Refinancing results in lifetime savings, primarily due to factors other than monthly payment reduction (e.g., shorter term, significantly lower total interest despite higher payments).

`; } if (inputs.refiNewLoanAmountUser > 0 && inputs.refiNewLoanAmountUser !== currentLoan.remainingBalance) { let cashOutOrIn = inputs.refiNewLoanAmountUser - currentLoan.remainingBalance; analysisHTML += `

Note: New loan amount ($${inputs.effectiveNewLoanAmount.toFixed(2)}) differs from current remaining balance. This analysis primarily compares the cost of the old debt vs. an equivalent amount of new debt. ${cashOutOrIn > 0 ? `You are taking out an additional $${cashOutOrIn.toFixed(2)}.` : `You are bringing $${Math.abs(cashOutOrIn).toFixed(2)} to closing.` }

`; } container.innerHTML = analysisHTML; // Also update amortization previews on Tab 3 displayAmortizationTable(refiReportData.amortization.current, 'currentLoanAmortizationPreview', "Current Loan Amortization (Remaining)"); displayAmortizationTable(refiReportData.amortization.new, 'newLoanAmortizationPreview', "New Refinanced Loan Amortization"); } function calculateBudgetImpact() { const gmi = getRefiNum('budgetGrossMonthlyIncome'); const otherDebts = getRefiNum('budgetOtherMonthlyDebts'); const outputDiv = document.getElementById('budgetImpactOutput'); if (gmi <= 0 || !refiReportData.currentLoanCalcs.monthlyPI || !refiReportData.newLoanCalcs.monthlyPI) { outputDiv.innerHTML = "

Please enter Gross Monthly Income and ensure refinance analysis is complete to see budget impact.

"; return; } const currentHousingPITI = refiReportData.currentLoanCalcs.monthlyPI; // Simplified: Using P&I as main housing cost for this DTI. const newHousingPITI = refiReportData.newLoanCalcs.monthlyPI; // User should add taxes/insurance if comparing full PITI const currentFrontDTI = (currentHousingPITI / gmi) * 100; const currentBackDTI = ((currentHousingPITI + otherDebts) / gmi) * 100; const newFrontDTI = (newHousingPITI / gmi) * 100; const newBackDTI = ((newHousingPITI + otherDebts) / gmi) * 100; const cashFlowChange = refiReportData.comparison.monthlyPaymentDifference || 0; // P&I difference refiReportData.budgetImpact = { gmi, otherDebts, currentFrontDTI, currentBackDTI, newFrontDTI, newBackDTI, cashFlowChange }; outputDiv.innerHTML = `

Budget Impact Analysis:

Change in Monthly Cash Flow (P&I): $${Math.abs(cashFlowChange).toFixed(2)} ${cashFlowChange >= 0 ? 'Improved' : 'Reduced'}

Current Front-End DTI (Housing): ${currentFrontDTI.toFixed(1)}% | New Front-End DTI: ${newFrontDTI.toFixed(1)}%

Current Back-End DTI (Total): ${currentBackDTI.toFixed(1)}% | New Back-End DTI: ${newBackDTI.toFixed(1)}%

Note: DTI calculation here uses P&I for housing. For full PITI, add taxes & insurance to housing costs.`; } function displayAmortizationTable(schedule, containerId, title) { const container = document.getElementById(containerId); if (!schedule || schedule.length === 0) { container.innerHTML = `

${title}: No data to display.

