House price depreciation rates and level of maintenance

My objective in this paper is to estimate different depreciation rates of house prices depending on the level of maintenance of the property and the location of the property. I do this by supplementing transaction price data with owner information about level of maintenance. The result indicates that the level of maintenance has a substantial impact on the price level. Since maintenance offsets some of the physical deterioration of the property, the depreciation rate will be lowered by maintenance, ceteris paribus. To be able to estimate maintenance effects on depreciation rates, I isolated the interaction effect between the level of maintenance and the age of the property to allow for the fact that maintenance has an impact on the effective age of the property. In this study, I separate maintenance into indoor and outdoor maintenance levels (or absence of maintenance).My results show that the depreciation rates are significantly different for a maintained property and for a property that is not maintained. The price difference between a 40-year-old property (built in 1960) and maintained both indoors and outdoors and a property of the same age that is not maintained is about 13% (−10% compared to −23% in total age effect). The absence of outdoor maintenance has more impact on price depreciation rates.     

知识产权示范城市、知识产权保护与企业创新——基于中国工业企业的微观证据

知识产权示范城市作为深化知识产权领域改革的先行示范区,是知识产权保护和运用的聚集地。借助知识产权示范城市试点这一准自然实验,基于2007—2015年中国工业企业数据库和中国专利数据库的微观企业数据,使用渐进双重差分方法检验知识产权示范城市试点政策对企业创新的影响,并识别知识产权保护作用机制。结果表明：知识产权示范城市试点政策显著提升了企业创新水平。机制检验发现,知识产权示范城市试点政策通过增加知识产权制度供给,提高知识产权司法保护强度,最终促进企业创新水平的提升。异质性分析表明,知识产权示范城市试点政策对国有企业创新的提升效应显著高于非国有企业,对高科技行业企业创新的提升效应显著高于传统行业企业,对西部地区企业创新的提升效应显著高于东部和中部地区。     

上市公司财权配置的动态性研究

现代企业理论认为,企业所有权安排是一个动态调整的过程,同时也是财权配置的基本逻辑,它决定了财权配置具有动态演变性。本文分析了资本结构、公司各权利主体之间的博弈、公司规模及组织方式、技术及环境等因素是如何影响财权的动态配置。通过企业财权配置的状态依存性与相机治理机制来实现财权的配置与再配置,在此基础上,构建动态性财权配置的一般框架,旨在为上市公司财权的动态配置提供参考。     

The Impact of Manufactured Housing on Adjacent Residential Property Values: A GIS Approach Based on Three North Carolina Counties

This empirical study examines the impact of manufactured housing (MH) on the values of adjacent site-built residential properties using Geographical Information Systems (GIS) and large data samples for three counties in North Carolina, USA, for the period of 1994-2000. Both property appreciation rates (AR) and property values (PV) are examined with respect to proximity to MH. While ARs are based on a simple measure of value appreciation, PVs are estimated in a linear regression based hedonic price model, which is designed to captures the contributions of structure and location attributes to property values. Results indicate that the appreciation rates slightly decreased with distance from a MH unit in Buncombe and Wake, but the reverse is true in Pitt. The statistical analyses reveal that proximity to a manufactured home influences the value of nearby site-built residential property. Estimated property values show that the further away from a manufactured home, the higher the site-built property value, other things being equal.     

Property taxation and the demand for housing: An econometric analysis

There is disagreement among economists regarding the effect of a local increase in property taxation on the housing market. In defining the price of housing services studies of the demand for housing have treated the property tax exclusively as an excise tax on housing consumption. Two recent theoretical developments suggest this is a misrepresentation of the tax. One theory holds that the excise effects of property taxation may be shifted backward to the factors employed in the production of housing. The other theory concludes that the property tax is not an excise, but rather serves as an efficient price for local public services. To investigate these hypotheses, data from the Annual Housing Survey were employed to estimate a housing demand model which included the net effective property tax rate among the set of independent variables. In addition to revealing the property tax-housing demand relationship, the model provides more reliable estimates of income and price elasticities by eliminating specification errors found in previous studies. Results indicate that the property tax reduces the housing consumption of central city homeowners, but does not distort the suburban housing market.     

