Tenancy Databases,Professional Practices and Housing Access among Low‐Income Tenants in the Private Rental Sector in Australia

This essay addresses the impacts of electronic tenancy databases upon social relations in the field of private rental tenancy in Australia. Insights arise from research carried out, in 2002–3, in the eastern, mainland states of Australia that included interviews with tenants and property managers in the private rental sector. Property managers viewed tenancy databases as a tool for efficient, effective and professional risk management, and ‘professional’ practice was held to render misconduct or improper listings extremely unlikely. In this context, tenants were individualized and expected to actively work to construct, maintain and document their reputation as a ‘good tenant’. For tenants, tenancy databases could have a particular, definitive effect. ‘Not being listed’ (along with getting a full rental bond refund, references from previous landlords, and so on) is an indicator that helps build a satisfactory, personal rental history. On the other hand, being ‘listed’ is read as a prime indicator of risk and effectively overriding other aspects of a tenant’s application for tenancy. ‘Listed’ tenants find themselves being forced to shift further and further away from the formal rental market and ultimately into insecure and inappropriate housing arrangements at the periphery.     

Inclusionary Zoning and Exclusionary Development: The Politics of ‘Affordable Housing' in North Brooklyn

A key element of New York City Mayor Michael Bloomberg's New Housing Marketplace program has been the use of voluntary inclusionary zoning, through which private developers have been offered tax breaks and density bonuses to develop affordable housing on newly rezoned land. While this program has failed to alleviate the housing affordability crisis in New York City, little attention has been paid to its political effects on community‐based struggles over housing. This article addresses this question by examining the 2005 Greenpoint‐Williamsburg Waterfront Rezoning, which combined a voluntary inclusionary zoning program with a tenant services contract intended to mitigate the residential displacement effects of the rezoning. I critically examine its design, execution and monitoring, based on two years of work as an organizer and administrator of the tenant services contract. I argue that technologies of consent and control have reshaped the politics of housing in North Brooklyn by replacing resistance to gentrification with amelioration of its effects, through the anticipated creation of affordable housing. The upshot has been an emergent politics of housing in which real estate‐led development is regarded not as a cause of gentrification but as its solution.     

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.     

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.     

Financial repression and housing investment: An analysis of the Korean chonsei

South Korea has a unique kind of rental contract, called chonsei. The tenant pays an upfront deposit, typically from 40% to 70% of the property value, to the landlord, and the landlord repays the deposit to the tenant upon contract termination. The tenant is not required to make any periodic monthly rental payments. The main goal of this paper is to show why such a unique rental contract exists and has been popular in Korea. The model shows that chonsei is an ingenious market response in the era of “financial repression” in Korea (Renaud, 1989), allowing landlords to accumulate sufficient funds for housing investment without major reliance on a mortgage. The model also shows that the tenant, who suffers from insufficient mortgage borrowings, can access cheaper rental housing via chonsei than when only monthly rental housing is available. The model predicts that the chonsei system should fade out when arbitrage gains from housing investment disappear. An implication of the model is that the chonsei renter may save while the landlord and the owner-occupier put all their assets into housing and thus have no financial savings. This hypothesis is empirically tested and confirmed.     

Securing customer satisfaction through component service specifications: Purchasing maintenance services for social rented housing

Many companies nowadays buy services that they pass on to their customers. A specific example is a housing association that buys maintenance services to be delivered to their tenants. These services are referred to as component services and have a large impact on end customers, and this should be taken into account when developing the specifications for the service.The main objectives of this article are to (1) find out what end customers perceive as important for their customer satisfaction for component services; and (2) investigate whether the buying company gives sufficient attention to these characteristics in their service specifications. We investigate these issues in the context of maintenance services bought by Dutch housing associations and conduct a survey among tenants to determine the relative importance of different characteristics of the maintenance they receive on their dwellings. Subsequently, we investigate service specification documents to verify whether they sufficiently reflect the characteristics that are important for tenants.The survey results show that determinants of maintenance service quality that add to perceived tenant control are more important in case of reactive maintenance than in case of planned maintenance. Based on our analyses, we conclude that the selected housing associations only to a limited degree take these aspects into account in the specifications of maintenance services. Although replication in other settings is required, the results of this study suggest that buying companies are not always aware of the specific characteristics of component services, and how this affects the purchasing process.     

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.     

