Understanding gentrification: an empirical analysis of the determinants of urban housing renovation

The “back-to-the-city” phenomenon presented an unpredicted countercurrent in the prevalent tide of suburbanization, and this process of upper-income resettlement in the inner city has been thoroughly analyzed in the urban economic literature. Housing renovation, a process that always accompanies gentrification and constitutes a significant portion of residential housing investment, has been studied much less. Contrary to the expectation that “location matters,” the existing empirical studies have concluded that most neighborhood amenities and structural attributes are insignificant as determinants of renovation. Using a detailed parcel-level data set that documents all residential renovation activity in Chicago between 1995 and 2000, this paper establishes that the characteristics of a building and its neighborhood do indeed influence the likelihood that it will be renovated.     

Land use in a circular city: Some numerical results

In a previous paper (“Land Use in a Circular City”, Journal of Economic Theory, 1974), I considered efficient land use and travel patterns in a circular city consisting of a homogeneous economic activity and a network of radial and circumferential roads. My analysis assumed that under decentralized optimum conditions, the price of traveling circumferentially through a radian would increase with distance from the city center. Under this and a second pricing assumption, an optimum would involve either restricting inward trip penetration or providing travelers with an inner ring road. This paper provides numerical illustrations of the optimum when trip penetration is restricted. The results suggest that the underlying pricing assumptions are likely not valid.     

Microworlds and Simuworlds: Practice fields for the learning organization

Management is one of the few professions, the authors note, in which members have no formal “rehearsal space” for honing their skills. In response to this need, organizations such as The Center for Creative Leadership, MIT's Learning Center, and The Stern School of Business at New York University have created a brave new world of management simulations—“practice fields” for the learning organization. Some of these new games (“simuworlds”) use computer programs to replicate an entire industry and give participants an opportunity to play out one company's strategy in that setting. Other simulations (“microworlds”) engage participants in complex behavioral role playing, based on scenarios that typically develop within a company. Still other simulations combine both approaches. The authors take their point of departure from Peter Senge's definition of the “learning barriers” that develop in any organization: solving fragmented “problems” rather than dealing with systemic issues; overemphasis on competition at the expense of cooperation; and a failure to innovate until forced to do so. The new simulations, the authors argue, are particularly useful in helping managers learn how to overcome these barriers.     

Item response theory and the measurement of deprivation: evidence from Luxembourg data

Item response theory (IRT) has recently been proposed as a framework to measure deprivation. It allows a latent measure of deprivation to be derived from a set of dichotomous items indicating deprivation, and the determinants of deprivation to be analysed. We investigate further the use of IRT models in the field of deprivation measurement. First, the paper emphasises the importance of item selection and the Mokken Scale Procedure is applied to select the items to be included in the scale of deprivation. Second, we apply the one- and the two-parameter probit IRT models for dichotomous items to two different sets of items, in order to highlight different empirical results. Finally, we introduce a graphical tool, the Item Characteristic Curve (ICC), and analyse the determinants of deprivation in Luxembourg. The empirical illustration is based on the fourth wave of the “Liewen zu Lëtzebuerg” Luxembourg socioeconomic panel (PSELL-3).     

A theory of the temporary organization

The idea of the firm as an eternal entity possibly came in with the era of industrialism. In any case, the practical consequences of this idea contrast sharply with many ideas about projects and temporary organizations. Mainstream organization theory is based upon the assumption that organizations are or should be permanent; theories on temporary organizational settings (e.g., projects) are much less prevalent. In this article, we address the need for a theory of temporary organizations, thus seeking to supplement traditional project management wisdom. We also suggest some components of such a theory by elaborating on certain ideas about projects. “Action”, as opposed to “decision”, is one such component which is central to a theory of the temporary organization. In some respects we are thus dealing with antipoles, in other respects with concepts similar to those in established mainstream organizational theory. The role of “time” in the firm is different as compared to its role in the temporary organization. The differences have several important implications and we are able to suggest a coherent outline of a theory which we believe could be useful and which also covers several important aspects of temporary organizations.     

