(function($) {
	
	$(function() {
		
		
		// full width container
		$('.fullwidth-container').each(function() {
			$(this).closest('.wsite-section.wsite-body-section').addClass('fullwidthsection');
		});
		
		$('.lightblue-overlap-container').each(function() {
			$(this).closest('.wsite-section.wsite-body-section').addClass('overlay-container-blue');
		});
		
		// *** use css animate for banner texts
		
		// fade in from above the main title
		$('.banner h2').addClass('animated fadeInUp').css('opacity',1);
		
		// fade in from under the second text
		$('.banner div.paragraph').addClass('animated fadeInUp').css('opacity',1);
		
		
		
		var iScrollPos = 0;
		var fixmenu = $('#navigation').offset().top;
		$(window).on('scroll', function(e) {
			var iCurScrollPos = $(this).scrollTop();
			/*if (iCurScrollPos > iScrollPos) {
				$('body').removeClass('menu-to-show');
			} else {
				$('body').addClass('menu-to-show');
			}
			iScrollPos = iCurScrollPos;*/
			
			if (iCurScrollPos >= fixmenu) {
				$('body').addClass("menu-fixed");
			} else {
				$('body').removeClass("menu-fixed");
			}

		});
		
		$('input.input-calcs[data-value-input="dollar"]').each(function() {
			var _this = $(this),
				el = '<div class="prefix-dollar-input">$</div>';
			
			//_this.before(el);
		});
		
		$('input.input-calcs[data-value-input="percentage"]').each(function() {
			var _this = $(this),
				el = '<div class="prefix-percentage-input">%</div>';
			
			//_this.after(el);
		});
		
		$('#mobile-menu-trigger').click(function() {
			$('body').addClass('mobile-menu-open');
			$('#mobile-menu').slideDown();
		});

		$('#close-mobile-menu').click(function() {
			$('body').removeClass('mobile-menu-open');
			$('#mobile-menu').slideUp();
		});
		
		// pop up
		$('.actions__consult').click(function(e) {
			e.preventDefault();

			$('body').addClass('popup-open');

		});

		$('#contact-pop-up-close').click(function(e) {
			e.preventDefault();

			$('body').removeClass('popup-open');

		});
		
	}); // document ready
	
	$(window).load(function() {
		// fade in buttons in banner
		$('.banner .wsite-button').addClass('animated fadeIn').css('opacity',1);
		// stay fix on top
		$('#navigation-wrap').css('height',$('#navigation').outerHeight());
	})
	
}(jQuery));

// calculators

// MORTGAGE CALCULATOR BEGIN -----------------------    
    
    function MM_findObj(n, d) { //v4.0
      var p,i,x;  if(!d) d=document; if((p=n.indexOf("?"))>0&&parent.frames.length) {
        d=parent.frames[n.substring(p+1)].document; n=n.substring(0,p);}
      if(!(x=d[n])&&d.all) x=d.all[n]; for (i=0;!x&&i<d.forms.length;i++) x=d.forms[i][n];
      for(i=0;!x&&d.layers&&i<d.layers.length;i++) x=MM_findObj(n,d.layers[i].document);
      if(!x && document.getElementById) x=document.getElementById(n); return x;
    }
    
    
    function doCalc() {
    //  return doCalcOnForm(MM_findObj("qualForm"));
    doCalcOnForm(document.forms["AffordFORM"]);
    return false;
    }
    
    function clearColumn(form, nColumn) {
            // form[("down_payment" + nColumn)].value = "";
            form[("first_mortgage" + nColumn)].value = "";
            form[("cmhc" + nColumn)].value = "";
            form[("total_financing" + nColumn)].value = "";
            form[("monthly_payment" + nColumn)].value = "";
            form[("expenses" + nColumn)].value = "";
            form[("total_payment" + nColumn)].value = "";
            form[("income_required" + nColumn)].value = "";
    }
    
    function clearResults(form) {
            var nCounter = 0;
            for (nCounter = 1; nCounter <=3; nCounter++) {
                    clearColumn(form, nCounter);
            }
    }
    