Efficiency rents: A new theory of the natural vacancy rate for rental housing

This paper adapts the theory of efficiency wages to explain the natural vacancy rate in rental housing markets. A positive vacancy rate provides landlords an incentive to invest in maintenance because if they fail to do so, some tenants will leave and the unit will sit vacant for a finite period of time. The resulting foregone rent will penalize landlords’ failure to maintain. Habitability laws, which have been enacted by states since the 1960s, provide a non-market penalty which lessens the need for market enforcement. Variation in these laws by state offers an opportunity to test the theory.     

The Effect of Public Social Housing on Households' Consumption in France

The French public social housing sector offers rents which are more than 60% below market levels. The “loss” of the public sector landlords, estimated from the rent they could get for their apartments at market prices, amounts to 37 billion Francs per year for the 3 million public social apartments in France. This allows the social sector tenants to consume 10% more housing services and 11% more of other goods. The corresponding surplus gain is around 34 billion Francs. The surplus loss for the collectivity due to these transfers is thus 3 billion Francs, 8% of the transferred sums. As compared to personal housing subsidies, which represent half this amount for the same tenants, the surplus gains are much less concentrated on the poorest part of the population.     

Social Relations of Landed Property: Gentrification of a Polish Enclave in Brooklyn

Despite the extensive literature on ethnic enclaves in American cities, the role of landed property in ethnic enclave formation and transformation has received no attention to date. Drawing upon nearly four years of work as a tenant organizer, I address this issue by examining how the social relations of landed property have been integral to the formation, transformation, and deterioration of ethnic ties among Polish migrants in Greenpoint, Brooklyn. Specifically, I argue that the social relations of property among Polish migrants—what I call “enclave property”—have enabled the acquisition, maintenance, and improvement of landed property in and through the production of ethnicity. With the gentrification of the neighborhood, however, the social relations of immigrant housing that helped produce the enclave in the 1980s and 1990s have been strained, and rising property values have transformed relations of ethnicity among Polish migrants into mechanisms for property accumulation by dispossession. The upshot has been the “hollowing out” of the enclave, as Polish migrant tenants have been displaced from Greenpoint, leaving behind a co‐ethnic landlord class and their wealthier American tenants.     

Extending multi-tenant architectures: a database model for a multi-target support in SaaS applications

Multi-tenant architectures (MTAs) are considered a cornerstone in the success of Software as a Service as a new application distribution formula. Multi-tenancy allows multiple customers (i.e. tenants) to be consolidated into the same operational system. This way, tenants run and share the same application instance as well as costs, which are significantly reduced. Functional needs vary from one tenant to another; either companies from different sectors run different types of applications or, although deploying the same functionality, they do differ in the extent of their complexity. In any case, MTA leaves one major concern regarding the companies’ data, their privacy and security, which requires special attention to the data layer. In this article, we propose an extended data model that enhances traditional MTAs in respect of this concern. This extension – called multi-target – allows MT applications to host, manage and serve multiple functionalities within the same multi-tenant (MT) environment. The practical deployment of this approach will allow SaaS vendors to target multiple markets or address different levels of functional complexity and yet commercialise just one single MT application. The applicability of the approach is demonstrated via a case study of a real multi-tenancy multi-target (MT²) implementation, called Globalgest.     

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.     

A theoretical and empirical analysis of the length of residency discount in the rental housing market

We present an analysis of occupancy discounts and suggest a decomposition of the discount into two components, a “sit” discount and a length of residency discount. Data from the national longitudinal survey of the Annual Housing Survey in which 75,000 housing units from around the United States were followed from 1974 to 1977 are used to obtain consistent and efficient estimates of those discounts. The econometric models account for censoring in the data by endogenously treating the tenant's staying decision. The estimation indicates that neither discount is significant. This result is contrary to the commonly accepted result in the urban literature that landlords offer discounts to their current tenants when contracts are renegotiated.     

Paradigm Shifts in Social Housing after Welfare-State Transformation: Learning from the German Experience

Welfare-state transformation and entrepreneurial urban politics in Western welfare states since the late 1970s have yielded converging trends in the transformation of the dominant Fordist paradigm of social housing in terms of its societal function and institutional and spatial form. In this article I draw from a comparative case study on two cities in Germany to show that the resulting new paradigm is simultaneously shaped by the idiosyncrasies of the country's national housing regime and local housing policies. While German governments have successively limited the societal function of social housing as a legitimate instrument only for addressing exceptional housing crises, local policies on providing and organizing social housing within this framework display significant variation. However, planning and design principles dominating the spatial forms of social housing have been congruent. They may be interpreted as both an expression of the marginalization of social housing within the restructured welfare housing regime and a tool of its implementation according to the logics of entrepreneurial urban politics.     

