function select_item(name, value) {
	this.name = name;
	this.value = value;
}

function get_selection(select_object) {
	contents = new select_item();
	for(var i=0;i<select_object.options.length;i++) {
		if(select_object.options[i].selected == true) {
			contents.name = select_object.options[i].text;
			contents.value = select_object.options[i].value;
		}
	}
	return contents;
}

function StripChars(strIn) {
	var newstr = "";
	var Chars = "0123456789.";
    for (var i = 0; i < strIn.length; i++) {
       if (Chars.indexOf(strIn.charAt(i)) == -1) {}
	   else {
	   	newstr = newstr + strIn.charAt(i);
	   }
    }
	return newstr;
}

function stampduty(formfield) {
	var amount = StripChars(formfield.amount.value);
	var loanamount = StripChars(formfield.loanamount.value);
	var state = get_selection(formfield.state);
	var type = "OO"
	for (i=0; i< formfield.elements.length; i++) {
		if (formfield.elements[i].name == 'Type') {
			for (s=0;s < 2; s++) {
				if (formfield.Type[s].checked == true) {
					type = formfield.Type[s].value;
				}
			}
		}
	}
	if ((amount == "") && (loanamount == "")) {
		window.alert("You have not entered any values!");
		return;
	}
	t_amount = amount;
	if ((amount % 100) != 0 ) {
			var mod = eval(100-(amount % 100));
			amount = -(-amount - mod);
	}
	
	if ((loanamount % 100) != 0 ) {
			var mod2 = eval(100-(loanamount % 100));
			loanamount = -(-loanamount- mod2);
	}
	
//********************** Victoria *************************
	if (state.value == "VIC") {

		if ((t_amount % 1000) != 0 ) {
			var mod = eval(1000-(t_amount % 1000));
			t_amount = -(-t_amount - mod);
		}
		var transfer = (t_amount / 1000) * 2.46 + 112.5;
		if (transfer > 1327) {
			transfer = 1327;
		}
		transfer = Math.ceil(transfer) ;
		mortgage = 92.40;

		var exnotes = "First home buyers are eligible for either the First Home Bonus or the Principle Place of Residence (PPR) concession, but not both.\n\n"+
                              "Further concessions available for Home Buyers with Concession Cards and First Home Buyers with Families." +
                              "For full details of available concessions & eligibility requirements please contact the State Revenue Office.";


		if (type == 'OO') { // if owner occupied
			if (amount <= 20000) {
				var duty = eval(((amount)/100)*1.4);
			}
			else if ((amount > 20000) && (amount <= 115000)) {
				var duty = eval((((amount - 20000)/100)*2.4) + 280);
			}
			else if ((amount > 115000) && (amount <= 400000)) {
				var duty = eval((((amount - 115000)/100)*5) + 2560);
			}
			else if ((amount > 400000) && (amount <= 500000)) {
				var duty = eval((((amount - 400000)/100)*6) + 16810);
			}
			else if ((amount > 500000) && (amount <= 870000)) {
				var duty = eval((((amount - 500000)/100)*6) + 25660);
			}
			else { // more than $870,000
				var duty = eval(((amount)/100)*5.5) ;
			}
		}else { // investment property
			if (amount <= 20000) {
				var duty = eval(((amount)/100)*1.4);
			}
			else if ((amount > 20000) && (amount <= 115000)) {
				var duty = eval((((amount - 20000)/100)*2.4) + 280);
			}
			else if ((amount > 115000) && (amount <= 870000)) {
				var duty = eval((((amount - 115000)/100)*6) + 2560);
			}
			else {
				var duty = eval(((amount)/100)*5.5) ;
			}
		}
		if ((loanamount % 200) != 0 ) {
				var mod = eval(200-(loanamount % 200));
				loanamount = -(-loanamount- mod);
		}
		var loanduty = 0;
		
	}

//********************** New South Wales *************************
	else if (state.value == "NSW") {
		var mortgage = 90;
		var transfer = 90;
		var exnotes = "First home buyers purchasing a vacant block of" +
                "residential land may be exempt from paying stamp duty or eligible for a discount depending on the value of the land. ";

		amount = Math.ceil(amount/100) * 100;
		
		if (amount <= 14000) {
			var duty = eval((amount/100)*1.25);
		}
		else if ((amount > 14000) && (amount <= 30000)) {
			var duty = eval((((amount - 14000)/100)*1.5) + 175);
		}
		else if ((amount > 30000) && (amount <= 80000)) {
			var duty = eval((((amount - 30000)/100)*1.75) + 415);
		}
		else if ((amount > 80000) && (amount <= 300000)) {
			var duty = eval((((amount - 80000)/100)*3.5) + 1290);
		}
		else if ((amount > 300000) && (amount <= 1000000)) {
			var duty = eval((((amount - 300000)/100)*4.5) + 8990);
		}
		else {
			var duty = eval((((amount - 1000000)/100)*5.5) + 40490);
		}
		
