日本公共住宅制度改革及发展趋势研究

日本最初的公共住宅制度是以公库、公营以及公团为核心,主要致力于解决公共住宅不足的问题.公共住宅政策采用的是"以政府为主导、以住宅规划为目标、以公库为资金支持、以公团为建设主体"的模式.随着日本住房问题的改变,日本针对公库、公营、公团等公共住宅制度进行了较大幅度的改革,公共住宅制度的未来发展趋势也相应的作出了调整.通过对日本公共住宅制度改革和发展趋势的研究,可为现阶段中国公共住宅制度的发展和改革提供借鉴经验.     

农村公共产品自愿供给的制度研究

农村公共产品自愿供给在供给主体、供给动机、供给规则上与政府供给、市场化提供、制度外供给均有所区别。自愿供给的实现,受多维度、多层面、关联互动等多方面因素影响,需要一定的制度基础、制度激励、制度效率和制度规范。浙江农村公共产品的自愿供给从产生到逐步成熟,目前已呈现出供给主体、供给项目、供给渠道和供给资源多样化的总体特征,并初步形成集体、企业和个体、社会组织自愿供给三种制度类型,为提出农村公共产品自愿供给制度的总思路,完善农村公共产品自愿供给的制度设置,缓解农村公共产品供需矛盾提供了理论指引和实践路径。     

日本住宅租赁判例与调停制度研究冰

在对住宅租赁关系进行法律调整的过程中,日本不仅注重建立和完善民法典和租赁特别立法等成文法律,也重视法院通过具有能动性的司法实践对着住宅租赁关系进行灵活的调整.一方面,法院通过判例对成文法加以灵活解释以保障租赁关系中承租方的住宅权,另一方面,通过调停制度促进租赁双方的交涉,维持住宅租赁关系的稳定与和谐.     

日本住宅租赁判例与调停制度研究

在对住宅租赁关系进行法律调整的过程中，日本不仅注重建立和完善民法典和租赁特别立法等成文法律，也重视法院通过具有能动性的司法实践对着住宅租赁关系进行灵活的调整。一方面，法院通过判例对成文法加以灵活解释以保障租赁关系中承租方的住宅权，另一方面，通过调停制度促进租赁双方的交涉，维持住宅租赁关系的稳定与和谐。     

日本农村公共产品供给特点及其对我国的启示

日本财政支农资金规模是很大的,日本财政支农主要表现在农村公共产品供给上。本文介绍日本农村公共产品的供给特点,从中总结对我国农村公共产品供给的启示,以完善我国农村公共产品供给制度和农村公共财政制度,促进农业、农村发展。     

推进社会主义新农村建设和农村公共产品供给机制创新

农村公共产品供给在我国社会主义新农村建设中具有重要地位。但目前我国农村公共产品供给制度和机制不完善,成为社会主义新农村建设的制约因素,所以加快农村公共产品供给机制的创新是当务之急。要统筹城乡发展,建立以政府为主体的多元化农村公共产品供给机制;要建立农村公共产品合理的需求表达机制,保证农村公共产品的有效供给。     

西部县域公共产品供给模式探讨

向农民提供公共产品,是提高西部县域经济实力、发展农业生产力的有效途径。现阶段西部县域公共产品供给还存在总体供给不足的问题,地方政府应针对不同公共产品的性质,通过各种制度安排提高公共产品供给,即对县域纯公共产品由政府直接供给;对于准公共产品由政府间接供给。     

改革与创新:优化农村公共产品供给制度的战略思考

随着“十一五”规划中“建设社会主义新农村”的提出,农村公共产品供给工作面临着新的机遇与挑战。文章针对目前我国农村公共产品供给中存在的主要问题,从宏观、中观以及微观三个层次对此进行了根源分析,并提出了完善中国农村公共产品供给制度的战略改革方案。     

