Rent control and homelessness

The purposes of this paper are to produce more precise estimates of the effect of rent control on homelessness using microdata on housed and homeless households and to provide evidence concerning the mechanisms through which rent control might affect homelessness. Our results suggest that rent control does increase homelessness by decreasing the rental vacancy rate and increasing the rental price of housing in the uncontrolled sector but that these effects of rent control are offset by other effects that decrease homelessness. We cannot reject the hypothesis that rent control has no net effect on homelessness.     

Rent control with reputation: theory and evidence

Rent-control policy is modeled as an implicit contract between voters of a community and suppliers of rental housing. It is shown that if residents can make an ex ante commitment to never adopt rent controls they will do so. When precommitment is not possible there are conditions under which a policy of never adopting rent controls is not self-enforcing. Under such circumstances a state-invariant ceiling price is shown to be a subgame-perfect equilibrium rent-control policy. The model is tested using data for New Jersey where local option regarding the choice of rent control policy was declared constitutional in the early 1970s. Probit analysis is used to determine whether predictions of the model are supported by an investigation of factors leading to imposition of rent controls by 64 of the 245 communities in the sample.     

Rent control and complete contract equilibria

This paper develops a theoretical model for analysing the effects of rent control. The model incorporates the roles of optimal long-term contractual arrangements and the responses of individual agents to rent control in determining the economic characteristics of the controlled market equilibrium, and can help to explain the wide variation in empirical results observed across jurisdictions. Necessary and sufficient conditions for a complete contract equilibrium, where the characteristics of the competitive and controlled solutions are identical, are established. It is shown that housing quality, new construction, and the distribution of wealth may not be affected by rent control.     

Welfare analysis of rent control with side payments: a natural experiment in Cairo, Egypt

Anecdotal evidence suggests that bribery is a common means of obtaining rent controlled apartments. Increased tenant maintenance is a less often noted, but potentially important, phenomenon in controlled markets. Previous empirical studies of the effects of rent control have neglected these side payments, presumably for lack of data. This paper presents evidence on their size and incidence for the controlled market of Cairo, Egypt, as well as estimates of effects such side payments have on welfare gains and losses from controls.     

Estimation of variance of housing prices using spatial conditional heteroskedasticity (SARCH) model with an application to Boston housing price data

In this paper we investigate housing price volatility within a spatial econometrics setting. We propose an extended spatial regression model of the real estate market that includes the effects of both conditional heteroskedasticity and spatial autocorrelation. Our suggested model has features similar to those of autoregressive conditional heteroskedasticity (ARCH) in the time-series context. We utilize the spatial ARCH (SARCH) model to analyze Boston housing price data used by Harrison and Rubinfeld (1978) and Gilley and Pace (1996). We show that measuring the variability of housing prices is an important issue and our SARCH model captures the conditional spatial variability of Boston housing prices. We argue that there is a different source of spatial variation, which is independent of traditional housing and neighborhood characteristics, and is captured by the SARCH model.     

New public management and organisational commitment in the public sector: testing a mediation model

This paper focuses on the attitudes of learning professionals towards New Public Management (NPM). In a survey of the UK further education sector (n = 433), NPM beliefs were found to be positively associated with both affective and normative organisational commitment. However, as expected, NPM beliefs were not found to be related to continuance organisational commitment. The results also show that although perceived organisational support mediates the relationship between NPM beliefs and affective organisational comment, it is only a partial mediator of the relationship between NPM beliefs and normative organisational commitment. The theoretical and practical implications of these findings, and potential directions for future research, are discussed.     

Instability spillovers in the banking sector: A spatial econometrics approach

In the study, we employ a dynamic spatial panel model to identify factors that are the sources of instability spillover in the banking sector. Using a sample of publicly listed banks, we document that the stability of a bank depends not only on its own characteristics and the macroeconomic conditions of its home country, but also on the stability of other banks in the same and other countries. We find weak evidence that the spillover effects are greater from domestic banks than from foreign ones. This study has significant implications for market regulators in terms of the role of country interdependence as a spillover mechanism during times of financial turbulence.     

住房政策的局限性:政策的初衷与实施效果的背离

在房价上涨过快的背景下,基于舆论的压力,政府常常会出台一些旨在稳定房价、解决住房短缺问题的政策,然而有些政策的实施效果却常常背离政策的初衷.回顾了美国40年代实施的房租管制,并分析了中国正在实施的提高税收和经济适用房政策,发现这些政策的实施效果大都适得其反,不仅没有达到预期的目标,反而使得住房问题恶化.     

Spatial equilibrium with local public goods: Urban land rent,optimal city size and the Tiebout hypothesis

This paper extends the standard model of urban land rent to consider the spatial equilibrium conditions in a local public goods market as hypothesized by Charles M. Tiebout. An analysis is made of the spatial dimensions of public goods, their degree of ‘localness’ and their impact on land values. It is shown that the optimal population size of the community (Tiebout's sixth assumption) is simultaneously derived with the optimal supply of local public goods and local taxes. It is also shown that land rent is a poor output indicator of Tiebout's equilibrium conditions and that the capitalization assumption is not the appropriate test for his hypothesis.     

Distributional aspects of public rental housing and rent control policies in Spain

This paper studies the importance of the economic advantages and some distributional consequences generated by public and subsidized rental housing as well as rent control policies in Spain. Individual benefits are defined as the difference between the rent the protected dwellings would have in the market, minus the rent actually paid for them. The market valuation is obtained with an hedonic function estimated for the uncontrolled private sector. Data for the Madrid Metropolitan Area in 1974 show that for both policies, benefits are of considerable importance, while its distribution among beneficiaries is very unsatisfactory according to horizontal and vertical equity criteria.     

