Showing papers on "Leasehold estate published in 2010"

Recruitment Restrictions and Labor Markets: Evidence from the Postbellum U.S. South

Abstract: This article studies the effect of recruitment restrictions on mobility and wages in the postbellum US South I estimate the effects of criminal fines charged for “enticement” (recruiting workers already under contract) on sharecropper mobility, tenancy choice, and agricultural wages I find that a $13 (10%) increase in the enticement fine lowered the probability of a move by black sharecroppers by 12%, daily wages by 1 cent (1%), and the returns to experience for blacks by 06% per year These results are consistent with an on‐the‐job search model, where the enticement fine raises the cost of recruiting an employed worker

De‐concentration of Disadvantage and Mixed Income Housing: a Critical Discourse Approach

Abstract: Despite differences in the history, form, and tenant populations, housing authorities in the UK, USA and Australia have embarked on similar redevelopment projects designed to address social exclusion by replacing areas of concentrated public housing with “mixed‐income” developments. Drawing on examples from Australia, this paper analyses the discourse which supports these redevelopment projects. Elements of the discursive strategy revealed include: the construction of public tenancy as a disadvantage in itself; the creation of particular research categories and objects (such as “estates”) based on selective use of statistics and scale; the generation of binary narratives concerning community life; and constrained forms of consultation and participation. The analysis demonstrates that while purporting to be an anti‐poverty measure, policy directed at de‐concentration of public housing and “mixed income” development forms part of a neo‐liberal agenda of housing reform and fails to address the demonstrated c...

Differentiation and concordance in smallholder land use strategies in southern Mexico's conservation frontier

Abstract: Forest cover transitions in the developing tropics are conditioned by agricultural change. The expansion, intensification, and diversification of agricultural land uses are tied to regional economic/environmental regimes and decisions of local farming households. Land change science and agrarian systems research share an interest in the drivers of household strategies, land use impacts, and typologies of those land uses/drivers. This study derives a typology of farming households in southern Mexico based on emergent patterns in their land use combinations and analyzes their household and policy drivers. The results reveal broadly diversified household land use portfolios as well as three emergent clusters of farmstead production orientation: (i) extensive subsistence-oriented conservationists, (ii), dual extensive-intensive farmers, and (iii) nonextensive diversified land users. Household membership in these clusters is uneven and strongly related to tenancy, land endowments, wage labor, and policy subsidies. Although most households are following a nonextensive agricultural strategy incorporating off-farm incomes, the likelihood of a regional forest transition remains debatable because of the disproportionate deforestation impacts of the less common strategies. Conservation development policies in the region need to accommodate diverse smallholder farming rationales, increase off-farm opportunities, and target sustainable development with the assistance of community conservation leaders.

Doreen Atkinson (2007) Going for Broke: the fate of farm workers in arid South Africa. Cape Town: Human Sciences Research Council.

Abstract: Doreen Atkinson’s book on the fate of farm workers and dwellers in South Africa is a highly relevant and very welcome publication. Among the poor, marginalised groups in South Africa, this one has received the least attention from policy-makers so far, and it is precisely to the latter that Atkinson addresses her work. One can only hope that the public debate on the plight of farm workers and dwellers that briefly erupted in South Africa following the murder of Eugene Terreblanche will trigger a more enduring interest in the issue among policy-makers at different levels of government. Doreen Atkinson starts her book with a detailed historical overview of the changing position of farm workers and dwellers in the South African rural economy, introducing also briefly the concurrent academic debates. She shows how the availability of labour – for farming and other sectors of the South African economy – was a problem for the colonial government as well as during the early stages of apartheid. Through land alienations and increasingly strict controls on the movements of black and coloured people successive governments sought to solve the labour shortage. Farmers’ attempts to secure labour while keeping labour costs low, however, resulted in the emergence of a group of ‘squatters’ and labour/rent paying tenants, who, though stripped of ownership, still had access to land for production. Even when tenancy was outlawed under apartheid, many farmers and landowners continued the system. This situation also laid the basis for the allocation of areas for cultivation and grazing to farm workers, which in turn, according to Atkinson, influences present debates on land reforms in South Africa. Paradoxically, at the time when the creation of a class of near landless,

