欧洲住房金融改革对中国的借鉴意义

自从1960与1970年代以来,更多的欧洲国家放松了它们的住宅政策。我们注意到从公共融资向私人融资的转变、从社会住宅向商业住宅的转变、从住房建设补贴向住房人头补贴的转变、从管制租金向市值租金的转变、以及从租赁房向自有房的转变。大部分这些转变都可以统称为＂私有化＂以及＂自由化＂这些定义不明的词语。然而,欧盟大部分国家的住宅金融体系仍然复杂而不合理,需要更多的住宅金融改革。我们将详述一种住宅金融改革的核心内容,包括如下几点：住房建设补贴、租户的住房人头补贴、自有房的税收优惠、房屋租赁政策、以及住宅联盟的角色。通过这种分析,我们勾画出欧盟国家住宅金融深入改革的轮廓。在不久的将来,中国也会考虑相似的住宅金融改革。     

Interpreting Housing Allowance: The Norwegian Case

Housing allowances are part of both the housing policy and the general welfare policy. In order to understand fully how the housing allowances affect welfare and well-being, one needs to use multiple approaches. We propose to complement traditional analyses of marginal effects and short-run incentives with long-run perspectives taken from the new social investment literature and elements of self-esteem and fairness taken from the literature on universalism. A neo-liberal approach where analysts limit themselves to studies of marginal effects and short-run incentives both in the housing and in the labour market runs the risk of neglecting important aspects of the effects of housing allowances. Therefore, this may lead to retrenchment. The approach we propose is illustrated through a closer analysis of important elements of the housing allowance system in Norway as it is today, and the development of the system over time.     

City Spending on Economic Development Versus Affordable Housing: Does Inter‐City Competition or Local Politics Drive Decisions?

Public choice theory predicts that interjurisdictional competition and the need for a strong tax base severely limit local policy making. City decision makers must pursue developmental or economically advantageous policies such as economic development initiatives and avoid redistributive or fiscally harmful policies such as affordable housing programs. Many social scientists object to the deterministic argument of public choice theory and emphasize the importance of politics in the policy making process. Using regression analysis, I investigate the factors that influence cities to pursue a limited strategy as predicted by public choice theory versus a balanced or more progressive approach favoring affordable housing programs over economic development programs. The results show that inter‐city competition increases the likelihood cities will pursue a limited strategy versus a balanced or more progressive approach. However, political variables also influence local policy decisions. In fact, this analysis indicates that political factors are more important than inter‐city competition in explaining city policy choices.     

Housing Policy Towards the Rental Sector in Italy: A Distributive Assessment

We study the distributive effects on Italian households of the three most relevant housing subsidies targeted to renters: a national rent supplement scheme introduced in the context of the reform that liberalised the rental market in the late 1990s, a tax credit for renters that has been recently strengthened and the implicit economic support given to tenants in the social housing sector, through below-market rents. The analysis is performed on data from the Eu-Silc survey for Italy and, in the case of the housing allowances, also on register data from 9 out of the 13 largest Italian towns. We consider, in particular, the ability of these schemes to target low-income households and their effects on the overall levels of poverty and inequality. Results from our analysis show a good targeting but very limited effect on social protection, with the partial exception of social housing.     

A Tale of Two Conservatives: Housing Policy Under Reagan and Thatcher

Low-income housing policies under Ronald Reagan in the United States and Margaret Thatcher in Great Britain have emphasized increased reliance on the market, individual choice, and sharper means testing of the recipients of subsidies. Their housing agendas were justified on grounds of promoting greater efficiency and equity in low-income rental housing programs. An evaluation of those policies indicates, however, that gains in efficiency—a given amount of spending producing greater benefits—are small compared to increases in inequities between low-income renters and other households, especially when all housing policies are considered.     

Housing Models and Inequality: Perspectives on Recent Irish Experience

Different housing models can be identified in Europe and elsewhere, which vary in terms of the relative emphasis placed on market or non-market provision. In market-dominant models, housing is strongly commodified and geared to those with the ability to pay, while social housing is relegated to a residual role. An examination of the position in Ireland in recent years shows that housing provision has been overwhelmingly via the market, which is underpinned by tenure-biased policies and state subsidies. This is reflected in the erosion of social-housing production to low levels and the failure to provide for the housing needs of a whole range of social groups. This model has generated a number of problems, including an escalation in house prices and rents, and inequalities. While for some, the Irish housing system is an engine for wealth generation, others face increasing affordability problems in accessing housing or are excluded from housing altogether.     

The Choice Agenda in Disability Housing Provision

The notion of choice is emerging as fundamental to new approaches to the provision of housing for people with intellectual disabilities. In order to achieve a more coherent and informed understanding of choice as a basis for theory, policy and practice in housing for people with intellectual disabilities, what is necessary is a clearer understanding of the complexities and tensions inherent in the idea of choice and their implications. Therefore, this paper considers three main themes which give rise to a more critical conceptualization of choice: a tension between the formalist and the redistributive approach to social justice; a tension between the individuality implied by choice and the community-care ethos of disability housing; and the institutional implications of the choice agenda within and beyond state-administration. The manifestation of these tensions is illustrated using a case study: housing for people with intellectual disabilities in the State of Victoria, Australia.     