对某市廉租房政策的另类思考

本文以某城市近期拟为低收入者大量新建廉租房的住房政策引出问题,从住宅经济学中的过滤理论和某些国家在类似住房政策实施方面的经验这两个角度出发,对此问题进行一些分析,并提出笔者的一些看法:该市此项住房政策可能导致其房地产市场的退化;造成资源的浪费;并带来许多社会问题.     

Water use efficiency and public goods conservation: A spatial stochastic frontier model applied to irrigation in Southern Italy

Water used for irrigation is essential for global food production. Increased water scarcity, due to climate change, is a constraint to agricultural development, especially in arid and semi-arid areas. This increases pressure on agriculture which often manages water inefficiently and competes with other sectors for water use. Enhancing farmers’ production efficiency may lead to substantial water savings and conservation. Public sector is called to play a role in water governance and to introduce appropriate multilevel regulatory and incentive measures for better water management. This work applies a spatial stochastic frontier model to the case of high water-demanding fruit and vegetable crops in the Apulia region of Southern Italy, where water is scarce due to semi-arid climate and erratic rainfall. Using cross-sectional data from the EU Farm Accountancy Data Network, this work incorporates firm specific heterogeneity into technical efficiency analysis and implements an autoregressive specification of the inefficiency component. Results support the hypothesis that spatial heterogeneity exists in on-farm efficiency of irrigated crop production and is adequately captured by the spatial stochastic frontier model approach. Technical efficiency of farms with similar structural and management characteristics greatly varies across crops and geographical areas, because of the different natural resource endowment and agro-climatic factors. Policies providing incentives to on-farm adoption of modern water-saving technologies and measures to promote small family farm activities could effectively contribute to water conservation goal, but they should be well-articulated to account for agriculture spatial diverseness.     

Conceptualizing dysfunctional consequences of performance measurement in the public sector

ABSTRACT

Performance measurement (PM) has become increasingly popular in the management of public sector organizations (PSOs). This is somewhat paradoxical considering that PM has been criticized for having dysfunctional consequences. Although there are reasons to believe that PM may have dysfunctional consequences, when they occur has not been clarified. The aim of this research is to conceptualize the dysfunctional consequences of PM in PSOs. Based on complementarity theory and contingency theory we conclude that dysfunctional consequences of PM are a matter of interactions between PM design and PM use, between control practices in the control system and between PM and context.     

On the long-run relationship between inflation and output in a spatial overlapping generations model

The paper builds a model that features spatial differentiation of markets, and then uses it to study, first, the relationship between inflation and the steady-state level of output, and second, the relationship between inflation and the steady-state distribution of output across the economy. A steady-state of the model entails a stationary distribution of money across the locations of the economy. With all else held fixed, a change in the rate of money-growth induces a change in the distribution of money, which leads to a change in labour supply and production throughout the economy. Thus the distribution of money provides a channel through which a change in monetary policy affects real economic activity.     

Competition in the public school sector: Evidence on strategic interaction among US school districts

This paper provides evidence on strategic interaction among local school districts. The analysis makes use of a significant change in the institutional environment for school districts in Michigan in 1996, when the state established a voluntary inter-district choice program. The school districts' participation decisions are modelled as discrete choice decisions using a spatial latent variable model. Strong effects are found saying that lagged adoptions of neighbors positively affect the current probability of participation. A simple test exploiting limitations of student mobility in inter-district transfers suggests that the driving force for interdependencies among adoption decisions was competition for students.     

2SLS and OLS in a spatial autoregressive model with equal spatial weights

The paper considers a Cliff–Ord type spatial model with a spatially lagged dependent variable and a row normalized weighting matrix with equal weights. We show that the 2SLS and OLS estimators are inconsistent unless panel data are available. The weighting matrix in question is one which would naturally be considered if all units are neighbors to each other, and there is no other reasonable or observable measure of distance between them.     

大城市保障性住房空间布局的社会问题与治理途径

本文研究了北京、上海、南京等五大城市保障性住房空间布局特征,指出大城市保障性住房普遍存在空间选址偏僻、大规模集中建设、配套设施不完善等现实问题.在分析以上问题形成原因的基础上,认为大城市保障性住房集中建设在偏远郊区可能导致社会隔离与排斥加剧、出现城市贫民区与贫困文化、贫困的代际延续与社会风险加剧等一系列社会问题.因此建...     

Capitalization,population movement,and the local public sector: a probabilistic analysis

Using data collected from household interviews in a 1965 San Francisco Bay Area Transportation Study, a probabilistic model is developed to explain the relationship between population movement and the capitalization of changes in the public sector in the price of housing. This model is constructed to compare 2 competing explanations for the flight of higher income households to the suburbs: 1) the accessibility model and 2) the flight from blight model. The accessibility model explains the decay of cities as a natural outgrowth of decreasing transportation costs, whereas the flight from blight model suggests that the wealthy leave the central city for the suburbs because of urban decay. An analysis of the San Francisco data demonstrates that high income households are more sensitive than the rest of the population to changes in the median income of the neighborhood and in expenditures and general government and education, but less sensitive to changes in property tax rate and expenditures on public safety, parks, and recreation. It is unlikely that undesirable changes in the public sector will result in a mass exodus of higher income households; capitalization in the price of housing appears sufficient to prevent this. The 2 models combined help explain the flight from the central cities, while the combined variables increase the logit estimation's prediction of bids for housing.