    function checkForm(form) {
            var nCounter = 0;
            var sResult = 0;
            var nResult = -1;
            var nIndex = 0;
            // validateNum(form.down_payment1,0,0,9999999,true);
            validateNum(form.down_payment1,0,0,9999999,true);
            validateNum(form.down_payment2,0,0,9999999,true);
            validateNum(form.down_payment3,0,0,9999999,true);
            validateNum(form.io_price,0,1000,9999999,true);
            validateNum(form.io_interest,3,1,100, false);
            validateNum(form.io_heating,0,0,99999,true);
            validateNum(form.io_taxes,0,0,99999,true);
            validateNum(form.io_condo,0,0,99999,true);
            validateNum(form.io_gds,2,1,100);
    
            if ((form.io_price.value != "") &&
                    (form.io_interest.value != "") &&
                    (form.io_gds.value != "")) {
                    return true;
            } else {
                    return false;
            }
    }
    
    
    
    function CMHCRate(PercentDown, Amortization) {
        var PercentFinanced = 0;
        PercentFinanced = Number(100 - Number(PercentDown));
        var total_rate = 0.0;
    
            if (PercentFinanced > 95)
                    total_rate = 0;
            else if (PercentFinanced > 90)
            total_rate = 3.6;
            else if (PercentFinanced > 85)
                    total_rate = 2.4;
            else if (PercentFinanced > 80)
                    total_rate = 1.8;
    
        return total_rate;
    }
    
    function mortgagePayment(nAmount, nRate, nAmort) {
            var nAmortMonths = nAmort * 12;
            var nPaymentsPer6Months = 6;    
    
            return (nAmount / ( (1 / ( Math.pow((1 + nRate / 200), (1 / nPaymentsPer6Months ))  - 1) ) * (1 - Math.pow((1 + nRate / 200), (-nAmortMonths / nPaymentsPer6Months)) ) ) );     
    }
    
    function currencyString(nNumber) {
            nNumDec = 2;
            if (nNumber > 999999) nNumDec = 0;
            var str = "" + Math.round(nNumber * Math.pow(10,nNumDec));
            while (str.length <= nNumDec) {
                    str = "0" + str;
            }
            var decpoint = str.length - nNumDec;
            var result = commaFmt(str.substring(0,decpoint) + "." + str.substring(decpoint,str.length));
            // var result = str.substring(0,decpoint) + "." + str.substring(decpoint,str.length);
            if (result.charAt(result.length - 1) == ".") result = result.substring(0, result.length - 1);
            return result;
    
    
    }
    
    function doCalcOnForm(form) {
            var bCMHCAlert = true;
            var nDownPayment = 0;
            var nFirstMortgage = 0;
            var nCMHCPremium = 0;
            var nTotalFinancing = 0;
            var nPayment = 0;
            var nExpenses = 0;
            var nTotal = 0;
            var nIncome = 0;
        var Amortization = form.io_amortization.options[form.io_amortization.selectedIndex].value;
        if (Amortization == 30)
            alert("CMHC will not insure amortization terms of over 25 years.  CMHC premium set to 0.");
    
            if (checkForm(form)) {
                    var nCounter = 0;
                    for (nCounter = 1; nCounter <= 3; nCounter++) {
                // form[("percent_down" + nCounter)].value = (form[("down_payment" + nCounter)].value / form.io_price.value) * 100;
    
                dp = form[("down_payment" + nCounter)].value;
                dp = dp.replace(/^\$/, "").replace(/,/g, "");
                price = form.io_price.value;
                price = price.replace(/^\$/, "").replace(/,/g, "");
    
                // tmp = (parseFloat(form[("down_payment" + nCounter)].value) / parseFloat(form.io_price.value)) * 100;
                tmp = (parseFloat(dp) / parseFloat(price)) * 100;
    
                form[("percent_down" + nCounter)].value = Math.round(tmp*Math.pow(10,2))/Math.pow(10,2);
    
