INNOVATION IN A REGULATED SERVICE: The case of English housing associations

This article explores the previously unexamined relationship between innovation and regulation in public service organizations. Innovation and regulation are conceptualized as different types of change - innovation is discontinuous change and regulation change to modify the behaviour of regulatees in relation to standards. Evidence is presented from a highly regulated public services sector - English housing associations, which are regulated by the Housing Corporation. In order to explain the behaviour of the case study housing associations and the regulator to innovation a two-stage innovation classification technique is developed and tested. Stage one draws upon social policy typologies, and stage two on attributes shown to influence innovation in other research. Housing associations' innovations are presented, categorized and classified. The findings indicate that innovation occurs at the borders of regulatory jurisdiction and that it is the tensions over these boundaries that are key drivers of innovation.     

Land administration for housing production: An approach for assessment

The integration of land administration processes and the collaboration of land agencies are considered essential for the effective delivery of developable land for housing production. The research upon which this paper is based investigates the interrelationship across land administration functions and between different levels of government in the management and delivery of land for housing production. It focuses on land management policies, land administration processes, and spatial data infrastructure, as they are related to housing production. The study starts from the premise that inadequate integration across land administration functions and between different levels of government impedes land delivery for housing production. Against this background, an assessment framework is proposed as a tool to assess the levels of integration. The parameters for the development of the framework are based on the extensive literature of past and present initiatives which focused on enhancing inter-agency collaboration. It is also supported by interviews with land agencies in the case study areas – Australia and Nigeria – to aggregate the common themes as observed in the literature. The assessment framework was evaluated through selected government departments and agencies. With this approach, the assessment framework develops into the land administration integration assessment matrix. The key consideration of the matrix is to assess the depth of inter-agency relationship ranging from information sharing to consultation, coordination of activities, joint management, partnership arrangement and formal merger of organisations.     

论我国商品房预售预告登记制度的立法完善

本文从我国商品房预售预告登记制度的历史背景出发,通过与商品房预售合同登记制度的对比来阐述制度价值,但是我国的预告登记制度仍然较为粗略,操作性不强。按照我国物权法对商品房预售预告登记制度的规定,通过事前登记制度的立法完善,保障买受人的利益。     

震后重建为契机的城市政策转型:墨西哥城案例的启示

1985墨西哥城发生8.1级地震,是世界上为数不多的发生在国家首都的中心地区、并使人口和公共设施都受到严重损害的地震。地震发生时墨西哥正处于快速城市化和经济衰退时期、正要推出一系列改革的起步阶段,面对如此巨大的损失,震后重建的政策调整显得尤为关键。以首都重建为契机,墨西哥政府开始关注城市宏观发展策略、可负担性住房和法规健全等问题,并且通过一系列震后改革策略来推进城市管治思路的转型。事实上,这些震后推出的新政策对城市发展产生了深远的影响:城市中心职能外迁促进了城市功能的有机疏散;以低收入住房为主的住房政策推动了城市的郊区化,同时也使城市中心区住房产权发生了本质性转变;从立法角度对城市进行灾害危险性分区,并对建筑单体构造性能进行严格规定。同样发生在发展中国家高速城市化时期的灾害,墨西哥震后重建的经验和教训将对中国城市防灾抗灾提供重要的借鉴意义。     

城市老年住宅房地产开发的现状及存在问题

从人口普查和抽样调查的数据可以判断,目前我国已经真正成为人口老龄化国家,这是勿庸质疑的论断。前几年兴起的开发老年房地产项目的热潮,引起房产界一度的喧嚣。然而由于房地产市场需求旺盛,土地资源稀缺,土地价格高,以及老年人的经济实力、居住习惯等方面的原因,使得纯粹的老年住宅项目开发,在当前房地产市场,不会成为一个热点而存在,因此难以满足老年群体的住宅需求。     

Three-rate property taxation and housing construction

This paper examines the effect of property taxation on housing construction. In 2001, Finnish municipalities were allowed to levy an extra property tax on undeveloped land zoned for housing. Municipalities that adopted the new tax instrument have a three-rate tax property tax system with different tax rates on land before development, land after development and buildings. The remaining municipalities have a two-rate system with a uniform land tax and a building tax. A theoretical model of decisions by landowners suggests that the pre-development land tax ought to lead to faster development, but also the density of development may be affected. In the two-rate system land tax is neutral. The empirical results suggest that landowners respond to the tax incentives. Municipalities that adopted the three-rate property tax system saw an increase in single-family housing starts of roughly 12 percent.     

Land and residential property markets in a booming economy: New evidence from Beijing

Beijing's housing market has boomed over the last fifteen years. The city's population grew by 40.6% and per capita income (in constant RMB) by 273.9% from 1991 to 2005. Using two geocoded data sets, we present new evidence on the real estate price gradient, land price gradient, population densities, and building densities in Beijing's recent free housing market. The classic urban monocentric model's predictions are largely upheld in Beijing. We also document the importance of local public goods, such as access to public transit infrastructure, core high schools, clean air, and major universities, most of which have exogenous locations, as important determinants of real estate prices.     

居京韩国人住房租买选择内在影响因素分析

北京要建设世界城市,研究外国人在北京的住房租买选择,对城市空间布局和房地产发展具有重要实践意义。本文以居京韩国人为研究对象,通过调查访谈所掌握的第一手数据资料,运用卡方(χ2)检验方法对韩国人在京租买房的内在影响因素进行了分析。研究发现,居京韩国人租买房决策主要与各职业群体对中国当地社会的依存度、家庭收入水平、未来居留时间等因子正相关,与他们在韩国是否有住房没有明显的相关性。另外,驻京大型公司的职员因有其公司给予的住房补贴,一般租房居住,对购房持消极态度。     

居京韩国人住房租买选择内在影响因素分析

北京要建设世界城市，研究外国人在北京的住房租买选择，对城市空间布局和房地产发展具有重要实践意义。本文以居京韩国人为研究对象，通过调查访谈所掌握的第一手数据资料，运用卡方（χ^2）检验方法对韩国人在京租买房的内在影响因素进行了分析。研究发现，居京韩国人租买房决策主要与各职业群体对中国当地社会的依存度、家庭收入水平、未来居留时间等因子正相关，与他们在韩国是否有住房没有明显的相关性。另外，驻京大型公司的职员因有其公司给予的住房补贴，一般租房居住，对购房持消极态度。