我国保障房资金缺口问题及其解决途径

面对保障性安居工程巨额的资金需求,各地政府纷纷尝试多种保障房建设融资模式,其融资途径涵盖银行贷款、地方债、私募债、公积金甚至是企业债,保障房发展的资金困境似乎正在化解。但这又产生了新的问题：一是发债资金使用流向的监管,二是保障房债券的偿还。保障房项目利润率低,建设周期长,单纯依靠财政投入难以为保障房建设提供长期稳定的资金来源。应该发挥政府动员社会资源的能力,构建以地方政府为主体、多方参与、风险共担与风险规避的保障房投融资平台,吸引民间资本、住房公积金增值收益、银行信贷、信托、保险、社保等具有不同风险偏好的资本参与保障房建设,使建设资金来源多元化,从源头上解决融资难的问题。     

Private space, shared space and private housing prices in Hong Kong: An exploratory study

This exploratory study examines the relationship between internal space, shared space and private housing prices. Housing floor area is an ambiguous concept in Hong Kong because it covers a possible exaggeration of the amount of ‘private space’ exclusively enjoyed by the owner and an unidentifiable portion of ‘public space’ shared with other owners within the development. Using hedonic pricing models, this study has found that different distributions between private and shared space command different values from the housing buyers. Shared communal space generally exerts a downward pressure on housing prices. The buyers are willing to pay more for the private space and some desirable forms of communal space. A higher willingness-to-pay for the desirable attributes such as clubhouse indicates that the Hong Kong people are increasingly concerned about the quality of living space in the built environment. This study suggests a need of further research into the exact measurement and the different forms of housing space rather than simply taking the stated floor space figures for granted.     

The effects of rent restructuring on social housing in English rural areas

This paper discusses the impact of central government's rent restructuring policy on social housing in rural areas in England. It examines the effect that restructuring will have on the rents set by social landlords in a set of case study areas then considers some of the likely impacts on affordability and on new investment in rural social housing. One of the primary aims of rent restructuring policy is to reduce unjustifiable differences between the rents of similar dwellings in the local authority and Registered Social Landlord sectors locally. This aim seems likely to be achieved. In doing so, it is likely that affordability will be reduced in the local authority sector but enhanced for tenants of some RSLs. However, the reduction in real RSL rents that improve affordability may further constrain RSLs’ ability to invest in new social housing in rural areas. The paper concludes that rent restructuring by itself will not materially improve the housing prospects of the less well off in rural areas.     

Gender and housing : The provision of accommodation for young adults in three Mexican cities

The literature on gender and housing is oddly distorted, for it is dominated by research on households which are ‘women-headed’, even where the majority of women may live in households conventionally regarded as being headed by men. This literature shuns the ‘traditional’, male-headed, nuclear household and regards ‘non-traditional’ households as being those headed by single mothers or women living alone. The first part of this paper argues that it is important not to restrict discussion of gender and housing to the problems facing single mothers or women living alone, because there is a danger of rendering the majority of women, once again, invisible.Equating ‘traditional’ and ‘non-traditional’ households with ‘nuclear’ and ‘women-headed’ households, respectively, confuses structure with headship and overlooks cultural variations in what constitutes a ‘traditional’ household — the nuclear household is not necessarily the traditional norm. The second part of this paper explores a little-documented housing arrangement in which large numbers of women are involved in urban Mexico: sharing. ‘Sharing’ occurs when two or more households occupy the same plot of land; one household owns the plot, allowing the other(s) to live there rent-free. Sharing mostly involves the adult sons or daughters of the plot owners, and may be regarded as a variation on the extended household structure. Sons are more likely to be allowed to bring their wives to their parents' home, whereas daughters are more likely to leave. Women living with their in-laws lack security of tenure and there is often conflict between wives and members of their husband's family of origin, particularly their mothers-in-law.The anthropological literature has identified gender relations as the source of conflict between women in extended households. Sharing reduces the potential for conflict by giving the younger household greater autonomy. Furthermore, concern for their daughters' welfare leads many parents to offer accommodation to married daughters as well as sons. Single mothers, however, are more likely to live as part of their parents' household than to share. In this respect, the nuclear household norm is reinforced, since sharing seems to be a privilege accorded only to those who are married.     