Knotting the action net, or organizing between organizations

This paper presents a study of a successful organizing process, namely the knotting together of different types of action by “translating” them into one another. The connections thus established were then stabilized to form a unit that can be designated as an “action net”. This instance of organizing occurred in the course of a project in the Swedish health care sector, with a view to establishing coordination between care units in three separate organizations. Different laws regulated their tasks, their operations were financed by different principals, and the everyday work of their members was undertaken at different point in time and in different places. Despite this, the participants in the studied project were able to establish a lasting net of connections that contributed, in the eyes of the environment, to an instance of “good care”. In this paper we examine in detail the creation of an action net, and offer a tentative theory of organizing in action nets.     

The block metric and the law of markets

The “Law of Markets” as originally stated by Fetter and amended by Hyson and Hyson is based on the assumption that the transportation of goods is along a line segment from firm to customer. In many situations the assumption that transportation is along a block-like network of roads is a better approximation of reality. In this paper we establish the “law of markets” appropriate to the block metric. We discover that with such a metric there exist significant discontinuities in a firm's demand functions and we argue that these discontinuities have important implications for the types of competitive strategies open to firms.     

Subprime lending and the housing bubble: Tail wags dog?

The cause of the “housing bubble” associated with the sharp rise and then drop in home prices over the period 1998–2008 has been the focus of significant policy and research attention. The dramatic increase in subprime lending during this period has been broadly blamed for these market dynamics. In this paper we empirically investigate the validity of this hypothesis vs. several other alternative explanations. A model of house price dynamics over the period 1998–2006 is specified and estimated using a cross-sectional time-series data base across 20 metropolitan areas over the period 1998–2006. Results suggest that prior to early 2004, economic fundamentals provide the primary explanation for house price dynamics. Subprime credit activity does not seem to have had much impact on subsequent house price returns at any time during the observation period, although there is strong evidence of a price-boosting effect by investor loans. However, we do find strong evidence that a credit regime shift took place in late 2003, as the GSE’s were displaced in the market by private issuers of new mortgage products. Market fundamentals became insignificant in affecting house price returns, and the price-momentum conditions characteristic of a “bubble” were created. Thus, rather than causing the run-up in house prices, the subprime market may well have been a joint product, along with house price increases, (i.e., the “tail”) of the changing institutional, political, and regulatory environment characteristic of the period after late 2003 (the “dog”).     

Redistricting reformulated: A maximum interaction/minimum separation objective

Alternative objective functions to the population centroid type commonly employed in computerized political districting algorithms are suggested and discussed. Districtings based on maximum overlap of individuals' “action spaces” or on minimum aggregate length of interpersonal separations better represent the spatio-political notion of “compactness” than do those based on centroid measures. The traditional analogy between the warehouse location problem and the optimal districting problem may thus be an inappropriate one. The proposed reformulated optimal districting problem with a spatial interaction or interpersonal separation objective may be formally stated as a quadratic integer program. The solution to the program is seen, however, to be only one of several possible “optimal” political partitionings. Regardless of the specific compactness measure chosen, separate “mean” and “modal” districtings may exist.     

Respectability,Roughness and ‘Race’: Neighbourhood Place Images and the Making of Working‐Class Social Distinctions in London

Housing has come to play an important role in demarcating the contours of social polarization in inner London, notably via the widening socio‐spatial divide between an impoverished working class located in council housing estates and affluent home‐owning gentrifiers. In mass media and policy discourses, the former are routinely represented as an unruly urban ‘underclass’, a representation that homogenizes council tenants and marginalizes their voices. This article aims to move beyond a narrow underclass perspective by providing an in‐depth analysis of neighbourhood place images and social identity based on interviews with white working‐class council tenants in the inner London Borough of Camden. Drawing on debates around social distinction and place, the article illustrates a complex set of neighbourhood images rooted in narratives of urban decline as well as notions of belonging and knowing people. The article examines these place images in relation to the longstanding status distinction between respectability and roughness, as well as ‘race’. In conclusion, the defensive and exclusionary elements of neighbourhood images are related to processes of social deprivation and insecurity that have affected working‐class council tenants in Camden.     

