Price adjustment process for rental office space

This paper analyzes the price adjustment process for rental office space in 17 cities across the United States over the time period 1960 to 1975. The results confirm much of what economic theory suggests. Landlords react to fluctuations in demand by building up or drawing down inventories of unlet or vacant office space. Other things equal, higher levels of vacant office space mean that landlords lower their rents and reduce the difference between desired and actual vacancies. Empirical evidence is also presented on the normal vacancy rate across different cities.     

Length of residence discounts,turnover, and demand elasticity. Should long-term tenants pay less than new tenants?

Previous academic work on rental contracts has predicted that landlords will attempt to minimize turnover costs by giving discounts to long-term tenants. If long-term tenants have less elastic demand than short-term tenants, however, landlords might prefer to give discounts to short-term tenants. A model is developed in this paper in which landlords take account of both turnover costs and demand elasticity. Evidence from a survey of apartment managers is consistent with the model and shows that length-of-residence discounts are less common than discounts on the first month’s rent for new tenants.     

The Japanese Tenant Protection Law and Asymmetric Information on Tenure Length

The Japanese Tenant Protection Law (JTPL) protects tenure security to such an extent that landlords cannot terminate a contract at the end of a tenancy period without just cause. Hence, information on intended tenure length is important for landlords in managing rental housing. A model is developed in which landlords cannot foresee the intended tenure length of prospective tenants. If landlords are sufficiently risk-averse under asymmetric information on tenure length, the JTPL reduces the equilibrium quantity of rental housing, resulting in inefficiency of the Japanese rental-housing market.     

The reform of housing benefit

Housing benefit in the UK is currently out of control, due to its open-endedness and the ability of landlords to control rent levels. This paper proposes the abolition of housing benefit and its replacement with a notional housing element incorporated into income support. This will break the control of landlords as well as reconnecting the link between income and rent levels which is lost under the current system.     

Are There Tax Arbitrage Opportunities in Private Rental Housing Markets?

Tax arbitrage opportunities in rental housing markets arise when high bracket taxpayers exploit the tax shelter and conversion features of the tax treatment of rental housing and as a consequence offer low bracket taxpayers rental housing at a cost lower than if they purchased the same quantity of housing for owner occupation. A microdata set has been employed to estimate the size of these tax arbitrage opportunities with respect to 1907 properties owned by Australian landlords. The measure of tax arbitrage opportunities is the breakeven tax rate at which the maximum rental rate a potential occupant is prepared to pay before turning to purchased housing is equal to the landlord's reservation rental rate. Potential occupants with marginal tax rates below the breakeven tax rate find that renting has a relative cost advantage over home purchase. When agency costs (the costs incurred in managing landlord-tenant relationships) are included in the tax arbitrage model, our estimates of the breakeven tax rate indicate that home purchase has a relative cost advantage over renting for most potential occupants. Renting is only financially attractive to low tax bracket individuals. This finding is consistent with Australian tenure patterns. However, there are more puzzling results. A majority of landlords belong to tax brackets below the top bracket, landlords in the lowest tax brackets typically make below normal profits, and reservation rental rates at the bottom of the rental housing market are relatively high. Down payment requirements, lock-in effects, and rent clientele groups are put forward as possible explanations for these findings.     

Employers' hiring practices,employment protection,and costly search: A vacancy-level analysis

An employer with a vacancy may respond to high search costs by lowering hiring requirements. While such an adjustment increases the employer's chances of filling the vacancy, it also more likely results in a match that terminates when the match is hit by match-specific productivity shocks. Drawing on a novel Slovenian vacancy dataset, we find that employers who are searching to fill temporary positions are more likely to hire underqualified workers when search costs are high. We find that search costs are taken into consideration when employers are searching to fill permanent positions in some specifications but not all. These findings suggest that for employers who are searching to fill a permanent position, the benefits of lowering hiring requirements when search costs are high are likely outweighed by: a) high firing costs if an under-qualified worker is hired on a permanent contract or b) the costs of undertaking a new search later if an under-qualified worker is hired on a temporary contract. These are novel findings about the employers' hiring practices in the presence of employment protection laws and costly search.     

表演(体育表演方向)专业社会需求定位研究

对表演(体育表演方向)专业社会需求定位会使教育的行为更有目的性,更有实效性。文章利用市场营销学、管理学的相关知识结合办学规律对我国的表演(体育表演方向)专业的社会需求进行调查研究,并对就业市场进行分析,细分目标市场,进行专业社会需求定位,提出了表演(体育表演方向)专业的填空补缺式,针锋相对式,另辟蹊径式三种社会需求定位方式。     

