Through this essay, I will explain the background of rental control in New York City. Discussion / discussion in New York City, including historical and present opposition and historical and current support for it. Furthermore, I will discuss opposition and support for it in other US cities. Support of my opinion and rental control of the opposition party.
What is rental management? It is a program operated by the New York City Leasing Management Bureau, which includes emergency housing leasing management law, local emergency tenant management law, rental stability law, emergency tenant protection law (ETPA), etc. The preceding four laws form the foundation of a leasing management system known as "leasing management" and rent stabilization (New York State residential community reorganization, 2006). However, as the scope of this book is limited, the focus of this essay is centered on New York City.
Leasing management is normally applied to residential buildings before February 1947 in 55 municipalities, including municipalities in New York City, Albany, Buffalo, Albany, Erie, Nassau, Rensselaer, Schenectady, West Chester County . The end of the postwar rental housing emergency (New York State residential community reorganization, 2006). It must have been leasing the apartment continuously since July 1, 1971. If it is necessary to vacate a rented managed apartment, it is generally excluded from regulation if the rent is stabilized, or if the unit is in a building with less than 6 units. In addition, it is necessary to continue to stay in an apartment of a household with one or two households without a commercial facility, from March 31, 1953, in order to legally manage rent. If you leave after March 31, 1953, it will no longer be subject to regulation. Condominiums that have been managed so far are usually withdrawn for various reasons (New York State Housing Community Reorganization, 2006).
Rental management restricts the right for the owner to leave the lessee and limits the rent charged by the owner for the apartment. In addition, it is necessary to provide essential services and equipment to the owner. For example, the owner offered all furnished or furnished services for apartments in New York City's rental management apartment, apartments in NYC on March 1, 1943, on the base date of May 1, 1950 It is necessary to maintain. In addition, you can order necessary changes and necessary services, then adjust the appropriate rent. Essential services include, but are not limited to: Maintenance; light supply; heat; hot and cold water; elevator service; kitchen; bathtub, laundry facilities, benefits available. (New York State Residential Community Restructuring Division, 2006)
New York State Housing Rehabilitation Division (DHCR) outside NYC will determine the maximum rent growth rate allowed under the above rule. Owners can periodically apply for these increments. On the other hand, this regulation is operated under NYC's maximum rent (MBR) system. MBR sets the maximum basic rent for each condominium and adjusts it every two years reflecting the fluctuation in operating costs. In addition, owners certifying that they have provided important services and removed violations may raise rents by 7.5% each year until the MBR limit is reached (New York State Housing Community Reform Division, 2006) . Tenants may challenge increases as buildings are in violation or because the owner's expenses are not guaranteed to increase. By submitting Challenge RE: Maximum Base Rental Order (DHCR Form RA - 94 MBR), you can do so. The owner can challenge the maximum rent-based rental agreement by submitting the DHCR form RA - 94 MBR (New York State residential community reorganization, 2006).
(1) If the owner increases service, substantially restores the building, or carries out large-scale capital improvement, (2) hardship, (3) increase in labor cost, (4) fuel cost at NYC See "Passalongs" (New York State Housing and Community Renewal, 2006). Secondly, DHCR may reduce returns in the case of substantial, undamaged code violations, reduction of services including facilities, space or equipment, or accompanying services (New York State Housing Community Reform Division, 2006) there is.
The preceding paragraph depicts the background and laws of the rental management housing contributing to that discussion / controversy. The main argument against this regulation is that developers will advance building new homes as shown in the following quote,
Even though it is effortlessly adjusted, it is inevitable to bring inefficiency, reduce supply and cause bad side effects, as it is tied by law rather than a voluntarily renewable contract. An immoral real estate owner spent a dangerous period to leave a tenant to pay a higher price and as a result the tenant protection law was enacted and it was almost impossible for even criminals to be excluded "(Economist.com, 2003, para 10).
Next, the main argument for the support of the law is that it creates stability as indicated by the following quotation,
"In principle, I think the control of rent is great, people should not be kicked out of the house as neighboring people become more prosperous and they are profitable. [sic] It is not my own efforts but from social progress in the neighborhood "(Newman, 2003, para 1).
If we portray pricing advice on rental of rental housing as good and adversary, we call it a greedy and opportunistic, hypocritical flip floppy ("I will say, but I will not. Control) - Ugly? The case of Mr. Robert Nojic, author of the 1974 National Book Award recipient: "" The anarchy, the state and the utopia, which solidified the reputation of Professor Harvard Philosophy as an intellectual hero of the liberal " Dr. Nozick preached that the hegemony of the free market is the key to social success and capitalism is a free hand that runs without external interference like the modern liberal economic intervention (Tucker, 2003) However, like his conservative cousins (TV evangelists) - Jim Baker and Jimmy Swagger, Dr. Nogic, a sermon ugliness preacher Noriko does not practice what he preaches ... and again, he is a living proof "When everyone has his or her own life (self-interest) going up, everyone is a god As we pray to the fox, there is no atheist in the fox's hole. "
Case Study: Professor Nozick - A prominent anti-pricingist successfully applied the price control law on renting houses in Cambridge, Massachusetts to a landlord, a refurbished scholar, "Love Story" - Eric Segal's author did. Mr. Erik Segal was forced to settle the lawsuit so that Professor Nozick leaves his own apartment (Tucker, 2003).
The above paragraph shows the composition of debate / controversy on leasing management. Continue to oppose such management in New York city by starting with its historical roots. According to Economist.com (2003), the law on housing leasing was one of many price controls purchased in the horrific panic era between Pearl Harbor attack in 1941 and the United States Rubber, oil, coffee Like shoes, houses were regarded as important items that need to be regulated for the benefit of citizens. Age of war. The above Economist.com article (2003) lamented that all price controls were phased out by 1947, but excluded real estate price regulations. Specifically, the website pointed out that most cities have historically resolved the precedent market distortion other than the capitalist capital of New York City (Economist.com, 2003).
