廉租房REITs的困境与脱困

目前,我国廉租房建设正面临着巨大的资金缺口,但房地产投资信托（REITs）具有良好的吸收民间闲置资金、推动廉租房建设的功能.本文认为,设立廉租房REITs需要立足我国国情,借鉴美国和香港特区的法律制度从两方面进行建构.宏观立法方面,应提高立法位阶,统一立法;部门法方面,应尽快解决廉租房REITs在设立、税收、监管等方面的法律障碍.     

重塑政府廉租住房保障制度——兼论实物配租

2007年建设部等九部委在全国推行的《廉租住房保障办法》拉开了我国城市住房保障制度改革的序幕。当前在政府廉租住房保障制度运行过程中存在房源短缺、资金不足、保障方式不尽合理、管理机制不够健全、保障对象退出难等问题，这就难以充分发挥该制度的住房保障作用。为切实改善城市低收入住房困难群体的居住条件，迫切需要加大有关实物配租的法律调控力度，以消解困境，推进廉租住房保障制度的顺利进展。     

Jurisdiction and Scale: Rent Arrears,Social Housing,and Human Rights

This article draws on the recent work of Mariana Valverde on jurisdiction and scale to frame a study of the interaction between mandatory possession proceedings brought by one particular type of social housing provider – housing associations – and national as well as human rights law. It was the explicit political choice to focus social housing provision on housing associations, as opposed to local authorities, which opened up the mandatory possession jurisdiction. The essence of the argument is that, despite the apparent incommensurability of these different scales and jurisdictions, they are able to accommodate each other quite happily. Two sets of texts are used to develop this argument. First, consideration is given to the legal technicality through which mandatory possession proceedings might be challenged. Second, we draw on data from a study of housing associations practices and policies on the use of one particular mandatory ground of possession for rent arrears, demonstrating the way in which scale and jurisdiction, political rationality and technologies intertwine.     

新农村建设中土地流转的现实问题及其对策

新农村建设中的农地流转和土地利用,要尊重农民的权利和意愿,在农地流转中要节制资本,将资本下乡和合作社限定在为农民和农业生产服务的领域内,防止资本对农民土地的兼并导致农民失业破产。应当采取严格的问责制度和严厉的责任追究制,以制止地方政府权力对农民权益的侵害。同时要建立完善其他法律制度,允许集体建设用地使用权直接入市,改革城乡建设用地挂钩的政策,建立耕地复垦和耕地保护补偿制度。在此基础上,完善关于农民房屋转让的规定,允许房屋所有人与本集体共同对房屋和宅基作出处分,包括向城市人出卖房屋和宅基地,由集体取得建设用地(宅基地)的出让价值,由房屋所有人取得房屋的市场交换价值。     

Shanghai housing reform. Program a burden on foreign investors

This document contains a summary of the Housing Reform Program created in Shanghai, China, in 1991, which requires monthly contributions of all employers and employees in Shanghai to a "Collective Reserve Fund." The program also applies to foreign investment enterprises and must be followed by all enterprises, regardless of any previous housing benefits that an enterprise may be providing its employees. Employers must deduct 5% from each employee's salary (with a minimum) monthly and must match that amount. The total is paid into an account in the employer's name with the People's Construction Bank of China. The total amount collected and matched for an employee is considered the property of the employee, but the account is administered by the employer as a collective trust account. Each employee's balance may be withdrawn upon retirement, leaving the area, or purchasing a home and leaving state-owned housing. Foreign investment enterprises contribute a reduced amount in recognition of the fact that they pay salaries that are higher than those of state enterprises. The Housing Reform Program also requires employers to contribute to doubled rent subsidies for public housing, requires workers to purchase housing construction bonds in order to be eligible for newly allocated public housing, calles for housing to be sold at favorable prices, and creates a system whereby mortgages can be obtained from the Collective Reserve Fund.     

民间投资在我国发展的问题与对策

改革开放20多年来,民间投资在我国已经有了很大的发展,但由于受思想观念、政策法规、体制环境以及民间投资自身因素的制约,民间投资在我国的完全发展仍然存在诸多障碍,应采取有力措施逐步解决这些问题,以最终形成适应市场经济要求的民间投资发展状态。     

住房改革利益非公平分享及其对策研究

把以低工资制为基础的住房实物福利分配供应制度改变成为住房商品化分配供应制度,是住房制度改革的主要内容之一。住房制度改革的实质是利益分配,住房改革制度本身以及执行过程中的偏差,尤其是经济适用房政策的异化,均产生改革利益非公平分享的社会问题。严格执行经济适用房的政策与基本规则,对违规的经济适用房和集资房进行全面清理,由政府直接修建并提供保障性住房,建立保障性住房信息公开制度,区分不同类别的住房有的放矢地开征物业税,是缓解住房改革利益非公平分享问题的良方。     

