本文選題：住房政策 + 住房保障�。� 參考：《華中農(nóng)業(yè)大學(xué)》2013年博士論文

【摘要】：我國住房制度改革以來城市居民住房自有率和人均面積獲得了較大提升,但大城市高房?jī)r(jià)對(duì)城市新增人口和弱勢(shì)群體產(chǎn)生了明顯排斥,夾心層現(xiàn)象也比較嚴(yán)重。這是到2020年實(shí)現(xiàn)“住有所居”所面臨的重大挑戰(zhàn)。為此政府?dāng)M大量增加公共住房(經(jīng)適房和公租房)建設(shè)量,試圖緩解中低收入者買房負(fù)擔(dān)重、租房難、住房狀況改善緩慢等社會(huì)問題。但在城市層面,經(jīng)適房政策目標(biāo)和實(shí)際績(jī)效間存在較大差距。在政策層面,關(guān)于公共住房合理供給結(jié)構(gòu)、經(jīng)適房存廢與否和住房補(bǔ)貼方式問題仍存在較大爭(zhēng)議,本研究對(duì)此在理論上進(jìn)行了探索,并使用多種方法進(jìn)行了評(píng)測(cè)和比較。 論文首先基于國際慣例提出住房政策的主要目標(biāo)是支援和幫助中低收入群體獲得適宜住房。住房政策中包含住房保障和住房援助兩類,“住房保障”以房為本,目標(biāo)是為最低收入者提供“基本住房”。住房援助以人為本,以支援幫助居民獲得可負(fù)擔(dān)的“適宜住房”為目標(biāo)。住房保障和住房援助在政策目標(biāo)上存在遞進(jìn)關(guān)系,在政策工具上有差異。論文基于問卷調(diào)查和文獻(xiàn)研究對(duì)住房援助進(jìn)行了定義,將實(shí)踐中的援助活動(dòng)分為政策型、項(xiàng)目型、金融型、科技型和非政府型五種類型。論文歸納了我國援助工具集合,發(fā)現(xiàn)現(xiàn)有政策和項(xiàng)目都偏向購房援助,忽視了租房援助。根據(jù)我國與世界主流的住房模式的異同,總結(jié)了適合我國國情的住援經(jīng)驗(yàn),提出應(yīng)加強(qiáng)上位法規(guī)制定、產(chǎn)權(quán)轉(zhuǎn)移兼顧租售、激勵(lì)雇主進(jìn)行住房援助和加快公共住房的市場(chǎng)化、社會(huì)化改革的建議。 囤房現(xiàn)象是加劇大城市住房緊張和結(jié)構(gòu)失衡的主要原因。論文通過解析中高收入家庭囤房的原因,論證了我國長(zhǎng)期實(shí)行的購房援助政策在家庭高儲(chǔ)蓄率心智模式下會(huì)導(dǎo)致負(fù)面效應(yīng),因此住房政策應(yīng)保持中性,避免造成貧富懸殊和社會(huì)階層嚴(yán)重分化。治理囤房的策略重點(diǎn)是弱化囤房動(dòng)機(jī)、推動(dòng)市場(chǎng)化的公租房項(xiàng)目、提高存量住房的周轉(zhuǎn)速度和使用效率。 就經(jīng)適房是否應(yīng)取消的問題,論文進(jìn)行了經(jīng)適房和公租房的政策對(duì)比。通過文獻(xiàn)研究,比較了經(jīng)適房管理政策調(diào)整前后的住房產(chǎn)權(quán)結(jié)構(gòu)變化,發(fā)現(xiàn)政策正在向經(jīng)適房全封閉運(yùn)行的方向改革。論文按照績(jī)效、效率、充足性、公平性、回應(yīng)性和適宜性六項(xiàng)評(píng)估標(biāo)準(zhǔn),將住房援助政策目標(biāo)分解為具體的子目標(biāo)。利用民意測(cè)評(píng)和模糊評(píng)價(jià)法,對(duì)當(dāng)前試圖以公租房取代經(jīng)適房的政策改革進(jìn)行了績(jī)效預(yù)評(píng)估。證明了相同住房財(cái)政支出情況下,公租房不宜完全替代經(jīng)適房。單純調(diào)整援助方式,實(shí)行以公租房為主流的政策將難以提高城市住房政策的整體績(jī)效。論文論證了公租房和經(jīng)適房政策不應(yīng)偏廢,租售兩種援助方式各有利弊,應(yīng)根據(jù)市場(chǎng)需求、因地制宜靈活運(yùn)用。 針對(duì)公共住房管理中的福利錯(cuò)配和公平難題,論文通過7個(gè)相似制度案例進(jìn)行聚類分析,論證了許可權(quán)(配額)交易是一種適合市場(chǎng)經(jīng)濟(jì)體制的管理工具,可以移植到公共住房領(lǐng)域。通過對(duì)武漢市和黃石市(住建部公租房試點(diǎn)城市)的案例研究,結(jié)合與其他大城市公租房管理政策的比較,探討了推行以可交易房券為補(bǔ)貼方式的改革歷程和經(jīng)驗(yàn)教訓(xùn),論證了住房援助應(yīng)采用更加市場(chǎng)化的方式來進(jìn)行,通過合理運(yùn)用許可權(quán)交易進(jìn)行政府規(guī)制可提高援助政策績(jī)效。 為了評(píng)估關(guān)鍵援助政策工具的長(zhǎng)期效果,論文通過對(duì)購房者的行為調(diào)查,將住房和家庭分為了具有共性的若干子類,依據(jù)主體行為規(guī)則構(gòu)建了基于Netlogo仿真平臺(tái)的房地產(chǎn)市場(chǎng)多主體微觀仿真模型。