Rent Fees Research Articles

Commercial gentrification revisited: Social capital and community governance in regenerated neighborhoods of South Korea

In this study, we examine the potential roles of social capital and community governance in commercial gentrification and protection against commercial gentrification, and how rising rent costs as an outcome of commercial gentrification, can be moderated through a win-win agreement within a South Korean metropolitan city. Utilizing an in-depth case study approach with surveys, interviews, and document-based analysis, we examine the perceptions of shop workers on commercial gentrification outcomes and community policy process of a win-win agreement. Our results highlight the positive role of social capital and community governance in mitigating the negative outcomes of commercial gentrification and enhancing the protection against commercial gentrification and satisfaction of urban regeneration policies. The win-win agreement, particularly concerning rising rent fees between tenants and owners within the commercial area revealed the positive potential role in softening gentrification effects.

Virtual Brokerage

Customers today find it challenging to reach house owners directly without the influence of brokers. They are an integral part of the transaction, which results in increased compensation from both clients and property owners. The search for a rental home has some restrictions for bachelors. We are developing an app that enables direct connections between customers and property owners to address these problems. Two modules are included in the app to help customers and property owners. The house's owner may post any essential information, including images and ownership information. Customers can look for a home for rent or sale based on their selected criteria, including rent fee, location, family type (bachelor or family), furnished types, and number of bedrooms (BHK). Property owners benefit from this software since it helps them avoid dealing with brokers and paying them.

Environmental taxation impact on the development of Ukrainian mining industry

The article reveals the main directions of influence of environmental taxation of enterprises in the mining industry. Using the correlation matrix, the relationship between resource taxation and financial indicators of their activity, as well as indicators of pollution and financing of protection by companies in the mining sector is determined. A complex of one-factor regression models was built to assess the impact of environmental taxes on the development of the mining industry. It is proposed to implement in Ukraine certain tax stimulating tools that are the most successful in the EU countries, so that environmental taxes stimulate investment and innovation activities in the field of environmental protection. The purpose of the article is to investigate the main areas of positive and negative impact of resource taxation on companies in the mining sector, as well as search for ways to improve environmental taxation, based on the experience of foreign countries. As a result of the conducted research by the methods of regression analysis, the impact of resource taxation on certain indicators of the mining activity in Ukraine was established. The obtained results indicate that the environmental tax is quite limited and has no potential to influence the analyzed indicators, instead, the rent fee has a good impact potential. Thus, the practical significance of the conducted research concerns to the development of recommendations regarding the mechanism of resource taxation the introduction of relevant tax incentive tools in Ukraine. These and many other measures will contribute to environmental taxes stimulating investment and innovation activities in the field of environmental protection. By the way, they are a means and a method for solving the problem of redistribution of funds in the direction of increasing the financing of programs aimed at rational use of nature and preservation of the quality of the natural environment.

개정 주택임대차보호법의 문제점 및 개선방안

After the Housing Lease Protection Act is revised, the problems of revised Act was criticized by many people. At first, adoption of the tenant’s right of request for renewal of contract makes supplies of Chonse to reduce because existing tenants exercise the right of request for renewal of contract retroactively. In addition, when the landlord sells the house with the existing Chonse contract, the new owner of the house by buying the house cannot against with the existing tenant’s exercise the right of request for renewal of contract. Therefore, the landlord has difficulty to sell the house if the house has existing Chonse contract so they choose to live the house by themselves gradually. As the result, the portion of monthly rent is increased in the market and vicious circle which are increase of deposit money of Chonse, monthly rent fee and the tenant’s hosing expense is caused. Next, when a lease agreement is renewed, deposit may be increased within 5%. Therefore, the deposit money rises sharply because the landlord decides the deposit money when new lease agreement is made considering inflation rate, depreciation of the house and the increase ration comparing with the neighborhood during 4 years which are the period the landlord cannot increase the deposit money.
 These problems of revised Housing Lease Protection Act are caused from the application the Act to the every house of whole country all at once. Designation of region where the resident stability of tenant is required relatively strong and range of economical weak who cannot pay the increase deposit money and rent fee is required. When the Act is applied only to lease agreement which are made in the region and with the range of economical weak, the problems can be solved.
 For this limitation of the application of the Act, the following solutions are suggested in this article referring to the legislation cases of USA, England and Germany. First, deciding the standard of the area where the supply of the high quality house is insufficient and rent fee is increased sharply is required for every certain period. The Act needs to be applied only to these areas. Second, excluding application of limitation on increase of deposit money when the agreement is renewed or new agreement is made can be considered when huge improvement cost is invested into the house by the landlord. Third, excluding application of the Act when the agreement for the house where the rent fee is high or with the tenant who household income is over the certain standard can be considered. Forth, excluding application of the Act into the house where is vacant for certain period and evaluating the house again for every certain period can be considered. Fifth, providing the tenant who are regulated by the Act with a tax favor can be considered. Sixth, Reflection of inflation, improvement cost of the house needs to be considered when the limitation on increase of deposit money or rent fee is decided.

