Tenant Protection Research Articles

The Effects of Rent Control in Latin America: A Century of Regulations in Argentina

Following World War I, rent control became a standard policy response to the housing shortage and the resulting rent increases. Typically, economists blame it for creating inefficiencies in the housing market and beyond. We investigate whether rental market regulations (including rent control, protection of tenants from eviction, and housing rationing) had any effects in a middle-income Latin American economy, such as Argentina. To answer this question, we take advantage of a wide range of housing market indicators and restrictive rental regulation indices covering almost one century. Using a standard OLS model and MARS, a non-linear estimation technique, we find that rental market regulations have exerted a statistically significant negative impact on the growth rates of the real housing rents. However, they were only effective for short periods following both World Wars, when regulations were novel and particularly strong.

Does Social Policy through Rent Controls Inhibit New Construction? Some Answers from Long-Run Historical Evidence

The (re-)introduction of rent regulation in the form of rent controls, tenant protection or supply rationing is back on the agenda of policymakers in light of rent inflation in many global cities. While rent control as social policy promises short-term relief, economists point to their negative long-run effects on new construction. This paper present long-run data on both rent regulation and housing construction for 16 developed countries (1910-2017) and 44 developing countries since the 1980s to confirm the economists’ view generally, albeit with certain reservations. The negative effect of regulation can be offset by exemptions for new construction, by compensating government construction and by a flight of new construction into the owner-occupied sector. The overall magnitude of the effect is therefore not as high as expected and shows non-linearities. But, although rent control is usually introduced with good social-policy intentions, it generally risks to crowd out its object of regulation through inhibiting new construction.

Tenant Unions for the Future

With the arrival of the pandemic, staying home became emergency work for a failing state. Amid disastrous negligence at every level of government, one of the most ordinary facts of life in capitalism—rent—suddenly appeared clearly as an affront. "One section of society here demands a tribute from the other for the very right to live on the earth," Marx wrote of landlords. In the early spring, with state-level and nationwide eviction moratoriums and tenant protections in place, it seemed like there had never been a better time to refuse these bad terms

Protection of tenants' rights and enforcement of a decision on the adjudication of ownership

The purchase of premises at auction as primary acquisition benefits from a simplified procedure for taking possession of the premises and vacating them without the need to file a separate lawsuit for eviction. On the other hand, there is the debtor who is the tenant. This situation requires an examination of whether the rights of both parties are adequately protected. The authors are looking for an answer to the question whether the debtor with the status of a tenant is entitled to the protection provided for in the act on the protection of tenants' rights and whether he/she has an effective tool for its implementation. They also attempt to assess whether the level of protection granted to debtors of auctioned premises granted in Article 1046(4) of the Code of Civil Procedure is sufficient. The topicality of the problem is indicated and encouraged by the observation of practice, the pro-tenant interpretation of Article 791(3) of the Code of Civil Procedure presented by the Supreme Court in its resolution of 8 December 2017, III CZP 75/17, as well as by the amendment of the Act on the Protection of Tenants' Rights as of 21 April 2019 and by the draft amendments to the Act on the Protection of Tenants' Rights prepared by the Parliamentary Committee on Petitions. The authors provide a linguistic, systemic and purposeful interpretation of the regulation making up Art. 791, 999, 1046 of the Code of Civil Procedure and Art. 14 and 35 of the Act on the Protection of Tenants' Rights. They make a critical analysis of the above-mentioned resolutions of the Supreme Court and analyse other statements of the judicature, including common courts, and doctrines arising on the basis of this problem. The results of the research carried out are de lege ferenda proposals, which are to encourage further reflection and discussion on the question about the need for change.

Autonomic protection of multi-tenant 5G mobile networks against UDP flooding DDoS attacks

There is a lack of effective security solutions that autonomously, without any human intervention, detect and mitigate DDoS cyber-attacks. The lack is exacerbated when the network to be protected is a 5G mobile network. 5G networks push multi-tenancy to the edge of the network. Both the 5G user mobility and multi-tenancy are challenges to be addressed by current security solutions. These challenges lead to an insufficient protection of 5G users, tenants and infrastructures. This research proposes a novel autonomic security system, including the design, implementation and empirical validation to demonstrate the efficient protection of the network against Distributed Denial of Service (DDoS) attacks by applying countermeasures decided on and taken by an autonomic system, instead of a human. The self-management architecture provides support for all the different phases involved in a DDoS attack, from the detection of an attack to its final mitigation, through making the appropriate autonomous decisions and enforcing actions. Empirical experiments have been performed to protect a 5G multi-tenant infrastructure against a User Datagram Protocol (UDP) flooding attack, as an example of an attack to validate the design and prototype of the proposed architecture. Scalability results show self-protection against DDoS attacks, without human intervention, in around one second for an attack of 256 simultaneous attackers with 100 Mbps bandwidth per attacker. Furthermore, results demonstrate the proposed approach is flow-, user- and tenant-aware, which allows applying different protection strategies within the infrastructure.