`; return; } // Show first 5, ellipsis if more than 10, then last 5 let displaySchedule = schedule; if (schedule.length > 12) { displaySchedule = [ ...schedule.slice(0, 5), { month: '...', beginningBalance: '...', payment: '...', interest: '...', principal: '...', lumpSum: '...', endingBalance: '...' }, ...schedule.slice(-5) ]; } let tableHTML = ``; displaySchedule.forEach(row => { tableHTML += ``; }); tableHTML += `

Mth	Start Bal.	Payment	Interest	Principal	Lump Sum	End Bal.
${row.month}	${typeof row.beginningBalance === 'number' ? row.beginningBalance.toFixed(2) : row.beginningBalance}	${typeof row.payment === 'number' ? row.payment.toFixed(2) : row.payment}	${typeof row.interest === 'number' ? row.interest.toFixed(2) : row.interest}	${typeof row.principal === 'number' ? row.principal.toFixed(2) : row.principal}	${typeof row.lumpSum === 'number' ? row.lumpSum.toFixed(2) : row.lumpSum}	${typeof row.endingBalance === 'number' ? row.endingBalance.toFixed(2) : row.endingBalance}

Showing summarized schedule. Full schedule in PDF.`; container.innerHTML = `

${title}

${tableHTML}`; } function downloadRefiPdf() { if (!refiReportData.comparison || refiReportData.comparison.monthlyPaymentDifference === undefined) { alert("Please prepare and view the refinance analysis first."); return; } if (typeof window.jspdf === 'undefined' || typeof window.jspdf.jsPDF === 'undefined') { alert('PDF generation library (jsPDF) is not loaded.'); return; } const jsPDFConstructor = window.jspdf.jsPDF; const doc = new jsPDFConstructor(); if (typeof doc.autoTable !== 'function') { alert('jsPDF AutoTable plugin not loaded.'); return; } const { inputs, currentLoanCalcs, newLoanCalcs, comparison, budgetImpact, amortization } = refiReportData; const primaryColor = '#007bff', textColor = '#212529', tableHeaderColor = '#e9ecef'; let yPos = 22; const pageHeight = doc.internal.pageSize.height; const margin = 20; function checkYPdf(increment = 10) { if (yPos + increment > pageHeight - margin) { doc.addPage(); yPos = margin; } } doc.setFontSize(18); doc.setTextColor(primaryColor); doc.text("Home Loan Refinance Analysis", 14, yPos); yPos += 8; doc.setFontSize(10); doc.setTextColor(textColor); doc.text(`Report Date: ${new Date().toLocaleDateString()} | Analysis As Of: ${inputs.refiAsOfMonth}/${inputs.refiAsOfYear}`, 14, yPos); yPos += 10; // Current Loan Summary checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Current Loan Details", 14, yPos); yPos += 6; let currentLoanBody = [ ['Original Amount:', `$${inputs.currentOrigLoanAmount.toFixed(2)}`], ['Original Rate:', `${inputs.currentOrigInterestRate.toFixed(3)}%`], ['Original Term:', `${inputs.currentOrigLoanTerm} years`], ['Start Date:', `${inputs.currentLoanStartMonth}/${inputs.currentLoanStartYear}`], [{content:'Status as of ' + inputs.refiAsOfMonth+'/'+inputs.refiAsOfYear, styles:{fontStyle:'bold', halign:'left', cellWidth:'wrap'}}], [' Remaining Balance:', `$${currentLoanCalcs.remainingBalance.toFixed(2)}`], [' Monthly P&I:', `$${currentLoanCalcs.monthlyPI.toFixed(2)}`], [' Remaining Term:', `${Math.floor(currentLoanCalcs.remainingTermMonths/12)}y ${currentLoanCalcs.remainingTermMonths%12}m`] ]; doc.autoTable({startY: yPos, body: currentLoanBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 7; // Refinance Offer Summary checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Refinance Offer Details", 14, yPos); yPos += 6; let refiOfferBody = [ ['New Loan Amount:', `$${inputs.effectiveNewLoanAmount.toFixed(2)}`], ['New