                            // calculate downpayment
                            nDownPayment = (filterNum(form.io_price.value)) * (Number(form[("percent_down" + nCounter)].value) / 100);
                            nFirstMortgage = (filterNum(form.io_price.value) - nDownPayment);
                            form[("first_mortgage" + nCounter)].value = currencyString(nFirstMortgage);
                            nCMHCPremium = (CMHCRate(Number(form[("percent_down" + nCounter)].value), form.io_amortization.options[form.io_amortization.selectedIndex].value)) * (nFirstMortgage) / 100;
                            form[("cmhc" + nCounter)].value = currencyString(nCMHCPremium);
                            nTotalFinancing = nFirstMortgage + nCMHCPremium;
                            form[("total_financing" + nCounter)].value = currencyString(nTotalFinancing);
                            nPayment = mortgagePayment(nTotalFinancing, Number(form.io_interest.value), (Number(form.io_amortization.options[form.io_amortization.selectedIndex].value)));
                            form[("monthly_payment" + nCounter)].value = currencyString(nPayment);
                            nExpenses = ( (Number(filterNum(form.io_heating.value)) + Number(filterNum(form.io_taxes.value)) ) /12 + Number(filterNum(form.io_condo.value)));
                            form[("expenses" + nCounter)].value = currencyString(nExpenses);
                            nTotal = nExpenses + nPayment;
                            form[("total_payment" + nCounter)].value = currencyString(nTotal);
                            nIncome = nTotal * 12 / (Number(form.io_gds.value) / 100);
                            form[("income_required" + nCounter)].value = currencyString(nIncome);
                    }
            } else {
                    clearResults(form);
            }
    }
    
    //------------------------------------------------------------------------------
    
    function formatRealNum(theNum,decplaces) {
    // *** STOP USING THIS ***
    // USE format_Real
    // FORMAT A REAL NUMBER TO THE DESIRED DECIMAL PLACE
        var str = Math.round(parseFloat(filterNum(theNum.value)) * Math.pow(10,decplaces));
        str = ""+str;
        while (str.length <= decplaces) {
            str = "0" + str;
        }
        var decpoint = str.length - decplaces;
        return str.substring(0,decpoint) + "." + str.substring(decpoint,str.length);
    }
    
    //------------------------------------------------------------------------------
    
    function formatInteger(theNum) {
    // *** STOP USING THIS ***
    // USE format_Integer
    // FORMAT AN INTEGER
        var str = Math.round(parseFloat(filterNum(theNum.value)));
        str = ""+str;
        return str;
    }
    
    //------------------------------------------------------------------------------
    
    function formatNum(theNum,decplaces,addcommas) {
    // *** STOP USING THIS ***
    // USE format_NUMBER
    // FORMAT NUMERIC DATA
    
        var str = ""+theNum.value;
        if ((str == "") || (str == "null")) {
            theNum.value = "";
            return false;
        }
        if (decplaces == 0) {
            var fmtdnum = formatInteger(theNum,decplaces);
        } else {
            var fmtdnum = formatRealNum(theNum,decplaces);
        }
        if (addcommas) {
            fmtdnum = commaFmt(fmtdnum);
        }
        theNum.value = fmtdnum;
        return true
    }
    
    //------------------------------------------------------------------------------
    
    function popupIsEmpty(theMenuObj) {
        var theSelection = theMenuObj.selectedIndex;
        if (theSelection <= 0) {
            return true;
        } else {
            return false;
        }
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_RollNum(theNum,otherAllowed,minWildcardPosition) {
    // REMOVE ALL NON-NUMERIC CHARS EXCEPT FOR PROGRAMMER SPECIFIED 'OTHER' ALLOWABLE CHARS
        var result = "";
        var allowed = "";
        otherAllowed +="";
        if (otherAllowed == 'undefined')
            otherAllowed = "";
        allowed = "0123456789"+ otherAllowed;
    
        result = scrub_String(theNum,allowed);
        