Is judicial inefficiency increasing the house property market weight in Spain?: evidence at the local level

Abstract: Compared with the rest of the European countries the weight of the house property market in Spain is very high, which is consistent with the weakness of the tenancy market. In this context, it has often been argued that an inefficient judicial system, implying a cumbersome procedure to evict a non-paying tenant or simply needing a long period to execute a decision, may be an important determinant of the tenancy market weakness, as it constrains the effective supply by reducing the profitability of landlords. This research has studied this effect econometrically using a panel data approach and exploiting the differences in the judicial efficiency that exists among the Spanish provinces. After controlling for several other factors, this study concludes that the degree of inefficiency of the judicial system has a positive, although minor, impact on the differences in the property share among provinces in Spain.

Productivity and Resource Use Efficiency of Boro Rice Production

Abstract: This study was attempted to measure and compare resource use efficiency and relative productivity of farming under different tenure conditions in an area of Bhola district. A random sampling technique was used in the study. Sample farmers were classified as owner, crop share tenant and cash tenant farmers. A total of 90 samples, 30 from each class were selected on the basis of random sampling technique. The study explored the difference in the efficiency and productivity among owner, cash tenant and crop share tenant. Total cash expenses as well as total gross costs for producing HYV Boro rice was highest in owner farms and lowest in crop share tenant's farm. When individual inputs were concerned it was observed that expenses on human labor shared a major portion of expenses in the production of HYV Boro rice where owner operators used more hired labor in compare to other groups. However, the cash tenant farmers were more efficient than owner and crop share tenant farmers. Due to poor resource base the crop share tenants were unable to invest on modern farm inputs. It may be mentioned that in Bangladesh the predominant tenancy arrangement is share cropping, which is an inefficient form of tenure arrangement in compare to cash tenancy. Keywords: Land tenure; Profitability; Efficiency; Elasticity of production DOI: 10.3329/jbau.v7i2.4730 J. Bangladesh Agril. Univ. 7(2): 247-252, 2009

Blame and martyrs : the Commonwealth government's administration of the Northern Territory pastoral industry, 1911-1978

Abstract: This dissertation is a study of the Commonwealth Government’s administration of the Northern Territory’s pastoral industry from 1911 to 1978. From the beginning the Commonwealth adopted the objective of closer settlement, looking to the pastoral industry as the genesis of the Territory’s development. Pastoralists, particularly larger corporate ones, would develop the Territory’s rural lands and the Commonwealth would then resume some of those lands for closer settlement, usually by agriculturalists, mixed farmers, or for smaller grazing properties. This in turn would be followed by the development of population centres, and further expansion. To achieve its goals, the Commonwealth relied on leasehold land usage and refused to allow freehold. Leasehold enabled the Commonwealth to reacquire pastoral lands at certain intervals. The Commonwealth’s policies brought it into conflict with pastoralists and their representative associations. Many pastoralists were opposed to closer settlement and actively sought to exploit Territory lands for short–term gain. The title of this dissertation – ‘Blame and Martyrs’ – has been chosen, firstly to reflect the culture of negativity and blame levelled against the Commonwealth for the pastoral industry’s supposed lack of development and support. Secondly, pastoralists frequently portrayed themselves as pioneers or martyrs, struggling to make a living while oppressed by an uncaring Commonwealth administration. The image was a false one, yet many pastoralists adopted it. It is argued that corporate pastoralists occupied vast tracts of land, far too large to be effectively managed. They resisted all attempts by the Commonwealth to resume their land, while complaining about their supposedly high management costs, and blamed the Commonwealth for the financial losses they sustained, losses which were often caused by their own actions. Smaller, family pastoralists likewise blamed the Commonwealth for their misfortunes, refused to acknowledge their own contribution to those misfortunes, and relied on the Commonwealth for financial support to such an extent that it ultimately became a substitute for good management. This dissertation is a defence of the Commonwealth, as events are viewed through its eyes. The study does not absolve the Commonwealth from blame, as it made a number of mistakes during its administration of the Territory’s pastoral industry; however, it is argued that failures were as much the fault of pastoralists and their representative associations. Throughout its tenure, the Commonwealth introduced a number of initiatives intended to foster development within the industry. Many pastoralists failed to respond to those initiatives, frequently sought to undermine the Commonwealth’s actions, blamed it for the lack of development in the industry, and refused to acknowledge that they too had responsibilities if their industry were to prosper.

