CALDEIRÃO DE BOLSA

Keyser Soze Escreveu:da wikepedia:

Like all price ceilings, rent control is criticized for creating a shortage of housing, reducing its quality, deterring investment and raising the price of unaffected rental units. If a price is forceably kept low, there will be higher demand. When demand outpaces supply, there is a shortage. However, since builders are restricted in the rents they may charge, they are less willing to construct more housing. Since supply is perpetually low, landlords also do not have to worry about tenants leaving - for example, unless the landlord can reasonably expect that punitive action will be taken against them for doing so, they might let building maintenance deteriorate in order to mitigate the lower rental income. People moving into the city also have serious difficulty finding housing.

Rent control laws are frequently used in economics courses as a textbook example of the problems that arise in trying to artificially reduce prices. The natural consequence in a free-market economy is a reduction in supply and consequent shortages.

Areas with rent controlled housing are notable for difficulty of finding vacant housing and the resulting power imbalance between landlords and tenants. Tenants have serious difficulty finding housing, so are seriously disadvantaged if they are forced to move. As a result, landlords can impose numerous conditions and requirements.

Rent control has been discredited by some unlikely governments. Speaking in 1989, Vietnam's Foreign Minister Nguyen Co Thach said: "The Americans couldn't destroy Hanoi, but we have destroyed our city by very low rents. We realized it was stupid and that we must change policy."

Moreover, critics see rent control as a violation of property rights since landlords are told what they may and may not do with their property. Some also claim that rent control limits the owners' ability to sell their rent-controlled property, thus essentially forcing them to put their property to work for the state without recourse. Opponents of rent control also claim that its benefits accrue disproportionately to wealthy and well-connected tenants. They argue that the goal of making housing affordable and available to the poor can be accomplished by the same free market that created the affordable units in the first place, or by government construction or subsidy.

It is necessary to prevent landlords from imposing rent increases that force key-workers or vulnerable people to leave an area. Maintaining a supply of affordable housing is essential to sustaining the economy. Homeowners who support rent control point to the neighborhood instability caused by high or frequent rent increases and the effect on schools, youth groups, and community organizations when tenants move more frequently.

It has been contended that housing is an inalienable positive human right that equals or exceeds the property rights of landlords. Therefore the needs of the tenant should supersede the needs of the landlord.

The rental-accommodation market suffers from information asymmetries and high transaction costs. Typically, a landlord has much more information about a home than a prospective tenant can reasonably detect. Moreover, once the tenant has moved in, the costs of moving again are very high. Unscrupulous landlords can thus conceal defects and, if the tenant complains, threaten to raise the rent at the end of the lease. With rent control, tenants can ensure that hidden defects at least be repaired to comply with code requirements, without fearing retaliatory rent increases. Rent control may thus compensate somewhat for inefficiencies of the housing market.

Like all price ceilings, rent control is criticized for creating a shortage of housing, reducing its quality, deterring investment and raising the price of unaffected rental units. If a price is forceably kept low, there will be higher demand. When demand outpaces supply, there is a shortage. However, since builders are restricted in the rents they may charge, they are less willing to construct more housing. Since supply is perpetually low, landlords also do not have to worry about tenants leaving - for example, unless the landlord can reasonably expect that punitive action will be taken against them for doing so, they might let building maintenance deteriorate in order to mitigate the lower rental income. People moving into the city also have serious difficulty finding housing.

Rent control laws are frequently used in economics courses as a textbook example of the problems that arise in trying to artificially reduce prices. The natural consequence in a free-market economy is a reduction in supply and consequent shortages.

Areas with rent controlled housing are notable for difficulty of finding vacant housing and the resulting power imbalance between landlords and tenants. Tenants have serious difficulty finding housing, so are seriously disadvantaged if they are forced to move. As a result, landlords can impose numerous conditions and requirements.

Rent control has been discredited by some unlikely governments. Speaking in 1989, Vietnam's Foreign Minister Nguyen Co Thach said: "The Americans couldn't destroy Hanoi, but we have destroyed our city by very low rents. We realized it was stupid and that we must change policy."

