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中国城市住房租赁体制研究:模式选择与制度构建

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中国城市住房租赁体制研究:模式选择与制度构建

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住房问题是关乎民生的政治经济学课题,其政策目标一是要保障居民的基本居住权,二是要满足经济发展对人口要素自由流动的需求,保持劳动力市场活性。住房政策的这两个目标在城市尤其是大都市则表现为大力发展住房租赁市场的诉求。党的“十二五”规划纲要也明确提出了“坚持政府调控与市场调节相结合,完善符合国情的住房体制、机制和政策体系,逐步形成总量基本平衡、结构基本合理、房价与居民消费能力基本适应的住房供需格局”的住房发展目标。该目标的实现依赖于我国住房市场长期非均衡发展引致的总量、结构以及住房支付能力等领域问题能否得到有效解决,搞清住房租赁市场发展滞后存在的关键问题及如何发展住房租赁市场。
《中国城市住房租赁体制研究:模式选择与制度构建》在上述政策目标指导下,综合运用定性、定量、案例分析、比较等研究方法对我国的城市住房租赁制度进行了剖析、评价、国际经验借鉴,揭示了住房租赁市场现存的各种问题,并运用结构方程法以济南市为例对租房人居住满意度的影响因素进行了定量研究,以探究影响我国城市住房租赁市场发展的障碍性因素。并深度比较研究了发达国家住房租赁市场的制度和经验,进而提出选择和构建我国城市住房租赁体制的政策建议。
Author Description

邹晓燕,山东蓬莱人,生于1976年1月,公共管理博士。现为山东师范大学商学院房地产经营管理系教师,国家注册房地产估价师和房地产经纪人,主要研究方向为城乡土地、城市住房制度与政策。先后在中文核心及以上期刊发表十几篇专业论文,主编《房地产法律制度》教材一部,合作编著《房地产市场营销》。
Catalogue

第一章 绪论
一、研究背景
二、研究意义
三、研究内容、方法和技术思路
四、可能的创新与不足

第二章 基础理论和住房租赁研究综述
一、基础理论
二、国外文献综述
三、国内住房租赁市场与制度研究现状
四、文献述评与研究切人点

第三章 我国城市住房租赁市场现状及存在问题
一、我国住房租赁市场概况
二、住房租赁经济法律关系主体分析
三、租赁经济法律关系客体分析
四、住房租赁经济法律关系内容

第四章 我国现有住房租赁制度与政策评价
一、住房租赁相关税收制度与政策
二、防范型的租赁房行政管理制度
三、房屋租赁经纪行业制度
四、出租房屋居住品质标准和管理制度与政策
五、城市住房租赁制度与政策的综合评价

第五章 租房居住满意度影响因素研究:以济南市为例
一、顾客满意度理论及模型
二、居住(住宅)满意度研究文献回顾
三、租房居住满意度模型的理论建构
四、量表设计、数据收集
五、模型实证分析与主要结论
六、小结

第六章 租赁住房体制和政策选择:国际比较与借鉴
一、由“住房自有率”说起
二、西方发达国家租赁住房体制的派系之争
三、二元化租赁住房体制
四、单一化租赁住房体制
五、租赁住房体制选择的影响因素研究
六、住房租赁制度和政策国际经验总结

第七章 我国城市住房租赁体制模式选择与构建建议
一、我国城镇住房需求趋势分析
二、我国城市住房租赁体制选择和构建准则
三、模式选择:成本型和营利型相互竞争的单一化城市住房租赁体制
四、租赁房供给结构合理化建设建议
五、租赁住房的宜居性、可获得性制度建设
六、稳定租赁关系的制度建设
七、小结

