公租房保障对象收入申报管理研究

针对公租房租金流失问题,借鉴A-S模型分析思路,构建基于固定租金、比例租金和混合租金三种情景的公租房保障对象收入申报遵从理论分析框架,探讨提高抽查率、加大惩罚力度、提高奖励力度和增加收入等对保障对象的收入申报遵从行为的影响;最后,提出完善公租房保障对象收入申报机制的建议。     

Canada's increasing housing affordability burdens

This study uses national survey and census data on shelter costs and income to describe changes in the proportion and the number of low‐income households spending more than half of their income on shelter. While affordability problems increased consistently over the last two decades for almost all classes of households, the problems are highly concentrated among those with low‐incomes. Women household maintainers are significantly more likely to experience problems and the number of income recipients in a household is a key indicator of a potential problem. While all regions and major cities had increasing problems, the data show major differences across regions and urban centres. No correlation is found between the growth of cities or the growth in rent levels and the growth of the proportion of low‐income households with severe affordability problems. Housing prices were remarkably stable during the 1990s and cannot be claimed as the main cause of the escalating problem. However, strong correlations relate the growth of affordability problems to city size and to the prevailing rent level, suggesting that land rent is a factor in determining the problem's spatial incidence and that continued concentration of the population in major cities will continue to fuel the growth of the problem. The most disturbing finding is that, for the most vulnerable groups, the prevalence and severity of affordability problems worsened during the 1990s, reflecting the consequences of a larger and longer trend toward increasing income inequality in Canadian society. The paper points to other research which links the affordability issue to homelessness and argues that the trends in affordability burdens be considered as ripe for serious policy intervention at all three levels of government. While specific policy conclusions cannot be based on this study, the results do point to the growing need for a change in Canadian housing policy.     

Rent Reform-Issues for the Countries of Eastern Europe and the Newly Independent States

The transitional economies share common, serious problems in their public sector housing stocks, including poor condition and repair, and low rents which neither cover the maintenance and managementcosts, nor reflect the market exchange value of the houses. The paper begins by looking at the general background of rental policy and alternative approachesto rent reforms in the East-Central European transitional countries, and then goes on to consider the restructuring of the public rental sector, taking into account price structure changes and price increases in relation to income changes, and affordability. Current trends and problems in regulating rent policy at central and local levels are then considered, including factors influencing the restructuring of the public rental sector, the level of rents and utility prices, and rent reforms in relation to other institutional changes. The paper concludes that no wholly satisfactory reform model has been developed,mainly because each aspect of necessary reform conflicts with the short-term interest of some key actors. However,reform is argued to be essential, as the only plausible route to creating a functioning rental sector in these economies.     

Low Income Housing Tax Credit Programme Impacts on Housing Affordability in Australia: Microsimulation Model Estimates

Growing concern about a lack of rental housing affordable to low-income Australian households has prompted consideration of possible policy interventions. This paper estimates the potential housing market impacts of a tax credit targeted on rental housing affordable to low-income Australian households. The study finds that existing landlords in low-income rental housing benefit from a one-third or more reduction in their effective tax burdens. If these tax benefits are passed on in the form of lower market rents, it is estimated that the percentage of households paying more than 30 per cent of gross income in rents falls from 26 to 21 per cent. This impact would be larger but for eligible households in receipt of demand-side subsidies in the form of rent assistance. As a consequence, many low-income households receive only part of the low income housing tax credit benefits that are passed on into lower market rents. Moreover, higher income tenants occupy some of the cheaper rental housing targeted by tax credits, and this weakens the policy rationale for such supply-side measures. The paper advocates the adoption of headleasing arrangements to increase the share of benefits received by low-income tenants.     

Subtenures and Housing Outcomes for Low Income Renters in New York City

New York has devised a variety of policy approaches to improve the housing status of low‐income households, including public housing, publicly subsidized private housing, rent vouchers, welfare shelter allowances, rent regulation, and tax incentives to landlords. Little systematic attention has been paid to how these various subtenures compare when judged by the housing outcomes they produce for low‐income households in the city. Using data from the 1996 New York City Housing and Vacancy Survey, this article compares New York City’s rental subtenures in terms of the following outcomes: housing quality, crowding, affordability, residential mobility/stability, and various indicators of neighborhood quality. Adjusting for differences in household and housing stock characteristics, we find that the tenant‐based Section 8 program seems to produce the best set of overall outcomes for low‐income renters in the city.     

THE RELATIONSHIP BETWEEN SELECTED HOUSEHOLD CHARACTERISTICS AND HOUSING IN THE UNITED STATES

This article examines the influence of changes in American households (i.e., the phenomenal increase in single-parent families and one-person households, race/ethnicity, household income, family size and structure) on the housing market. Survey research data indicate that many families with children, especially large minority and female-headed families which are disproportionately represented among the poor, suffer severe housing problems. After discussing future housing needs in the United Slates based upon alternative Census Bureau projections of household formation, several suggestions are made for increasing the supply of inexpensive family rental housing, for reducing restrictive rental practices against families with children, and for facilitating homeownership among lower-income families.     