該模型包含了商品房、經(jīng)適房和公租房三個(gè)子市場(chǎng),家庭可根據(jù)自身情況進(jìn)入該三個(gè)市場(chǎng)進(jìn)行交易,公共住房和商品房也可有條件轉(zhuǎn)化。該模型考慮了城市區(qū)位特征和活動(dòng)中心,模擬了家庭綜合考慮房?jī)r(jià)(租)和交通成本的行為模式,集成了家庭的區(qū)位選擇與租售選擇。仿真模型使用武漢市2000～2010年的歷史數(shù)據(jù)進(jìn)行了標(biāo)定和有效性校驗(yàn)。 論文利用仿真模型對(duì)已開展和未開展的住房援助政策進(jìn)行了實(shí)驗(yàn)。發(fā)現(xiàn)當(dāng)新增公共住房的總比例少于10%時(shí),對(duì)商品住房市場(chǎng)的沖擊比較小的,成交量沒有明顯變化。但公共住房配建比例越大,成交量震動(dòng)波幅越大,比例越小,震動(dòng)波幅越小。對(duì)仿真城市而言,采用10%的規(guī)劃配建比例(經(jīng)適房和公租房各5%),公租房就會(huì)在2015年后出現(xiàn)大于15%的空置率,因此該政策應(yīng)在2015年左右逐步調(diào)整或取消。如果保持低于平均住房面積60%的公共住房準(zhǔn)入標(biāo)準(zhǔn),公租房項(xiàng)目在2015年后就會(huì)出現(xiàn)明顯的空置率上升。如果放寬到低于全市平均面積水平就可以準(zhǔn)入,則空置率始終在10%以內(nèi)。如果要維持10%配建比例時(shí),該市應(yīng)適當(dāng)調(diào)高準(zhǔn)入標(biāo)準(zhǔn),建議用“9070”標(biāo)準(zhǔn)(即家庭收入標(biāo)準(zhǔn)為90%,人均住房面積標(biāo)準(zhǔn)為70%)取代“8060”標(biāo)準(zhǔn),這樣可維持適度的輪候時(shí)間又不至于出現(xiàn)申購不足。通過多次運(yùn)行仿真還發(fā)現(xiàn)經(jīng)適房比例增大,高收入人群平均家庭總資產(chǎn)降低,最低收入家庭總資產(chǎn)增加,中等收入人群不明顯。顯示經(jīng)適房對(duì)貧富差距的調(diào)節(jié)相對(duì)有效。房產(chǎn)稅是一種包容性的購房援助,但對(duì)租房者改善作用不大。提高個(gè)人售房所得稅率可以增加無房戶的租房面積,但對(duì)有房困難戶沒有顯著影響。 論文根據(jù)住房援助的基本原理和政策目標(biāo),簡(jiǎn)要回顧了住房制度改革的歷史,探討了住有所居的實(shí)現(xiàn)路徑,提出了從剩余模式經(jīng)多元模式向高級(jí)普惠模式過渡的構(gòu)想,并結(jié)合我國當(dāng)前社會(huì)結(jié)構(gòu)變動(dòng)趨勢(shì)和前述實(shí)證研究成果提出了政策建議。
[Abstract]:Since the reform of the housing system in China, the ownership rate and per capita area of urban residents have been greatly improved, but the high house prices in large cities have obviously rejected the city's new population and the disadvantaged groups, and the phenomenon of the sandwich layer is also serious. This is a major challenge to realize the "live in residence" in 2020. The construction of the common housing (through the suitable housing and public rental housing) attempts to alleviate the social problems such as the heavy burden of housing, the difficulty of housing and the slow improvement of the housing situation. However, there is a big gap between the policy goals and the actual performance of the housing policy at the urban level. At the policy level, the rational supply structure of public housing, the disuse of the housing and the housing supplement and the housing supplement There is still much controversy about the way of sticking. This research has been explored theoretically, and has been evaluated and compared by various methods.
