<!--hide script from older browsers

// 


function hideDiv(id) { 

	if (document.getElementById) { // DOM3 = IE5, NS6 

		document.getElementById(id).style.display = 'none'; 

	}

} 


function showDiv(id) { 

	if (document.getElementById) { // DOM3 = IE5, NS6 

		document.getElementById(id).style.display = 'block'; 

	} 

} 


function detaxation(Amt) {


   var pretax_amt = (Amt)*(100 / (100 + (100 * 0.05)));

   var prov_tax = 0; //Amt - (pretax_amt);

   return prov_tax;

}


function PROV_taxation(Amt,rate) {

   var prov_tax = Amt*rate;

   return prov_tax;


}


function RoundMoneyTwoDecimals(n)

  {

      pennies = n * 100;

      pennies = Math.round(pennies);

      strPennies = "" + pennies;

      len = strPennies.length;

      //return strPennies.substring(0, len - 2) + "." + strPennies.substring(len - 2, len);

      //result = Math.round(n*100)/100;

	result = Math.round(n);

	  
	  // let's also add comments

	  return addCommas(result.toFixed(2));

      
  }


function RoundUPMoneyTwoDecimals(n)

  {

      pennies = n * 100;

      pennies = Math.round(pennies);

      strPennies = "" + pennies;

      len = strPennies.length;

      //return strPennies.substring(0, len - 2) + "." + strPennies.substring(len - 2, len);

      result = Math.round(n*100)/100;

	  
	  // let's also add comments

	  return addCommas(result.toFixed(2));

      
  }

function OntarioRebate(inData,Buyer,ScndBuyer,OldBuyer) {

	var inDataDecimal = inData - 0;

 
	if ( Buyer || ScndBuyer)   { 

	
		if ( Buyer && ScndBuyer) {

			ratio = 1;

		} else if ( OldBuyer || Buyer == 0 ) {

			ratio = 0.5;

		}else{

			ratio = 1;

		}


	   	if ( inDataDecimal <= 55000 ) {

			Rebate = (0.005 * inDataDecimal);

		}else if (inDataDecimal <= 250000 ){

			Rebate = ((0.01 * inDataDecimal) - 275);

		}else if (inDataDecimal <= 400000 ){

			Rebate = ((0.015 * inDataDecimal) - 1525);

		}else {

			Rebate = 2000;

		}

		if (Rebate > 2000) Rebate = 2000;

		return Rebate * ratio;

		
	} else {

		return 0;

	}

}

  
function TransferTax(inData) {

	var inDataDecimal = inData -0;


	if( inData == '' ) {

		return 0.0;

	}	

	
		if ( inDataDecimal <= 55000 ) {

			return 0.005 * inDataDecimal;

		}else if (inDataDecimal <= 250000 ){

			return (0.01 * inDataDecimal) - 275

		}else if (inDataDecimal <= 400000 ){

			return (0.015 * inDataDecimal) - 1525

		}else{

			return (0.02 * inDataDecimal) - 3525

		}		

		
} // end function


function TorontoRebate(inData,Buyer,ScndBuyer,OldBuyer) {

	var inDataDecimal = inData - 0;


	if ( Buyer || ScndBuyer )   {

	
		if ( Buyer && ScndBuyer ) {

			ratio = 1;

		} else if ( OldBuyer || Buyer == 0 ) {

			ratio = 0.5;

		} else {

			ratio = 1;

		}


	   	if ( inDataDecimal <= 55000 ) {

			Rebate = (0.005 * inDataDecimal);

		}else if (inDataDecimal <= 400000 ){

			Rebate = ((0.01 * inDataDecimal) - 275);

		}else {

			Rebate = 3725;

		}

		if (Rebate > 3725) Rebate = 3725;

		
		return Rebate * ratio;

		
	} else {

		return 0;

	}

}


function TorontoTransferTax(inData) {

	var inDataDecimal = inData -0;

	if( inData == '' ) {

		return 0.0;

	}	

   
		if ( inDataDecimal <= 55000 ) {

			return 0.005 * inDataDecimal;

		}else if (inDataDecimal <= 400000 ){

			return (0.01 * (inDataDecimal-55000)) + 275;

		}else {

			return (0.02 * (inDataDecimal-400000)) + 3725;

		}		

		
}


function set_fees(form,transaction) {


 LegalFees = document.getElementById('fees');

 LTT = document.getElementById('landTax');

 TLTT = document.getElementById('TorontolandTax');

 Costs = document.getElementById('totalClosingCost');

 Buyer = document.getElementById('NewBuyer');

 ScndBuyer = document.getElementById('NewBuyer2');

 OldBuyer = document.getElementById('OldBuyer2');


 if (document.calc_form.NewBuyer.checked == true)	BuyerStat = 1; else BuyerStat = 0;

 if (document.calc_form.NewBuyer2.checked == true)	Buyer2Stat = 1; else Buyer2Stat = 0;

 if (document.calc_form.OldBuyer2.checked == true)	OldBuyerStat = 1; else OldBuyerStat = 0;

 	
 P=form.price.value;

 var objRegExp = /[$$,]/g;

 P = eval(P.replace(objRegExp,''));

 
 if (form.price.value.length == 0) P = "0";

 
 // after July 1st -- calculate HST
 PROV_rate = "13% HST";
 rate = 0.13;
 //alert (PROV_rate);


for (ic=0;ic<2;ic++) {
	if (form.R3[ic].checked) gta_located=ic+1;
 }


 switch(gta_located)
 {

 case 1:

 // in GTA

 GTA = 1;

  ; break


 case 2:

 // outside GTA

 GTA = 0;