A Study of Rent Fee Assessment on the Port Railway Station: The Litigation Case Study of a Korean Container Terminal

This study provides a systematic method for determining the proper rent fee of a port railway station with a litigation case study of Busan port container terminal. The Port Rail Station Operating Company (PRSOC) leases and operates the port railway station of the port authority (PA). The PA wants to receive a rent fee with the goal of recovering the investment cost, and the PRSOC wants to pay rent to the extent that it can generate an appropriate profit. In order to reasonably estimate the rent fee, this study attempted using a method of estimating the capacity-based demand of the rail station. A recent discussion of terminal rentals concerns what to rent. That is, will only the infrastructure be leased, or will the substructure and the superstructure be leased? Will the infrastructure, superstructure, and equipment be leased? Rail station capacity encounters a bottleneck when measuring railroad track capacity, i.e. RMGC capacity. In other words, arbitrary demand estimation leads to operating losses for PRSOC and may also cause losses to investors because investment costs cannot be recovered. In this study, data such as investment cost, operating cost, and sales required for the construction of the rail station were collected from the Ministry of Ocean and Fishery, PA, and PRSOC. Based on these data, a proper rent fee is proposed by analyzing the cash flow on the premise of operation for the next 30 years. This study adopts the discounted cashflow (DCF) method because DCF allows an objective and consistent comparison of rent fee levels from the PA and PRSOC perspectives. Using DCF, this study finds that the proper rent fee from the perspective of the PA is USD 397,045, while the PRSOC’s proper rent fee is USD 355,801. Thus, it is reasonable to set the standard for determining the proper rent fee by calculating and comparing the rent fee level from the perspective of PA’s investment cost recovery and PRSOC’s operating balance maintenance perspective. This study suggests that the DCF method should be applied to standardize the rent fee calculation system for the port railway station.

Financing Strategy to Execute Business Opportunity in Supplying Building Material in Real Estate

Concerns about distribution and supplier quality are common among developer business owners. In the future, the cost of material transportation could prevent housing developer business owners from making a decision, not to mention the risk of goods availability when housing demand is high, or housing developers lose money when housing demand is high. Delivery damage. Adhyaksa Precast may be the answer, but before establishing a business, the founder must conduct analysis. Before starting, especially in the financial industry, the founder must determine the firm's long-term viability. The initiator must consider what will benefit and hurt his company. This research uses Minitab to predict home sales. A feasibility study is used to properly run the business. The margin between cooperating and not cooperating is small, and the business will last three years. 1. The company's finances. Bank loan plus own equity is the best funding option so far. 2. There is a large potential for income and profit if CV Satria Yaksa Mandiri and its clients can reach a commercial agreement soon. 3. The firm determined that a combination of bank loan and own equity could cover the entire investment (Rp.1.046.000.000). All bank loan feasibilities are positive (IRR, NPV, PI, ROI, PP, US Index, and PP). 5. With the lower price, cooperative business financial calculations are lower. The corporation prefers the cooperative relationship because it has more free cash flow (the rent fee is free).