Deficiency Judgments and Borrower Maintenance: Theory and Evidence

It is well known that when property rights to an asset are divided, individual right holders may not have adequate incentives to invest in proper maintenance. In this paper, weexamine how mortgage laws affect the nature of the lender's claim to the house, and howthat claim in turn affects the incentives of borrowers to invest in home maintenance. Thespecific law that we examine concerns the right of lenders to pursue a borrower's nonhous-ingwealth in the event of default if the value of the house is less than the mortgage balance. Most states allow lenders to collect such “deficiency judgments,” while others either prohibit, or make it difficult to obtain them. The theoretical model developed inthis paper predicts that borrowers will maintain at a higher rate when lenders are allowedto seek deficiency judgments. Intuitively, when borrowers' nonhousing wealth is at risk,they have an incentive to invest more in maintenance in order to reduce the likelihood that the value of the property will fall below the mortgage balance. We attempt to measure this effect using data on household maintenance obtained from the American Housing Survey along with information on differences in mortgage laws across states. We estimate a three-equation simultaneous system relating maintenance expenditures, house value, and mortgage rates. The results provide confirmation that variation in mortgage laws affect homeowner maintenance in the manner predicted by the theory.     

美国商业房地产复苏的实证分析及趋势判断

美国商业房地产特别是多家庭住房是支撑本轮经济复苏的重要力量。商业房地产中公寓楼空置率最低且下降最快,但需求扩张力度在减缓。商业抵押恢复较为缓陵,收缩幅度呈缩小趋势,可能成为继多家庭抵押之后房地产复苏支撑力量。商业房地产复苏有相当强的联邦政府支持背景,机构和GSE支持抵押池、国民存款机构和私人养老基金的抵押对商业房地产复苏的支撑力度在逐渐加大。商业和多家庭抵押的信用风险状况改善较快。未来商业房地产价格呈上升趋势,但公寓楼价格升势可能减缓。商业房地产销售缓慢增长;多家庭住房销售呈扩张趋势,但势头逐渐减缓。多家庭租房空置率降势在下半年可能转为缓升势头;住房开工扩张势头开始减缓,明年可能平稳或发生变化。商业抵押呈波动式缓良扩张态势;多家庭抵押持续扩张势头减缓,明年下半年可能逆转。商业房地产抵押贷款支持证券（CMBS）发行扩张,但余额扩张缓陵。商业抵押、商业银行商业抵押以及CMBS的拖欠率继续下降各级CMBS的风险利差可能平稳波动或缓慢趋高。商业房地产市场的活跃程度可能略有加强,明年商业房地产整体情况将略好于今年。     

What Is ‘Just and Reasonable’ in Rent Control?Why Historic Cost Is More Rational Than Current Value

A bstract . Rent control legislation must allow landlords to earn a "just and reasonable return" on their property. If the law prevents a landlord from attaining such a result he is entitled to seek relief by administrative or judicial process. The customary measure of 'just and reasonable return' is the current interest rate applied to current, fair market value. During a period of inflation such a calculation results in too high a measure. Because both interest rates and the value of tangible property rise together, rentals must increase at twice the inflation rate to meet the standard. Recent legal opinions evidence no appreciation or awareness of this. Furthermore, in a rent-controlled situation it is impossible to establish a valid current market value for a property. Both difficulties are overcome if a 'just and reasonable return' is based on historic cost rather than current market value. Arguments in favor of historic cost are made employing capital market analysis and classical rent theory.     

Do Landlords Discriminate? The Incidence and Causes of Racial Discrimination in Rental Housing Markets

Discrimination in housing markets occurs when equally qualified people are treated differently because of their membership in a particular group. This study focuses on racial and ethnic discrimination in qualitative actions by landlords, such as making an advertised housing unit available for inspection by a customer. The data come from the Housing Discrimination study, which conducted over 1500 rental housing audits in 25 metropolitan areas in 1989. Each audit consists of a visits to a landlord by a white person and either a black or Hispanic person with similar socio-economic characteristics. Using Chamberlain's fixed-effect logic estimation, we develop a nationally representative measure of the incidence of discrimination in landlord behavior and conduct hypothesis tests on the incidence and causes of discrimination. The results indicate widespread discrimination across several types of landlord behavior and support the hypotheses that landlords discriminate both out of personal prejudice and in response to the prejudice of present and future white clients.     

北京市东部地区高档公寓租金与空置率相关性研究

本文以北京朝阳区高档公寓租赁市场为研究对象，构建经济模型，分析租金与空置率的内在关系，从而探寻租赁市场的运行规律，为促进租赁市场的良性发展提供参考建议。．研究以北京东部地区2000年第四季度至2010年第三季度的高档公寓实际租金与空置率为数据基础，通过构建两步骤的租金调整方程（two-equation model of rental adjustments）定量分析租金、空置率、自然空置率之间的动态变化。结果表明，北京市朝阳区高档公寓的空置率与其租金之间未表现出显著的正相关，但二者均受到通货膨胀的影响。     

对我国商品房整体空置率的分析与判断

在商品房空置率的计算方法上,国内与国外相比存在着较大的差异,我国的商品房空置率的数据与国外的经验数据不具有可比性.我国商品房空置率计算方法存在着许多缺陷,应借鉴国外商品房空置率计算方法,对我国房地产业的发展现状与商品房整体空置率问题进行正确的判断.     