  ; break


 }


for (ic=0;ic<3;ic++) {

	if (form.R1[ic].checked) transaction=ic+1;

 }


switch(transaction)

{

case 1:   

// purchase

 showDiv('ValueRow');

 showDiv('Rebates');


 if (P == '') P = 0;


 Fees = 1650;

 F1 = (0.9*(P-500000))/1000

 if (F1 >= 0 ) {

 	Fees = 1650 + F1;

 }else{

 	Fees = 1650;

 }

 
  PROV_Tax = PROV_taxation(Fees,rate);

 //alert (PROV_Tax);

 
  L = TransferTax(P);

  ONRebate = OntarioRebate(P,BuyerStat,Buyer2Stat,OldBuyerStat);

 //alert (ONRebate);

 
 if (GTA) {

  TL = TorontoTransferTax(P);

  TORebate = TorontoRebate(P,BuyerStat,Buyer2Stat,OldBuyerStat);

 //alert (TORebate);

 }else{

  TL = 0;

  TORebate = 0;

 }


  TCC = Fees + PROV_Tax + L - ONRebate + TL - TORebate;

  //alert (TCC);

 if (ONRebate) {

	RebateInfo = "  <i>(after $"+addCommas(ONRebate) +" rebate)</i>  ";

 }else{

	 RebateInfo = '';

 }


 if (TORebate) {

	TORebateInfo = "  <i>(after $"+addCommas(TORebate) +" rebate)</i>  ";

 }else {

 	TORebateInfo = '';

 }

 TotalFees = PROV_Tax + Fees;


// LegalFees.innerHTML = "$" + addCommas(PreTaxFees) + " = $" + RoundMoneyTwoDecimals(Fees) + " + 5% GST";  

 LegalFees.innerHTML =  "$" + RoundMoneyTwoDecimals(Fees) + " + " + PROV_rate + " = $"+ RoundMoneyTwoDecimals(TotalFees);

 if(GTA){

   TLTT.innerHTML = "$"+RoundMoneyTwoDecimals(TL-TORebate) + TORebateInfo;

 }else{

   TLTT.innerHTML = "Not Applicable";

 }


 LTT.innerHTML = "$"+RoundMoneyTwoDecimals(L-ONRebate) + RebateInfo;

 Costs.innerHTML = "$" + RoundMoneyTwoDecimals(TCC);

   
; break


case 2:

// sell 

showDiv('ValueRow');

 showDiv('Rebates');


  Fees = 1050;

 F1 = (70*(P-500000))/100000


 if (F1 >= 0 ) {

 	Fees = 1050 + F1;

 }else{

 	Fees = 1050;

 }

  L = 0.00;

  TL = 0.00;


  PROV_Tax = PROV_taxation(Fees,rate);

  PreTaxFees = RoundMoneyTwoDecimals(Fees ); //- GST_Tax


  TCC = Fees + PROV_Tax;

 
 //hideDiv('ValueRow');

 hideDiv('Rebates');


 TotalFees = PROV_Tax + Fees;

  
//  LegalFees.innerHTML = "$" + addCommas(PreTaxFees) + " = $" + RoundMoneyTwoDecimals(Fees) + " + 5% GST";

  LegalFees.innerHTML =  "$" + RoundMoneyTwoDecimals(Fees) + " + " + PROV_rate + " =$"+ RoundMoneyTwoDecimals(TotalFees);

 LTT.innerHTML = "Buyer pays tax";

 TLTT.innerHTML = "Buyer pays tax";

 Costs.innerHTML = "$" + RoundMoneyTwoDecimals(TCC);

; break


case 3:

// refinance

//  Fees = 1132.08+67.92; 

  Fees = 1200.00;

  PROV_Tax = PROV_taxation(Fees,rate);

  PreTaxFees = RoundMoneyTwoDecimals(Fees - PROV_Tax);

  
  L = 0.00;

  TL = 0.00;

  TCC = Fees + PROV_Tax;


 hideDiv('ValueRow');

 hideDiv('Rebates');


TotalFees = PROV_Tax + Fees;


// LegalFees.innerHTML = "$" + addCommas(PreTaxFees) + " = $" + addCommas(Fees) + " + 5% GST";

 LegalFees.innerHTML = "$" + addCommas(Fees) + " + " + PROV_rate + " = $"+ RoundMoneyTwoDecimals(TotalFees);

 LTT.innerHTML = "Not Applicable";

 TLTT.innerHTML = "Not Applicable";

 Costs.innerHTML = "$" + RoundMoneyTwoDecimals(TCC);


; break

        }

}


function payment(form)   {


  set_fees(form);


}


// CLEAR ALL INPUT FIELDS


function clearForm(form){

	
 form.price.value="";

 form.R1[0].checked = true;

 form.R2[0].checked = true;

 form.R3[0].checked = true;

 
 form.NewBuyer.checked = false;

 form.NewBuyer2.checked = false;

 form.OldBuyer2.checked = false;

   
 LTT = document.getElementById('landTax');

 TLTT = document.getElementById('TorontolandTax');

 Costs = document.getElementById('totalClosingCost');


 LTT.innerHTML = "$0.00";

 TLTT.innerHTML = "$0.00";

 Costs.innerHTML = "$0.00";

 
 showDiv('ValueRow');

 showDiv('Rebates');


}


// comma-format numbers

function addCommas(nStr) {

	nStr += '';

	x = nStr.split('.');

	x1 = x[0];

	x2 = x.length > 1 ? '.' + x[1] : '';

	var rgx = /(\d+)(\d{3})/;

	while (rgx.test(x1)) {

		x1 = x1.replace(rgx, '$1' + ',' + '$2');

	}

	return x1 + x2;

}


// end script hiding -->