Financing Strategy to Execute Business Opportunity in Supplying Building Material in Real Estate

Concerns about distribution and supplier quality are common among developer business owners. In the future, the cost of material transportation could prevent housing developer business owners from making a decision, not to mention the risk of goods availability when housing demand is high, or housing developers lose money when housing demand is high. Delivery damage. Adhyaksa Precast may be the answer, but before establishing a business, the founder must conduct analysis. Before starting, especially in the financial industry, the founder must determine the firm's long-term viability. The initiator must consider what will benefit and hurt his company. This research uses Minitab to predict home sales. A feasibility study is used to properly run the business. The margin between cooperating and not cooperating is small, and the business will last three years. 1. The company's finances. Bank loan plus own equity is the best funding option so far. 2. There is a large potential for income and profit if CV Satria Yaksa Mandiri and its clients can reach a commercial agreement soon. 3. The firm determined that a combination of bank loan and own equity could cover the entire investment (Rp.1.046.000.000). All bank loan feasibilities are positive (IRR, NPV, PI, ROI, PP, US Index, and PP). 5. With the lower price, cooperative business financial calculations are lower. The corporation prefers the cooperative relationship because it has more free cash flow (the rent fee is free).

IPA를 활용한 관광벤처 및 관광스타트업 기업들을 위한 정부 및 지자체 지원정책에 대한 탐색적 연구

This study is to find out how important the supporting activities of the public side in Korea are, and how much satisfied the tourism ventures and startups from the supporting activities are. And during the COVID 19, this study tries to show the better ways in terms of the public policies of the supporting activities for Korean tourism ventures and startups. The results are: in the physical factor, there are 4 sub-factors and 16 elements. The elements most needed to be changed are the size of money for the ventures and startups, the way of supporting by cash, the way of reducing all kinds of official papers, and the rent fee. In the marketing factor, there are 3 sub-factors and 15 elements. The elements most needed to be changed are the investment by KTO, the investment by Venture capital, the promotional films, SNS marketing activities, and the supporting activities in the tourism fairs. In the accelerating and education factor, there are 4 sub-factors and 16 elements. The elements most needed to be changed are the education on the tax, mentoring, the evaluation on the company values, the supporting system of the public side, and the marketing ways by the ventures and startups.

Assessment of the Social and Economic Impact of Innovative Construction in Housing in Slum Upgrading: A Case of Mathare Valley, Nairobi

Background: Adequate descent housing is a universal human rights integral component. Resources’ costs and intensified rural-urban migration increase demand for sustainable housing. Modern knowledge-based-economy uses innovation. Construction industry uses product and process innovation to provide adequate and descent low-cost housing. Kenya adopted innovation practices of slum upgrading that uses cost effective locally available building materials. This study looked at the outcomes; social and economic impacts of innovative construction in housing in the Mathare Valley Slum upgrading project Methods: This post occupancy study used exploratorydescriptive research design. Random sampling was used to sample 384 users of low-cost housing projects in Mathare Valley, Nairobi County. Research instruments included semi-structured questionnaires and interview guides. Pilot study, validity and reliability tests ensured quality of study. Ethical considerations included university approval and consent. Statistical package for social sciences (SPSS) software version 21 was applied to compute the descriptive and inferential statistics. Findings: Slum-upgrading had significant-positive outcome on improved houses and community. Social impacts included communal facilities; assurance of security of tenure; and retained frameworks of establishments. Economic impacts included employment; affordable and durable units (p values <0.05). Upgrading process did not influence rent fees, was corrupt and led to displacement of residents. Conclusion: Slum upgrading process affected positively. Similar projects should consider residents in decision-making.

Farmers’ Preferences for Farming Enclaves in Forest Reserves of South-West, Nigeria: A Discrete Choice Experiment

Aims: Acquiring suitable land for agricultural purposes is a challenge for most prospective farmers in South-West, Nigeria. This makes them acquire lands in government-owned forest reserves with special contractual agreements. Therefore, we evaluate farmers’ preferences for selected attributes of farming enclaves in four hypothetical forest reserves in South-West, Nigeria.
 Study Design: An orthogonal main effects design was used to construct the choice sets used for preference elicitation.
 Place and Duration of Study: The study was conducted in December, 2017 in randomly selected communities of Oluyole Local government area of Oyo State, South-West, Nigeria. 
 Methodology: Focus group discussions and relevant literature search were conducted to identify the relevant attributes. Four hypothetical forest reserves were considered and the selected attributes were size of the farmland, type of cropping system and land rent fee per hectare. Multistage sampling techniques were used to select 100 farmers and data were collected via face-to- interview. Multinomial logit model was used to analyse the data and willingness to pay for each of the selected attributes was also calculated.
 Results and Conclusion: We find that farmers value intercropping system the most. The coefficient of land rent fee (per hectare) is negative and significant implying that farmers obtain higher utility from very low land rent fees. They are willing to pay an extra 12.50 US Dollars land rent fees (per hectare) to have intercropping on a particular farming enclave while avoiding other enclaves with other cropping systems. Farm size and taungya do not contribute significantly to the farmers’ choice of farming enclave. These results will help forest reserve managers in formulating policies that will benefit farmers without jeopardising efficient management of forest resources.