        // remove commas from the end of the string
        for(i=result.length-1; i>=0; i--) {
            if(result.charAt(i) != ",")
                break;
            result = result.substring(0,i);
        }
    
        if (minWildcardPosition)
            result = parse_Wildcards (result,minWildcardPosition);
    
        return result;
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_String(theStr,charsAllowed,charsAllowedOnce) {
        // eliminate all unwanted chars
        var result = "";
        var specialCharAt = -1;
        var specialChar = "";
        for(i=0;i<=theStr.length;i++) {
            theChar = theStr.charAt(i);
            if (charsAllowed.indexOf(theChar) != -1)
                result +=theChar;
            else if (charsAllowedOnce){
                specialCharAt = charsAllowedOnce.indexOf(theChar);
                if (specialCharAt != -1) {
                    result += theChar;
                    // remove the char from the list so it will not be allowed
                    charsAllowedOnce = charsAllowedOnce.substring(0,specialCharAt) 
                        + charsAllowedOnce.substring(specialCharAt+1,charsAllowedOnce.length);
    // specialChar = charsAllowedOnce.charAt(specialCharAt-1);      
    // charsAllowedOnce = charsAllowedOnce.replace(specialChar,""); 
                }
            }
        }
        return result;
    }
    
    //------------------------------------------------------------------------------
    
    function filterNum(theNum) {
        var minusStr = "";
        var result = "";
    
        if (theNum.indexOf("-") != -1)
            minusStr = "-";
    
        result = scrub_String(theNum,"0123456789",".")
    
        if (result == "")
            return "";
        else
            return minusStr + result;
    }
    
    //------------------------------------------------------------------------------
    
    function commaFmt(numEle) {
        var tempStr = ""+numEle;
        
        // already has commas
        var charCheck = tempStr.indexOf(",");
        if ((charCheck+0) >= 0) {
            return numEle;
        }
    
        // separate the decimal from the whole number
        var decStr = "";
        var decInt = tempStr.indexOf(".");
        if (decInt!=-1) {
            decStr = tempStr.substring(decInt,tempStr.length);
            tempStr = tempStr.substring(0,decInt);
        }
    
        // if negative - save sign
        var isNeg = false;
        if (tempStr.indexOf("-")!=-1) {
            isNeg=true;
            tempStr=tempStr.substring(1,tempStr.length);
        }
    
        // short - no commas needed
        if (tempStr.length<=3) { 
            return numEle;
        }
    
        // add commas
        var newStr = "";
        var jInt = 0;
        for (var iInt=tempStr.length-1;iInt>=0;iInt--) {
            jInt++;
            newStr = tempStr.charAt(iInt) + newStr;
            if (jInt%3==0) {
                if (iInt-1>=0) {
                    newStr = ","+newStr;
                }
            }
        }
    
        // re-assemble the parts
        if (decInt!=-1)
            newStr = newStr + decStr;
        if (isNeg)
            newStr = "-"+newStr;
    
        return newStr;
    }
    
    //------------------------------------------------------------------------------
    
    function format_Real(theNum,decplaces) {
    // FORMAT A REAL NUMBER TO THE DESIRED DECIMAL PLACE
        var str = filterNum(theNum);
        str = Math.round(parseFloat(str) * Math.pow(10,decplaces));
        str = ""+str;
        while (str.length <= decplaces) {
            str = "0" + str;
        }
        var decpoint = str.length - decplaces;
        return str.substring(0,decpoint) + "." + str.substring(decpoint,str.length);
    }
    
    //------------------------------------------------------------------------------
    
    function format_Integer(theNum) {
    // FORMAT AN INTEGER
        var str = filterNum(theNum);
        str = Math.round(parseFloat(str));
        return ""+str;
    }
    
    //------------------------------------------------------------------------------
    
    function format_Number(theNum,decplaces,addcommas) {
    // FORMAT NUMERIC DATA
        var str = ""+theNum;
        if ((str == "") || (str == "null"))
            return "";
    
        if (decplaces == 0)
            var fmtdnum = format_Integer(str,decplaces);
        else
            var fmtdnum = format_Real(str,decplaces);
            
        if (addcommas) 
            fmtdnum = commaFmt(fmtdnum);
    //  if (isNaN(fmtdnum))
    //      return ""; 
        return fmtdnum;
    }
    