改善农民民生的基本制度设计:多中心理论与农村公共物品供给主体多元化

计划经济时代的政府为全能政府,追求经济效率的政府过度关注的是私人物品,结果造成公共物品短缺,尤其是供给农村公共物品的职能严重缺失。公共服务型政府是有限政府,是改善民生的保证,在公共物品供给领域,必须打破政府单中心垄断性供给的局面,更多地用非政府力量来改进和提高公共物品供给效率。我国现行农村公共物品供给主体存在着严重失衡,从根本上制约着农村经济社会发展。十七大报告提出,要"围绕推进基本公共服务均等化和主体功能区建设,完善公共财政体系",意味着对农村而言,政府要为农民提供基本而有保障的公共物品,优先解决广大农民生存、发展面临着的最直接、最现实、最基本的问题。依据农村公共物品的层次和特性,构建一个由政府部门、私营部门、第三部门和公民等参与者组成的多中心的合作网络,营造一种有益于实现农村公共物品供给主体多元化的制度环境,以确定各个供给主体的功能边界,实现责任对接。     

加强新农村公共产品政府投入的对策分析

农业作为弱质产业,在公共产品供给中存在着比较突出的市场选择失灵问题,必须进行以政府为核心的选择,确立政府投入的主导地位.受二元经济结构下非均衡的城乡公共产品供给体制的影响,我国农村公共产品投入主体长期缺位;农村税费改革也在一定程度上降低了基层政府公共产品的投入能力;现行财政支农制度存在着严重的设计缺欠,投入效率低下,导致农村公共产品有效供给严重不足.要通过深化农村公共产品投入体制改革,充分发挥政府作为公共产品供给投入主体的作用,构建后农业税时代农村公共产品政府投入的新模式,切实提高财政支农效果.     

The Cost of Selling Public Rental Housing: Victoria and South Australia Compared

A comparison of the cost of selling public rental housing is made between two state housing authorities which have similar sized rental stocks but which have sold different percentages of total constructions. Using data from annual reports, it is found that Victoria's policy of selling to sitting tenants has resulted in higher per unit costs on the unsold rental stock than in South Australia where very few houses have been sold to sitting tenants. It is argued that tenants who do not buy necessarily subsidize those who do buy, and that if governments wish to encourage sales then they, and not the bulk of public tenants, should pay for the cost of sales.     

The South Australian Housing Trust: A Socioeconomic Case Study in Public Housing

The cost structure of Australian public housing authorities and its implications for the social administrative side of public housing operations is examined through a study of the South Australian Housing Trust. The importance of the pooled debt burden for lowering costs to well below private market levels is indicated. The sales policy is examined and it is argued that the sale of public housing into owner occupation is a major exacerbating factor in the high cost of rental rebating and in unbalancing the social mix among public housing tenants. The implications of the 1978 Commonwealth State Housing Agreement for the South Australian Housing Trust are briefly examined.     

From Public Housing to Welfare Housing

This paper examines the shift in housing policy from public housing to welfare housing during the 1970's and the period of the Fraser government in particular. The period saw a series of new Commonwealth State Housing Agreements directed toward market pricing of public rental stock; at the same time Federal funds were declining, with marked effects on the public housing sector. The paper reflects on these trends and highlights certain contradictions in public housing policy.     

The unregulated private rental sector and the impact on Israeli housing market

Israel’s rapid population growth, deriving from its unique demographics, is generating a consistent rise in the demand for residential housing. The low interest rate environment in Israel since the beginning of the last decade has also contributed to the rise in demand for housing, which exceeded the available supply and led to a continuous rise in the price of housing. The various government programs all attempted to halt the rising prices, with no long-term success, if any. Policymakers focused on making ownership of housing affordable for young couples but directed their activity at repressing the demand for housing among investors and housing upgraders. This interpretive article focuses on analyzing Israel’s housing policy and indicates the built-in failure engrained in this policy, as the demand for housing in Israel is a rigid demand deriving from the country’s demographics and values and therefore attempts at repressing it are futile in essence. The housing policy aimed at making housing affordable for young people must examine, before it is finalized, their overall incentives to own housing on one hand and the obstacles they encounter that prevent them from opting for rentals on the other, and accordingly formulate the features and different terms of the policy. The research conclusion indicates the need to implement a public policy that will promote the rental alternative as an efficient way of meeting the demand for housing on one hand and of curbing the price of housing on the other.     