Rate:', `${inputs.refiNewInterestRate.toFixed(3)}%`], ['New Term:', `${inputs.refiNewLoanTerm} years`], ['Est. Closing Costs:', `$${inputs.refiClosingCosts.toFixed(2)}`], ['New Monthly P&I:', `$${newLoanCalcs.monthlyPI.toFixed(2)}`] ]; doc.autoTable({startY: yPos, body: refiOfferBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 10; // Comparative Analysis checkYPdf(40); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Refinance Comparison Summary", 14, yPos); yPos +=6; const comparisonBody = [ ['Monthly P&I Payment Difference:', `$${comparison.monthlyPaymentDifference.toFixed(2)} ${comparison.monthlyPaymentDifference >= 0 ? '(Savings)' : '(Increased Cost)'}`], ['Total Future Interest (Current Loan):', `$${comparison.totalRemainingInterestCurrent.toFixed(2)}`], ['Total Future Interest (New Loan):', `$${comparison.totalInterestNew.toFixed(2)}`], ['Interest Savings (New vs Current):', `$${(comparison.totalRemainingInterestCurrent - comparison.totalInterestNew).toFixed(2)}`], ['Net Lifetime Financial Impact:', `$${Math.abs(comparison.lifetimeSavings).toFixed(2)} ${comparison.lifetimeSavings >= 0 ? 'Total Savings' : 'Total Cost'}`], ['Break-Even Point for Closing Costs:', `${isFinite(comparison.breakEvenMonths) ? comparison.breakEvenMonths + ' months' : 'N/A (No monthly savings)'}`] ]; doc.autoTable({startY: yPos, body: comparisonBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 7; // Budget Impact if(budgetImpact && budgetImpact.gmi > 0){ checkYPdf(30); doc.setFontSize(12); doc.setTextColor(primaryColor); doc.text("Budget Impact Analysis", 14, yPos); yPos +=6; const budgetBody = [ ['Gross Monthly Income:', `$${budgetImpact.gmi.toFixed(2)}`], ['Other Monthly Debts:', `$${budgetImpact.otherDebts.toFixed(2)}`], ['Change in Monthly Cash Flow (P&I):', `$${Math.abs(budgetImpact.cashFlowChange).toFixed(2)} ${budgetImpact.cashFlowChange >=0 ? 'Improved' : 'Reduced'}`], ['Current Front-End DTI:', `${budgetImpact.currentFrontDTI.toFixed(1)}% -> New: ${budgetImpact.newFrontDTI.toFixed(1)}%`], ['Current Back-End DTI:', `${budgetImpact.currentBackDTI.toFixed(1)}% -> New: ${budgetImpact.newBackDTI.toFixed(1)}%`] ]; doc.autoTable({startY: yPos, body: budgetBody, theme:'plain', styles:{fontSize:9, cellPadding:1.2}, columnStyles:{0:{fontStyle:'bold'}}}); yPos = doc.lastAutoTable.finalY + 10; } // Amortization Schedules function addAmortToPdf(title, scheduleData) { if (!scheduleData || scheduleData.length === 0) return; checkYPdf(20); doc.setFontSize(11); doc.setTextColor(primaryColor); doc.text(title, 14, yPos); yPos += 6; const head = [['Month', 'Start Bal.', 'Payment', 'Interest', 'Principal', 'Lump Sum', 'End Bal.']]; const body = scheduleData.map(r => [ r.month, r.beginningBalance.toFixed(2), r.payment.toFixed(2), r.interest.toFixed(2), r.principal.toFixed(2), r.lumpSum.toFixed(2), r.endingBalance.toFixed(2) ]); doc.autoTable({ startY: yPos, head: head, body: body, theme: 'grid', headStyles: {fillColor: tableHeaderColor, textColor:textColor, fontStyle:'bold', fontSize:8}, styles:{fontSize:7, cellPadding:1, halign:'right'}, columnStyles:{0:{halign:'center'}}, pageBreak: 'auto' // Let autotable handle page breaks for long tables }); yPos = doc.lastAutoTable.finalY + 10; } addAmortToPdf("Amortization: Current Loan (Remaining Term)", amortization.current); addAmortToPdf("Amortization: New Refinanced Loan", amortization.new); doc.save("Home_Loan_Refinance_Analysis.pdf"); } updateRefiNavButtons(); // Initial call