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;

	}

	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 ((amount > 0) && (amount <= 500000)) {

			var transfer = (amount / 1000) * 2.46 + 90;

		}

		else {

			var transfer = 1320;

		}

		mortgage = 45;

		var exnotes = "First Home Buyers with Families\n- Full stamp duty exemption for properties valued up to $115,000\n- Stamp duty concessions on a reducing scale for properties between $115,000 to $165,000\n- Have one or more dependent children and gross combined taxable income not exceeding $39,000 (1 child) or $40,000 (2 or more children)\n\nHome Buyers with Concession Cards\n- Full stamp duty exemption for properties valued up to $100,000\n- Stamp duty concessions on a reducing scale for properties between $100,000 to $130,000\n- Have a Pensioner Concession Card (Department of Social Security or Department of Veterans' Affairs), Veterans' Affairs Gold Card, Health Benefits Card, or Health Care Card.";

		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) ;

		}

		var loanduty = 0;

		

		//if (loanamount <= 10000) {

		//	var loanduty = 4;

		//}

		//else {

		//	var loanduty = eval((((loanamount - 10000)/200)*0.8) + 4);

		//}

	}



//********************** New South Wales *************************

	else if (state.value == "NSW") {

		var mortgage = 60;

		var transfer = 60;

		var exnotes = "First Home Plus Scheme\n- Full stamp duty exemption for properties valued up to $200,000 for metropolitan areas and $175,000 in country NSW\n- Stamp duty concessions on a reducing scale for properties between $200,000 and $300,000 in metropolitan areas\n- Stamp duty concessions on a reducing scale for properties between $175,000 and $200,000 in country NSW";	

	

		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 <= 16000) {

			var loanduty = 5;

		}

		else {

			var loanduty = eval((((loanamount - 16000)/1000)*4) + 5);

		}

		

	}



//********************** ACT *************************

	else if (state.value == "ACT") {

		var mortgage = 76;

		var transfer = 151;

		var loanduty = 0;

		var exnotes = "Stamp Duty Relief Scheme\n- Full stamp duty exemption for properties valued up to $116,000\n- Stamp duty concessions on a reducing scale for properties between $116,000 and $140,000 in metropolitan areas\n- Property must be for principal residence and may be first home or re-entering home ownership (not held property for last two years)\n- Total household income must be less than $45,000";	

	

		if (amount <= 14000) {

			var duty = eval((amount/100)*1.25);

			if (duty < 20) {

				duty = 20;

			}

		}

	

		else if ((amount > 14000) && (amount <= 30000)) {

			var duty = eval((((amount - 14000)/100)*1.5) + 175);

		}

	

		else if ((amount > 30000) && (amount <= 60000)) {

			var duty = eval((((amount - 30000)/100)*2) + 415);

		}

	

		else if ((amount > 60000) && (amount <= 100000)) {

			var duty = eval((((amount - 60000)/100)*2.5) + 1015);

		}

		else if ((amount > 100000) && (amount <= 300000)) {

			var duty = eval((((amount - 100000)/100)*3.5) + 2015);

		}

	

		else if ((amount > 300000) && (amount <= 1000000)) {

			var duty = eval((((amount - 300000)/100)*4.5) + 9015);

		}

		

		else {

			var duty = eval((((amount - 1000000)/100)*5.5) + 40515);

		}

	}



//********************** Queensland *************************

	else if (state.value == "QLD") {

		if (amount <=180000) {

			var transfer = 88;

		}

		else {

			var transfer = eval((((amount - 180000)/10000)*20)+88);

		}

		var mortgage = 91;

		

		if (type == 'OO') {

			var exnotes = "Owner Occupied Concession:\nThese rates are applicable only where property is not being gifted or transferred between spouses. In these cases, investment rates are applicable.\n\nFirst Home Buyer Rebate:\nFull stamp duty exemption for properties valued up to $80,000\n- Stamp duty concessions on a reducing scale for properties between $80,000 and $160,000 in metropolitan areas\n- Property must be first home and intended as principal residence";

		

			if (amount <= 250000) {

				var duty = eval((amount/100)*1);

			}

			else if ((amount > 250000) && (amount <= 500000)) {

				var duty = eval((((amount - 250000)/100)*3.5) + 2500);

			}

			else {

				var duty = eval((((amount - 500000)/100)*3.75) + 11250);

			}

			if(loanamount > 70000){

				loanduty = (loanamount - 70000) * 0.004;

			}

			else{

				loanduty = 0;

			}

		}

		else {

			var exnotes = "";

			if (amount <= 20000) {

				var duty = eval((amount/100)*1.5);

			}

			else if ((amount > 20000) && (amount <= 50000)) {

				var duty = 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);

			}

			loanduty = loanamount * 0.004

		}

		

	}



//********************** South Australia *************************

	else if (state.value == "SAN") {

		if (amount <= 5000)

	        transfer = 87;

	    if (amount > 5000 && amount <= 20000)

	        transfer = 97;

	    if (amount > 20000 && amount <= 40000)

	        transfer = 108;

	    if (amount > 40000 && amount <= 50000)

	        transfer = 155;

	    if (amount > 50000) {

	        var transfer = eval((((amount - 50000)/10000)*48) + 155);