KEDUDUKAN PENYEWA TANAH DALAM PERJANJIAN SEWA MENYEWA TANPA JANGKA WAKTU

In carrying out a lease agreement, Article 1570 and 1571 KUHPer regulates the termination of the lease agreement. Although the provisions regarding the existence of an element at a certain time in a lease have been strictly regulated in the KUHPer, in practice there are still many problems in the lease agreement. The problem raised by the author is how the position of the land tenant in the lease agreement without a period of time according to the Supreme Court Decision Number 534 K / PDT / 2016 and how the legal protection of landowners and tenants in the lease agreement rent without time period?. The author examines the problem by using normative legal research methods with the law approach and case approach. The research data shows that the tenant named Maman Kurniawan is not acting in good faith, namely indirectly wanting to take over ownership of other people's property and not returning the goods to others here entering into the main form of illegal acts in the form of illegally possessing objects belonging to another person and the position of Maman Kurniawan in this case is limited to tenants not owners. Then Article 1571 KUHPer is an article that protects the party who rents out in the case of land leasing agreements without a period of time and protection for tenants in the term agreement, namely requesting compensation for land and / or buildings and a certain grace period for tenants to look for other rental places.

Verdrängung oder Sozialpolitik? Einfluss von Regulierungen auf die Wohneigentumsquote

Using new data on the rent control, tenant protection and housing rationing as well as homeownership rates from 25 countries starting in the early 20th century up to the 2010s, the paper argues that stronger rent control and rationing of housing have contributed to the rise of homeownership. Originally passed as social policy to protect a considerable share of mostly urban residents, rent policies have rather crowded out the form of tenure they were meant to protect. They, thus, compete with the much more cost-intensive direct promotion of homeownership because they have made most countries homeownership-dominant over the past century.

They’re Back

Problem, research strategy, and findings: There has been a dramatic resurgence of bed bug infestations in the United States since the early 2000s. Bed bugs pose significant public health and economic concerns, but cities have been hampered in their response by the ambiguity of current public health and housing regulations toward bed bugs. In this study, I analyze municipal ordinances for more than 8,000 local governments, describe the responses of cities to the bed bug crisis, and examine the different approaches that cities have taken and the political–ecological processes underpinning these varying approaches. Few municipalities have addressed bed bugs in their codes. Most cities that have addressed bed bugs have sought to clarify that bed bugs are to be treated like other pests but, rather than crafting policies specific to bed bugs, have relied on existing code enforcement procedures. Only a handful of U.S. cities have taken a comprehensive approach to addressing the bed bug epidemic. Interests representing apartment owners have pushed back strongly against municipal and state action, complicating the response. It is still too early, and monitoring data are insufficient, to conclusively evaluate the success of municipal ordinances, but I describe potentially successful approaches based on considerations of public health response to infectious disease.Takeaway for practice: Because human dwellings are the habitat of bed bugs, infestations are intimately tied to issues of housing affordability, insecurity and quality, eviction, and mobility. Cities should consider passing ordinances that specifically recognize bed bugs in the sections of their code that address public health, property maintenance, and landlord–tenant rights and responsibilities. Ordinances should be tailored to the specific challenges in addressing bed bug infestations and should include provisions for tenant protection, enforcement, and monitoring.

