Joris Hoekstra

Values as determinants of preferences for housing attributes

Preferences for housing attributes have beenstudied from different theoretical perspectivesand with a great variety of methodologicalapproaches. In explaining housing preferencesthe influence of both macro-level andmicro-level factors has been shownextensively. Relatively little attention hasbeen given, though, to motivational micro-levelfactors such as goals and values. In thisarticle micro-level motivational factors arestudied as determinants of stated preferencesfor housing attributes. The relationshipsbetween such motivational factors as values andgoals on the one hand and preferences forhousing attributes on the other are consideredfrom the perspective of means-end theory. Asemi-structured interviewing technique calledladdering is used for the measurement ofmeans-end chains. Some of the results of apilot project in which means-end theory wasapplied to preferences for housing attributeswill be discussed in the sequel.

Housing and the Welfare State in the Netherlands: An Application of Esping-Andersen's Typology

Abstract: Esping-Andersens theory and typology of the welfare state have been widely discussed in international comparative housing research. Most of the debate has been theoretical in nature; empirical applications of the theoretical framework are rare. We have therefore applied Esping-Andersens typology to the housing system of the Netherlands. The results of this research project are described in this contribution. The paper starts with an outline of the theoretical background of the research project. There follows a description of Esping-Andersens theory of the welfare state, with its typology of three welfare state regimes. This typology is reinterpreted for the field of housing. The resulting scheme of analysis shows how various welfare state regimes differ on some important housing system aspects. The scheme of analysis is applied to the housing system of the Netherlands. Several relevant aspects of this system, such as the organisation of housing provision, subsidisation, and rent regulation, are analysed. For each of these aspects, the welfare state regime with which it can be best linked is determined. Two epochs are analysed: the 1980s and the 1990s. Consequently, the development in time of the housing system in the Netherlands can be described. Some general conclusions are drawn concerning the applicability of Esping-Andersens typology of welfare states to the field of housing. We propose a possible modification of this theoretical framework and outline some directions for future research.

Rent Regulation: The Balance between Private Landlords and Tenants in Six European Countries

Abstract The private rental sector has been declining in many European countries. In describing the decline of the private rental sector, it is often suggested that a causal relationship exists between the decrease in private renting and rent control. The assumption is that the stricter the form of rent control, the greater the decrease in private renting levels. Or, conversely, that with fewer rent controls there are more opportunities for the private rental sector. At the same time, however, an unregulated rental market may result in insecurity for tenants. This text focuses on conflicts of interest between private landlords and tenants in the regulation of rents, from a welfare economics viewpoint. We present the results of a comparative study that involves France, England, Germany, Spain, Sweden and the Netherlands. We describe the system of rent regulation in each country. We conclude that the balance achieved between landlords and tenants as a result of rent regulation may not be as clear-cut as it is often presented to be.

Is there a Connection between Welfare State Regime and Dwelling Type? An Exploratory Statistical Analysis

This exploratory paper tests whether there is a relationship between the nature of a particular society (represented by its welfare state regime), and the characteristics and appreciation of the single-family dwellings and the apartments within this society. In order to grasp differences in the nature of societies, the study uses the welfare state typology of Esping-Andersen (with the addition of a Mediterranean welfare state regime). In this (adapted) typology, four different welfare state regime types are distinguished: a social-democratic welfare state regime, a corporatist welfare state regime, a liberal welfare state regime and a Mediterranean welfare state regime. Different statistical techniques are used to investigate the relationship between welfare state regime type and dwelling type. First, a number of bivariate tables are presented that indicate how the incidence, tenure category, quality and the appreciation of single-family dwellings compared to apartments differ between welfare state regimes. Subsequently, there is an analysis of the bivariate relations between these aspects. To find out whether the typology of Esping-Andersen really is a useful classification system with regard to the characteristics and appreciation of single-family dwellings as against apartments, a cluster analysis is conducted. The clusters that result from this analysis are interpreted and compared with the typology of the four welfare state regimes. Based on the results of these statistical analyses, some conclusions are drawn and some directions for further research are outlined.

From Housing Bubble to Repossessions: Spain Compared to Other West European Countries

After a real estate boom the housing market took a dramatic turn in Spain, where repossessions and evictions are now a big social problem. Hundreds of thousands have lost their home since 2008 and many more are at risk. This paper provides a qualitative analysis of the Spanish experience and puts it into a comparative West European perspective. The risk of repossession was found to have six dimensions: the employment situation, the social protection schemes, the structure of the housing and housing finance markets, the lending practices, the house price development and the effectiveness of policies to prevent repossession. Spain ‘scores’ badly on all six dimensions, which explain the large number of repossessions. Only recently, and under strong societal pressure, has the Spanish government developed policies to tackle this problem.