Property Rights, Land Conflict and Tenancy in Brazil

Abstract: Tenancy has been a means for labor to advance their socio-economic condition in agriculture yet in Brazil and Latin America, tenancy rates are low compared to the U.S. and the OECD countries. We test for the importance of insecure property rights in Brazil on the reluctance of landowners to rent because of a fear of expropriation arising from land reform. Since 1964, the Land Statute in Brazil has targeted rental lands for redistribution. The expropriation of farms, resulting from land conflicts, is currently at the heart of land reform policies in Brazil. Land conflicts are a means for landless peasants to bring attention to land reform agencies for the need for redistribution. Land conflicts may also signal to landowners that their land is at risk for expropriation. Utilizing data across all counties in Brazil, we found that land conflicts reduce the likelihood of tenancy. This result implies: a reduction in agricultural efficiency; a reduction in the well-being of potential tenants, now landless peasants; and an expansion of the agricultural frontier through deforestation. Because of endogeneity between land tenancy and land conflict we instrument land conflict with Catholic priests.

Improving housing responses to Indigenous patterns of mobility

Abstract: Differences between Indigenous and non-Indigenous relationships to people and place are important contributors to Indigenous homelessness and tenancy failure. The concept of Indigenous temporary mobility has come into prominence as a way of capturing an aspect of Indigenous culture critical to the explanation for the disadvantage experienced by Australia's Indigenous peoples, including adverse housing outcomes (Memmott et al 2004). This understanding is the starting point for this report which seeks to inform housing policy by asking how housing services can improve their responses to Indigenous patterns of temporary mobility.

Explaining tenancy sustainment rates in British social rented housing: The roles of management, vulnerability and choice

Abstract: High rates of tenancy turnover in social rented housing have increasingly been identified as problematic both in the UK and elsewhere High turnover has been variously associated with management failings, individual vulnerability or (absence of) tenant choice Drawing on original research into ‘prematurely terminated’ tenancies in Glasgow, we investigate explanatory factors associated with tenancy sustainment rates In doing so, we interrogate the (managerialist) rationale which positions such residential mobility as potentially ‘excessive’ and therefore ‘problematic’ The empirical findings demonstrate evidence for all three posited explanations for high tenancy turnover but also suggest that some tenants vacating their homes after only a short time may be making a positive choice They also emphasise that, in seeking to reduce early tenancy termination, social landlords should recognise the importance of improving mainstream housing management services and the condition of the housing stock, as well as

Insecure Land Rights and Share Tenancy in Madagascar

Abstract: While most studies looking at the consequences of tenurial insecurity on land markets in developing countries focus on the effects of tenurial insecurity on the investment behavior of landowners, this paper studies the hitherto unexplored relationship between tenurial insecurity and contract choice in land tenancy. Based on a distinct feature of the interaction between formal law and customary rights in Madagascar, this paper augments the canonical model of share tenancy by making the strength of the landlord’s property right increasing in the amount of risk she chooses to bear within the contract. Sharecropping may thus emerge as the optimal contract even when the tenant is risk-neutral. Using data on landlords’ subjective perceptions of tenurial insecurity in a rural area of Madagascar, empirical tests strongly support the hypothesis that insecure property rights drive contract choice while offering little support in favor of the canonical hypothesis that risk sharing considerations drive contract choice.