Heinrich Rauchberg (1860–1938): A Reappraisal of a Central European Demographer's Life and Work

In the small, idyllic German Evangelical Cemeteryin Prague-Strašnice, a simple tombstone stands in the back row of graves, dedicated to the memory of “Dr. Heinrich Rauchberg, Professor at the German University in Prague, 1860–1938” and his wife Freia (1874–1939) (see Figures 1 and 2). When the Viennese-born demographer passed away, he left behind him an impressive professional career in the Habsburg monarchy and later in Czechoslovakia: he published a massive body of professional studies in population statistics and was an important figure at the German University in Prague, where he founded the Institute of Political Science in 1898 and served as dean of the Faculty of Law (1902–3, 1916–17, and 1926–27) and as university rector (1911–12). Outside the academic realm, Rauchberg was also involved in a broad range of activities. In 1890, for instance, he headed the Austrian census, in which the Hollerith electric counting machine was employed for the first time in Europe; Franz Kafka, his student in 1905, would later craft a literary monument to Rauchberg, the machine expert, in the short story “In the Penal Colony.” Especially after the establishment of the Czechoslovak Republic in 1918, Rauchberg became a familiar figure among the local German minority, particularly because of his radio broadcasts on legal questions; his frequent articles in the German-speaking press on current issues; his numerous public lectures on social topics; his tireless engagement with housing assistance, tenant protection, and social insurance; and his involvement in the German League of Nations Union in the Czechoslovak Republic, which he cofounded in 1922. In short, he was a scholar very much in the public eye.

Coping with the Consequences of a Housing Crisis During the Great War: The Case of Right-Bank Ukraine in 1914–1918*

ABSTRACTThe enormous demographic and economic disturbances caused by World War I forced participating governments to drastically restrict market freedoms. In particular, the state began intervening actively in the housing market. For the first time, Ukraine, as a part of the then Russian Empire, implemented rent controls and protection of tenants from eviction. This paper concentrates on interventions in the rental housing market of Right-Bank Ukraine during the war. It identifies the factors triggering intervention in the landlord-tenant relationship; analyses changes in the housing legislation; and assesses the effectiveness of the regulations.

Social Policy or Crowding-Out? Tenant Protection in Comparative Long-Run Perspective

In the shadow of homeownership and public housing, social policy through the regulation of private rental markets is a neglected and underestimated field of social policy. This paper, therefore, presents unique new data on the development of private tenancy legislation through the binary coding of rent control, the protection of tenants from eviction, and rental housing rationing laws across more than 25 countries and 100 years. This long-run perspective reveals the dynamic effects of rent control on the rise of homeownership as the dominant tenure during the 20th century. We find that both rent regulation and rationing legislation effectively increased homeownership, but only up to a certain threshold. We suggest that the short-term lure of an inexpensive social policy for tenants has led to the long-term marginalization of rental markets in many countries.

Housing Rent Dynamics and Rent Regulation in St. Petersburg (1880-1917)

This article studies the evolution of housing rents in St. Petersburg between 1880 and 1917, covering an eventful period of Russian and world history. We collect and digitize over 5,000 rental advertisements from a local newspaper, which we use together with geo-coded addresses and detailed structural characteristics to construct a quality-adjusted rent price index in continuous time. We provide the first pre-war and pre-Soviet index based on market data for any Russian housing market. In 1915, one of the world’s earliest rent control and tenant protection policies was introduced in response to soaring prices following the outbreak of World War I. We analyze the impact of this policy: while before the regulation rents were increasing at a similar rapid pace as other consumer prices, the policy reversed this trend. We find evidence for official compliance with the policy, document a rise in tenure duration and strongly increased rent affordability among workers after the introduction of the policy. We conclude that the immediate prelude to the October Revolution was indeed characterized by economic turmoil, but rent affordability and rising rents were no longer the dominating problems.

Housing Rent Dynamics and Rent Regulation in St. Petersburg (1880-1917)

This article studies the evolution of housing rents in St. Petersburg between 1880 and 1917, covering an eventful period of Russian and world history. We collect and digitize over 5,000 rental advertisements from a local newspaper, which we use together with geo-coded addresses and detailed structural characteristics to construct a quality-adjusted rent price index in continuous time. We provide the first pre-war and pre-Soviet index based on market data for any Russian housing market. In 1915, one of the world's earliest rent control and tenant protection policies was introduced in response to soaring prices following the outbreak of World War I. We analyze the impact of this policy: while before the regulation rents were increasing at a similar rapid pace as other consumer prices, the policy reversed this trend. We find evidence for official compliance with the policy, document a rise in tenure duration and strongly increased rent affordability among workers after the introduction of the policy. We conclude that the immediate prelude to the October Revolution was indeed characterized by economic turmoil, but rent affordability and rising rents were no longer the dominating problems.