Towards a Better Balance on the Dutch Housing Market? Analysis and Policy Propositions

Abstract Although Dutch housing policies seem quite developed in terms of money and instruments, the Dutch housing market is not functioning effectively. Housing shortages are prevalent in areas of economic growth, property prices are high, and substantial segments of the population are experiencing accessibility and affordability problems. We think that this is partly due to the fact that the current Dutch housing policy is inconsistent and ineffective. The government provides strong support for the demand for housing (via mortgage interest relief for owner-occupiers and rent allowances for tenants) but, at the same time, it is enforcing regulations and planning restrictions that are hampering the production of housing. Furthermore, the rent allowance is means-tested whereas owner-occupiers from all income groups are eligible for fiscal support. This creates a gap between the rental sector and the owner-occupier sector and obstructs movement between the two. In order to tackle these problems, the VROM-council – an advisory body to the Dutch government – has submitted proposals for a major reform of Dutch housing policy. This paper describes the analysis and the reform proposals in the VROM-councils report to which the authors of this paper contributed. The last Section of the paper also addresses the political context in which the report was presented. This context is relevant because housing policy reforms are a politically very sensitive issue in the Netherlands, as in most other countries.

Universalistic, Particularistic and Middle Way Approaches to Comparing the Private Rental Sector

Abstract The paper will argue that the meaning and definition of private renting varies from country to country, and this presents a series of challenges for comparative research. It will demonstrate a lack of equivalence between ‘private rented housing sectors’ in western Europe and show that this arises from variations in definitions, property rights, the role of the tenure in relation to other tenures, and differences in the characteristics of both landlords and tenants. It will show that an argument can be made that the private rental sector is a different phenomenon in different countries but that comparisons are still valuable. It will argue that between the extremes of universalism, that emphasise similarities, and particularism that emphasises differences, middle way approaches that consider contexts, apply commensurability and apply theory that is fit for purpose all have strong methodological advantages. The argument will be expanded by reference to the authors’ work on applying the concept of a competitive gap between market and social renting in six European countries.

Substitutability between Social and Market Renting in Four European Countries

Abstract This paper will set out the concept of a ‘gap’ between the social rented and market rented housing sector. This will be examined with respect to one aspect of competition between the two sectors in England, France, the Netherlands and Germany: substitutability. The analysis will involve an examination of the extent to which tenants can choose between the two sectors. The price-quality bundles of housing services as expressed by the characteristics of the accommodation, the property rights of the tenants, the allocation system and the housing allowances in the different countries will be compared. Competition measured in this way seems to be rather larger than smaller in the Netherlands and Germany and rather small in England. Frances intermediate sector partly closes the gap between both rental tenures.

Reinterpreting South African Housing Policy through Welfare State Theory

Abstract Conventional wisdom holds that South African housing policy is mainly based on neoliberal principles although some scholars have noted the hybrid nature of welfare programmes. This is because most authors interpret the country’s housing landscape within the dichotomous framework of political economic theory (neoliberalism vs. critical lenses). These analyses do not consider welfare state theories, and most authors end up applying a neoliberal label to South African housing policy and practice. In contrast, this study takes a welfare state perspective. It starts off with a description of Esping-Andersen’s welfare state theory and Hoekstra’s application of this theory to the field of housing, resulting in a housing system typology that distinguishes between social democratic, corporatist and liberal housing systems. In the second part of the study, the post-apartheid development of South African housing policy is reinterpreted through the lens of this housing system typology. Our conclusion is that the South African housing system is of a hybrid nature and that the social democratic, corporatist and liberal welfare state ideologies have all helped to shape the country’s approach to housing.

The changing determinants of homeownership amongst young people in urban China

This article examines the determinants of homeownership among young people in China. More specifically, it aims to shed light on the shifting importance of the state (through ‘redistributive power’) and the ability of young people to compete in housing markets (‘market ability’) after more than three decades of market transition. Through an analysis of data from the China General Social Survey, the paper quantifies the impacts of four types of determinant on young peoples access to homeownership: political affiliation, organisational affiliation, territorial affiliation, and market ability. Results show that a redistributive power (through territorial, political, and organisational affiliation) still influences access to housing, mainly in the form of territorial affiliation (hukou registration). Higher market ability does not contribute to homeownership but is related to independent living. The paper points to three housing policy priorities to improve young peoples housing opportunities: reduce inequalities resulting from unequal access to homeownership, improve options for young migrants, and improve conditions in the rented sector.