)/100)*TAS_mortgageduty_tier2_rate) + TAS_mortgageduty_tier1_amount);
	}
	else {
		mort_duty = ((((loan_amt - TAS_mortgageduty_tier2)/100)*TAS_mortgageduty_above_tier2_rate) + TAStier2mortduty);
	}
}

else if (state == "WA") {
	LMIstamp = WA_LMIstamp;
	rego_fee = WA_registration_fee;
	if (loan_amt <= WA_mortgageduty_tier1) {
		mort_duty = (loan_amt * WA_mortgageduty_tier1_rate);
	}
	else {
		mort_duty = (((loan_amt - WA_mortgageduty_tier1) * WA_mortgageduty_above_tier1_rate) + WAmortdutytier1)
	}
	if (prop_value <= WA_transfer_fee_tier1) {
		transfer_fee = WA_transfer_fee_tier1_amount;
	}
	else if ((prop_value > WA_transfer_fee_tier1) && (prop_value <= WA_transfer_fee_tier2)) {
		transfer_fee = WA_transfer_fee_tier2_amount;
	}
	else if ((prop_value > WA_transfer_fee_tier2) && (prop_value <= WA_transfer_fee_tier3)) {
		transfer_fee = WA_transfer_fee_tier3_amount;
	}
	else {
		transfer_fee = ((((prop_value - WA_transfer_fee_tier3)/100000)*WA_transfer_fee_above_tier3_rate)+WA_transfer_fee_tier3_amount);
	}

	if ((loan_purpose == "owner") && (prop_value <= WA_propertyduty_owner_tier1)){
		prop_duty = ((prop_value/100)*WA_propertyduty_owner_tier1_rate);
	}
	else {
		if (prop_value <= WA_propertyduty_tier1) {	
			prop_duty = ((prop_value/100)*WA_propertyduty_tier1_rate);
		}

		else if ((prop_value > WA_propertyduty_tier1) && (prop_value <= WA_propertyduty_tier2)) {
			prop_duty = ((((prop_value - WA_propertyduty_tier1)/100)*WA_propertyduty_tier2_rate) + WAtier1duty);
		}

		else if ((prop_value > WA_propertyduty_tier2) && (prop_value <= WA_propertyduty_tier3)) {
			prop_duty = ((((prop_value - WA_propertyduty_tier2)/100)*WA_propertyduty_tier3_rate) + WAtier2duty);
		}

		else if ((prop_value > WA_propertyduty_tier3) && (prop_value <= WA_propertyduty_tier4)) {
			prop_duty = ((((prop_value - WA_propertyduty_tier3)/100)*WA_propertyduty_tier4_rate) + WAtier3duty);
		}

		else {
			prop_duty = ((((prop_value - WA_propertyduty_tier4)/100)*WA_propertyduty_above_tier4_rate) + WAtier4duty);
		}	
	}
	if ((fhb=="YES")&&(prop_value<135000)&&(loan_purpose=="owner")){
		prop_duty = prop_duty-500;
	}
}

else if (state == "NT") {
	LMIstamp = NT_LMIstamp;
	rego_fee = NT_registration_fee;
	transfer_fee = NT_transfer_title_fee;
	mort_duty = NT_mortgageduty;

	if (prop_value <=NT_propertyduty_tier1) {
		newprop_value = (prop_value / 1000);
		prop_duty = ((0.065 * Math.pow(newprop_value,2)) + (21 * newprop_value));
	}

	else {
		prop_duty = (NT_propertyduty_above_tier1_rate * (prop_value/100));
	}
}

var LVR = (loan_amt/prop_value)*10000;
LVR = Math.round(LVR);
LVR = LVR/100;

if (LVR > 100.00){
	window.alert("Mortgage Insurance premiums cannot be calculated for LVR's greater than 100%. Please re-enter your property value or loan amount.")
}

var LVRval = new Array(19);
var LoPrem = new Array(19);
var HiPrem = new Array(19);

// EDITABLE VARIABLES BEGIN HERE

// First column "LVRval" relates to LVR tiers
// Second column "LoPrem" relates to LMI premiums for loan amounts equal or less than $300,000
// Third column "HiPrem" relates to LMI premiums for loan amounts greater than $300,000
// Please Note: LVR should be entered with two decimal places, and Premiums should be entered with three decimal places.