The citizen‐makers: Ethical dilemmas in immigrant integration

The topic of citizen‐making—turning migrants into citizens—is one of the most politically contested policy areas in Europe. Access to European citizenship is governed by national law with almost no EU regulation. The Article brings to the fore normative concerns associated with citizen‐making policies in Europe (Section 2). It examines ethical dilemmas involved in the process of creating new citizens (Section 3) and promotes the adoption of a European legal framework on access to citizenship (Section 4). The overall claim is that every newcomer will be required to demonstrate, as a prerequisite for citizenship, attachments to the constitution of the specific Member State, yet the test will be functional, flexible and non‐exclusive. As the topic of EU citizenship law is currently at the centre of the European agenda, this article has both theoretical significance and policy implications.     

State Medicaid reform under Section 1115 demonstration authority

Given the complexity of federal Medicaid law and the limitations it imposes on state flexibility, it is likely that states will continue to ask the Secretary to grant waivers under Section 1115 to allow them to pursue new approaches to health care reform. The results of currently operational Section 1115 projects involving statewide managed care systems will be useful in evaluating the Medicaid reform measures currently under discussion in other states and at the federal level. In particular, the ability of the states to control Medicaid and indigent care costs and to utilize federal dollars more efficiently should prove important in evaluating a block grant approach to federal Medicaid funding. Moreover, Section 1115 project results that bear on the sufficiency of various Medicaid capitation rate methodologies will also be of value as more states expand the use of managed care arrangements for their Medicaid populations.     

Medicare program; revised designation of states in which Medicare SELECT insurance policies may be issued--HCFA. Notice

Section 4358(c) of the Omnibus Budget Reconciliation Act of 1990, provides for the designation of 15 States in which Medicare supplemental insurance policies (commonly referred to as "Medigap" policies) may be approved for issuance as Medicare SELECT policies during the period January 1, 1992 through December 31, 1994. This notice announces two revisions in the list of States designated under this authority.     

NEW PROBLEMS IN CHINA’S HOUSING LEGISLATION AND ITS SOLUTIONS

Since China’s reform and opening up in 1978, the housing system in China had undergone two major reforms; currently, the third major reform (also called the second housing revolution) has started. This article analyzes the historical course of the reforms, investigates the gains and losses of the reforms, seeks the directions for deepening the reform of housing system, and in turn, establishes the patterns of housing construction and consumption in accordance with Chinese actual conditions. The report of the 17th National People’s Congress pointed out that “housing guarantee” is a heavy task “to ensure and improve people’s living standard, to promote social equity and justice, and to build a harmonious society.” The Real Right Law of China plays a positive role to protect housing rights, but it only gives limited protection of housing right. Meanwhile, the Real Right Law itself introduces new problems to the housing security. In order to protect housing rights and achieve the objective of “housing guarantee,” China needs to further improve the housing system and advance the housing legislation. The main approaches in this article include: (a) carrying out the “three-three housing policies,” there are basically three types of housing systems, three means of land provision, and three teams involved; (b) employing the bidding method of “four decisions and two biddings” for land supply, it means that the government should take the responsibility to decide land prices, construction standards, tax rates and profit rate; and the bidder is determined by scoring each of the bidders as for his house price bidding and building program bidding; (c) establishing the system of habitation right in China’s Housing Law and maximizing its function of social security; and (d) further improving relevant regulations in the proposed housing act or housing security law and paying attention to the establishment and implementation of supporting measures.     

房屋承租人优先购买权合理性质疑

房屋承租人优先购买权是我国民事优先购买权中一个比较有特点的权利，以这一权利为基础的房屋承租人优先购买权制度也成为了中国特色房屋租赁制度中的一个重要组成部分。然而，在法制不断完善、房地产市场繁荣的现今社会，我国的房屋承租人优先购买权制度无论是在理论、价值上，还是在现实适用中都显示出不适宜性和不合理性。     

ECFA项下的两岸服务贸易与投资

本文讨论ECFA项下两岸的服务贸易自由化和双向服务投资的相关问题。文章首先分析了EC—FA纳入服务部门对台湾及两岸经贸发展的重要意义，然后归纳了服务贸易早期收获清单的主要内容和代表性措施。ECFA对“服务提供者”进行了符合两岸特殊情况的专门界定，以确保协议优惠措施不外溢到其他国家或地区。ECFA目前在实施中也存在一些问题。     