    //------------------------------------------------------------------------------
    
    function validateNum(theNum,decplaces,min,max,addcommas) {
    // VALIDATE & FORMAT USER INUPT
        var str = filterNum(theNum.value);
        
        if ((str == "") || (str == "null")) {
            theNum.value = "";
            return false;
        }
        var tmpFloat = parseFloat(filterNum(theNum.value));
        
        if (tmpFloat < min || tmpFloat > max) {
            alert("Please enter a number between " + min + " and " + max + ".");
            theNum.value = "";
            theNum.focus();
            return false;
        }
        if (decplaces == 0) {
            var fmtdnum = formatInteger(theNum,decplaces);
        } else {
            var fmtdnum = formatRealNum(theNum,decplaces);
        }
        if (addcommas) {
            fmtdnum = commaFmt(fmtdnum);
        }
        theNum.value = fmtdnum;
        return true
    }
    
    //------------------------------------------------------------------------------
    
    function validatePrice(theNum,min,max,addcommas) {
    // VALIDATE & FORMAT USER INUPT
        var str = filterNum(theNum.value);
        if ((str == "") || (str == "null")) {
            theNum.value = "";
            return false;
        }
        var tmpFloat = parseFloat(filterNum(theNum.value));
        
        if (tmpFloat < min || tmpFloat > max) {
            alert("Please enter a number between " + min + " and " + max + ".");
            theNum.value = "";
            theNum.focus();
            return false;
        }
        if (tmpFloat < 100) {
            decplaces = 2;
        } else {
            decplaces = 0;
        }
        
        if (decplaces == 0) {
            var fmtdnum = formatInteger(theNum,decplaces);
        } else {
            var fmtdnum = formatRealNum(theNum,decplaces);
        }
        if (addcommas) {
            fmtdnum = commaFmt(fmtdnum);
        }
        theNum.value = fmtdnum;
        return true
    }
    
    //------------------------------------------------------------------------------
    
    // SUBMIT VALIDATION
    
    //------------------------------------------------------------------------------
    
    function str_Empty (theFormObj){
        if (theFormObj.value+"" == "null")
            return true;
        else if (theFormObj.value == "")
            return true;
        return false;
    }
    
    //------------------------------------------------------------------------------
    
    function popup_Empty(theMenuObj) {
        var theSelection = theMenuObj.selectedIndex;
        if (theSelection == -1)
            return true;
        else if (theMenuObj.options[theSelection].value == '')
            return true;
        else
            return false;
    }
    
    //------------------------------------------------------------------------------
    
    function field_Empty (theFormObj){
        if (!theFormObj) {
            //alert("Please report this to systems support.\nUNKOWN FORM OBJECT"+theFormObj);
            //return false;
            return false;
        }
    //  alert("field_Empty: " + theFormObj.name + " / " + theFormObj.type);
        var theType = theFormObj.type;
        if (theType.indexOf('select') != -1)
            return popup_Empty(theFormObj)
        else
            return str_Empty (theFormObj)
    }
    
    //------------------------------------------------------------------------------
    
    function list_Empty(theMenuObj) {
        var isEmpty = true;
        for(i=1;i<theMenuObj.length;i++) {
            if (theMenuObj.options[i].selected)
                isEmpty = false;
        }
        return isEmpty;
    }
    
    //------------------------------------------------------------------------------
    
    function numberRange_OK(fromNumObj,toNumObj)
    {
        if (fromNumObj.value == "" || toNumObj.value == "")
            return true;
            
        var tmpFromFloat = parseFloat(filterNum(fromNumObj.value));
        var tmpToFloat = parseFloat(filterNum(toNumObj.value));
        if (tmpToFloat < tmpFromFloat) {
            alert(toNumObj.name+"  is greater than  "+toNumObj.name+"   Please re-enter");
            fromNumObj.value = "";
            toNumObj.value = "";
            fromNumObj.focus();
            return false;
        }
        return true;
    }
    
