Duration of Residence in the Rental Housing Market

This paper estimates a proportional hazard model of duration of residence in rental housing over 1987–1998 based on a unique dataset from the BLS-CPI housing sample together with American Housing Survey and other metropolitan economic data. The paper employs an innovative semi-parametric estimation approach for group duration analysis of the proportional hazard model. Results of the analysis indicate that the duration of residence in rental housing varies significantly across individual units and market segments, and is effected by tenant, dwelling, and market characteristics. An improved understanding of duration of residence offers new insights as regards fluctuations in tenant turnover, building occupancy, and rent flows, as well as new confidence in pro forma assumptions critical to rental housing development.     

计划行为视角的公共租赁住房退出意愿研究——以武汉市为例

论文借鉴计划行为理论构建公租房退出意愿分析框架,从个人及家庭特征、住房配置与运行满意程度以及退出认知等方面探索了公租房退出意愿的影响因素和特征。研究结果表明,教育程度、家庭收入、人口规模、住房面积、租金、配置满意度、退出政策知晓程度对租户退出公租房的意愿有正向影响,而对运行状况、住房环境和邻里的满意度则会抑制退出意愿。应考虑提高租户家庭收入、构建渐退机制、严格执行退出政策、宣传退出政策等办法,提高租户退出意愿,促进公租房有序退出。     

A Study of the Brokerage Cost Allocation in a Rental Housing Market with Asymmetric Information

We analyze the brokerage service cost allocation in the rental housing market. We explain the alleged inconsistent phenomenon of landlords only occasionally requiring tenants to incur mediation cost. We show that when asymmetric information is introduced, under which tenants tenure horizon is unobservable to landlords, a separating equilibrium may be attained, in which the length of the tenant's tenure horizon is directly related to his share in the brokerage commission. Finally, we empirically examine and confirm a set of the model's assumptions and derivations within the rental housing-market framework.     

The Value of Smoking Prohibitions in Vacation Rental Properties

We examine the value of smoking prohibitions by developing a model of the rent differential between smoking and nonsmoking properties. We empirically test for the rent differential using a data set of vacation rental properties from the Outer Banks of North Carolina. Given peak season rents, hedonic variables such as oceanfront location, and number of bedrooms and bathrooms price according to expectations. Distance from vehicular congestion also leads to greater rent, reflecting vacationer desires for beauty as well as peace and quiet. Most significantly, our results reveal that vacationers are willing to pay substantial additional rent for properties that prohibit smoking. Understanding the demand for smoking prohibitions is important to academics, professionals, and others associated with owning, operating, and financing real estate.     

中国工薪阶层的住房应纳入公共经济政策体系

本文通过部分发达国家和地区的住房保障政策的比较分析,结合我国住房保障制度的发展现状,重点围绕工薪阶层这一特殊群体对住房保障的需求,分析我国目前住房保障制度存在的缺陷及引致的因素,从而提出应当建设和谐社会应将工薪阶层的住房纳入公共经济政策体系来考虑的建议。     

我国公共保障性住房价格机制研究

保障性住房价格是住房保障制度的重要组成部分,价格合理与否不仅关系到住房保障政策的实施效果,而且还是住房保障政策可持续发展的前提.从理论上看,保障性住房价格机制包括价格形成和价格运行机制,二者相互影响、相互制约而又相互促进.当前,我国保障性住房价格形成机制和运行机制都存在一些亟待解决的问题.本文在分析保障性住房价格形成机制、运行机制的基础上,构建一个科学合理的能指导住房保障工作实践的价格机制.     

中国公租房、廉租房融资困境的突破

借鉴国外经验,我国城镇的保障安居工程建设以公租房、廉租房为主。目前公租房、廉租房建设资金仍依赖财政资金,资金规模严重不足,制约其保障作用的发挥。本文从融资现状与困境、国外经验、政策建议三个方面进行分析,对突破融资困境提出了三项建议。     

采用PPP模式建设公租房是否可行？——基于效用理论视角的比较研究

从利益相关者的效用和福利的角度,构建PPP模式和公共管理模式建设公租房的比较模型,分别分析在信息对称情形下和信息不对称情形下的比较结果.研究发现:在信息对称情形下,PPP模式建设公租房所产生的福利永远不可能高于公共管理模式;然而更加贴近实际的是信息不对称情形,此情形下,政府的资金约束愈大,项目的风险愈大,采用PPP模式愈优.     

An Examination of ERR and Asset Allocation in Public Pension Plans

In this paper, we examine the usefulness of expected rates of return (ERR) for public pension plans. Specifically, we test the correlation between the expected rate of return on plan assets and asset allocation. We also examine the predictive power of ERR on the actual returns of the pension assets. We find that the correlation between expected return and the percentage of assets that are equity securities is relatively weak. Further, we find that the percentage of assets that are equity securities is a much better predictor of actual returns than the disclosed expected return in public pension plans. These results provide evidence to support SFAS No. 87 , which requires the disclosure of plan assets and against recently promulgated SFAS No. 132 , which eliminates this disclosure requirement. The evidence also supports GASB 25'sStatement of Net Plan Assets .     