Myths and problems of forestry reform in Russia

Situation analysis demonstrates that several forest management models coexist in Russia. One of them is the model set by the Russian Forest Code (2006), it is likely to sustain at areas leased for large logging companies for the long term. Some initial signs of more intensified forest management are visible there. Another model is typical extensive model – ‘wood mining’. This system evolves back to the one used to exist in Soviet times. There is an ambition to revitalize state-owned forest management enterprises or / and the state-owned all Russia wide corporation responsible for reforestation and logging at areas which are not leased for private companies. Forest data is largely absent and existing one is unavailable for state or public control. Funds available for forest management are misused. Federal forest management bodies ignore the fact that lack of available timber resources is due to lack of effective reforestation. Reforestation methods in use and those used in the past do not ensure establishment of economically valuable forest stands to replace those logged or burned. Reforestation is focused on production of plantlets and planting with no weeding and thinning of planted or natural young stands. Criteria to assess success of reforestation based on species composition are not developed and not established. Imitation of reforestation does not help to solve the problem of economical values degradation of secondary forests, including those on the most productive zone – Central European Russia. Authorities ignore exceptional values of intact forest landscapes for preservation of biodiversity and global climate change prevention. In 7 years since the Russian Forest Policy has been approved not a single National Forest heritage site has been established to contribute to development of the fund of forests to be preserved from economic development. Authors conclude that despite strategic documents approved in 2013–2018 forest management authorities continue supporting extensive forest management and make no substantial steps towards transition to more intensified forest management. One of the first steps should be calculation of rent fee based on rented area, but not on a volume of logged timber

The Determination of Concession Period for Build-Operate-Transfer Solar Photovoltaic Power Project under Policy Incentives: A Case Study of China

Since the concession period is one of the most crucial variables influencing the success of a photovoltaic (PV) power project under build-operate-transfer (BOT) mode, this paper presents a real option game model—which integrates the real option and cooperative game theory—to determine the optimal concession period of the BOT solar PV power project under policy incentives by considering the value of the option to defer. In the proposed model, an effective interval of concession period for the BOT project was identified by using a real option, and the equilibrium value of the concession period was obtained by applying classical optimization theory. To evaluate our model, we empirically determined the optimal concession period for the BOT solar PV power project in China, and a sensitivity analysis was conducted to demonstrate how relevant influential factors, which are presented in the model, affect the equilibrium value of the concession period and its effective interval. The results indicate that the current investment environment in China could successfully implement the BOT solar PV power project under policy incentives, including initial cost subsidy and the feed-in tariffs mechanism. While the high volatility of electricity demand, investment cost, and land-use rent fee can lead the failure of the BOT solar PV project implementation, promoting the technological development of PV power generation, maintaining the market stability, and increasing the policy incentives can help the BOT power project to be arranged with an optimal concession period. In addition, the feed-in tariffs mechanism is more helpful than the initial cost subsidy for winning the BOT contract.

Contemporary Condition and Tendencies of the Civil Aviation's Development in Russia

Purpose:taking to attention exclusive role of air transport concerning necessity of providing the conditions for normal function of state economy and to satisfy the demands of population, the author put the purpose to analyze the modern condition of the Russian civil aviation development and to propose innovative arrangements in the field of modernization it's material-technical base future development and using.Methods:the author uses the system approach to perform this research; results of the scientific research of the other specialists in the problem; structure and function analysis; the theory of competitor's struggle for market; complex analyses of statistics and expert evaluations methods.Results:the system critical analyses of the modern condition of the Russian civil aviation material-technical base development is performed and innovative arrangements in the field of modernization Russian civil aviation material-technical base future development and using are proposed.Conclusions and Relevance:Russian civil aviation is the single one among all another universal types of transport reached growth of all basic technic-economical indexes for last several years. Due to keeping such positive tendencies and guaranteeing modernization Russian civil aviation material-technical base future development and using on the base of innovative technologies state assistance is necessary in the field of increasing taxes, fuel prices and rent fees for using main productive funds.

