Rental vacancy rates: A policy primer

Abstract

This article examines how policy makers use rental vacancy rates as indicators of housing market condition. The common practice of assuming that any rental market is in equilibrium when its rental vacancy rate is approximately 5 percent is criticized. Based on theoretical and empirical literature, the case is made that the rental vacancy rate that prevails when the supply and demand for rental units are in balance varies among areas and types of units and is not always 5 percent. The Department of Housing and Urban Development is faulted for not recognizing these variations and, therefore, misusing rental vacancy rates in its formula allocations for the Section 8 and HOME programs.

Observed vacancy rates offer meaningful insight into rental market conditions only when they are compared with empirically derived estimates of equilibrium vacancy rates. The methods for estimating these rates, however, are still being refined, and the data needed to derive such estimates are available only for a limited set of metropolitan areas. Other measures are available that policy makers could use to judge the adequacy of low‐income housing supply in local markets, but they are also somewhat problematic.     

Building Ethical Capital: Perceptions of Ethical Climate in the Public Sector

This article examines influences on public servant perceptions of ethical climate in the public sector. The array of beneficial outcomes produced by perceptions of a positive ethical climate, the existence of government programs aimed at improving ethical climate, and implications for government accountability and trustworthiness all argue for a better understanding of the sources of these perceptions. Empirical analyses of survey responses from employees of the U.S. federal executive branch show that individuals in leadership positions perceive the ethical climate more positively. Conversely, work tenure tends to worsen perceived ethical climate, although supervisory status attenuates this negative effect. Ethics training, interaction with ethics officials, and perceived knowledge about ethics topics consistently influence perceptions of ethical climate and advice‐seeking behavior in a positive way. A set of results related to advice‐seeking behavior serves to reinforce the important role of ethics officials.     

Civil Rights,Federalism, and the Administrative Process: Favorable Outcomes by Federal,State, and Local Agencies in Housing Discrimination Complaints

Some theorists argue that cooperative intergovernmental relations are critical to policy implementation in the United States. This assertion is explored in the context of fair housing enforcement by comparing favorable administrative outcomes in fair housing complaints at the federal, state, and local levels from 1989 to 2004. What conclusions can be drawn from this systematic comparison of intergovernmental enforcement in one policy area over an extended period of time? First, cooperative federalism works well in fair housing enforcement. Second, of special significance, state civil rights agencies resolve complaints in favor of complainants nearly as often as the Department of Housing and Urban Development, and localities sometimes do so even more frequently.     

A GraveMisfire?

<正>A"deaf review"of Jiang Wen’s much maligned latest film Gone With the Bullets It was hard to go anywhere in Beijing in December 2014 without being assailed by posters advertising Chinese auteur Jiang Wen’s latest movie Gone With the Bullets.I was drawn to the film’s beautiful promotional material showing Jiang’s character with one of the film’s female leads adversarially juxtaposed against Ge you’s character and another female