以房养老方式的住房释放金额比较

以房养老,最重要的是选择合适中国国情的以房养老方式。以房养老主要是将住房折现,因此比较不同模式的优劣,从其模式带来的收入来比较是必需的也是最重要的。按照《中国人寿保险业经验生命表(2000-2003年)》和《商业性房地产信贷政策》,借用养老金业务表老年人死亡概率,通过计算可知,住房反抵押贷款给予老年人的收入高于售房养老,但是对贷方的资金压力很大,需要政府部门支持和优惠政策。     

PPP融资模式在我国公共租赁房建设中的应用研究

我国公租房建设面临着较大的资金缺口,而由于公租房项目存在资金回报率低、回收周期长的特点,传统的融资方法无法吸引私营资本的进入。本文通过对PPP（Public—Private-Partnerships）融资管理模式的分析,结合公租房项目建设的特点,探讨了PPP融资模式在我国公租房建设项目中的应用。     

关于活跃北京住房二级市场的建议

目前 ,我国各地住房二级市场发展极不平衡 ,北京住房二级市场发展缓慢 ,远远滞后于其他经济发展较快的城市和地区。本文针对这个政府及京城居民都极为关心的问题 ,对制约北京住房二级市场快速发展的主要原因进行分析 ,提出了一些个人看法及建议 ,旨在促进北京住房二级市场的活跃 ,以发挥二级市场在房地产市场中的积极作用 ,形成房地产市场的良性循环 ,尽快解决居民住房困难问题     

意大利公共养老金制度发展和改革研究

经历了私有属性的养老金制度的前期发展以后,意大利建立了主导性的以职业分割的卑斯麦式的公共养老金体系。待遇和缴费层面上的权利义务不对等,经济人口发展的不利因素以及国内国际的政治金融多重压力促使意大利开始改革公共养老金体系,恢复公共财政的可持续发展。意大利的公共养老金改革不仅建立了待遇和缴费的对应关系,也扩大了养老金的福利融资渠道并鼓励了私有属性的公共体系外养老金制度的发展。另外,发展阶段针对非雇佣关系或自雇业者的公共养老金体系的非政府的管理方式在改革中得到了保留。发展与改革阶段的一系列举措深刻的影响和塑造了意大利公共养老金制度的现有功能和形态,对于正处在发展改革过程中各国的公共养老金制度建设也是重要的启示。     

养老保险金稳性债务问题的精算分析

目前国内对隐性债务问题模型的研究,大都集中于封闭系统内,不能有效的反映投保面扩张等人口变化对隐性债务的动态影响.本文在总结国内外相关研究的基础上,利用代际核算方法,对我国养老保险金封闭系统内的隐性债务和开放系统内的隐性债务进行建模测算;分析测算结果,得出若不考虑新参保者的影响,“中人”的缴费远远不能满足自身养老金发放的需要,若把扩大参保面当成解决隐性债务的方法来考虑,则是否有效,关键还得看工资增长率等影响因素是否在合理范围;最后,分别从体制内和体制外两方面给出解决隐性债务问题的相关建议.     

Term Structures in the Office Rental Market in Stockholm

This paper contains an empirical study of the rental term structure in a property market that included a dramatic boom and bust cycle. The study is applied to office leases in commercial properties located in Stockholm CBD, Sweden. The time period under study is 1977–1991. The number of observations (lease contracts) that we were able to make full use of in the regression analyses is n=861. For seven out of fifteen years studied, a significant term structure was observed. The estimated hedonic rent equation was also used to construct an office rental index.     

保险资金参与地方保障房建设制度设计的探讨——以浙江省保障性住房建设为例

保障房建设所具有的低风险和收益稳定的特点,符合当前保险资金资产负债配置的需要。保险资金介入地方保障房建设有助于降低保险资金投资收益对资本市场的依赖程度,规避因资本市场的波动所带来的风险。出于对投保人利益以及保险资金安全的考虑,监管机构应加强对保险公司投资保障性住房的引导和规整。保险公司应建立健全保险资金投资保障房建设的风险管理机制,加强保险公司介入保障房建设融资资金的退出机制构建。     

日本、韩国公共养老金投资模式演变及启示

在人口老龄化与经济增长乏力带来的养老金财政压力下,东亚的日本和韩国逐渐侧重于服务经济增长的养老金投资模式转变为追求稳定且有效率的投资模式,其养老金管理模式也做出相应调整。我国社会养老金投资存在管理体制不畅、投资渠道单一、投资收益过低等问题。借鉴东亚经验,我国要建立国务院负责顶层设计、相关部委负责监管、金融投资机构投资运营、各级人大司职监督的竞争性养老金基金运营模式,以经济发展目标为主的阶段性养老金投资目标和领域,并提高养老金金投资运营的透明度和信息公开力度。     

Compulsory Savings: Efficiency and Redistribution On the Interaction of Means Tested Basic Income and Public Pensions

In the presence of means tested basic income for old age, households will tend to reduce precautionary savings to an inefficiently low level. We explore how this might serve as a justification for a compulsory public pension system. In a representative agent framework with two income types, compulsory savings are found to be Pareto-improving up to a point. Beyond that point, increases in contribution rates simply result in increasingly regressive (implicit) taxation. Similar results are found for pay-as-you-go pensions. On the basis of our model we argue that the introduction of a funded pension component may help the German pension system to cope with demographic change more efficiently.     

中国农村社会养老保险制度变迁与政策评价

“十二五”规划纲要中明确提出要健全覆盖城乡居民的社会保障体系,着实实现新型农村社会养老保险制度全覆盖也随即提上了发展El程。本文通过对我国农村社会养老保险制度的发展脉络进行解读,从制度变迁的视角对这一政策进行评价,分析政策遭遇困境的原因,重点分析新型农村社会养老保险制度存在的缺陷。     

Energy Efficiency Information and Valuation Practices in Rental Housing

The Journal of Real Estate Finance and Economics - The consensus in the academic literature is that energy efficiency is associated with transaction value premiums, but it is not clear to what...