		if ((loanamount % 1000) != 0 ) {
			var mod = eval(1000-(loanamount % 1000));
			loanamount = -(-loanamount- mod);
		}
		if (loanamount <= 16000) {
			var loanduty = 5;
		}
		else {
			var loanduty = eval((((loanamount - 16000)/1000)*4) + 5);
		}
		
		if (type == 'OO') {
		    loanduty = 0;
		}
		
	}

//********************** ACT *************************
	else if (state.value == "ACT") {
		var mortgage = 90;
		var transfer = 176;
		var loanduty = 0;
		var exnotes = "- Eligibility for the home buyer concession is determined by income, the number of dependent children and property ownership in the last 2 years.\n" +
                              "- Home buyer concession is available for vacant blocks is determined by the value of the land.";

		
				if (amount <= 100000) {
					var duty = Math.max(Math.ceil(eval(amount/100))*2, 20);
				}
				else if (amount <= 200000) {
					var duty = Math.ceil(eval((amount-100000)/100))*3.5 + 2000;
				}
				else if (amount <= 300000) {
					var duty = Math.ceil(eval((amount-200000)/100))*4 + 5500;
				}
				else if (amount <= 500000) {
					var duty = Math.ceil(eval((amount-300000)/100))*5.5 + 9500;
				}
				else if (amount <= 1000000) {
					var duty = Math.ceil(eval((amount-500000)/100))*5.75 + 20500;
				}
				else {
					var duty = Math.ceil(eval((amount-1000000)/100))*6.75 + 49250;
				}
							
				loanduty = 0.0
	
	}

//********************** Queensland *************************
	else if (state.value == "QLD") {
		if ((t_amount % 10000) != 0 ) {
			var mod = eval(10000-(t_amount % 10000));
			t_amount = -(-t_amount - mod);
		}
		var transfer = 115;
		if (t_amount > 180000) transfer += Math.ceil(eval((t_amount-180000)/10000))*24.50;

		var mortgage = 115;
		
		if (type == 'OO') { // if owner occupied
			var exnotes = "From 1 January 2007, a new first home owner transfer duty concession will be available" +
                        " for the purchase of vacant land, where a residence is to be constructed, and will be determined by the value of the land.";

			if(loanamount > 70000) loanduty = Math.ceil(eval((loanamount - 70000)/100)) * 0.20;
			else loanduty = 0;
						
			if (amount <= 320000) {
				var duty = eval((amount/100)*1);
			}
			else if ((amount > 320000) && (amount <= 500000)) {
				var duty = eval((((amount - 320000)/100)*3.5) + 3200);
			}
			else if ((amount > 500000) && (amount <= 700000)) {
				var duty = eval((((amount - 500000)/100)*4.0) + 9500);
			}
			else {
				var duty = eval((((amount - 700000)/100)*4.5) + 17500);
			}

/*			if (amount <= 320000) var duty = amount*0.01;
			else if (amount <= 500000) var duty = 3200 + Math.ceil(eval((amount - 320000)/100)) * 3.5;
			else var duty = 9500 + Math.ceil(eval((amount - 500000)/100)) * 3.75;
*/							

/*			if (amount <= 320000) var duty = Math.ceil(eval( amount /100)) * 1.0;
			else if (amount <= 500000) var duty = 3000 + Math.ceil(eval((amount - 320000)/100)) * 3.5;
			else var duty = 10000 + Math.ceil(eval((amount - 500000)/100)) * 3.75;
*/
		}
		else { // investment property
			var exnotes = "";
			
			loanduty = Math.ceil(eval(loanamount/100)) * 0.20

			if (amount <= 20000) var duty = Math.ceil(eval(amount/100)) * 1.5;
			else if (amount <= 50000) var duty = 300 + Math.ceil(eval((amount - 20000)/100)) * 2.25;
			else if (amount <= 100000) var duty = 975 + Math.ceil(eval((amount - 50000)/100)) * 2.75;
			else if (amount <= 250000) var duty = 2350 + Math.ceil(eval((amount - 100000)/100)) * 3.25;
			else if (amount <= 500000) var duty = 7225 + Math.ceil(eval((amount - 250000)/100)) * 3.5;
			else if (amount <= 700000) var duty = 15975 + Math.ceil(eval((amount - 500000)/100)) * 4.0;
			else var duty = 23975 + Math.ceil(eval((amount - 700000)/100)) * 4.5;
/*
			