The Hidden Housing Policy: Management of Public Housing Estates in Australia

Management of public rental housing is out of public view because most of the rules, regulations, and management policy directions arise from within the housing authorities themselves. As such, the policies can be vague, contradictory, and unrelated to the actual social and economic situations of the residents of public housing. The housing estate manager must translate these policies into a workable day-by-day relationship with tenants. The quality of housing estates is the result. We must be concerned, for on this quality rests the success or failure of our public housing policy.     

Why do tenants leave social housing? Exploring residential and social mobility at the lowest rungs of Australia's socioeconomic ladder

Historically, social housing in Australia operated as a springboard for social mobility. For many working families, public housing tenancy was an opportunity to save for a house purchase deposit. Latterly, tenant exits from public to private housing have declined to very low levels. This has raised concerns about systemic barriers to residential and social mobility for social renters, and about the consequent longer waiting times for applicants in need of social housing. Drawing on administrative data collected by social housing providers in NSW and Victoria, and in‐depth interviews with 95 former and current social housing tenants in both states, this paper examines tenant attitudes, intentions and motivations as regards future house‐moves. We argue that the primary disincentives to exit relate to affordability and security of tenure in private rental, rather than factors related to the social housing system itself.     

The impacts of housing factors on deprivation in a world city: The case of Hong Kong

Hong Kong is a typical example of a world city that faces escalating poverty and housing problems. Problems related to housing are crucial in determining deprivation. By means of hierarchical linear regression on a representative survey of Hong Kong residents in 2014, this study examines the impacts of household income and housing factors on the deprivation of residents in Hong Kong. The study indicates that income level has a crucial effect on the deprivation level of households; whereas housing cost per capita, living area per capita, and living quarter problems significantly influence deprivation. A small interacting effect exists between household income and housing factors, which do not influence the independent effects of living area per capita and living quarter problems on deprivation. For the public rental housing residents, only the effect of living quarter problem on deprivation is significant, whereas for private rental housing residents, living area per capita and living quarter problem have a significant effect. Among all the models, housing expense per capita is a significant factor only in model for overcrowded households. The study recommends that improving the maintenance and renovation schemes for public and private housing with poor living environment is a good strategy to improve housing conditions and deprivation. The study suggests that anti‐poverty policies must consider strategies and measures that can improve the housing factors, including housing expenses, living density and living quarter maintenance problems, especially for those residents with high living density, such as those living in bed spaces, cubicles, and subdivided flats.     

Housing,Demographic Change and the Private Rental Sector

Housing policy and provision in Australia are primarily oriented towards meeting the needs of the traditional nuclear family household. Households who cannot afford to buy their own home and are not eligible for public housing have no alternative but to rent in the private sector. Many of these households are single headed, groups, unemployed or on low-incomes. However, even in the private rental sector family households are favoured by landlords and estate agents and gain access to the better standard accommodation. Flexible and innovative policies in the public sector are urgently needed to meet the housing needs of the growing number of non-nuclear family households.     

Contentment and Suffering: the Impact of Australia's Housing Policy and Tenure on Older Australians

Housing policy in Australia historically has focused on facilitating homeownership and creating some buffer for those households that are not homeowners. This paper explores the implications of this policy for older Australians. What is argued is that housing tenure has become a crucial divide and that older Australians who have not had the good fortune to access homeownership or public / community housing and who are dependent on the private rental sector as a result, often find themselves in desperate circumstances. The argument is developed that the failure to put in place a housing policy which would give all citizens the ability to access adequate and affordable housing, has led to a situation where a substantial and increasing number of older Australians have untenable housing costs and minimal disposal income. The article concludes that the present policy initiatives aimed at addressing the housing affordability crisis will have little impact on the situation of older people who are currently in housing stress.     

房价上涨路径分析综述

1998年住宅实行商品化后,房价上升迅速,房价上升是由于我国货币供应量超过国民经济总量所致。货币超发与我国在改革开放后经济的增长模式高度相关,以出口和投资特别是政府投资带动的经济发展,在经济制度选择上引致货币被动和主动的超发。政府投资的资金依赖于城镇土地出让金,在城镇土地出让数量受到限制的约束下,土地出让金被不断地推高,带动房价上涨超过居民的实际购买力水平。