    //------------------------------------------------------------------------------
    
    function wildcard_Alert () {
        alert('Wildcard Search Enabled\n  "?" - Searches for any single character.\n'
            + '  "*" - Searches for any characters of any length.');
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_multi_value_field(fieldContents,minWildcardPosition) {
    // Scrub fields that allow for multiple comma delimited values for queries
        var result = "";
        if (fieldContents == "" || fieldContents=='undefined')
            return "";
        if (minWildcardPosition == "" || minWildcardPosition=='undefined')
            minWildcardPosition = 0;
    
        fieldContents = scrub_Text (fieldContents,true);
        if (fieldContents.indexOf(",") == -1) {
                result = parse_Wildcards (fieldContents,minWildcardPosition);
        }
        else {
            var fieldContents_Array = fieldContents.split(",");
        
            for(var sc_x=0;sc_x < fieldContents_Array.length; sc_x++) {
                if (fieldContents_Array[sc_x] == "") 
                    continue;
                if(fieldContents_Array[sc_x].charAt(0) == " ")
                    fieldContents_Array[sc_x] = fieldContents_Array[sc_x].substring(1,fieldContents_Array[sc_x].length);
                if(fieldContents_Array[sc_x].charAt(fieldContents_Array[sc_x].length - 1) == " ")
                    fieldContents_Array[sc_x] = fieldContents_Array[sc_x].substring(0,fieldContents_Array[sc_x].length - 1);
                result = result + parse_Wildcards (fieldContents_Array[sc_x],minWildcardPosition);
                result = result + ",";
            }
            // remove commas from the end of the string
            for(sc_i=result.length-1; sc_i>=0; sc_i--) {
                if(result.charAt(sc_i) != ",")
                    break;
                result = result.substring(0,sc_i);
            }
        }
        return result;
    }
    
    //------------------------------------------------------------------------------
    
    // onChange='return scrub_select_mult(this, 5);' //
    function scrub_select_mult(elem, maxn) { 
        var valid = true;
        var cnt = 0;
        for (var i=0; i<elem.options.length; i++) {
            if (valid) {
                if (elem.options[i].selected) { 
                    cnt ++;
                    if (cnt > maxn) { 
                        valid = false;
                        alert("You can select only " + maxn + " items in the list"); 
                        elem.options[i].selected = false; 
                    }
                }
            } else {
                elem.options[i].selected = false; 
            }
        }
        return valid; 
    }
    
    //------------------------------------------------------------------------------
    
    // Postal Code Check and Scrub space
    function checkPostal(theObject,removeSpace) {
        var a = theObject.value;
        var b = "";
        var u = "";
        var numString="1234567890";
        var failed = false;
    
        a = scrub_Text(a,true);
        a = scrub_String_Unwanted(a," ");
        if (a.length < 1)
            return true;
            
        for(i=0;i<=5;i++) {
            var u = a.charAt(i);
            
            if (i==1||i==3||i==5) {
                if (!isNum(u)) 
                    failed=true;
            } 
            else {
                if (isChar(u)) 
                    u=u.toUpperCase();
                else 
                    failed=true;
            }
            var b = b + u;
        }
        if (!removeSpace)
          b = b.substring(0,3)+" "+b.substring(3,6);
    
        theObject.value = b;
    
        return !(failed);
    }
    
    //------------------------------------------------------------------------------
    
    function isNum(inString)  {
        if(inString.length!=1) 
            return false;
        var refString="1234567890";
        if (refString.indexOf(inString,0) == -1) 
            return false;
        return true;
    }
    
    //------------------------------------------------------------------------------
    
    function isChar(inString)  {
        if(inString.length!=1) 
            return false;
        var refString="abcdefghijklmnopqrstuvwxyzABCEDFGHIJKLMNOPQRSTUVWXYZ";
        if (refString.indexOf(inString,0) == -1) 
            return false;
        return true;
    }
    
    //------------------------------------------------------------------------------
    
    // USED FUNCTIONS
    
    //------------------------------------------------------------------------------
    
    function replace_Char (unwantedChar,wantedChar,theStr) {
        while ((x=theStr.indexOf(unwantedChar)) != -1) {
            theStr = theStr.substring(0,x) + wantedChar 
                + theStr.substring(x+unwantedChar.length,theStr.length);
        }   
        return theStr;
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_String_Unwanted(theStr,charsUnwanted) {
        // eliminate all unwanted chars
        var result = "";
        var theChar = "";
        var ok = true;
        var i = 0;
        for(i=0;i<=theStr.length;i++) {
            theChar = theStr.charAt(i);
            if (theChar == '"') // really bad ones
                result += "`"
            else if (theChar == "'")
                result += "`"
    //      else if (theChar == "`")
    //          theChar = ""
            else if (charsUnwanted.indexOf(theChar) == -1)
                result += theChar;
        }
        return result;
    }
    