The computerised land re - allotment process in Turkey and the Netherlands in multi - purpose land consolidation projects

Abstract: SUMMARY A main objective of the Turkish Government is a decrease in socio-economic differences in specific areas in the country. Land consolidation is considered to be an effective instrument to offer better opportunities for higher agricultural production, improved income for farmers and family, better infrastructure and improved livelihood in rural areas. In the coming years 5-6 million hectares of rainfed agricultural area will be consolidated and 3.5 million hectares will be irrigated. In the latter establishment of irrigation schemes will go hand in hand with the land consolidation instrument. Land consolidation will contribute to the improvement of the agrarian structure as well as including environmental issues (e.g., biodiversity conservation, landscape values and cultural heritage). In the Netherlands considerable experience in land consolidation was gained with an approach that changed over time from primarily the improvement of agrarian structure and farm enlargement to a comprehensive integrated approach including agriculture, environment and recreation. This integrated approach is what the responsible Ministries in Turkey are seeking. Although there are many similarities in the land re-allotment process, there are also major differences. In Turkey temporary rights are not considered, whereas in the Netherlands both ownership and temporary rights (e.g., leasehold) are considered because this concerns the rights of farmers with actual production in the area. To combine land consolidation with irrigation projects, DSI and TRGM are in need of specific techniques and methods for optimising the land re-allotment process. Use of computers in this process is common, though the current software and process are being reexamined in order to improve and modernise procedures. In the Netherlands, a set of computer tools is used in a fully automated process. These tools include standard GIS and a dedicated software application TRANSFER used to optimise the land re-allotment process. This implies the calculation of the optimal balance between claims, expressed in alternative preferences for the location of available farmland, and values, available in so-called "blocks" in the project area. Especially TRANSFER has drawn the attention of the Turkish Ministries as the design of the new re-allotment plan is currently executed manually. A combination of standard GIS functionality with TRANSFER will be most supportive to streamline the process in Turkey. This combination, comprising functionality for dynamic and value-based calculation for the location of new boundaries, will improve the process notably in terms of time and costs and the end-result of the designed re-allotment plan. The next step will be to test TRANSFER in the Turkish context.

Social Assistance Recipients and Tenancy Conditions in the Private Rental Market

Abstract: The proportion of public housing is very low in Norway. Low-income groups must therefore enter the private rental market in order to rent a dwelling. This paper focuses on tenancy conditions in the private rental market in two cities, Oslo and Trondheim, for recipients of social assistance. The analysis offers valuable insight into overall differences between social assistance recipients and other tenants. In particular, it is demonstrated that recipients of social assistance are predominantly found in the most expensive segment of the private rental market. However, within this segment the analysis is not conclusive with respect to differences in rental fees. Furthermore, in Oslo the tenancy conditions of social assistance recipients differ somewhat from the general rental market in that short-term contracts are used more often while this is not the case in Trondheim. In Oslo private landlords generally have information that the tenants receive social assistance, while they generally do not have such inf...

House renting management method, device and system

Abstract: The invention discloses a house renting management method, a device and a system, relates to the field of information management and aims at solving the technical problem that a tenant does not pay rent when being overdue. The method comprises the following steps: reading information of the tenant and tenancy information; and verifying the legitimacy of the information of the tenant and the tenancy information and then switching on an in-house power supply of a house for renting. The device comprises a reading module used for reading the information of the tenant and the tenancy information, and a verification and switching-on module used for verifying the legitimacy of the information of the tenant and the tenancy information and then switching on the in-house power supply of the house for renting. The system comprises a host device used for inputting, storing, inquiring, writing and reading the information of a house-owner, the information of the tenant and the tenancy information, and the house renting management device used for reading the information of the tenant and the tenancy information, switching on the in-house power supply of the house for renting according to the information of the tenant and the tenancy information, and cutting off the in-house power supply of the house for renting or cutting off the in-house power supply of the house for renting according to a command of cutting off the power supply. The method, the device and the system are applied in house renting management.

Tenancy arrangements used by louisiana crawfish producers

Abstract: Land tenancy arrangements vary widely in the U.S. crawfish industry, including full ownership by the crawfish producer, cash leases, share leases, and combination cash-share leases. This study examines the array of tenancy arrangements available and analyzes the types of farmers selecting each using a multinomial logit model. Choice of tenancy arrangement varies according to a number of traditional factors, such as farm size, experience, specialization, and production system. The influence of production system on land tenancy selection is of particular interest. Crawfish-rice double-crop producers tend to own all of their crawfish land, while those farming under rotational systems with crawfish and field crops tend to select combination cash-share leases. Shares, rental rates, and percentages of pumping cost paid by the landlord vary widely.