LVRval[0] = 80.00; LoPrem[0] = 0.000; HiPrem[0] = 0.000;
LVRval[1] = 81.00; LoPrem[1] = 0.460; HiPrem[1] = 0.570;
LVRval[2] = 82.00; LoPrem[2] = 0.500; HiPrem[2] = 0.630;
LVRval[3] = 83.00; LoPrem[3] = 0.650; HiPrem[3] = 0.825;
LVRval[4] = 84.00; LoPrem[4] = 0.660; HiPrem[4] = 0.825;
LVRval[5] = 85.00; LoPrem[5] = 0.810; HiPrem[5] = 1.035;
LVRval[6] = 86.00; LoPrem[6] = 0.920; HiPrem[6] = 1.150;
LVRval[7] = 87.00; LoPrem[6] = 0.970; HiPrem[7] = 1.235;
LVRval[8] = 88.00; LoPrem[8] = 1.020; HiPrem[8] = 1.270;
LVRval[9] = 89.00; LoPrem[9] = 1.130; HiPrem[9] = 1.480;
LVRval[10] = 90.00; LoPrem[10] = 1.290; HiPrem[10] = 1.620;
LVRval[11] = 91.00; LoPrem[11] = 1.380; HiPrem[11] = 1.730;
LVRval[12] = 92.00; LoPrem[12] = 1.430; HiPrem[12] = 1.790;
LVRval[13] = 93.00; LoPrem[13] = 1.540; HiPrem[13] = 1.930;
LVRval[14] = 94.00; LoPrem[14] = 1.650; HiPrem[14] = 2.060;
LVRval[15] = 95.00; LoPrem[15] = 1.780; HiPrem[15] = 2.230;
LVRval[16] = 97.00; LoPrem[16] = 2.660; HiPrem[16] = 2.660;
LVRval[17] = 100.00; LoPrem[17] = 2.780; HiPrem[17] = 2.780;


for (var i = 0; i < 19; i++){
	if (LVR <= LVRval[i]){
		break;
	}
}

if (loan_amt <= 300000){
	LMIbase = ((loan_amt * LoPrem[i])/100);
}
else if ((loan_amt > 300000) && (loan_amt <= 500000)){
	LMIbase = ((loan_amt * HiPrem[i])/100);
	if (LVR > 90.00){
		x = 1;
	}
}
else {
	if (LVR > 80.00){
		LMIbase = (((loan_amt * HiPrem[i])/100) * 1.15);
		x = 2;
	}
	else {
		LMIbase = 0.00;
	}
}

LMIprem = LMIbase * LMIstamp;
LMIprem = Math.round(LMIprem);
var totalcost = (prop_duty + mort_duty + LMIprem + transfer_fee + rego_fee + appfee + legalfee);
LMIpremf = format_money(LMIprem);

if ((x == 1)){
	LMIprem = (LMIprem + " **");
}
else {
	if ((x == 2)) {
		LMIprem = ("> " + LMIprem + " **");
	}
}

var fundsreq = (totalcost + prop_value);
var totalfunds = (savings + fhog + loan_amt + otherfund);
var fundavail = (savings + otherfund);
var needed = (fundsreq - totalfunds);
differ = Math.abs(needed);
differ = Math.round(differ);
var comments7 = ("You would require a further $" + differ + " to complete the purchase of this property");
var comments8 = ("You currently have $" + differ + " more than the minimum funds required to complete this purchase");

if (needed > 0){
	var conclusion = comments7;
	}
	
else {
	conclusion = comments8;
	}

savings = Math.round(savings);
savingsf = format_money(savings);
totalcost = Math.round(totalcost);
totalcostf = format_money(totalcost);
appfee = Math.round(appfee);
appfeef = format_money(appfee);
legalfee = Math.round(legalfee);
legalfeef = format_money(legalfee);
prop_duty = Math.round(prop_duty);
prop_dutyf = format_money(prop_duty);
mort_duty = Math.round(mort_duty);
mort_dutyf = format_money(mort_duty);
rego_fee = Math.round(rego_fee);
transfer_fee = Math.round(transfer_fee);
prop_valuef = format_money(prop_value);
loan_amtf = format_money(loan_amt);
fundsreq = Math.round(fundsreq);
fundsreqf = format_money(fundsreq);
fhogf = format_money(fhog);
totalfunds = Math.round(totalfunds);
totalfundsf = format_money(totalfunds);
fundavail = Math.round(fundavail);
fundavailf = format_money(fundavail);
otherfund = Math.round(otherfund);
otherfundf = format_money(otherfund);

depositcalc.prop_value.value = prop_valuef;
depositcalc.prop_value2.value = prop_valuef;
depositcalc.savings.value = savingsf;
depositcalc.fundavail.value = fundavailf;
depositcalc.loan_amt.value = loan_amtf;
depositcalc.loan_amt2.value = loan_amtf;
depositcalc.prop_duty.value = prop_dutyf;
depositcalc.mort_duty.value = mort_dutyf;
depositcalc.transfer_fee.value = transfer_fee;
depositcalc.rego_fee.value = rego_fee;
depositcalc.appfee.value = appfeef;
depositcalc.legalfee.value = legalfeef;
depositcalc.totalcost.value = totalcostf;
depositcalc.totalcost2.value = totalcostf;
depositcalc.LMIprem.value = LMIpremf;
depositcalc.LVR.value = LVR;
depositcalc.LVRcomment.value = LVRcomment;
depositcalc.fundsreq.value = fundsreqf;
depositcalc.fhog.value = fhogf;
depositcalc.totalfunds.value = totalfundsf;
depositcalc.conclusion.value = conclusion;
depositcalc.otherfund.value = otherfundf;

}