Promoting the supply of low income rental housing

There is disturbing evidence of a contraction in the stock of low income private rental housing. In this paper we offer evidence indicating that federal government tax preferences, economies of scope and higher operating costs are part of the explanation for this contraction. The Australian Bureau of Statistics Rental Investors' Survey is used to gauge whether low income housing tax credits and tax-free capital gains thresholds can be used to promote the supply of low income rental housing.     

Public choice theory and rental housing: an examination of rental housing contracts in Ghana

This paper extends both the literature on rental housing in Ghana and the global literature on the critique of public choice analyses in terms of focus, methods and positioning. It argues that, contrary to the assumption that all housing policy changes are driven by internal national processes, in the case of Ghana at least, neither tenants (through their use of their greater numbers) nor landlords (through the use of their stronger financial and hence political power) exclusively influence housing policy. Both parties have some power, but landlords use theirs to change rents arbitrarily and decide whom to invite or keep as tenants, whilst tenants seek to use their power by lodging complaints with the state, albeit to little effect as the power of landlords is overwhelming. There is a strong basis to call into question the public choice argument that it is fair for landlords to extract windfall rent from tenants since their efforts or talents do not increase rent.     

公共租赁住房供给政府决策研究

公共租赁住房是保障性住房体系中最为活跃的组成部分,受到政府部门、企业和社会公众的关注。针对公共租赁住房供给扭曲现象,从政府供给决策层面进行分析,通过对供给决策主体及相关者的划分,建立动态均衡的政府供给决策目标。构建由决策输入到决策输出的过程模型,模拟政府供给决策的阶段和任务,在此基础上提出优化公共租赁住房政府供给决策的路径。     

Build-to-Rent and the financialization of rental housing: future research directions

Abstract

With the expansion of institutional investors into urban rental markets, many cities have witnessed a rise in Build-to-Rent (BtR). This article reviews the financialization of rental housing literature and identifies opportunities for urban housing scholars to progress understandings of BtR through future empirical and theoretical efforts. In particular, it proposes a broadening of the housing research agenda around three analytical entry points. These entry points relate to relatively understudied structural transformations of our urban housing systems implicated in the rise of BtR, namely: (1) the diversification of build-to-sell development models; (2) the evolution of the private rental sector; and (3) labour market–housing market realignments. Comparative inquiry promises to enrich understandings of BtR by revealing how city rental accommodation and tenancies are recalibrated by the investment imperatives of institutional investors and BtR asset shareholders, and with what benefits and at what costs to whom. Such contributions will also provide rich data to progress conceptual efforts to locate BtR within broader processes of housing financialization.     

保障性住房政府规制利益相关者行为分析

政府对保障性住房进行规制涉及到三方主要利益相关者,三方在规制过程中的行为选择直接影响规制目标的实现。首先界定保障性住房政府规制中的利益相关者,分析规制过程中各方的目标差异,通过三者之间多重委托代理关系的阐述,分析利益相关者之间的异化博弈关系,从而得出在规制过程中各方的行为选择及政府规制优化的措施。     

浅谈城市中低收入家庭住宅设计

通过对城市中低收入人群的生活需求、心理需求及经济能力等方面的分析,提出了城市中低收入家庭住房的规划模式,就城市中低收入家庭的住宅建筑设计进行了探讨,从而使中低收入群体实现自己的生活理想。     

从房价收入比和住房租售比看房价的合理性

通过对房价收入比和住房租售比的理论分析,建立了相应的计算模型;并引用实际数据进一步分析一个地区的房价和租金的合理性,从而对房地产开发投资和消费起到适当的引导作用。     

对公共租赁住房电气设计的几点看法

结合公租房建设经济、适用的原则,对公租房电气设计的要点进行了研究,对公租房供配电系统、电负荷、导线、照明开关设计等作了详细阐述,说明了电气的计算方式与弱电系统的设计方式,以达到节能环保,降低投资额度的目的。     

In search of profit: housing association investment in private rental housing

The traditional mission of housing associations in England is to provide non-profit housing let at sub-market rents to low-income and disadvantaged households. And yet in recent years, large ‘property developer housing associations’ have begun to invest in for-profit private rental homes let at market rents. Despite long waiting lists for their accommodation, these housing associations are mainly letting their for-profit rental homes to middle-income tenants rather than their traditional low-income clientele. Drawing on a ‘historical institutional’ conceptual framework, and combining structural and ‘agency’ explanations, this paper explores the reasons for this new trend. It argues that investment by large developer housing associations in for-profit and more upmarket rental homes will become increasingly important relative to their non-profit social housing. Over time, this ‘partial recalibration’ of their landlord role is likely to gradually transform the institutional rules, everyday practices and norms that shape their behaviour.     

Quantifying a century of state intervention in rental housing in Germany

The paper aims at measuring the general state intervention in rental housing market in Germany from 1913 through 2015. Four policy classes are considered: Incentives for social housing, tenant protection, housing rationing, and rent controls. Based on a legislation analysis, for each class an index measuring the degree of regulation is constructed. The indices reflect dramatic increases in regulations during and after the World Wars. The 2010s are characterized by a surge in all classes of regulations related to the growing housing scarcity in large cities due to interregional migration leading to a geographical mismatch between housing supply and demand.     

