// JavaScript Mortgage Calculator

function Calc(form) {
	var x, y, incm, intRate = 0;
		intRate = form.rate.value / 100 / 12;
		p = form.term.value * 12;
		form.down.value = form.price.value * form.pdown.value / 100;
		form.loan.value = form.price.value - form.down.value;
		x = form.loan.value * intRate * Math.pow(1 + intRate, p);
		y = Math.pow(1 + intRate, p) - 1;
		form.pni.value = parseInt(x / y);
		form.taxes.value = parseInt(form.price.value * form.taxrate.value / 1200);
		form.ins.value = parseInt(form.price.value * form.insrate.value / 1200);
                form.pmirate.value = 0;
		if (form.pdown.value < 20) {
			form.pmirate.value = .5;
		}
		if (form.pdown.value < 10) {
			form.pmirate.value = .9;
		}
		form.pmi.value = parseInt(form.loan.value * form.pmirate.value / 1200);
		form.piti.value = parseInt(form.pni.value) + parseInt(form.taxes.value) + parseInt(form.ins.value) + parseInt(form.pmi.value);
		incm = form.inc.value / 12;
		form.fr.value = (form.piti.value / incm) * 100;
		form.bk.value = ((parseInt(form.piti.value) + parseInt(form.debt.value)) / incm ) * 100;
		if ((parseInt(form.fr.value) <= 28) && (parseInt(form.bk.value) <= 36)) {
			form.qualtext.value = "YES!, you qualify!";
		} else {
			form.qualtext.value = "NO, you do not qualify, reduce debt or PITI.";
		}

	}
function Hnt(form,f) {
	var text = "No Hint available for this field!";
		if (form.pni.value == "") {
			Calc(form);
		}
		if (f == "price") {
			text = "Enter the purchase price of the home.";
		}
		if (f == "pdown") {
			text = "Enter the percent that you will put down, usually 5, 10, or 20%.";
		}
		if (f == "loan") {
			text = "This is the financed loan amount borrowed from the lender.";
		}
		if (f == "down") {
			text = "This is the down payment amount, not including closing costs.";
		}
		if (f == "rate") {
			text = "Enter the interest rate for the loan in percent.";
		}
		if (f == "term") {
			text = "Enter the term in years for the loan, usually 15 or 30.";
		}
		if (f == "pni") {
			text = "This is the total principal and interest portion of your monthly payment.";
		}
		if (f == "taxrate") {
			text = "This is the total percentage per year of state, county, and city taxes, as a percentage of the purchase price.";
		}
		if (f == "insrate") {
			text = "This is Homeowner' Insurance rate per year, as a percentage of the loan amount.";
		}
		if (f == "ins") {
			text = "This is the total Homeowners Insurance per month.";
		}
		if (f == "pmirate") {
			text = "Private Mortgage Insurance is required for loans over 80%. This is calculated as a percentage per year of the loan amount.";
		}
		if (f == "pmi") {
			text = "This is the Private Mortgage Insurance per month.";
		}
		if (f == "piti") {
			text = "This is the total monthly payment, PITI, Principal + Interest + Taxes + Insurance";
		}
		if (f == "inc") {
			text = "Enter your total combined annual gross income.";
		}
		if (f == "taxes") {
			text = "This is the total taxes per month.";
		}
		if (f == "debt") {
			text = "Enter your total monthly debt, car loans, credit cards, student loans, etc.";
		}
		if (f == "taxes") {
			text = "This is the total taxes per month.";
		}
		if (f == "fr") {
			text = "Ratio of PITI to your monthly income. Most lenders require 28% or less.";
		}
		if (f == "bk") {
			text = "Ratio of (PITI+debt) to your monthly income. Most lenders require 36% or less";
		}
		if (f == "qualtext") {
			text = "Do you qualify?, and if you don't, why not?";
		}
		if (f == "hint") {
			text = "This field displays hints for the field that currently has the cursor in it.";
		}
		form.hint.value = text;
	}