现行政策下商业地产的发展趋势

一、现行宏观政策对商业地产的影响 从2004年起，鉴于政策导向，商业地产开发变得炙热起来。由于商业地产的利润比住宅开发要平均高出5％N10％，吸引了越来越多的投资者转向商业地产的开发。2005年1月1日开始，跨国零售商已开始在中国的全方位扩张。外资的到来推动国内商业市场发展，为商业地产带来巨大商机。2006年至2008...     

Effective Rental Housing Demand in the Tokyo Metropolitan Region

This paper reports on the estimation of housing demand for tenants in Tokyo Metropolitan Region using household level data for 1993. The results indicate that the rental housing demand is inelastic with respect to permanent income and price, with coefficients as 0.31 and -0.093 respectively. Other important variables, which determine housing demand for tenants are length of stay and type of household. Larger households demand more housing. However, keeping the size of household constant, households with elderly members have higher demand for housing. The only exception to the rule is households formed with members not belonging to same nucleus family demand less housing.     

Discrimination in rental markets: Evidence from Norway

This paper examines discrimination in the rental housing market. We analyze a rich data set on rental contracts from Norway. We find that tenants born abroad pay a statistically significant and economically important premium for their dwelling units after controlling for a comprehensive set of apartment, individual and contract specific covariates. Moreover, we find that the premium is largest for tenants of African origin. Finally, Norwegians whose parents were born abroad also face a statistically significant and economically important rental premium that is directly comparable to the premium paid by tenants born abroad.     

房屋共有面积测算与分摊疑难问题探讨

《物权法》、《房屋登记办法》实施以来,老百姓对于自己购买的房屋的面积越来越关注。这几年,房屋买卖双方产生纠纷的焦点主要集中在房屋共有面积的测算与分摊上,这也正是房屋测量中的老大难问题。本文从一个中介者的角度,本着公平、公正的原则,以维护开发商和住户的合法权益为出发点,根据多年在实际工作中的探索和调研,对房屋共有面积的测算与分摊等有关问题提出有效的解决办法,供大家参考。     

UNRAVELLED HOMES: Forced Evictions and Home Remaking in Jakarta

This article explores the contours of modernization in the unmaking and remaking of homes among evicted and resettled families in highrise housing. We examine the trajectories of forced eviction by drawing upon interviews with 17 individuals from nine evicted families who have transitioned from living in informal settlements to highrise social housing (rusunawa) in Jakarta. Drawing on two strands of literature—‘developmental idealism and the family’ from population studies and the critical geographies of ‘homemaking’—we argue that the demolition of houses is but an initial event in a long, quiet and subtle, yet profoundly defining, process of ‘upgrading’ families as part of ‘improving’ society, according to developmental logic. The disciplining of the urban poor does not end with the demolition of their houses, but rather continues as part of the fulfilment of shelter. This article attends to the slow unravelling of home hidden and embedded in post-eviction everyday lives, which are often overlooked because of the overt and violent brutality of forced eviction. While eviction can be seen as the violent visual expression of developmentalism, we argue that the relocation in rusunawa is where this ideal permeates into daily domestic life, making mundane activities a battleground for different ideals of ‘home’.     

The Nomad,The Squatter and the State: Roma Racialization and Spatial Politics in Italy

What happens when Roma people move from the space of an informal settlement to that of a squat of a housing rights movement? In this article, which is based on the analysis of housing squats involving Roma people in the Italian capital city of Rome, I argue that this move is more than a housing solution: it is a new form of contentious and aesthetic politics. In Rome approximately 7,000 Roma face extreme housing deprivation and segregation, in both official and makeshift camps. While different associations have for many years advocated Roma housing inclusion through a minority and human‐rights framework, in the aftermath of the 2007/2008 economic crisis an increasing number of Roma have moved to squats set up by social movement activists. The aim of the article is threefold. First, it illustrates the collective action repertoire of Roma‐squatting. Secondly, it considers its aesthetic politics, which through spatial dislocation unsettles the racializing discourse endorsed by policymakers that underpins the segregation of the Roma. Finally, this article unpacks the process of politicization of Roma‐squatting and discusses the urban frames and material resources that consolidate this transformation through a comparison of four housing squats that Roma people joined.