Agrarian land tenancy in prewar japan: contract choice and implications on productivity

Abstract: This paper studies the determinants of agrarian tenancy contract choice and its implication on productivity in prewar Japan. Rapid agricultural growth under extensive tenancy relationships in prewar Japan was achieved with the prevalence of a unique rent reduction contract, which was more efficient than a share tenancy or a pure fixed-rent contract in terms of provision of incentives and risk-sharing. Despite its potential efficiency, a rent reduction contract incurred substantial transaction costs, which may have inhibited its adoption outside Japan. The prevalence of this contract in prewar Japan was likely due to the presence of villages that reduced such costs through informal governance of the private tenancy relationships. We found quantitatively at the village level that the choice of tenancy contract in prewar Iwate prefecture was affected by risk and possibly transaction costs. Furthermore, a sign of Marshallian inefficiency was found at the prefecture level, where the prevalence of tenancy and productivity is negatively correlated and such inefficiency was worse in prefectures with a greater proportion of share tenancy.

Property Rights, Land Conflict and Tenancy in Brazil

Abstract: Tenancy has been a means for labor to advance their socio-economic condition in agriculture yet in Brazil and Latin America, tenancy rates are low compared to the U.S. and the OECD countries. We test for the importance of insecure property rights in Brazil on the reluctance of landowners to rent because of a fear of expropriation arising from land reform. Since 1964, the Land Statute in Brazil has targeted rental lands for redistribution. The expropriation of farms, resulting from land conflicts, is currently at the heart of land reform policies in Brazil. Land conflicts are a means for landless peasants to bring attention to land reform agencies for the need for redistribution. Land conflicts may also signal to landowners that their land is at risk for expropriation. Utilizing data across all counties in Brazil, we found that land conflicts reduce the likelihood of tenancy. This result implies: a reduction in agricultural efficiency; a reduction in the well-being of potential tenants, now landless peasants; and an expansion of the agricultural frontier through deforestation. Because of endogeneity between land tenancy and land conflict we instrument land conflict with Catholic priests.

Women and Property in Urban India

Abstract: 1 Minding the Gap: Gender and Property Ownership 2 Locating Gender and Property in Development Discourse 3 Place Matters: Orientation to Research Location and Context 4 Complicated Lives: Urban Women and Multiple Vulnerabilities 5 Gendered Realities: Property Ownership and Tenancy Relationships 6 Women and Housing Microfinance 7 Partnership Projects for Urban Basic Services 8 Conclusions: Seeing the Forest and the Trees Appendices Notes References Index

The impact of neighborhood types on the prices of residential properties

Abstract: This paper attempts to examine the impact of neighborhood types on residential property prices in the Klang Valley, Malaysia. Results show that the gated-guarded landscape compound neighborhood could attract higher market prices by 14.26%, and the freehold neighborhood could fetch a 20.68% higher price than the leasehold neighborhood. It is interesting to note that house buyers are willing to pay 23.52% to live in the gated-guarded and freehold neighborhoods. In order to meet the increasingly demanding house buyers, instead of just offering dram houses in prime locations, housing developers should provide intangible benefits in the neighborhood that are just as sought after by today?s house buyers, such as a sense of security, a feeling of harmony with one?s surroundings, and an infrastructure which supports a eco-friendly lifestyle.