Rehabilitation of abandoned housing projects: a comparative analysis between the law and practice in peninsular Malaysia and the Republic of Singapore

Abandoned housing projects is one of the housing problems in Peninsular Malaysia. Even though there are laws and policies provided by the Malaysian government to govern the housing industry, the abandoned housing projects problem is still an unresolved issue for the Malaysian government. The real victims are the purchasers themselves. There are no specific or common ways to face the problems because the issues faced by the stakeholders vary for each and every abandoned housing project. This paper will discuss law and practice in the rehabilitation of abandoned housing projects in Peninsular Malaysia and compare them with the position in the Republic of Singapore. From the comparative approach, certain suggestions will be forwarded at the end of the paper to carry out rehabilitation in Peninsular Malaysia and Singapore.     

Economic justice in later life: A Canadian perspective

A view of distributive or economic justice is presented. Economic justice can best be achieved through the construction and administration of social policies that promote equality of condition and opportunity such that people are able to achieve equitable outcomes based on their needs and the community's assessment of their contributions. A discussion of the income security situation of older Canadians provides an empirical vehicle for illustrating this view. The point is made that before economic justice can prevail social policies must be developed such that current levels of structured inequality are significantly moderated. Equity will be realized only when there is a shift in policy-making such that claims of citizenship take precedence over those claims based on the rights of property.     

权力寻租的生态学分析

透过生态学视角,任何权力寻租现象都可以视为与现代法治理念相背离的退化权力生态系统。缺乏有效控制的权力寻租常常激化社会矛盾,引发社会动荡。权力寻租既是一个不稳定的生态系统,也是一个不可持续发展的生态系统。运用生态学的基础理论,分析权力寻租生态系统的基本结构与功能表现,解读权力寻租生态系统组分要素与系统环境之间的生态作用关系,梳理权力寻租生态系统演化的主要影响因素、发展阶段和时空特征。通过探讨权力寻租的生态运行机理,提出权力寻租的生态修复、控制路径,驯化权力运行尽早转向法治稳态,实现权力生态系统的可持续、法治化的常态演替。     

行政组织的产出：政府能力绩效评估的构建

政府能力高低程度决定了行政组织产出的质量和数量,政府能力绩效评估就是根据行政组织的管理效率、效益、能力、服务质量、公共责任和顾客满意程度等方面的评价,对行政组织在管理过程中的投入、产出、政策或规定执行、中长期目标完成的结果等能力绩效进行评定和划分等级。对政府能力开展绩效评估有着三方面的理论依据,而在实践中需要建构一种基于绩效评估过程的有利于政府能力提升的组织运行模式,这种模式的运行能推动政府以绩效评估为核心的行政绩效的变革。     

基础教育资源不正当竞争探析

基础教育,涉及到每个公民的基本素养和生活品质,关系着国家的发展和民族的命运。基础教育的盛衰,取决于教育资源配置的状况。教育资源既包括教育资金、设施等硬件部分,也包括教育政策、师资、校园文化等软件部分。一般来说,物质决定精神,硬件资源决定软件资源。而教育资源则不然,教育政策决定着资金的投向、教学设施和师资力量的配置。教育政策的不当,导致教育资源配置的不正当竞争,造成了地域之间、城乡之间教育资源配置的巨大差异。严重影响了基础教育的健康发展。要实现教育的公平,必须强化国家对基础教育投资的责任、加大投资力度、创立公平公正的教育资源配置机制、改革教育模式、规范资源配置行为、杜绝教育腐败,建立科学、和谐的基础教育资源配置新体系。     

An agenda for post-troubles policing in Northern Ireland — The South African precedent

Conclusion These proposals represent part of a much larger agenda for policing reform. Critically, it is now time in Northern Ireland, as it was in South Africa, for all sides to start “thinking the unthinkable” if the peace process is to gain momentum. In that process of creating an agenda, opinions will be sought from many quarters. South Africa, in certain limited ways, provides a model of how irreconcilable views about the nature of policing a divided society, can be given serious considerations, of a more peaceful society is to be created. But there is one other crucial lesson from South Africa. Police reform cannot be imposed from above, or according to the dictates of outside experts. It must be based on serious, continuing consultation between all parties — local communities, political parties, the central state, and the police service itself. The South African example demonstrates that existing hostile interests do not have to learn to love one another in making progress in police reform. There is a common interest which surmounts political opposition — local people need the security which an effective, non-partisan police service can provide. minuscule levels.