    //------------------------------------------------------------------------------
    
    function parse_Wildcards (theStr,minWildcardPosition) {
        theStr = scrub_String_Unwanted(theStr,"%_");
        if (minWildcardPosition == 0) {
            if (theStr.indexOf("*") != -1 || theStr.indexOf("?") != -1 ) {
                alert("Wildcards are not allowed in this field.");
                theStr = replace_Char("*","",theStr);
                theStr = replace_Char("?","",theStr);
            }
        } else {
            var tmpStr = theStr.substring(0,minWildcardPosition);
            if (tmpStr.indexOf("*") != -1 || tmpStr.indexOf("?") != -1 ) {
                alert("A wildcard can only be used after character " + minWildcardPosition 
                    + " in this field.");
                theStr = replace_Char("*","",theStr);
                theStr = replace_Char("?","",theStr);
            } else {
                var x = theStr.indexOf("*");
                if (x != -1) {
                    tmpStr = theStr.substring(x+1,theStr.length);
                    if (tmpStr.indexOf("*") != -1 ) {
                        alert("Only one * wildcard is allowed in this field.");
                        theStr = replace_Char("*","",theStr);
                        theStr = replace_Char("?","",theStr);
                    }
                }
            }
        }
        return theStr;
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_Text (theStr,makeUpper,minWildcardPosition,allowQuotes) {
    // strip spaces off ends of string
        theStr += "";
        if (theStr == "null" || theStr == "")
            return "";
        for(var i=0; i<theStr.length; i++) {
            if(theStr.charAt(0) != " ")
                break;
            theStr = theStr.substring(1,theStr.length);
        }
        for(i=theStr.length-1; i>=0; i--) {
            if(theStr.charAt(i) != " ")
                break;
            theStr = theStr.substring(0,i);
        }
    
        var perc = "";
        if (makeUpper) {
            theStr = theStr.toUpperCase();
            perc = "%_";
        }
        if (allowQuotes != 'true')
            theStr = scrub_String_Unwanted(theStr,perc);
    
        if (minWildcardPosition && minWildcardPosition > '')
            theStr = parse_Wildcards (theStr,minWildcardPosition);
    
        return theStr;
    }
    
    //------------------------------------------------------------------------------
    
    // Date & Time Entry and Formating
    // ANK - May, 1999
    
    //------------------------------------------------------------------------------
    
    function format_date(d) {
        if (!d.getTime())  return "Invalid Date";
        var y = d.getFullYear();
        var m = d.toString().substring(4,7);
        var a = d.getDate(); 
        return a + "-" + m.toUpperCase() + "-" + y;
    //  return m + " " + a + ", " + y;
    }
    
    //------------------------------------------------------------------------------
    
    function format_time(d) {
        if (!d.getTime())  return "Invalid Time";
        var h = d.getHours();    h = (h<10)?("0"+h):(""+h);
        var m = d.getMinutes();  m = (m<10)?("0"+m):(""+m);
        var s = d.getSeconds();  s = (s<10)?("0"+s):(""+s);
        return h + ":" + m + ":" + s;
    }
    
    //------------------------------------------------------------------------------
    
    /*
    function join_date(date, time, type, def_date) {
        if ((!date)&&(!time)) return "";
    
        if (!date) { 
            var d;
            if (def_date) d = new Date(def_date);
                else      d = new Date(); 
            date = format_date(d); 
        }
        if (!time) {
            switch (type) {
                case "start":   time = "00:00:00"; break;
                case "end":     time = "23:59:59"; break;
                case "current": time = format_time(new Date()); break;
                case "default": time = format_time(new Date(def_date)); break;
                default:        return "";
            }
        }
        return date + "  " + time;
    }
    */
    