加大中端住房市场支持构建梯级住房供应体系

调整住房供应结构,加大可支付住房供应,实现“住有所居”,是当前房地产政策支持重点。合理的住房供应结构应与居民住房支付能力相适应。上海构建多层次住房供应体系,应立足于居民实际住房支付能力,重在解决住房供应与消费的结构性矛盾。通过调研分析当前上海市住房供应存在的主要问题,并结合美国住房供应的经验,提出构建上海市梯级住房供应体系的具体对策。     

Growth and Locational Impacts for Housing in Small Communities

Abstract Many Americans believe that small rural communities are ideal places to live. They assume that small rural communities offer a safe environment, a supportive community, and affordable housing. In contrast, research indicates that rural households are more likely to live in unsuitable or inadequate housing and have lower incomes, making affordable housing difficult to obtain. Although there are data highlighting regional or urban-rural differences, very little research has been conducted on the housing situation among small rural communities. The research presented here explores housing availability and affordability in 589 Midwestern communities. Findings indicate that, based on the community's growth and location, there are significant quantitative housing affordability and availability differences among small communities. However, these differences were contradicted by focus group discussions that indicated key similarities of housing concerns across small communities. The findings have potential impacts for public policy implementation in small communities.     

保障房市场与商品房市场关系研究

保障房和商品房在本质上是差异化产品,两者在对应的需求层次、房屋的品质、价格、供给和渠道等方面都存在着巨大的差别。自我国房地产市场化以来,商品房就始终处于市场独大的局面,但随着近年来我国政府加大了对楼市的调控、加快了保障房建设的步伐,房地产市场已朝着保障房市场和商品房市场并重的＂双轨制＂迈进。然而,保障房的大规模兴建和投放市场会对商品房市场乃至整个中国楼市产生什么影响,以及保障房供给体系在运行与管理过程中存在什么问题,目前尚不确定。为此,有必要对其深入分析并寻找对策。     

What makes motherhood so expensive?: The role of social expectations, interdependence, and coordination failure in explaining lower wages of mothers

This paper utilizes expectations imposed by society to explain lower wages of mothers compared to non-mothers in the labor market. Social expectation, interdependence between mothers’ labor supply and childcare services, and lack of coordination between employers, employees (mothers), and childcare services explain how an economy can be caught in a ‘trap’ exhibiting large wage differences. Higher levels of human capital, increased coordination along with affordable childcare services in a more modern economy allows for specialization, increasing returns, and the possibility for a better outcome due to multiple equilibria.     

Using GIS to enhance programs serving emancipated youth leaving foster care

This article describes a GIS prototype designed to assist with the identification and evaluation of housing that is affordable, safe, and effective in supporting the educational goals and parental status of youth transitioning from foster care following emancipation. Spatial analysis was used to identify rental properties based on three inclusion criteria (affordability, proximity to public transportation, and proximity to grocery stores), three exclusion criteria (areas of high crime, prostitution, and sexual predator residence), and three suitability criteria (proximity to health care, mental health care, and youth serving organizations). The results were applied to four different scenarios to test the utility of the model. Of the 145 affordable rental properties, 27 met the criteria for safe and effective housing. Of these, 19 were located near bus routes with direct service to post-secondary education or vocational training programs. Only 6 were considered appropriate to meet the needs of youth who had children of their own. These outcomes highlight the complexities faced by youth when they attempt to find affordable and suitable housing following emancipation. The LEASE prototype demonstrates that spatial analysis can be a useful tool to assist with planning services for youth making the transition to independent living.     