Shifts in autonomy, responsibility and control from centre to periphery in public administration: the case of the ministry of finance in Italy

In tackling administrative reform and in the hope of improving the effective allocation of resources, most European governments have shown a growing interest in adopting private sector management models in the public administration. The assumption underlying this paper is that the decisive variables in the different national contexts have to do with the relationships between the central and the peripheral administrative levels, and the way in which administrative actors at the two levels interpret their roles and participate in the reform process. The paper examines the case of the reform of the Italian Ministry of Finance. In seeking to improve its performance and the services it provides, the ministry reform is intended to introduce a management system in which the key concepts are the planning, programming and control of administrative action and results. According to reform rhetoric, shaping a new class of administrative managers at the local level is the crux of the question. However, research results hint that the “creation” of this new local executive staff is yet to be completed. The working hypothesis advanced is that this is due to local executives’ lack of confidence in the “system”, inasmuch as the reform process has so far been characterised by a tendency to give them responsibility without autonomy and autonomy without control. The greater their lack of trust, the lesser their willingness to risk the consequences of failure and the greater their tendency to stick to defensive positions and to return to previous “bureaucratic” conceptions and ways of operating.     

Towards an holistic understanding of disruptions in Operations Management

The paper reviews the literature on maintenance management, integrates key dimensions of maintenance within a taxonomy of maintenance configurations, and explores the impact of differing configurations on contextual factors and operational performance. “Prevention”, “hard maintenance integration” and “soft maintenance integration” were identified as key maintenance variables. Data were collected from 253 Swedish manufacturing companies, and three distinct clusters were identified. “Proactive Maintainers” emphasized preventive maintenance policies. “IT Maintainers” relied on computerized and company-wide integrated information systems for maintenance. “Maintenance Laggers” emphasized all maintenance dimensions to lesser extent than the others. The importance of maintenance prevention and integration differ between contexts. There were subtle performance differences across identified configurations, but preventive and integrated maintenance were more important for companies seeking competitive process control and flexibility. There existed no group with any great emphasis on all three maintenance dimensions, but attaining truly high performance may require a rare mix of the three dimensions. This mix of variables could constitute a hypothesized “World Class Maintenance” group.     

Property taxation and local public spending: the renter effect

The point of departure for this study is the pervasive finding that, other things equal, local jurisdictions tend to spend more on local services the larger the fraction of renters among their residents. This paper seeks to determine the approximate magnitude of this “renter effect” by posing the question “How much smaller would local public budgets be if all residents were home-owners?” Making use of two quite different approaches, the paper finds a typical renter effect on local public expenditure on the order of ten percent. This finding suggests that we might do well to reform the administration of the property tax so that changes in property tax liabilities on rental dwellings are directly and visibly transformed into changes of monthly rental payments.     

A note extending Grosskopf, Hayes, Taylor and Weber, “Anticipating the consequences of school reform: A new use of DEA”

The article cited in the current paper's title shows how to extend Data Envelopment Analysis (DEA) to evaluate future, as well as past and present, performance. This is accomplished by relaxing some of the constraints that reflect the presence of imposed regulations, and then re-computing the evaluations under these alternate conditions. We here extend this approach to account for “long-run” and “short-run” behaviors, and the related bodies of theory that play prominent roles in microeconomics.     

Management by decree. Paradoxes in the reform of the Italian public sector

A call for “better” governance of the public sphere informed by reliance on management and accounting expertise has recently arisen in connection with a variety of legislative initiatives enacted in Italy. This paper looks at the nature and role of this “reform”, and in particular the call for the introduction of managerial accounting. It is argued that far from facilitating a comprehensive introduction of managerial vocabulary and knowledge into the public domain, the Italian legislative mechanism tends to hamper the expression of management and accounting as technically autonomous and coherent systems, while at the same time allowing more established audiences to deliberate on their nature and role. Although the reform was devised in terms of introducing the economic and the measurable into the domains of bureaucracy and formal compliance, its legal articulation seems to be informed by the very logic and ethos it is called upon to change.     