			if (amount <= 20000) {
				var duty = Math.ceil(eval(amount/100))*1.5;
			}
			else if ((amount > 20000) && (amount <= 50000)) {
				var duty = Math.ceil(eval((((amount - 20000)/100)*2.25) + 300);
			}
			else if ((amount > 50000) && (amount <= 100000)) {
				var duty = eval((((amount - 50000)/100)*2.75) + 975);
			}
			else if ((amount > 100000) && (amount <= 250000)) {
				var duty = eval((((amount - 100000)/100)*3.25) +2350);
			}
			else if ((amount > 250000) && (amount <= 500000)) {
				var duty = eval((((amount - 250000)/100)*3.5) + 7225);
			}
			else {
				var duty = eval((((amount - 500000)/100)*3.75) + 15975);
			}
*/
		}
		
	}

//********************** South Australia *************************
	else if (state.value == "SAN") {
		if (amount <= 5000)
	        transfer = 108;
	    if (amount > 5000 && amount <= 20000)
	        transfer = 121;
	    if (amount > 20000 && amount <= 40000)
	        transfer = 135;
	    if (amount > 40000 && amount <= 50000)
	    { 
		transfer = 194;
	    }
	    if (amount > 50000)
	    { 
		transfer = Math.ceil((amount - 50000)/10000)*60 + 194;
	    }
		mortgage = 108;
			

		var exnotes = "There may be stamp duty concessions available. Please contact the State Revenue Office for more details.";
		
		// Round up to next $100
		amount = Math.ceil(amount/100.0)*100;
		
		if (amount <= 12000) {
			var duty = eval((amount/100.0)*1);
		}
	
		else if ((amount > 12000) && (amount <= 30000)) {
			var duty = eval((((amount - 12000)/100)*2) + 120);
		}
	
		else if ((amount > 30000) && (amount <= 50000)) {
			var duty = eval((((amount - 30000)/100)*3) + 480);
		}
	
		else if ((amount > 50000) && (amount <= 100000)) {
			var duty = eval((((amount - 50000)/100)*3.5) + 1080);
		}
	
		else if ((amount > 100000) && (amount <= 200000)) {
			var duty = eval((((amount - 100000)/100)*4) + 2830);
		}
		else if ((amount > 200000) && (amount <= 250000)) {
			var duty = eval((((amount - 200000)/100)*4.25) + 6830);
		}
		else if ((amount > 250000) && (amount <= 300000)) {
			var duty = eval((((amount - 250000)/100)*4.75) + 8955);
		}
		else if ((amount > 300000) && (amount <= 500000)) {
			var duty = eval((((amount - 300000)/100)*5) + 11330);
		}
		else {
			var duty = eval((((amount - 500000)/100)*5.5) + 21330);
		}
		
		loanamount = Math.ceil(loanamount/100)*100;
		
		if (loanamount <= 400) {
			var loanduty = 0;
		}
		else if ((loanamount > 400) && (loanamount <= 6000)) {
			
			if (type == "OO") {var loanduty = 0;}
		          else {var loanduty = 10;};
		}
		else {
			if (type == "OO") var loanduty = 0; //eval((((loanamount - 6000)/100)*0.35) + 10);
			else var loanduty = eval((((loanamount - 6000)/100)*0.30) + 10);
		}
	}

//********************** Tasmania *************************
	else if (state.value == "TAS") {
		var mortgage = 85.50;
		var transfer = 131;
		var exnotes = "There may be concessions available for purchasing vacant land, depending on the value of the land.";

		if (amount <= 1300) {
			var duty = 20;
		}
		else if ((amount > 1300) && (amount <= 10000)) {
			var duty = eval((amount/100)*1.5);
		}
		else if ((amount > 10000) && (amount <= 30000)) {
			var duty = eval((((amount - 10000)/100)*2) + 150);
		}
		else if ((amount > 30000) && (amount <= 75000)) {
			var duty = eval((((amount - 30000)/100)*2.5) + 550);
		}
		else if ((amount > 75000) && (amount <= 150000)) {
			var duty = eval((((amount - 75000)/100)*3) + 1675);
		}
		else if ((amount > 150000) && (amount <= 225000)) {
			var duty = eval((((amount - 150000)/100)*3.5) + 3925);
		}
		else {
			var duty = eval((((amount - 225000)/100)*4) + 6550);
		}

        /*
		if (loanamount <= 10000) {
			var loanduty = 20;
		}
		else if ( loanamount > 10000 ) {
			var loanduty = eval(((loanamount - 10000)*0.00175) + 20);
		}
		*/
		loanduty=0;
		