Moreover, critics see rent control as a violation of property rights since landlords are told what they may and may not do with their property. Some also claim that rent control limits the owners' ability to sell their rent-controlled property, thus essentially forcing them to put their property to work for the state without recourse. Opponents of rent control also claim that its benefits accrue disproportionately to wealthy and well-connected tenants. They argue that the goal of making housing affordable and available to the poor can be accomplished by the same free market that created the affordable units in the first place, or by government construction or subsidy.

mcarvalho Escreveu:http://www1.folha.uol.com.br/folha/informatica/ult124u316742.shtml

The Basics

TOP TEN LIST
What Every New Yorker Needs
to Know About Rental Housing
One -- Types of Housing -- New York City's rental market is very diverse, and includes many rent regulated and subsidized apartments, as well as unregulated "market-rate" apartments. [More on the rental market]
Two -- Rent Stabilization -- It's important to know if the apartment you move into is rent-stabilized. [More on importance of rent stabilization]
Three -- Affordable Housing -- It can be found if you have the time to look. [More on how to find affordable housing]
Four --Fees -- Be careful about the fees you pay. [More on fees]
Five -- Leases -- Leases are important -- get a lease and read it carefully. [More on leases]
Six -- Roommates -- State law allows you to have a roommate. If YOU are the roommate you have fewer rights -- be smart about sharing an apartment. [More on roommates]
Seven --Subletting -- You can sublet the apartment if you have to -- but following the correct procedures is essential. [More on subletting]
Eight -- Maintenance -- Proper maintenance of the apartment is your landlord's responsibility, but there are limits. [More on maintenance]
Nine -- Security Deposit -- You can get information about your security deposit. [More on security deposits]
OneZero -- Tenant Responsibilities -- Find out about your responsibilities as a tenant and work with your landlord to resolve problems -- it will usually pay off in the long run. [More on communicating with your landlord]
Back to the Top

What Type of Housing is Available in the New York City Rental Market?

Available rental housing in New York falls into three main categories: market-rate housing, rent regulated housing, and subsidized housing. Rents and lease renewals in market rate housing are essentially matters to be negotiated between the landlord and tenant. In rent regulated housing, rent adjustments and lease renewals are regulated by law. In subsidized housing, rents may be directly or indirectly supplemented by various government programs and terms of occupancy are regulated by law.

Market-Rate Housing includes apartments which have never been regulated and apartments which have undergone deregulation. Vacant apartments in buildings with one to five units are generally not rent regulated. Vacant apartments renting for over $2,000 per month also usually fall within the market-rate class. (However, the deregulation of these apartments is subject to challenge by the new tenant.) Vacant units in co-ops and condominiums that are rented out by the unit owners are generally market rate rentals. Apartments in buildings rehabilitated or newly constructed after January 1, 1974 are not rent regulated unless the owner has taken advantage of special tax abatement programs known as the J-51 and 421-a programs. There are a number of exceptions to these generalizations.

Rent-Regulated Housing includes both "rent-controlled" and "rent-stabilized" apartments. Newcomers need not concern themselves with rent control since rent controlled apartments either "go to market" or fall under rent stabilization upon vacancy. Thus, there is no such thing as a vacant rent controlled apartment. About half of all the two million apartments in the city fall under rent stabilization. Over 100,000 of these units become vacant each year. If the lawful rent exceeds $2,000 per month, upon vacancy rent stabilized apartments are deregulated. If the rent is below $2,000, the vacant unit remains under stabilization. As a rule of thumb, if you are searching for a rent stabilized apartment, the building must have been built before 1974, have six or more apartments, and the new rent must be below $2,000 per month. Some rehabilitated and newly constructed buildings also fall under rent stabilization if the owner has received a tax abatement.

Subsidized Housing generally includes Mitchell-Lama housing, public housing and "Section 8" housing. Mitchell-Lama housing is middle-income housing with rents subsidized in part through tax abatements to the owners. Public and "Section 8" housing is reserved for lower income households. In public housing, tenants reside in buildings managed by the New York City Housing Authority. Under the Section 8 program, tenants receive vouchers for assistance with rents in private housing. The city and state also run a number of smaller scale housing subsidy programs. The various wait lists for subsidized housing in New York are often years long. Consequently, subsidized housing in an unlikely housing solution for those with an immediate need to relocate. For those who wish to buy or build their own homes, there are a variety of programs and various tax abatements and exemptions are available through the City's Department of Housing Preservation & Development. New York City has a very diverse range of housing types:

joycat1 Escreveu:Como Sportinguista acho que a ser verdade esta noticia de que o Zé vai ficar com o pelouro dos espaços verdes nunca mais vamos receber os 35 milhões dos Holandeses.

mcarvalho Escreveu:PS e Bloco de Esquerda chegam a acordo em Lisboa


............................


--------------------------------------------------------------------------------

Shevet Escreveu:Isto é uma palhaçada pegada

Politicos são a escoria da sociedade, ainda ei-de fazer um partido so para rebentar com estes gajos todos


Prometer eles prometem, mas depois de sentarem o cagueiro no altar, quem manda são eles



Abraço
Shevet

....os promotores imobiliários vão ser obrigados a vender ou a arrendar 20 por cento das casas a preços abaixo do mercado...a "preços sociais".