Efficiency of markets for heterogeneous,indivisible housing

A rental housing market with a finite number of traders is presented. Tenants trade money to landlords for the use of an indivisible, heterogeneous house. Equilibrium is defined as the outcome of a competitive bidding arrangement among agents, the bid rent approach. Using this bidding arrangement, the two fundamental welfare theorems are shown to apply to this market. The second welfare theorem is verified via an algorithm which constructs equilibrium prices for Pareto-efficient allocations.     

The impacts of lending, race, and ownership on rental housing rehabilitation

This paper presents an empirical analysis of landlords' rehabilitation investment decisions in a large sample of buildings in one city—focusing on impacts of lending patterns, race, and ownership. The study finds that availability of loans from major institutional lenders—banks and savings and loans—in a neighborhood has a substantial independent impact on repair decisions, after controlling for a multitude of other neighborhood and building variables. For all landlords taken together, loan availability problems rather than owners' discriminatory attitudes seem to discourage some otherwise profitable repairs in black neighborhoods. But significant differences appear between owner-occupant landlords and others. After detailing these findings, the paper summarizes several policy directions they suggest.     

Sufficiency of an outside bank and a default penalty to support the value of fiat money: Experimental evidence

We present a model in which an outside bank and a default penalty support the value of fiat money, and experimental evidence that the theoretical predictions about the behavior of such economies, based on the Fisher-condition, work reasonably well in a laboratory setting. The import of this finding for the theory of money is to show that the presence of a societal bank and default laws provide sufficient structure to support the use of fiat money and use of the bank rate to influence inflation or deflation, although other institutions could provide alternatives.     

Brokers’ contractual arrangements in the Manhattan residential rental market

We bring new evidence to bear on the role of intermediaries in frictional matching markets and on how parties design contracts with them. Specifically, we examine two features of contracts between landlords and agents in the Manhattan residential rental market. In our data, 72 percent of listings involve exclusive relationships between landlords and agents (the remaining 28 percent are non-exclusive); and in 21 percent of listings, the landlord commits to pay the agent’s fee (in the other 79 percent, the tenant pays the agent’s the fee). Our analysis highlights that these contractual features reflect landlords’ concerns about providing agents with incentives to exert effort specific to their rental units and to screen among heterogeneous tenants.     

Landlords, tenants and the public sector in a spatial equilibrium model of rent control

A spatial model is used to explore the effects of urban rent control. When landlords and tenants can alter economic and location decisions, policy effects in controlled and uncontrolled zones may differ from standard predictions. Tenants in both zones may benefit from the control, even after unfavorable landlord adjustments, but these gains are likely to come at the expense of landlords and the public sector. Efforts to restore profits and fiscal balance, without negating utility gains to renters, may fail unless control distortions can be adequately shifted to absentee landowners through lower site rents. Lump-sum renter subsidies may offer equivalent utility gains with less severe impacts on landlords and the public sector, but the supply elasticity of land again matters.     

北京市普通住宅空置量调查

通过对家庭用电量的实地问卷调查,结合地理信息系统等空间分析方法,研究了北京市区普通住宅的空置情况的总体特征,并分析了普通住宅的空置率、空间位置和价格之间的关系.研究结果表明,北京市自2004年开始入住的居住小区中普通住宅的空置率平均为27.16%,处于一个比较高的水平.对普通住宅的空置率的空间特性研究表明,普通住宅的空置率存在由城市中心向郊区递增的特性;由于普通住宅价格水平近年来攀升较快,住宅成本增加较大,普通住宅的空置率和价格之间存在一定程度的正相关.     

DIS/POSSESSORY DATA POLITICS: From Tenant Screening to Anti-Eviction Organizing

In this article I place tenant screening data grabbing practices in tension with the ongoing work of housing justice-based tool making. While the tenant screening industry has spent decades amassing eviction data to facilitate the blocklisting of tenants with prior eviction records and thereby reifying racial capitalist geographies, housing organizers today rely on some of this same data to illuminate evictor networks and organize anti-eviction campaigns. This has been particularly important in the wake of corporate landlordism in which evictions are executed through opaque shell companies. Tenant-made tools attempt to undo this uneven landscape in which landlords own troves of data about tenants, but in which tenants don't even know their own landlords’ names. While opening up all eviction data to the public might appear to be an antidote, doing so can also provide screening companies with even more data to use in blocklisting. In my examination of this conjuncture, I forge the analytic of dis/possessory data politics to map out the violence of tenant screening data predation while also problematizing the technoliberal impulse to open up all eviction data. Yet dis/possessory data politics also attest to care and coalition work marked by practices of possession beyond logics of theft, banishment and techno solutionism.