공공임대주택 수요특성 및 거주만족도 분석 : 전남·광주 행복주택·국민임대주택을 중심으로

The purpose of this study is to analyze the demand characteristics for rental housing as a target of tenants, and suggest the customized policy plan of rental housing by analyzing the factors affecting the residential satisfaction. The spacial range of the study is set in Gwangju, Jeollanam-do Province and survey range is including residential attribute, demand characteristics, rent fee and overall satisfaction. For the first step, we used T-test and ANOVA to analyze the differences in demand characteristic according to socioeconomic characteristic and house type. For the second step, we used multi-regression analysis to find out the effecting factors of residential satisfaction. As a result, we found that there are differences between Haengbok-Housing and National Rental Housing in demand characteristic including area, commute time and rent fee. Second, we found that rent payment method has to be diversified. Lastly, we found that there are differences in satisfaction according to career and income of tenant. So, efforts are also needed to improve th income and employment conditions of residents. This study has some limitation in that it does not include other factors that can effect residential satisfaction such as location characteristic and services provided in apartment complex. If these points are supplemented, we anticipate that much better policy will be provided.

A study on protection of a tenant

주택임대차보호법과 상가건물임대차보호법은 임차인을 보호하기 위한 목적으로 제정된 법률이나, 현행법 하에서도 임차인을 보호하기에 부족한 법적 공백이 존재한다. 먼저, 주택임대차보호법은 상가건물임대차보호법이 임차인에게 계약갱신요구권을 인정하고 있는 것과 달리 묵시적 갱신만을 인정하고 있다. 두 번째로, 상가건물임대차보호법은 제10조의 4조 제1항에서 임차인의 권리금 회수기회를 보호하고 있으나, 문리적 해석에 따르면 임대차가 종료한 이후에는 임차인의 권리금 회수기회를 방해 할 수 있다고 해석되어 임차인 보호에 관한 공백이 발생한다. 이러한 현행법상의 문제점을 해결하고 임차인을 보호하기 위하여 본 논문에서는 미국의 이론들과 판례들을 검토하고 동 이론 및 판례들이 우리나라 법원 판결에 서 임차인 보호의 해석을 위하여 적용 될 수 있는지 여부를 검토하고자 한다. 구체적으로는 주택 임대인이 “신의성실의 원칙” 또는 “계약해제 시 정당한 사유”라는 요건이 인정되는 경우에만 계약갱신의 거절을 인정하는 미국의 사례를 우리나라 법원의 법 해석 시 참고 가능하다고 보았다. 상가건물임대차보호법에서는 “임대인의 동의 없는 임차인의 무단 전차계약”에 관한 미국판례의 입장변화를 살펴본 후 프랜차이즈 계약에서 계약일방이 임의로 계약을 해제하는 경우 신의성실에 원칙에 따라 계약해제의 효력이 부정되는 사안을 살펴보았다. 이를 통하여 임차인이 권리금계약을 체결하려고 노력하였으나 계약기간이 종료된 후에야 새 임차인과 임대인 간 계약이 체결된 경우 동 계약의 효력이 임차인에게 귀속되어 임차인이 권리금회수기회를 갖게 된다거나 임대인에게 권리금 발생에 책임이 있는 경우에는 계약기간이 종료된 후에도 임차인이 권리금을 손해배상 청구와 유사한 성격으로 임대인에게 청구할 수 있다는 해석이 타당하다고 보았다. 다만, 임차인이 임대차계약 종료 후 권리금을 청구할 수 있는 기간은 법으로 합리적인 기간을 정하여 제한하는 것이 바람직할 것이다.Korean Housing Lease Protecting Act and Korea Commercial Building Lease Protection Act are the Acts to protect the tenant in Korea. However, there are gaps which cannot protect the tenants in these Acts. Firstly, the Housing Lease Protect Act has only implied renewal. Whereas a lessor shall not refuse to renew without justifiable grounds within 5 years if a tenant requests for renewal of a contract in the Commercial Building Protection Act. Secondly, the Commercial Building Protection Act protects the tenant’s right to receive a premium from new tenant. However, the lessor can obstruct any tenant in receiving any premium pursuant to a premium contract from a new tenant after termination of the lease agreement under the literal meaning of 10-4(1). To protect the tenant’s right to remain under the present Act, the doctrines of common law can be referred when the court makes a decision. To be specific, when the lessor refuses to renew the lease agreement for house to increase the rent fee, it will be unreasonable by applying the “implied covenant of good faith and fair dealing”. If the tenant of house who follows the terms and conditions of lease agreement wants to maintain the agreement and his or her claiming the occupancy is not unreasonable under circumstances of agreement, the lessor cannot evict the tenant without good cause by the “implied covenant of good cause for termination”. In the commercial building agreement, the court can interpret the tenant has right to claim the premium even after termination of agreement when the reasonableness can be recognized. For example, when the tenant had made substantial investment or the lessor has any responsibility for the tenant’s investment on getting or expanding premium, the tenant can receive the premium from new tenant who make a premium contract after agreement or lessor as a compensation for damage. Provided that the period the tenant can claim the premium from new tenant after termination should be limited within reasonable time. The reasonable time can be regulated by making or adding new Act or articles.