Institutionalization of ‘The Property Mind’

This essay discusses the idea of ‘the culture of property’ and whether it combines the economic and cultural explanations of gentrification. To explore the idea of a culture of property in the case of Singapore, it examines both what motivates Singaporeans to invest in real estate (e.g. nostalgic feelings, duty, guilt, moral economy, face, filial piety towards ancestors and a way to remember their origins as reasons for investing in properties in China), and the institutions in the property state of Singapore (e.g. the possibility of owning and selling public housing, collective sales legislation that encourages collective profitmaking and the pension system) that increase Singaporeans' appetite for property and make them watchers of the property market. Lastly, the essay discusses the consciousness of evictions and of class differences and notes the random and unfair nature of the property market. It ends with a call for further research on real estate and property development, and their role in increasing urban inequality.     

Modeling Speculative Activity in the Hong Kong Residential Property Market

Using the Granger definition in a bivariate context, this paper investigates the relation between speculation and real estate prices in Hong Kong. Based on monthly data, the paper shows that in the mass residential property market, speculation and property prices are each integrated of order one, and hence cointegrated. A vector error correction model is then estimated for speculation. The error correction term is found to be statistically significant, implying Granger causality running from property prices to speculation in the mass residential property market. The empirical findings provide evidence that fluctuations in residential property prices cause fluctuations in housing speculation. A long-term solution to curb speculative activities and stabilize property prices is to increase the supply of housing land, and in turn the supply of private residential property. Steady property supply of will reduce acceleration of property prices and thus restrict speculation.     

Property tax and urban sprawl: Theory and implications for US cities

We develop a model that adopts a log-linear utility function with a variable elasticity of substitution greater than one and show that increasing the property tax reduces city size unambiguously. We then test this result using a dataset of effective property tax rates we developed using GIS methods for 448 urbanized areas. The empirical analysis estimates a regression equation relating an urbanized area's size to the property tax rate measure and other control variables such as population, income, agricultural rent, and transportation expenditure. We find that higher property taxes indeed result in smaller cities.     

The politics of intellectual property rights regimes: An empirical study of new technology use in entrepreneurship

This study examines interactions between political processes and intellectual property rights regimes that can influence the propensity of early-stage entrepreneurs to employ the latest available technologies in their ventures. We argue that the effects of intellectual property regimes are moderated by the nature of a country?s political system, including the influence of Pirate parties, which advocate for minimal intellectual property enforcement. We combine large-panel cross-country survey data on entrepreneurs and country-level measures of polity (democracy versus autocracy) and intellectual property rights with a new measure (created by the authors) estimating the influence of Pirate parties. Results indicate that entrepreneurs in more democratic (high polity) countries enjoy higher levels of technology usage as intellectual property rights strengthen. By contrast, entrepreneurs in more autocratic (low polity) countries are less likely to use the latest technology as intellectual property rights strengthen. The influence of Pirate parties makes strengthening intellectual property rights more positive for technology use in entrepreneurship. These results contribute to the literature examining institutional and political determinants of high-value forms of entrepreneurship—which may hinge on the extent to which entrepreneurs? interests are considered by technology and intellectual property policy-makers.     

Seasonal Homes and the Local Property Tax: Evidence from New York State

This study examines the growth of seasonal (i.e., second or vacation) homes and their impact on local property tax rates using evidence from towns and villages in New York State between 1990 and 2000. We find that a greater concentration of seasonal homes in a municipality is associated with a lower effective property tax rate in towns, and a higher rate in small and rural villages. An alternative measure of tax burden, property taxes as a percentage of median household income, is not related to the presence of seasonal homes in towns but is positively related in small and rural villages. Our findings for towns contradict the findings of an earlier study by Fritz (1982 ) that found that an increase in town property allocated to vacation homes was significantly associated with an increasing property tax rate, although our findings for villages supports his findings.     

我国知识产权信息网络平台建设研究

做好知识产权保护工作是推动我国科技进步发展的重要举措,知识产权信息网络平台是推进知识产权发展的重要载体。论文以我国知识产权信息网络平台建设面临的挑战为例,剖析基于云计算技术的知识产权平台建设方案,通过试验得出基于云计算的知识产权网络平台符合实际运行要求,为知识产权平台建设提供实践经验,具有较高的市场价值与社会效益。     

小议前期物业管理存在的普遍问题及解决对策

前期物业管理是整个物业管理活动中的关键环节,具有一定的特殊性,是搞好整个物业管理活动的主要基础。从前期物业管理的主要内容、重要意义,以及前期物业管理中存在的主要问题,阐明加强前期物业管理是规范物业管理的重要前提。     