Explaining the democracy deficit in the Arab world

This paper strongly corroborates the widely held claim about the democracy and freedom “deficit” in the Arab world and asks the natural question as to why has the Arab world experienced such a deficit. The estimation results of an extended “modernity” model of democracy (measured by the Polity IV global index) suggest that after controlling for a host of economic, social and historical variables a negative and highly significant Arab dummy effect remains. This suggests, therefore, that the modernization theory does not fully account for the democracy deficit of the Arab world. Controlling for the modernity and other determinants, oil is negatively associated with democracy while the net effect of regional conflicts in the Arab world was negative, suggesting that conflicts in the Arab world promote authoritarianism in contrast with other regions where regional wars have been associated with democratic transitions. Moreover, and very significantly the Arab dummy was no longer significant as a stand alone effect though it remains significant when interacted with regional wars.     

Information theoretic approach to migration analysis

Information theory is employed to look at certain aspects of migration. It is suggested that the dividedness of a population into “movers” and “stayers” is better assessed by migration entropy. The notion of “migration inequality” is introduced and the principle of minimum entropy suggested as a criterion for fitting migrations models. Canadian census data are utilized for illustration purposes.     

A fuzzy-QFD approach to supplier selection

This article suggests a new method that transfers the house of quality (HOQ) approach typical of quality function deployment (QFD) problems to the supplier selection process. To test its efficacy, the method is applied to a supplier selection process for a medium-to-large industry that manufactures complete clutch couplings.The study starts by identifying the features that the purchased product should have (internal variables “WHAT”) in order to satisfy the company's needs, then it seeks to establish the relevant supplier assessment criteria (external variables “HOW”) in order to come up with a final ranking based on the fuzzy suitability index (FSI). The whole procedure was implemented using fuzzy numbers; the application of a fuzzy algorithm allowed the company to define by means of linguistic variables the relative importance of the “WHAT”, the “HOW”–“WHAT” correlation scores, the resulting weights of the “HOW” and the impact of each potential supplier.Special attention is paid to the various subjective assessments in the HOQ process, and symmetrical triangular fuzzy numbers are suggested to capture the vagueness in people's verbal assessments.     

On Certain Indices for Ordinal Data with Unequally Weighted Classes

In this paper, some new indices for ordinal data are introduced. These indices have been developed so as to measure the degree of concentration on the “small” or the “large” values of a variable whose level of measurement is ordinal. Their advantage in relation to other approaches is that they ascribe unequal weights to each class of values. Although, they constitute a useful tool in various fields of applications, the focus here is on their use in sample surveys and specifically in situations where one is interested in taking into account the “distance” of the responses from the “neutral” category in a given question. The properties of these indices are examined and methods for constructing confidence intervals for their actual values are discussed. The performance of these methods is evaluated through an extensive simulation study.     

On the appropriate objective function for post-disaster humanitarian logistics models

The paper argues that welfare economic principles must be incorporated in post-disaster humanitarian logistic models to ensure delivery strategies that lead to the greatest good for the greatest number of people. The paper's analyses suggest the use of social costs—the summation of logistic and deprivation costs—as the preferred objective function for post-disaster humanitarian logistic models. The paper defines deprivation cost as the economic valuation of the human suffering associated with a lack of access to a good or service. The use of deprivation costs is evaluated with a review of the philosophy and the economic literature to identify proper foundations for their estimation; a comparison of different proxy approaches to consider human suffering (e.g., minimization of penalties or weight factors, penalties for late deliveries, equity constraints, unmet demands) and their implications; and an analysis of the impacts of errors in estimation. In its final sections, the paper conducts numerical experiments to illustrate the comparative impacts of using the proxy approaches suggested in the literature, and concludes with a discussion of key findings.