	}

//********************** Western Australia *************************
	else if (state.value == "WAN") {
		var transfer;
	//Init.getObject("notesResult").setText("WA");
		if (amount <= 85000) {
			transfer = 85;
		}
		else if (amount <= 120000) {
			transfer = 95;
		}
		else if (amount <= 200000) {
			transfer = 115;
		}
		else if (amount <= 300000) {
			transfer = 135;
		}
		else if (amount <= 400000) {
			transfer = 155;
		}
		else if (amount <= 500000) {
			transfer = 175;
		}
		else if (amount <= 600000) {
			transfer = 195;
		}
		else if (amount <= 700000) {
			transfer = 215;
		}
		else if (amount <= 800000) {
			transfer = 235;
		}
		else if (amount <= 900000) {
			transfer = 255;
		}
		else if (amount <= 1000000) {
			transfer = 275;
		}
		else if (amount <= 1100000) {
			transfer = 295;
		}
		else if (amount <= 1200000) {
			transfer = 315;
		}
		else if (amount <= 1300000) {
			transfer = 335;
		}
		else if (amount <= 1400000) {
			transfer = 355;
		}
		else if (amount <= 1500000) {
			transfer = 375;
		}
		else if (amount <= 1600000) {
			transfer = 395;
		}
		else if (amount <= 1700000) {
			transfer = 415;
		}
		else if (amount <= 1800000) {
			transfer = 435;
		}
		else if (amount <= 1900000) {
			transfer = 455;
		}
		else if (amount <= 2000000) {
			transfer = 475;
		}
		else {
			transfer = Math.ceil((amount - 2000000)/100000)*20 + 472;
		}
		
		var mortgage = 85;
		
		var exnotes = "There may be concessions or rebates available for first home buyers purchasing vacant land and building homes.";
		
		if (type == 'OO' && amount <= 200000) {
			if (amount <= 100000) {
				var duty = Math.ceil(eval(amount/100))*1.5;
			}
			else {
				var duty = Math.ceil(eval((amount - 100000) / 100)) *4.7 + 1500;
			}
		}
		else {
			if (amount <= 80000) {	
				var duty = Math.ceil(eval(amount/100))*2.0;
			}
		
			else if ((amount > 80000) && (amount <= 100000)) {
				var duty = Math.ceil(eval((amount - 80000)/100))*3.0 + 1600;
			}
		
			else if ((amount > 100000) && (amount <= 250000)) {
				var duty = Math.ceil(eval((amount - 100000)/100))*4.0 + 2200;
			}
		
			else if ((amount > 250000) && (amount <= 500000)) {
				var duty = Math.ceil(eval((amount - 250000)/100))*5.0 + 8200;
			}
		
			else {
				var duty = Math.ceil(eval((amount - 500000)/100))*5.4 + 20700;
			}
		}

        var loanduty = 20;

		if (type =="OO") {
		    if (loanamount > 16000) loanduty += Math.ceil(eval((loanamount-16000)/100)) * 0.125;
		}
		else {
			if (loanamount > 10000) loanduty += Math.ceil(eval((loanamount-10000)/100)) * 0.2;
		}
	}

//********************** Northern Territory  *************************
	else if (state.value == "NT") {
		var mortgage = 90;
		var transfer = 90;
		var loanduty = 0;

		var exnotes = "There may be stamp duty concessions available. Please contact the Territory Revenue Office for more details.";


		// A rebate of up to $3,640.60 off the total stamp duty payable\n- Property must be first home and intended as principal residence"
	
		if (amount <=500000) {
			newamount = eval(amount / 1000);
			var duty = eval((0.065 * Math.pow(newamount,2)) + (21 * newamount));
		}
	
		else {
			var duty = eval(0.054 * amount);
		}
		if (type =="OO") {
			duty = duty - 2500;
			if (duty < 0) duty = 0;
		}
	}
	total = eval(duty + loanduty + mortgage + transfer);
	total = rounding(total);
	duty = rounding(duty);
	loanduty = rounding(loanduty);
	mortgage = rounding(mortgage);
	transfer = rounding(transfer);
	
	formfield.duty.value = duty;
	formfield.loanduty.value = loanduty;
	formfield.mortgage.value = mortgage;
	formfield.transfer.value = transfer;
	formfield.total.value = total;
	formfield.notes.value = exnotes;
}
function rounding(n) {
	pennies = n * 100;
	pennies = Math.round(pennies);
	strPennies = "" + pennies;
	len = strPennies.length;
	return strPennies.substring(0, len - 2) + "." + strPennies.substring((len - 2), len);
}