From ‘sustainable rural communities’ to ‘social sustainability': giving voice to diversity in Mangakahia Valley, New Zealand

Despite widespread interest in the notion of sustainability, little progress has been made towards an understanding of its social dimensions. Nonetheless, the concept of ‘sustainable rural communities’ is embedded in popular, policy and academic discourses, where the needs of ‘rural communities’ are usually equated with those of farm families. Our ethnographic research in Northland, New Zealand illustrates the diverse interests to be found within ‘rural communities'. Interviews and participant observation were undertaken between August 1995 and July 1996 in the Mangakahia Valley. The increasing divergence in the ethnic, class and occupational makeup of the population has brought with it complexities in terms of what can be said to contribute to ‘sustainable rural communities'. We suggest that ‘sustainable rural communities’ be treated as a folk category, and instead, social science discourse should resort to the broader concept of social sustainability, which will have a locally defined content, not a universal definition, but will include elements of livelihood, social participation, justice and equity.     

Infrastructure Investment and Incentives with Supranational Funding

Public infrastructure investment is usually co-financed by supranational organizations. The selection of projects is supposed to be decided using the information provided by conventional cost-benefit analysis. Nevertheless, we show that the type of institutional design regarding the financing mechanism affects the incentives of national governments to reduce costs and increase revenues, affecting project selection, the infrastructure capacity, the choice of technology, and the type of contract used for the construction and operation of projects. With a total cost-plus financing mechanism there is no incentive in being efficient and the price charged for the use of the new infrastructure is zero, the market quantity excessive, and the level of supranational financing disproportionate. In contrast, with a sunk cost-plus financing mechanism social optimal pricing is always implemented, though there is no incentive in being efficient. Finally, with a fixed-price financing mechanism the maximal efficiency may be achieved, and the socially optimal pricing is always implemented.     

Listen to the Elders: Design Guidelines for Affordable Multifamily Housing for the Elderly Based on Their Experiences

There is an increasing demand for affordable multifamily housing for a rapidly growing population of ethnic elders. Using the lived experiences of Korean American elders currently residing in affordable housing in the Midwest as one such example, this study seeks to develop design guidelines to meet the specific living needs and desires of this aging population. Verified against well-established building standards and accepted guidelines, these design recommendations lay the groundwork for multifamily housing that will assist elders to age in place in safer, healthier and happier environments.     

A simple theory of ‘meso’. On the co-evolution of institutions and platform size—With an application to varieties of capitalism and ‘medium-sized’ countries

This paper deals with institutional emergence in the well-known ‘evolution of cooperation’ framework and focuses on its size dimension. It is argued that some ‘meso’ (rather than ‘macro’) level (to be numerically determined) is the proper level of cultural emergence, diffusion, and retention. Also Schumpeterian economists (K. Dopfer et al.) have discussed institutions as ‘meso’ phenomena, and Schelling, Axelrod, Arthur, Lindgren, and many others have dealt with ‘critical masses’ of coordinated agents, including related segregations of populations. However, the process and logic of emergent group size has rarely been explicitly explored so far. In this paper, ‘meso’ will be explained, in an evolutionary and game–theoretic frame and a population perspective, in terms of a cooperating group smaller than the whole population involved. Mechanisms such as memory, monitoring, reputation chains, and active partner selection will loosen the total connectivity of the deterministic ‘single-shot’ benchmark and thus allow for emergent ‘meso’-sized arenas, while expectations to meet a cooperative partner next round remain sufficiently high. Applications of ‘meso-nomia’ include the deep structure of ‘general trust’ and the surprisingly high macro-economic and macro-social performance in ‘small’ and ‘well-networked’ countries which helps to explain persistent ‘varieties of capitalism’. A strategy for empirical application of the theoretical approach and some first empirical indications of its relevance are presented.     

Evaluating development programs: building joint activity

There has been an increasing plea for a participatory approach to development programs. It is argued that for programs to be sustainable, they need to be conceptualized, negotiated and run by all stakeholders jointly. Concurrent with this trend, there has been an increasing demand for program evaluation strategies, which encompass an evaluation of the nature and level of participation of the different stakeholders in the program. This paper proposes a theoretical framework for such evaluation and subsequently provides a practical illustration. Engeström's notions of ‘activity system’ and ‘learning by expanding’, are proposed as a framework for the evaluation of participation and an action evaluation methodology is suggested as the practical tool within such framework. The paper presents a case study of a conservation education program in Africa, which operationalizes the proposed theoretical framework.     