도시형 생활주택의 유형별 거주만족도 및 거주애착에 미치는 영향요인에 관한 연구

The aim of this paper is to examine the determinants of residential satisfaction and attachment according to the urban multi-family dwelling types. On the basis of the surveys, the factor analysis and regression are employed as the empirical analysis on residential satisfaction and attachment in Daegu metropolitan city. The major findings are as follows; First, as for post-occupancy evaluation of residential environment of building and outside, the residents of complex type of multi-family housing satisfied with most of items more than studio type except the location, amenity facilities around building and utilities fee. Second, about the Residential Satisfaction and Attachment by types, the residents of complex type of multi-family housing satisfied with most of items more than studio type too. Third, the determinants in residential Satisfaction of complex types are `welfare and amenity facilities factor`, `maintenance factor` and `location factor`. On the other hand, the determinants in residents of studio type are `inexpensive rent fee factor`, `welfare and amenity facilities factor` and `maintenance factor`. Going forward, this research will help us better understand residential satisfaction from the point of residents and find new ways to improve resident satisfaction and attachment.

사회주택정책의 두 가지 쟁점에 대한 검토 : 공급 주체와 대상에 대해서

This study aims to examine the distributive principal agents and the subjects of the Korean public housing lease policy in the context of foreign social housing. Social housing is the most representative policy within the field of housing welfare policy. Various areas such as social housing, housing expenditure support, and housing reform support are included in the housing welfare policy, and the Korean social housing policy has much room for improvement. Social housing policy is more widely known as public rental housing in Korea. The public rental housing policy was brought forward by the central government, and is led by the administration. The change in the role of the social housing distributer will accelerate in the near future through the participation and competition of various agents. Creating a competitive composition through injecting private agents will prove helpful in uplifting the effectiveness of the social housing business. Social housing was initially born to tackle the issues of those who fail to own an appropriate level of housing in the market due to the cost of housing. The Korean social housing, thus public rental housing was distributed in various forms depending on the government's goal However, the choice of subjects of residency in this form of housing changes depending on various factors such as the country's finance, distribution supply, and expected rent. Many developed countries have only reflected the cost of construction in settling the rent fees, and have excluded the cost of maintenance. Korea is of the same case. Social housing policies must evolve in order to effectively react to these issues.

FORESTRY SECTOR REFORM AND DISTRIBUTIONAL CHANGE OF NATURAL RESOURCE RENT IN INDONESIA

After the collapse of the centralized Soeharto regime, deforestation caused by over-logging accelerated. To tackle this problem, an IMF/World Bank-led forestry sector reform program adopted a market-friendly approach involving the resumption of round wood exports and raising of the resource rent fee, with the aim to stop rent accumulation by plywood companies, which had enjoyed a supply of round wood at privileged prices. The Indonesian government, for its part, decentralized the forest concession management system to provide incentives for local governments and communities to carry out sustainable forest management. However, neither policy reform worked effectively. The round wood export ban was reimposed and the forest management system centralized again with cooperation from a newly funded industry-led institution. In the midst of the confusion surrounding the policy reversal, the gap between the price of round wood in international and domestic markets failed to contract, although rent allocations to plywood companies were reduced during 1998–2003. The rents were not collected properly by the government, but accumulated unexpectedly in the hands of players in the black market for round wood.