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.     

Policy Review: Government Intervention in Housing: The Case of Macao

This is a review of how the Macao government helped the housing market digest its property oversupply in the early 1990s when Chinese macro-economic policy sought to control financial flows. The housing sector is one of the most significant local public revenue sources in Macao. Its collapse would seriously impact on the property sector and trigger an adverse effect on the economy of Macao. Fearing an imminent economic slump, the government was urged by various housing developers and concerned local parties to intervene and re-activate the flagging housing market. The government, for its part, had realized beforehand the need for an immediate strategy to stimulate the market, and thus launched and implemented the 4 per cent Interest Rate Subsidy Scheme to first-time homebuyers in August 1996. After six years of handing out subsidies to first-time homebuyers, the scheme ended in June 2002, having had an obvious positive impact on the property market: a revived local market dynamic as well as a boost in investment.     

An Assessment of Tenure-Specific Housing Market Areas for Housing Planning

Planning for housing in Britain has embraced the use of housing market areas (HMAs) as appropriate geographies to address calls for greater market responsiveness. Tenure is a crucial dimension of the housing market, so it must be central to assessing local housing demands. Despite the wide cleavages between social and private rented sectors, and between both of these sectors and the owner-occupying majority, the geography of tenure-specific HMAs has remained largely unexplored. This paper assesses the importance of tenure-specific HMAs for housing planning within the current policy frameworks aimed at meeting housing needs. The paper then reports analyses to delineate tenure-specific HMAs, with these boundaries then compared with HMAs defined by analysing the whole market. The case for a national system of tenure-specific HMAs based on migration is found to be unproven. Nevertheless, such HMAs can provide the basis for meaningful affordability measures and a tool to address segregation and reshape housing markets in cities.     

Devolving Housing Policy and Practice in Northern Ireland 1998-2002

This paper reviews the effect of devolution on housing policy and practice in Northern Ireland. It outlines the history and context of devolution and housing policy in Northern Ireland, including the legacy and persistence of intense social conflict. Current devolution arrangements are reviewed, including the implications of enforced coalition for policy governance. The paper focuses on three dimensions of housing and housing-related policy development and implementation: social housing, especially the distinctive history and changing organisation of social housing provision; policies affecting the housing market, including the changing regime for spatial planning; and, regeneration and tenant participation. The paper argues that housing policy has tended to converge with policies in England, rather than moving towards a distinctively local agenda. Local political agendas remain dominated by disagreements over constitutional status thus policy formulation is determined more by officials than by elected politicians.     

Residents' Sense Of Control And Ownership In A Mutual Housing Association

ABSTRACT: This paper presents results from a survey of residents of a self-managed mutual housing association for older people. Specifically, it explores the relationship between residents' actual level of participation in the management and ownership of low income housing and their perceptions of control and ownership over their living environment. The model of mutual housing studied here appears to contribute to overall high levels of perceived control over decision making and moderately strong feelings of ownership. However, results suggest that these experiences are influenced by a number of factors in addition to direct participation. In particular, the quality of relations with resident leaders, satisfaction with the social and physical environment, and gender differences all significantly affect perceptions of control and ownership. This analysis suggests that researchers, policy makers, and program administrators must pay careful attention to the influence of social dynamics in a residential community and overall housing quality when evaluating the effectiveness of resident-controlled housing programs.     

ANOTHER LOOK AT HOUSING ALLOWANCES: A RESPONSE TO CHESTER HARTMAN

Program experience with the Section 8 Existing Housing program and final research findings from the Experimental Housing Allowance Program have shown that, contrary lo Chester Hartman's conclusions in his recent Journal article, housing allowance programs similar to HUD's proposed Housing Payment Certificate program are an effective way to provide housing subsidies for families in need of assistance. Comparisons with public housing and unrestricted cash grants show that allowances produce the largest increase in housing consumption per subsidy dollar, and the design of the Housing Payment Certificate program will assure that those subsidies go to families most in need. Criticisms suggesting an inadequate supply of affordable, standard housing are refuted by the Section 8 Existing record of 750,000 families now renting units on the private market. Finally, discrimination has not prevented these families from finding standard housing or moving to different neighborhoods. The Housing Payment Certificate program is proposed not as a substitute for the Department's current commitment to a range of housing programs, but rather as the vehicle for new assistance.     

Housing Market Failure in a Booming Economy

This paper presents national data and two case studies investigating the links between housing market failure and the context of Australia's recent resource mining boom. It demonstrates how unprecedented international demand for mineral resources resulted in critical, local housing issues in mining communities. We conclude that without careful strategic planning and understanding of the economic and social role of housing, international market dynamics can create local housing situations that are vulnerable to market and social failures. While this paper highlights the challenges inherent in managing housing issues in Australia during a mining boom, there are likely to be lessons which can be applied in international settings. These challenges include the diversity in scale, cyclical and often unpredictable nature of booms; differences in housing policy and institutional arrangements across jurisdictions and the importance of leadership in growth management and planning.     