“A problem of resources”: defining rural youth encounters in education, work & housing

Using empirical evidence from a study of rural youth living in a remote region in the West of Ireland, this paper applies a structurationist approach to focus on and explore how young people's scope for action and choice is shaped and mediated. In particular, it applies Giddens's concept of authoritative resources (‘organization of life chances’), social practices and relations to understand the encounters, events and experiences within education, work and housing. The paper concerns how the types of practices and relations encountered within these three arenas tend to problematise the choices and opportunities available for young people. In the late-modern age, these three spheres of life can generate considerable pressures, which, depending on circumstances, are differentially mediated by young people. In conclusion, it calls for policy to engage in more ‘enabling’ terms with rural youth experiencing the negative effects of rural economic restructuring.     

从农民工进城住房入手改革户籍制度

现阶段城市户籍实际代表了三项公共服务:以城市最低生活保障为主的社会救助服务,以经济适用房和廉租房实物或租金补贴为主的政府补贴性住房安排,以及迁移人口子女在城市公立学校平等就学的机会。户籍制度改革的关键,就在于如何通过有效的政策改革方案,为外来人口提供可支付的住房,以及为其子女教育建立有效的融资机制,从而使外来务工人员主要是农民工可以在城市定居下来。土地制度改革可以作为突破口,通过城中村政府和村民有效的公私合作,充分利用市场机制为外来人口提供可支付住房,辅以相关财税体制改革,同时可以有效解决外来务工人员子女的教育问题。在通过土地制度改革和相关财税体制改革有效解决了外来人口住房问题和子女教育问题后,户籍制度改革也就完成了实质性突破。     

The development of a low-income housing finance sector in South Africa: Have we finally found a way forward?

Since the 1994 democratic elections, the South African government has been intent on encouraging the country's financial sector to extend finance to low-income households as a means of delivering an acceptable standard of housing through its housing subsidy scheme. This paper examines the history of lending to low-income black households beginning in the late 1980s and describes the problems encountered by the banks from the early 1990s onward. It also demonstrates how intertwined the development of housing finance has been with the formulation of the country's housing policy. As a means of understanding the development of the sector, the following issues are considered: the effort to mobilize mortgage finance via the banks; the shift in focus toward the use of micro-finance for housing purposes via non-bank lenders; the competition that has arisen between the banks and non-bank lenders; the recent attempt by government to compel the banks to lend through community reinvestment-type legislation and the banks’ response through the establishment of a Financial Sector Charter negotiation process aimed at transforming the entire financial sector. The paper concludes by offering some judgments as to whether this recent attempt by government and the banks to break through the decade-old housing finance logjam will be successful.     

Sustainability and accessibility: the Design for All approach

A sustainable project should also be affordable, and it is cheaper if it its affordability is guaranteed to as much people as possible since the first phases of the project without any modifications. The author illustrates the activity of diffusion of DfA on an urban scale carried out on didactic and cultural level.     

Making democracy matter: Responsibility and effective environmental governance in regional Australia

This paper will critically examine the changing social relations of responsibility associated with Australia's current regional ‘experiment’ in environmental governance. This experiment centrally involves the transfer of responsibility for natural resource management (NRM) from Federal and State governments to community-based regional bodies. Although governments are promoting democratic NRM planning at the regional level as a more effective means of addressing Australia's environmental problems, we argue that a tension is emerging in association with the simultaneous pursuit of these goals: ‘effectiveness’ has been defined in terms of the accountability of regional communities to central governments for the achievement of short-term results, an approach which is undermining the democratic promise that regional bodies would be responsive to wider community concerns. The notion of ‘responsibility’ provides a means of investigating this tension, as accountability and responsiveness are both elements of the overarching concept of responsibility. The examination of NRM institutions through this theoretical lens indicates that the shared substantive interests required to motivate a sense of shared responsibility amongst regional actors have been sidelined by the procedural demands of accountability. We argue that, if NRM planning is to be genuinely accountable and responsive to substantive public ends, the properly social and dialogical nature of responsibility relationships must be recovered. The paper concludes with a discussion of the social and political relations of responsibility that appear to provide the best opportunities for effective environmental governance, and thus for the achievement of more sustainable NRM outcomes, at the regional level.