农民违规建设小产权房的成本效益分析--以湖北省宣恩县为例

政府明令禁止小产权房建设,但各地的小产权房市场仍不断扩展。以湖北省宣恩县为例,从农民修建小产权房的成本和效益角度分析,探讨小产权房存在的原因,进而为制定小产权房的相关政策和规范小产权房的管理提供依据。研究结果表明：宣恩县被查处后的小产权房利润率在44.28%-66.82%之间,没被查处的小产权房利润率高达99.12%和109.34%。小产权房能为家庭平均节约购房开支28.95万元,并能促进当地的经济发展,然而小产权房作为一种短期经济行为,缺乏城市规划的指导,反复拆建房屋已造成大量的资源浪费,对当地的生态环境造成一定程度的破坏。政府若要有效解决小产权房问题,需要提高违法成本,对于已经建成的小产权房需区别对待。     

Political Economy of Property Tax Reform: Hawaii's Experiment with Split‐Rate Property Taxation

Economic theory suggests that switching from a general property tax to a split‐rate tax increases land use efficiency and stimulates urban core development while preserving the environment and reducing urban sprawl. Under split‐rate property taxation, land is typically taxed at a significantly higher rate than improvements. Beginning in 1965 Hawaii experimented with a statewide split‐rate property tax system to encourage economic growth and effect land reform. The experiment was ended in 1977. Following the transfer of property taxing powers to the counties in 1978, some counties brought back the split‐rate property tax at times. Since 2006, Kauai County has adopted the unusual practice of taxing improvements at a higher rate than land for most property classes. This article chronicles and explains the rationale behind Hawaii's state and county experiments with split‐rate property taxation.     

Property rights out of anarchy? The Demsetz hypothesis in a game of conflict

The Demsetz hypothesis states that secure claims to property arise when the value of creating those rights is sufficiently high. This paper examines the conditions under which this holds in an anarchy equilibrium in which players may allocate labor to production, to conflict, or to the public good of secure claims to property protection. In a simultaneous choice Nash equilibrium, no secure claims to property are created. However, if players play a sequential choice game in which secure claims to property protection occurs in the first stage, then the strategic benefit of reducing others’ subsequent conflict allocation causes secure claims to property to arise. Secure claims to property in a social contract are imperfect, but for sufficiently high productivity of resources, the social contract welfare dominates autocracy.     

浅析忽略物业管理早期介入原因

物业管理早期介入的观点是为了保证物业能正常使用和发挥功能而提出的。通过理解其涵义以及在项目各阶段的工作及角色,分析得到忽略物业管理早期介入原因如下:物业管理早期介入概念远未能普及、回避物业管理的早期介入、物业公司本身缺陷、物业管理经营与房地产开发经营是相互独立且互补的、历史和现实原因形成的陈旧观念。     

Foreign Participation in Housing Development in Mainland China: Legal Concerns on Property Ownership

Since the economic reform in the 198Os, real property development, especially in the housing sector, has become one of the major economic activities in mainland China. Housing development was commercialized initially for the overseas market, particularly for the Chinese emigrants, as foreign capital was much needed. Under the new socialist market economy, a clear legal definition is still to be established for ownership of real property, which is a crucial issue for any real property development. This paper critically reviews the evolving concept of property ownership and evaluates the major pieces of legislation that govern participation of foreign investors in "commodity units" housing development. A critical evaluation highlights the legal concerns that hinder foreign involvement in "commodity unit" housing development.     

促进自主知识产权发展的国际经验

文章认为,鉴于知识产权在经济发展中的重要作用,很多国家都采取措施发展自主知识产权,主要有：制定实施国家知识产权战略、促进知识产权创造、加强知识产权管理、强化知识产权保护、推进知识产权应用,以及实施知识产权人才战略等。总结这些经验,对我国有重大的启示意义。     

论国有林区林权制度改革

林权制度改革是林业改革的核心和关键是国有林的一次深层次、根本性改革,随着改革的不断深入,有许多新问题会阻碍林权改革的进程。本文有针对性地分析了林改中存在的问题,论述了深化林权制度改革所带来的成果,以促进国有林权制度改革健康、稳妥、有序推进。     

飞机舱门密封设计研究

舱门密封设计是飞机密封舱设计的重要组成部分,密封舱性能的好坏关系着飞机的飞行安全,因而舱门密封设计需要得到足够重视。舱门密封性能的影响因素很多,本文对影响结构密封性能的主要因素进行分析讨论,给出结构密封性能验证思路。