    //------------------------------------------------------------------------------
    
    function scrub_Date(theStr, def_date) {
        var str = String(theStr);
        if ((!str)||(str == "")) { return ""; }
    
        var p;
        while((p=str.indexOf("-")) >= 0)
            str = str.substring(0,p) + " " + str.substring(p+1,str.length);
    
        var c;
        if (def_date) c = new Date(def_date);
            else      c = new Date();
        var d = new Date(str);
        if (!d.getTime()) { d = new Date(str + " " + c.getFullYear()); }
        if (!d.getTime()) { d = new Date((c.getMonth()+1) + "/" + str + " " + c.getFullYear()); }
        if (!d.getTime()) { return ""; }
        var x = c.getFullYear();
        var y = d.getFullYear();
        if (y < x-10) { d.setFullYear(x-10); }
        if (y > x+10) { d.setFullYear(x+10); }
        return format_date(d);
    }
    
    //------------------------------------------------------------------------------
    
    function date_format_help() {
        alert('Date: \n \n'
            + 'Please use one of the following formats:\n'
            + '"31-MAY-1999" or\n'
            + '"May 31 1999", "05/31/1999", "May 31", "31"');
    }
    
    //------------------------------------------------------------------------------
    
    function scrub_Time(theStr) {
        var str = String(theStr);
        if ((!str)||(str == "")) { return ""; }
        
        var p, pm="";
        str = str.toUpperCase();
        if ((p=str.indexOf("PM")) >= 0) { pm = "PM"; str = str.substring(0,p); }
        if ((p=str.indexOf("AM")) >= 0) { pm = "AM"; str = str.substring(0,p); }
    
        while((p=str.indexOf(" :")) >= 0)
            str = str.substring(0,p) + str.substring(p+1,str.length);
        while(str.charAt(str.length-1) == " ")
            str = str.substring(0,str.length-1);
    
        var d = new Date("Jan 1, 1970 " + str + " " + pm);
        if (!d.getTime()) { d = new Date("1/1/1970 " + str + ":00" + " " + pm); }
        if (d.getTime()) {
            if ((pm=="AM") && (d.getHours()==12)) d.setHours(0);
            if ((pm=="PM") && (d.getHours()==0)) d.setHours(12);
            return format_time(d);
        } else {
            alert("Invalid time: " + theStr +"\n \n"
                + "Please use one of the following formats:\n"
                + "14:15:00,  14:15,  14  or  2 PM");
            return "";
        }
    }
    
    //------------------------------------------------------------------------------
    //------ New style Functions ---------------------------------------------------
    //------------------------------------------------------------------------------
    
    function _not_ready(elem, msg) {
        elem.form._relem = elem;
        elem.form._ready = false;
        setTimeout("alert('" + msg + "');", 1);
    }
    
    //------------------------------------------------------------------------------
    
    function try_to_submit(fm) {
        for (var i=0; i<fm.length; i++) {
            if (fm.elements[i].blur) { 
                fm.elements[i].blur(); // triggers onChange() before submit() (for IE)
            } 
        }
        if (!fm._ready) {
            fm._relem.focus();
            return;
        }
        fm.submit();
    }
    
    //------------------------------------------------------------------------------
    
    function scrubDate(elem) {
        var x = scrub_Date(elem.value);
        if (x == '' && elem.value != '') {
            _not_ready(elem, 'Invalid date format: "' + elem.value +'"\\n \\n'
                + 'Please use one of the following formats:\\n'
                + '"31-MAY-1999" or\\n'
                + '"May 31 1999", "05/31/1999", "May 31", "31"');
        }
        elem.value = x;
    }
    
    //------------------------------------------------------------------------------
    
    function scrubText(elem) {
        elem.value = scrub_Text(elem.value,false);
    }
    
    //------------------------------------------------------------------------------
    
    function scrubUpperText(elem) {
        elem.value = scrub_Text(elem.value,true);
    }
    
    //------------------------------------------------------------------------------
        
    function scrubLongText(elem, numb) {
        numb = Number(numb);
        var res = scrub_Text(elem.value, false);
        if (res.length > numb) { 
            res = res.substring(0,numb); 
            _not_ready(elem, 'The text was longer than '+ numb +' characters. It has been truncated.'); 
        }
        elem.value = res;
    }
    
    //------------------------------------------------------------------------------

// MORTGAGE CALCULATOR END -----------------------