Based on international practice, the main goal of the housing policy is to support and help middle and low income groups to obtain suitable housing. Housing policy includes two categories of housing security and housing assistance. Housing security is based on housing and the goal is to provide "basic housing" for the lowest income. Housing assistance is the basis for people to help the living. The people obtain affordable housing as the target. Housing security and housing assistance have a progressive relationship in policy objectives, and there are differences in policy tools. Based on the questionnaire survey and literature research, the paper defines the housing assistance, and divides the aid activities into policy, project, financial, scientific and non-governmental type. Five types. The paper sums up the collection of aid tools in China, and finds that the existing policies and projects are biased towards the assistance of housing purchase and neglect the housing assistance. According to the similarities and differences between China and the mainstream of the world housing model, we have summed up the living aid experience suitable for the national conditions of our country, and put forward that the upper regulations should be strengthened, the transfer of property rights should be taken into account and the employer should be encouraged to live. Housing assistance and speeding up the marketization of public housing and proposals for socialized reform.
The phenomenon of hoarding is the main reason that aggravates the housing tension and structural imbalance in large cities. Through the analysis of the reasons for the high income household hoarding, the paper demonstrates that the long-term housing assistance policy in China will lead to negative effects under the mental pattern of high household savings rate, so the housing policy should be kept neutral to avoid the disparity between the rich and the poor and the society. The strategy of harnessing hoarding is to weaken the hoarding motive, promote the market - oriented public rental housing projects, and improve the turnover rate and efficiency of the stock housing.
Through the literature study, the paper compares the changes in the housing property right structure before and after the adjustment of the housing management policy through literature research, and finds that the policy is reforming to the full closed operation of the suitable housing. The paper is based on the performance, efficiency, adequacy, fairness, responsiveness and responsiveness. According to the six criteria of suitability assessment, the target of housing assistance policy is decomposed into a specific sub goal. The performance pre evaluation is carried out by public opinion assessment and fuzzy evaluation method, which proves that public rental housing should not completely replace the suitable housing under the circumstances of the same housing financial expenditure. The policy of public rental housing as the mainstream policy will not improve the overall performance of the urban housing policy. The paper demonstrates that the public rental housing and the housing policy should not be abandoned, and the two kinds of renting and selling have advantages and disadvantages, which should be applied flexibly according to the market demand.
In view of the problem of welfare mismatch and equity in public housing management, the paper demonstrates that the license (quota) transaction is a management tool suitable for the market economy system and can be transplanted into the field of public housing through 7 similar cases, which can be transplanted into the field of public housing. Through the case of Wuhan and Huangshi (the pilot city of the Public Housing Department of the Ministry of housing and construction) According to the comparison of the public rental housing management policies in other large cities, this paper discusses the reform process and experience of carrying out the tradable housing voucher as a subsidy method, and demonstrates that the housing assistance should be carried out in a more marketable way, and the performance of the aid policy can be improved through the rational use of the license transaction into the administrative government regulation.
In order to evaluate the long-term effect of the key aid policy tools, the paper divides housing and family into several subcategories by investigating the behavior of the buyers, and builds a multi-agent micro simulation model based on the Netlogo simulation platform based on the main behavior rules. The model includes the commercial housing, the suitable housing and the public rent. House three sub markets, families can enter the three markets according to their own circumstances, and the public housing and commercial housing can also be transformed. The model takes into account the urban location and activity center, simulates the behavior model of family's comprehensive consideration of house price (rent) and traffic cost, and integrates family location selection and rental choice. Simulation The model was calibrated and validated by using the historical data of Wuhan for 2000~2010 years.
The paper uses the simulation model to test the housing aid policy which has been carried out and undeveloped. It is found that when the total proportion of the new public housing is less than 10%, the impact on the commodity housing market is small and the volume has not changed obviously. But the larger the proportion of the public housing, the greater the amplitude of the transaction volume, the smaller the proportion and the more amplitude of the vibration. Small. For the simulation city, with 10% planning and allocation ratio (5%), public rental housing will appear more than 15% vacancy rate after 2015, so the policy should be adjusted or cancelled gradually around 2015. If the public housing access standard is lower than the average housing area of 60%, the public rental housing project will be after 2015. There is an obvious increase in vacancy rate. If it is relaxed to lower than the average level of the city, the vacancy rate is always within 10%. If the proportion of 10% construction is to be maintained, the city should appropriately adjust the standard of access, and suggest that the "9070" standard (the standard of family income is 90%, and the per capita housing area standard is 70%) should be replaced by the "8060" standard. In this way, the moderation of the waiting time will not be inadequate. Through the simulation, the proportion of the housing is increased, the average household assets of the high income population are reduced, the total assets of the households with the lowest income increase, the middle income population is not obvious. It shows that the adjustment of the housing to the poor rich gap is relatively effective. Inclusive purchase assistance has little effect on renters. Increasing the income tax rate of individual housing can increase the area of housing without housing, but has no significant impact on households with housing difficulties.
Based on the basic principles and policy objectives of housing assistance, the paper briefly reviews the history of housing reform, probes into the realization path of housing, and puts forward the conception of the transition from the surplus mode to the advanced and inclusive model through multiple patterns, and puts forward the policy in combination with the current trends of the social structure and the results of the previous empirical research. Suggestion.
【學(xué)位授予單位】：華中農(nóng)業(yè)大學(xué)
【學(xué)位級(jí)別】：博士
【學(xué)位授予年份】：2013
【分類號(hào)】：F299.23

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本文編號(hào)：1964626