城中村农民房租金特征解读——以深圳市为例

为了分析住房特征对城中村内农民房租金的影响,从而为制定公共租赁住房政策提供借鉴,本文引入特征价格(HedonicPrice)理论,应用样本调查数据,建立深圳市城中村农民房的租金特征模型。分析显示,“房龄”、“面积”对农民房租金有显著影响;在深圳特区内外,厨、卫设施对房租影响差异性较大。该模型不仅有助于分析特区内外农民房租金差异原因,对在住房租赁市场中如何选择农民房租金评估方法、定位公共租赁住房面积标准、整合农民房作为公共租赁住房房源等方面都有参考价值。     

Home ownership and rent control in Switzerland

This paper discusses the reasons for two intriguing characteristics of the Swiss housing market: the small demand for owner occupancy in spite of high per capita income and the survival of a viable private rental sector after decades of rent control. The low rate of home ownership seems to be the result of the high cost of owning caused by the taxation of imputed rent and capital gains, and the lack of financial incentives to save for a down payment. The survival of private renting as the dominant housing sector, on the other hand, was made possible by the permissive second‐generation rent control regime which succeeded in maintaining the continuing profitability of private investments in rental housing. The main effects of rent control in Switzerland appear to be the reduction of housing costs of long‐standing tenants and the prevention of abuse through arbitrary eviction and exploitation of temporary shortages.     

The Impact of Withdrawing Subsidies for New Rental Housing: Projections for Toronto and the Rest of Ontario

Senior governments in Canada are no longer subsidising new social housing. Instead, they rely on municipalities and encourage the development of new and innovative approaches to the housing problems of the poor. This study projects the magnitude of the rental stock additions that Ontario municipalities will have to produce over the next 25 years. The large 1991 census micro-data files are used to estimate the relevant parameters. The projections show the stock requirements under varying assumptions regarding rent-to-income ratios and size of dwelling unit. The results show that the projected rental population in Ontario in the year 2021 cannot be housed by current market supply processes even when households spend all of their after-tax income on rents for dwellings that are half the size of their current units. The magnitude of the shortfall that will have to be made up by municipalities is described. The characteristics of the people most affected are identified.     

公共租赁房建设中存在的问题与对策建议——以郑州市为例

公租房是我国未来保障房的主力,郑州市为推行公租房进行了积极的探索和实践,提出三房合一的保障房新模式。通过对郑州市公租房现状的调查,从土地来源、租金水平、资格申请条件及准入与退出机制等方面分析了公租房建设过程中的问题,在对英国、香港和重庆的公租房制度经验总结的基础上,提出了完善公租房制度的建议,指出完善土地供应制度、建立客观全面的准入与退出机制、进行全国动态联网公租房管理信息化,采取BOT 等融资方法解决公租房建设资金的相关对策。研究结果可为我国公租房制度的推行提供重要参考。     

基于BOT 模式的公租房定价机制研究

增加公租房供给是我国住房保障政策的重点,而公租房定价是住房保障可持续发展的难题。基于BOT 模式发展公租房,能够借助民营资本的综合优势解决政府财政资金相对紧缺与保障家庭支付能力不足的矛盾。基于保障性、公平性、可持续发展等原则,深入研究设计了BOT 模式下的公租房定价机制,提出了采取名义租金、实际租金的“双租金制”和实行 “租补分离”的定价思路。研究结果为完善我国住房保障制度提供了理论支持,也为公租房定价实践提供了重要参考。     

Is private rental an option for urban housing provision in Hungary?

By 1998, 91 percent of all housing units in Hungary were occupied by owners –an extremely high percentage by international standards. Today's Hungarian housing politicians, whose anti-rental convictions stem from the experience of the previous regime, tend to disregard arguments about the consequences of this bias: the negative impact on mobility, the creation of a rigid housing market (lack of adaptability to the housing market), hardships in addressing social problems, conflicts between generations (obligations borne by elder generations) as well as the `compulsory' purchase of housing by younger generations and the drain of subsidies. There is extensive evidence that current Hungarian regulations are hostile to rental housing. With subsidies channeled to the ownership sector (housing construction benefits, interest subsidies, local subsidies, employer subsidies) as well as tax relief (purchase of privately owned housing, savings-linked subsidies, imputed rents), it is more expensive for households to rent than to buy or build housing. This leads to a distorted economic structure and a distorted use of society's resources. A housing policy based on modern economic theory pursues neutral subsidy and tax policies concerning ownership. Thus, from an economic point of view, there is no reason to prefer owner-occupied housing to rental housing. This paper explains why the private and public rental sectors are so small. But at a deeper level, the question is why private rented housing exists at all. The paper also explores related questions: who tend to rent out their units, why, for how long and how much; and who tend to rent these units, why do they rent them, and at what prices? The key policy issue is to define the basic impediments to the sector's expansion. On this basis, a new housing policy program can be formulated.     