From its invasion to its present form, the lease rules are strongly resisted, mainly by opponents of landlords and free market economists. For example, Swedish economist Assar Lindbeck compared the effect of the ordinance on cities with the city destroyed by the bombing. Walter Block, a holder of a prominent scholar of economics at Lolola University, Harold E. Wirth said that Joseph A. Butt of SJ College Business Department I made an anecdote on a website that shows something worse than blowing. (Seriously, I was surprised if Dr. Block thought that it was destructive in the urban areas than Nagasaki and Hiroshima's nuclear bomb, Washington, DC, New York City 9/11 attack)?
The main complaints to the ceiling of the rental property in New York City seems to be centered on the following things. First of all, it is a government-set price management, and you may charge a landowner the maximum price (rent upper limit) tenant. Next, as with other price capping, the rent upper limit causes disadvantages, degradation of product quality, and queuing (Block, 2002).
Second, divert new investment toward rental housing to other useful venture. Therefore, diversion leads to deterioration of the housing, a decrease in repair, and a decrease in maintenance. For example, in the South Bronx in New York City, the entire house was destroyed due to the upper limit of the house price, whereas it was abandoned by five municipalities in the city and abandoned (Block, 2002).
Third, for long-term tenants wealthy and politically connected, the middle class and the working class tenants are often more advantageous than the tenants that most need it. For example, while residing in the city hall as the mayor of New York, the current rental management apartment lives in the current millions of Ed · Koch.
Let's start with its historical roots on the support of the lease law in New York City. The New York city lease ceiling program was introduced to alleviate turmoil in warfare and to prevent beneficial behavior, like Western Europe and the biggest cities in North America during the First World War. After that, in some cities, the program was interrupted while staying in other cities after the war. During the Second World War, rents were frozen in major European and North American cities. Except for New York City, all cities in North America were completely abolished by about 1950 (Arnott, 1997).
From the beginning of the establishment to the present form, the housing law is firmly endorsed by supporters (mainly tenants, liberal, socialist organizations, politicians). For example, Rachel Treichler (a zealous supporter) - New York Attorney General's Green Party candidate is generally affiliated with New York City as one of her major planks at the campaign platform (Voterachel.org) I made it at a residential price. Another example is the New York City public lawyer, Betsy Gotbaum (Betsy Gotbaum) who took over the campaign against rent deregulation in 2003 to the housing law before the expiration of New York City (Pubadvocate.nyc.gov, 2003).
The main compliments of laws and ordinances that set price regulations on the lease of residential housing in New York City seem to be focused on the following ... First of all, working-class families and retirees Minimum wage workers who can live in a good region of NYC must work 154 hours a week to earn a 2 bedroom apartment with market rent. Second, New York City depends on economic diversity. Without rental management, working-class families had to relocate to other affordable cities. Third, we minimize rigid decisions by working classes and retirement tenants such as rents and food and drug choices (Pubadvocate.nyc.gov, 2003).
In other cities, opposition factions and supporters of laws and ordinances setting price regulations on residential housing lease have expressed similar arguments. In Hoboken, New Jersey, their claimants can succeed in maintaining the status quo despite the fact that the community is receiving great superiority. In Santa Monica, California, its supporters were able to introduce control of rent to the community and elected city council members in 1979. In Baltimore, Maryland, supporters of proponents are unconstitutional by state courts. In San Francisco, California, the claimant is certainly a rental management law firm designed more by opponents (Policylink.org, 2006). In Cambridge, Massachusetts, Jarry Calen, the opponent of Narsil.org (2003), reports that the effort to resume Cambridge rental management lost more than 3 to 2 margin.
Personally embarrassingly support the laws and ordinances that set price management relating to the lease of residential housing in New York City despite being the owner of the home despite claims by the claimants and reasons reported in this essay doing. My opinion on the position taken by the adversary is similar to my opinion on the position taken by the partner of the minimum wage. For example, opponents like Dr. Nogic are not based on common interests but based on their own opinions for their own benefit.
In the case of my former professor and associate professor, I collaborated with my former professor's other professors and textbooks (Ph.D., Ph.D., Wisconsin-Madison University, Massachusetts Institute of Technology). As in most economic textbooks, the textbook is very important for the rent upper limit, due to the relationship with the troublesome price control. Nonetheless, the professor maintains a private house in New York's up state and an apartment in Manhattan's rental management. Is my case similar to that of Dr. Nogic? My answer is very biased, but from my personal experience my professor's ethics are impossible, and he has a mysterious character. He is one of my best former professors (with other professors). Continuing my disclosure, he won A for one of his honor classes because of his excellent teaching skills. He was also chosen as the academic team of the university who won third in the National Economic Association. Well, what is my point? My point is a gray area located between extremes of black 'rent upper limit like minimum wage. (Opponent) and white # 39 (advocate) - gray area best shown by the following quotation:
"Rental management, 50 years of economics students
Object Lesson with Bad Policy. However, over the period, the nature of the rental management changed from freezing rents to renting regulations, and each jurisdiction became able to choose its policy from extended provisions. At the same time, the economic theory became more sophisticated and wise, the standards of empirical testing of the theory increased dramatically. As a result, experts' opinions on the effectiveness of modern leasing management policies are becoming increasingly unnatural (Arnott, 1997).
The preceding citation represents the best way to end this essay.
It is related to the background and history of discussion of rental control.
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