Do Rent Increases Reduce the Housing Supply Under Rent Control? Evidence from Evictions in San Francisco

Rent control balances strong tenant protections with supply-side incentives for landlords. However, cities with rent control are also some of the United States' most unaffordable, prompting questions about how well these incentives are working. I examine how controlled landlords change their housing supply in response to price increases using a well-identified hyperlocal demand shock the privately operated commuter shuttle systems in San Francisco. Controlled landlords increased market withdrawal filings and became less likely to create vacancies via evictions in response to a shuttle stop placement. Policies raising barriers to market withdrawals prompted controlled landlords to respond my increasing their at-fault evictions.

An Interplay of Statism, Petty Corruption and Clientelism. The Tenant Protection Schemes in Yugoslavia, Bulgaria and Czechoslovakia in the Aftermath of the First World War

An Interplay of Statism, Petty Corruption and Clientelism. The Tenant Protection Schemes in Yugoslavia, Bulgaria and Czechoslovakia in the Aftermath of the First World War

Protection of Commercial Tenants and Shop Key Money

Protection of Commercial Tenants and Shop Key Money

‘At least it’s not a ghetto anymore’: Experiencing gentrification and ‘false choice urbanism’ in Rotterdam’s Afrikaanderwijk

Gentrification has become a central pillar of urban policy in cities around the world. Proponents often frame it as a necessity and the sole alternative to neighbourhood decline. Critics call this a ‘false choice’ as it ignores other possibilities for improvement without gentrification. But how do working-class residents who live through the process of gentrification view the impact it has on their neighbourhood? Do they see it in such a stark binary way? This article addresses these questions by using qualitative interviews with long-term residents of the Afrikaanderwijk, a multicultural neighbourhood in Rotterdam where municipally-led gentrification is taking place. In contrast to much of the Anglo-Saxon literature on experiencing gentrification, our respondents had far more mixed, complex and ambivalent perspectives on the process. To some extent, this was due to the neighbourhood’s recent history as a stigmatised ‘ghetto’ and the expectation that the arrival of white, ethnically Dutch middle-class people would help to improve the neighbourhood, which was ranked worst in the country in 2000. We also stress the role of local context, such as the early phase of gentrification and the comparatively strong social housing sector and tenant protection laws in the Netherlands, in contributing towards a more nuanced experience of gentrification.

Measuring the Stick-Style Housing Policies: A Multi-Country Longitudinal Database of Governmental Regulations

This paper introduces a new international longitudinal database of governmental housing policies. The regulations are measured using binary variables based on a thorough analysis of the real-time country-specific legislation. Three major restrictive policies are considered: rent control, protection from restriction, and housing rationing. The database covers 47 countries and states between 1910 and 2018. This allows comparisons of regulation stringency across both time and space. The analysis reveals a surge of all restrictive policies in the first half of the 20th century. However, following World War II, the evolution of policies diverged: while rent control became more flexible or was phased out, tenure security stabilized at a high level or even increased, while housing rationing became used less frequently. An application of dynamic multivariate longitudinal clustering permits dividing the sample in two groups. One cluster comprises countries with more flexible rent control, stronger tenure security, and more housing rationing. It mostly includes European continental countries. Another cluster unifies countries with a more rigid rent control, weaker tenant protection, and rarely used housing rationing.

Housing Policy of Non-Bolshevik Governments during the Russian Civil War

This paper analyzes the governmental regulation of the rental housing market in the states that arose on the ruins of the Russian Empire during the Russian Civil war in 1918-1922. It examines and compares three major tools of the housing policy of those times: rent control, protection of tenants from eviction, and housing rationing. It shows evolution and continuity of the housing legislation of the non-Bolshevik governments and its relationship with the housing policies of Bolsheviks.

Tenant Protection, Temporal Vacancy and Frequent Reconstruction in the Rental Housing Market

AbstractIn Japan, tenants are protected in the sense that owners must compensate them for evicting them against their will, while owners cannot foresee the intended tenure length of prospective tenants. If owners cannot specify the term of a lease, social inefficiency emerges: (i) detached houses owned by individual households remain vacant for a certain period; (ii) alternatively, landlords’ newly constructed apartments, which are free from eviction risk, accommodate a large proportion of tenants; and (iii) the apartments are rebuilt frequently even though they remain viable. If a fixed‐term contract is available, only short‐term tenants choose it, and the information asymmetry is dissolved, realizing social efficiency.