BOT模式下公租房产权激励机制探讨

民间资本不愿意投资公租房项目的主要原因是项目投资回报率低。为了以BOT模式成功引入民间资本参与公租房投资建设,有必要建立相应的投资激励机制。产权激励是最主要的投资激励手段之一,因此本文在建立公租房项目收益函数的基础上,定量分析产权激励政策的激励效果,为促进我国公租房建设提供政策参考。     

BOT方式在我国公租房建设中的应用探析

为解决公租房的资金及建设问题,利用BOT方式建设公租房,从结构框架、主要参与方责任、运行程序等方面进行了探析,以期为我国公租房的建设提供可参考意见。     

The geographic and sociodemographic transformation of multifamily rental housing in the Texas Triangle

This study catalogues the location, clustering and sociodemographic distribution of the development of multifamily rental housing over the last five decades in the Texas Triangle, one of the fastest growing megaregions in the United States. The research reveals prior to the 1970s, apartments clustered in downtown areas; throughout the 1980s and 1990s, the development of apartments expanded to the suburbs and along major interstates; and in the 2000s, apartment growth continued in the peripheral areas while returning downtown. During this time period, apartments were developed most often in majority white, high-income and low-poverty neighbourhoods. These geographic and sociodemographic characteristics challenge widespread conceptions that equate multifamily rental housing with central city locations and low-income populations. The findings suggest that multifamily rental housing offers a powerful tool to increase residential density in downtown and suburban locations, while also accommodating a sociodemographically diverse population.     

中低收入住房保障法规研究

在对我国中低收入住房保障制度演变过程、国外法规体系现状考察的基础上,总结出我国中低收入住房保障制度主要存在的问题,提出构建中国特色中低收入人群住房保障法律体系的建议,从而实现住有所居的目标。     

Unequal access to energy efficiency in US multifamily rental housing: opportunities to improve

The energy efficiency of US multifamily rental housing is compared with other housing types. A real and growing energy efficiency gap is documented, particularly for lower income households. Findings are based on data from the 2005 and 2009 US Residential Energy Consumption Survey (RECS). Individual energy efficiency features related to HVAC (heating, ventilation and cooling) systems, appliances, and the building envelope are analysed along with weighted and unweighted total energy efficiency indices. Multifamily units occupied by low income renters had 4.1 fewer energy efficiency features in 2005 and 4.7 fewer in 2009 compared with other households. If the number of efficiency features was on par with other housing, the savings could be in the range of US$200–400 per year for most lower-income renters in multifamily buildings. There is an astonishing lack of information on how efficiency retrofits would affect property (real estate) metrics such as cash flow and value. Available evidence suggests that millions of US properties could be good retrofit investment opportunities. Better efficiency would allow renters to increase spending on food, healthcare and other essentials. This is not only an economic issue: it has implications for household health, social equity and environmental problems tied to energy consumption.     

The geographic concentration of housing vouchers,Blacks, and poverty over time: a study of Cincinnati,Ohio, USA

Using data from the US Department of Housing and Urban Development (HUD) concerning Housing Choice Voucher (HCV, formerly called Section 8) recipients, the authors provide a spatial analysis in Cincinnati, Ohio, USA. ‘Hot spot’ analysis is utilized to detect areas with significant densities of voucher recipients compared with the surrounding environs. Results show that the implementation of Cincinnati's HCV program between 2000 and 2005 in conjunction with public housing transformation has not led to a greater dispersion of voucher recipients and either poverty or racial deconcentration. Many HCV households remain concentrated in hot spots. The implications for US low-income housing policy are discussed.     

Working guide for urban low income settlement development in third world countries

Kwasi Owusu-Adade recognizes the work that has been done in the past has been inadequate; confirms that governments, international finance, and aid agencies have redirected their attentions to more acceptable approaches to urban low income housing; and gives headings for action at both policy and programme level.     

从公共住房到租金优惠券——美国低收入阶层住房政策演化解析

本文对美国低收入阶层住房政策的演化过程作了介绍 ,分析了其中三种典型住房政策的实施效果。在把握我国国情的基础上 ,借鉴美国住房政策演化过程的经验教训 ,为建立我国弱势人群住房政策提出了建议。     

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。     

Generation rent and the financialization of housing: a comparative exploration of the growth of the private rental sector in Ireland,the UK and Spain

Abstract

This article analyses the growth of the private rental sector over recent years through a comparative analysis of three classic homeowner societies: Ireland, the UK and Spain. The article argues that theories of financialization provide a useful framework for understanding ‘generation rent’. In particular, the cyclical nature of credit markets tends to undermine homeownership over the medium term. This contributes to and intensifies the wider set of policy changes associated with neoliberalism. The article also accounts for the divergent experiences of our three case study countries within their common trajectory. It does so through an analytical focus on the interaction between global aspects of financialization and more nationally based ones, such as mortgage markets, as well as on how both are mediated by national policy regimes. The article thus aims to contribute to the emerging literature seeking to explain ‘generation rent’ and explore its significance, and more broadly to political economy approaches to housing system change.