第八章 结论和展望
附录
参考文献
Book Abstract

《中国城市住房租赁体制研究:模式选择与制度构建》:
(三)住房资源配置方式
1.市场化配置住宅
最基本意义上,住房位于私人物品(与其相对应,市场被认为是最有效的配置方式)和公共物品(市场机制通常无法有效配置资源)谱系中的某个位置(Barr,1998)。住房无疑是个私人物品,因为住房的消费同时具有竞争性和排他性,利益主要被所有者占有。重要的是一套住房给不同的人提供不同的效用,不同的人和家庭可能会根据自己的情况选择不同的住房。正是基于这种选择价值,自由主义者认为住房可以在收入援助下,由私人提供和分配(Whitehead,1991)。
市场供给住宅的好处表现在可以提高住房资源的配置效率,优质土地和住房的竞价行为将促进开发商充分开发利用土地,在一定程度上促进土地资源的有效利用。住房作为商品提供的除了优质的地理位置外,还包括居住的舒适性品质,房地产的开发主体还会致力于通过技术改进提高住房内外居住空间的改善和利用效率的提高,满足人们对于周围环境、居住空间大小、居住设施便利度等的需求。如美国的住房市场模式,虽被某些学者列为逆城市化以及土地资源浪费的典型,但其就纯粹住房质量而言,这个进程确实建造了一大批相当好的住宅和令人愉快的邻里。指导这个全进程的分散的决策结构确实避免了大量的社会性错误。
住房特征和房地产市场不完全竞争性会使市场提供住房的机制在某些情况下失灵,导致生产和分配的无效率。这种失灵主要是由于住房的三种外部性产生的。第一种外部性是贫民住房及社区较差的卫生状况可能会引发传染性疾病并导致传播和扩散,政府需要制定相关的管制标准来应对此类环境问题。但住房或社区要达到管制标准一定会产生一些投入和费用,这并不是所有居民都可以支付的,管制的执行并不那么容易。因此,此时,政府直接提供会产生更高的效率。英国的情况验证了这个观点。在英国,那些环境问题较重的地区主要由私人租赁房构成,私人租赁房区域的环境状况往往比社会住房还要差(Smith,1999)。第二种外部性源于住房的相互影响性,即住房对周围住房的影响。第三种外部性则是代际外部性,这是因为住房的社会折旧率比自然人要慢。自然人的生命周期结束,而社会却要继续存在。结果,自然人的决策往往看重短期利益和花费的成本而社会往往从更长时期人手解决问题(Hirshlerfer,1970)。住房市场的信息不充分和不确定性恶化了这些外部性问题。这意味着消费者既不能有效评价其投资行为的效益也难以选择合适的供应商。尤其是住房市场难以正常反映这些投资的效用,进而私人所有者难以稳定地实现他们的利益。更一般意义上,自然人倾向于延误风险,将再次降低投资可能性.因而政府干预决策应基于风险的中立性。这说明,住房如果放任私人市场而不加干预的话,新住房的开发建设和改善投资都将产生不足。
……
Introduction

《“十二五”规划纲要》明确提出了“坚持政府调控与市场调节相结合,完善符合国情的住房体制、机制和政策体系,逐步形成总量基本平衡、结构基本合理,房价与居民消费能力基本适应的住房供需格局”的住房发展目标。该目标的实现依赖我国住房市场长期非均衡发展引致的总量、结构和住房支付能力等领域问题能否得到有效解决,以及通过何种具体制度和政策设计来解决。到目前为止,住房租售市场非均衡发展问题中,住房租赁市场发展滞后存在的关键问题是什么?租赁市场的内部性结构问题是什么?如何发展住房租赁市场,都是有待研究的课题。
我国当前面临的调控房价、保障住房民生,未来20年面临的快速城市化引致的城市居住需求剧增问题,以及这些表现出高流动性、短期支付能力低、需求量大的居住需求特征都决定了发展住房租赁市场,进而推动住房租售市场并举发展的重要性。住房问题是关乎民生的政治经济学课题,其政策目标一是要保障居民的基本居住权,二是要满足经济发展对人口要素自由流动的需求,保持劳动力市场活性。住房政策的这两个目标在城市尤其是大都市则表现为大力发展住房租赁市场的诉求。因此,需要在上述政策目标指导下,研究和借鉴发达国家住房租赁市场的制度和经验.分析评价我国现有城市住房租赁制度存在的问题以及关键性影响因素,进而提出选择和构建我国城市住房租赁体制的政策建议,为政府决策提供理论依据和实践支持。
本书从现有住房租赁市场制度和政策评价出发,揭示现存的各种问题,以济南市为例对租房人居住满意度的影响因素进行了定量研究,以探究影响我国城市住房租赁市场发展的障碍性因素;结合城市租赁住房体制选择和建构的国际经验借鉴,提出包括发展成本型住房租赁市场、推动承租人优位的租赁法律法规等制度选择和构建建议。

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