基于灰色关联分析法的公共租赁住房租金定价模型研究——以苏州市为例

针对我国公租房租金定价实践中出现的租金标准混乱、定价方法单一等问题,首先利用主成分分析法筛选城市,然后根据公租房租金定价原则选取灰色关联分析法的比较因素,建立租金定价模型,最终得到苏州市的公租房租金价格区间,并提出优化公租房租金定价的建议。     

ANALYZING EVIDENCE FOR THE STRUCTURAL THEORY OF HOMELESSNESS

ABSTRACT: Structuralists believe that increased homelessness over the past two decades was caused by loss of affordable rental housing and increasing numbers of poor people in large cities. This viewpoint regards the tightening of the aggregate low income housing ratio as the primary cause and the relatively high rates of personal disabilities of homeless people as selection factors. The author uses microdata to analyze trends in low income housing supply, the low income housing ratio, and crowding in low income rental units. He shows that the claimed near 100% tightening of the low income housing ratio is only 26% and rates of overcrowding in affordable units increased by only 1%. The macrolevel trends that structuralists say cause increasing homelessness exist but are not nearly as dramatic as they believe. The author argues that theory and policy must place greater weight on the personal disabilities of homeless people that structuralists have deemphasized.     

京沪穗城镇家庭住房状况变迁——基于“五普”与“六普”数据的比较

住房以家庭为单位进行消费,确定住房市场发展方向需要进一步了解当前城镇家庭居住水平与住房现状。本文利用第五次人口普查和第六次人口普查长表数据,对京沪穗城镇家庭住房状况进行比较分析,指出一线城市经济发展背景下人口快速增长导致城市住房需求旺盛,这是造成城市住房价格不断上涨的重要原因。2000~2010年间,伴随房地产市场化进程,城镇家庭居住水平不断提高,京沪穗三地中广州市城镇家庭居住水平改善程度最高。当前一线城市家庭住房现状和消费偏好决定了住房需求还有进一步提升空间,住房市场调控要结合需求变动趋势来进行。未来随着一线城市住房租赁市场和存量住房交易市场规模日益扩大,住房市场结构亟待进一步规范。     

公共租赁住房标准化设计与部品化建造的技术研究——北京公共租赁住房示范工程·众美光合原著项目的建设实践

本文分析了我国公共租赁住房建设问题和发展趋势，提出了量产化背景下基于公共租赁住房工业化生产建造方式、公共租赁住房标准化设计与部品化建造相结合的可持续建设理念，阐述了公共租赁住房标准化设计与部品化建造的整体解决方案，并对北京公共租赁住房示范工程“众美光合原著”项目的工业化集成技术应用进行了深入讨论。     

The extreme primacy of location: Beijing's underground rental housing market

This article analyzes Beijing's subterranean housing market within the context of the city's larger housing supply system. The emergence of this widespread market of rooms for rent in bomb shelters and basements indicates a demand for housing attributes that neither the mainstream private housing market nor public housing programs yet supply. The study collected market data about these rental units from internet ads during October 2012–September 2013 and mapped their locations, displaying their general spatial distribution. Next, a hedonic price model was deployed on this data which reveals the relative priorities and preferences in price levels, location, and housing amenities of the middle–lower income population, particularly migrants who do not possess hukou, Chinese urban residence rights.     

A private rental sector paradox: unpacking the effects of urban restructuring on housing market dynamics

The private rental sector (PRS) is growing in many advanced economies due to declining home ownership and retrenchment in social housing. This paper examines changes in the PRS in the context of housing market change and ongoing urbanisation processes. Using the example of Australia, it identifies a paradox when examining detailed changes in PRS composition between 1996 and 2011. Increasing demand from higher and lower income households has occurred alongside increasing concentration of supply in mid-market segments. The paper discusses possible explanations of this mismatch. It suggests that middle/higher income households rent through a mixture of constraint and choice in areas with a high level of amenity, adding to understanding of gentrification of inner-city areas. Urban restructuring, evident in increased land values in inner areas of large cities, has resulted in limited ‘filtering down’ of older housing into low-rent private rental stock and a concentration of investment in supply in mid-market segments with greatest prospects for resale and rental.     

Motives for Investments in Housing Rehabilitation among Private Landlords under Rent Control

In economic studies of the private rental sector of the housing market, and in political debates on housing policy, it is often assumed that private landlords are basically guided by rational economic motives. In this paper, which is based on a Danish study of housing rehabilitation activity among private landlords under rent control, it is shown that different groups of landlords exist who have many other motives for buying and maintaining rental property than those assumed in economic theory. It is concluded that private landlords do not behave as economic, rational and efficient actors as is often assumed, and that an understanding of these structures of landlordism is essential to an assessment of the role of private landlords in housing supply, and to an elaboration of public programmes for supporting housing rehabilitation in the private rental sector.     

公共租赁房制度的政策建议——以常州市为例

文章系统论述了公共租赁房的产生及发展历程,对常州市现有的公共租赁住房制度进行了研究,对其资金来源、住房来源、申请条件、租金标准和退出管理进行了详细的分析。结合其目前存在的问题,提出了采用统一运行机制、REITs融资方式及动态管理的相应建议。