		}

		mortgage = 91;

		var exnotes = "First Home Buyers Concession\n- Full stamp duty exemption for properties valued up to $100,000\n- Stamp duty concessions on a reducing scale for properties between $100,000 and $150,000 in metropolitan areas\n- Property must be first home and intended as principal residence";

		if (amount <= 12000) {

			var duty = eval((amount/100)*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 <= 500000)) {

			var duty = eval((((amount - 100000)/100)*4) + 2830);

		}

		else if ((amount > 500000) && (amount <= 1000000)) {

			var duty = eval((((amount - 100000)/100)*4.5) + 18830);

		}

		else {

			var duty = eval((((amount - 1000000)/100)*5) + 41330);

		}

		

		if (loanamount <= 400) {

			var loanduty = 0;

		}

		else if ((loanamount > 400) && (loanamount <= 4000)) {

			var loanduty = 10;

		}

		else if ((loanamount > 4000) && (loanamount <= 10000)) {

			var loanduty = eval((((loanamount - 4000)/100)*0.25) + 10);

		}

		else {

			var loanduty = eval((((loanamount - 10000)/100)*0.35) + 25);

		}

	}



//********************** Tasmania *************************

	else if (state.value == "TAS") {

		var mortgage = 85.50;

		var transfer = 130;

		var exnotes = "Stamp Duty Concession\n- Interest free loan of total stamp duty payable over a span of two years\n- Applicable to properties valued up to $120,000\n- Property must be first home and intended as principal residence";

		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 <= 8000) {

			var loanduty = 20;

		}

		else if ((loanamount > 8000) && (loanamount <= 10000)) {

			var loanduty = eval((((loanamount - 8000)/100)*0.25) + 20);

		}

		else {

			var loanduty = eval((((loanamount - 10000)/100)*0.35) + 25);

		}

	}



//********************** Western Australia *************************

	else if (state.value == "WAN") {

		if (amount <= 85000) {

			var transfer = 75;

		}

		else if ((amount > 85000) && (amount <= 120000)) {

			var transfer = 85;

		}

		else if ((amount > 120000) && (amount <= 200000)) {

			var transfer = 105;

		}

		else {

			tempProperty = (amount - 200000) / 100000;

			for (var i=0, k=1; tempProperty >i && tempProperty > k ; i++, k++);

			var transfer = (k * 20) + 105;

			//var mortgage = eval((((amount - 200000)/100000)*20)+105);

		}

		mortgage = 75;

		var exnotes = "Concessional Rate\n-Applies to purchase of principal place of residence or business undertaking with a dutiable value not exceeding $135,000.\nThe concessional rate is $1.50 per $100 (or part thereof) up to $100,000 and $5.50 per $100 (or part thereof) for that amount between $100,000 and $135,000.\nApplication forms are available on request. Full details are contained in section 75AE of the Stamp Act 1921.\n\nFirst Home Owners Rebate\n- Rebate of $500 or amount of duty payable, whichever is lesser\n- Vacant land valued up to, $52,000 and property (house and land) up to $135,000\n- Property must be first home and intended as principal residence.\nFull details are contained in section 75AG of the Stamp Act 1921.";

		if (type == 'OO' && amount <= 135000) {

			if (amount <= 100000) {	

				var duty = eval((amount/100)*1.5);

			}

			else {

				var duty = eval((((amount - 100000)/100)*5.5) + 1500);

			}

		}

		else {

			if (amount <= 80000) {	

				var duty = eval((amount/100)*1.95);

			}

		

			else if ((amount > 80000) && (amount <= 100000)) {

				var duty = eval((((amount - 80000)/100)*2.85) + 1560);

			}

		

			else if ((amount > 100000) && (amount <= 250000)) {

				var duty = eval((((amount - 100000)/100)*3.7) + 2130);

			}

		

			else if ((amount > 250000) && (amount <= 500000)) {

				var duty = eval((((amount - 250000)/100)*4.55) + 7680);

			}

		

			else {

				var duty = eval((((amount - 500000)/100)*4.85) + 19055);

			}

		}

		if (loanamount <= 35000) {

			var loanduty = eval(loanamount * 0.0025);

		}

		else {

			var loanduty = eval((((loanamount - 35000)/100)*0.4) + 87.5);

		}

		

	}



//********************** Northern Territory  *************************

	else if (state.value == "NT") {

		var mortgage = 90;

		var transfer = 90;

		var loanduty = 0;

		var exnotes = "First Home Rebate Scheme\n- A rebate of up to $2780 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(5.4 * (amount/100));

		}

	}

	total = eval(duty + loanduty + mortgage + transfer);

	total = Math.round(total);

	duty = Math.round(duty);

	loanduty = Math.round(loanduty);

	mortgage = Math.round(mortgage);

	transfer = Math.round(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;

}