Shifting subsidy from bricks and mortar to people: Experiences in Britain and West Germany

Since the early 1970s there has been a very similar shift in the balance of public spending on housing in Britain and Germany from general supply subsidies to demand subsidies (income related housing allowances and tax expenditures). This paper compares and contrasts the structures of those subsidy systems, the problems associated with them and current directions of change. Although there are close parallels in the shift of policy in both countries towards ‘targeting’ of explicit subsidies and in favour of greater profit‐making private provision, the environments in which this has occurred are very different. In particular, the lack of a functioning market for private rental housing in Britain—itself in part a function of tax and subsidy arrangements—severely limits the freedom of manoeuvre of British policy makers compared with their German counterparts.     

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.     

Opportunities and Constraints in State Housing Policy: The Example of Tasmania's 'Affordable Housing Strategy'

The lack of Commonwealth government funds for public housing has encouraged state governments across Australia to develop 'Affordable Housing Strategies' to address the problems that result from the shortage of housing available for low-income households. However, to date there has been limited discussion of the implications of these affordable housing strategies and their significance as a form of policy intervention. This article highlights the Tasmanian Government's 'Affordable Housing Strategy' as a case study to illustrate the obstacles that confront state housing policy makers. These include difficulties in securing partnerships with the private sector, an inability to influence macro-economic policy settings, fluctuations in the property market cycle and a reliance on small and uncertain budgetary allocations. However, there is limited scope to address some of the problems that have undermined previous state and Territory housing policy initiatives by reaching agreements with local government to ease planning controls for social housing, boosting the capacity of the community housing sector and using additional budgets judiciously.     

Housing aspirations and obsolescence: understanding the relationship

This paper aims to consider whether there is an incipient problem of housing obsolescence in the UK, and if so, what its main dimensions are. It first examines how obsolescence in housing might be understood, and identifies four relevant factors: the nature of the housing stock; the expectations of households and how they are changing; locational and housing market factors; and the role of housing and urban policy. Using this broad structure, obsolescence and the changing aspirations of households are examined in two ways: first by drawing on an eclectic literature about housing, policy and household behaviour; and second by using evidence from interviews with housing professionals in the north of England. The paper concludes that there are good grounds for thinking that the relationship between what the housing stock offers and aspirations is under increasing strain. There seems to be a significant gap opening up between the qualities provided by new and by older housing, challenging longstanding preferences. There is an important set of relationships between tenure and obsolescence, with home ownership defining what is considered normal throughout the housing system. The findings also challenge the prevalent view that neighbourhood conditions are the key to obsolescence, as there is evidence of suppressed obsolescence and doubt about the strengths of some local markets where demand is apparently high. There is consensus around the desirability of local housing systems offering a choice of sizes and dwelling types, which many older as well as new housing areas do not.

The Relationship between Housing Market Intervention for First-Time Buyers and House Price Volatility

Declining homeownership rates as observed in many western countries have direct and indirect implications for the broader economy; hence, governments have been seeking an effective solution to address this decline. One of the major challenges is the decline in overall homeownership rates with an increasing proportion of households deciding to rent rather than purchase. However, it is surprising that the impact on the housing market following the introduction of a first-time housing subsidy scheme has received relatively little attention. This study addresses this knowledge gap by examining the relationship between (1) housing market intervention based on first-time owner subsidies in a global city and (2) the level of house price volatility in the broader market. For example, the Australian government has implemented different policies designed to ease housing stress among first-time buyers; one high-profile policy was the First-time buyer Grant or First Home Owner Grant (FHOG) in which a cash payment or subsidy is given to new first-time buyers as a direct incentive. Based on a case study approach, an analysis is undertaken of the first-time buyer policy where an innovative approach using the E-GARCH model is employed to assess the effect of the scheme on the housing market. The findings indicated that the FHOG scheme offered a stabilisation effect on the housing market. In addition, there is evidence to support implementation of the FHOG scheme as an effective scheme to enhance housing affordability of first-time buyers. The findings offer a rare insight into the effectiveness of the FHOG scheme in enhancing housing affordability and also maintaining price stabilisation in the broader housing market.     

Housing for health in a post‐welfare state

The theory and practice of social welfare has been radically redefined in every part of the developed world in the past 20 years. However, associated changes in welfare provision vary from state to state. In Britain, housing policy has played a key role in the process of welfare restructuring, spearheading the privatisation programme, promoting the quasi‐market and embracing the welfare alliance. This paper explores the welfare alliance at the interface of housing, health and social care. Specifically, the paper assesses the capacity of a restructured housing system to meet some goals of a recently reorganised health service by supplying accommodation and support for people with health and mobility problems. Drawing on surveys of local authorities and housing associations, public health professionals and housing applicants, the paper outlines the strengths and limitations of using housing provision to meet health needs. The results suggest that housing interventions may secure health gains and so advance the restructuring of health and social care. This role is limited, though, by the impact of an earlier phase of neo‐liberalisation on the social role of housing.