From Reconstruction to Deconstruction: Undermining Black Ownership, Political Independence, and Community Through Partition Sales of Tenancy in Common Property

Abstract: This article considers one of the primary ways in which African Americans have lost millions of acres of land that they were able to acquire in the latter part of the nineteenth century and the beginning part of the twentieth century and the sociopolitical implications of this land loss. Specifically, this article highlights the fact that forced partition sales of tenancy in common property, referred to more commonly as heirs' property, have been a major source of black land loss within the African American community. The article argues that involuntary black land loss has had a significant negative impact upon the African American community given that the acquisition of land represented more than simply the acquisition of an important economic asset for African Americans who had been denied the opportunity for the most part to become real property owners prior to the Civil War and the period of Reconstruction. Consistent with political and property theory, after Reconstruction, many African Americans believed that landownership would enable them to participate much more robustly in the political life of the country and in civil society and that such ownership would provide African Americans with a foundation for the establishment of healthy and stable communities. In contrast to the default rules governing exit from tenancy in common ownership, the article demonstrates that the law often enables certain groups or communities to own property under various common ownership structures in a way that supports the ability of these groups and communities to maintain stable ownership of their real property over time. Given that poor and minority communities have lost a great deal of land that they had valued for both important economic and non-economic reasons, this article advocates for several reform proposals. These proposed reforms include proposed modifications to the default rules governing tenancy in common property that would enable groups such as African Americans who own much of their land under these default rules to maintain ownership of their property in a significantly more stable way than they do today.

Liberty and Security

Abstract: A recent case in the Court of Protection has focused attention on the legal position of supported living arrangements for people with learning disabilities As well as the question of whether there had been a deprivation of liberty, the court also considered the validity of the tenancy and whether the arrangements constituted a ‘care home’, such that registration under the Care Standards Act would be required

The Value(s) of Foreclosure Law Reform

Abstract: This symposium contribution examines the starkly different values reflected in traditional legal literature on foreclosure law reform in the U.S. as compared to some more recent entries in the wake of the rise of subprime lending and high rates of residential mortgage default. I highlight economist Dean Baker’s “right to rent” proposal, which would give former homeowners leasehold rights at market rates, to illustrate a more progressive set of housing policy considerations and to challenge the assumption that ownership is essential or optimal to promoting various housing objectives.

Tempo-spatial analysis of the residential land's spatial pattern in Beijing

Abstract: Since the 1980s Chinese cities have experienced dramatic transformation of its land use system from free allocation toward a leasehold systemRecent literature has drawn attention to spatial features of land market in transitional Chinese cities,in comparison to its counterparts in advanced market economiesNonetheless,research on this issue haven been limited by the lack of systematic data-especially spatial data-on land leasing parcels as well as other related data sourcesBased on about 2600 residential land leasing parcel data from 1992 to 2006 and Beijing Digital City integrated data,this paper is processing general evaluation and actual description of the tempo-spatial characteristics of the residential lands' expansion since China launched the market-oriented land-leasing policy in 1992The authors choose the spatial analysis methods with the aid of GIS,to evaluate the spatial pattern in the downtown area of BeijingGenerally speaking,the residential land market has a "Classic Concentric" overall pattern and an obvious spatial differentiation structure over timeIn particular,we studied some major residential districts of Beijing including CBD,Zhongguancun,and Olympic-Park district etcBased on the analysis,we found that:(1) The residential land-leasing market of Beijing showed a growing trend from 1992 to 2006,with the expansion of the residential lands' number,size,and the flat tendency of residential land price;(2) Residential land price showed a "North high-South low" spatial pattern,and residential land number and size showed an "East high-West low" spatial distribution structure;(3) The high residential land price sections extended from city center to the outside from 1992 to 2006 gradually;(4) The Tianqiao and CBD districts have become the highest residential land price sections of the North-South axis and the East-West axis,respectivelyAnd the residential land price is relatively high in some districts with better locationsWe believe our research would enrich the existing knowledge of the emerging urban land market in transitional China,and provide information for further land and housing policy making

The Value(s) of Foreclosure Law Reform

Abstract: This symposium contribution examines the starkly different values reflected in traditional legal literature on foreclosure law reform in the U.S. as compared to some more recent entries in the wake of the rise of subprime lending and high rates of residential mortgage default. I highlight economist Dean Baker’s “right to rent” proposal, which would give former homeowners leasehold rights at market rates, to illustrate a more progressive set of housing policy considerations and to challenge the assumption that ownership is essential or optimal to promoting various housing objectives.