Philippe Thalmann

Non-profit Housing Influencing, Leading and Dominating the Unitary Rental Market: Three Case Studies

The distinction between dual rental systems and unitary rental markets is refined and developed. In particular, unitary rental markets are defined as markets in which barriers to non-profit providers competing on the rental market are removed, reserving the term ‘integrated rental markets’ for markets in which non-profit providers are sufficiently developed to be able to compete without the need for invasive regulation. The study also develops the distinction made in previous work between markets in which non-profit providers influence, lead and dominate the market. Case studies are then presented: Switzerland, where non-profit renting is weakly influencing, Sweden where it is leading, and the Netherlands where it is dominating. It is concluded that while in both the Netherlands and Sweden there is evidence of continual deregulation consistent with a tendency from unitary to integrated markets, there is no evidence of consistent change in that direction and even signs of some retrograde changes.

Identifying Households which Need Housing Assistance

This paper proposes a method for identifying housing affordability problems. The housing market being imperfect, high rent-to-income ratios might be the result not only of a taste for spacious housing but also of rent premia. Conversely, some households currently in advantageous housing may face difficulty when they move. A better indicator of affordability compares income to the average rent the market charges for housing deemed appropriate for a household, and a second indicator compares current housing consumption with appropriate consumption. We find that more than two households out of three that have high rent burdens could afford appropriate housing. Almost one household in two that cannot afford appropriate housing manages to keep its rent burden low. This paper makes a point for co-ordinating tenant-based assistance with other instruments of housing aid.

Reinforcing the EU Dialogue with Developing Countries on Climate Change Mitigation

The FP6 TOCSIN project has evaluated climate change mitigation options in China and India and the conditions for strategic cooperation on research, development and demonstration (RDD (II) a strong increase in Annex I support regarding RD (III) a well-designed mix of instruments and targets in an effective climate deal that addresses manifold national interests and concerns.

A Coupled Bottom-Up/Top-Down Model for GHG Abatement Scenarios in the Swiss Housing Sector

In this paper we report on the coordinated development of a regional module within a world computable general equilibrium model (CGEM) and of a bottom up energy-technology-environment model (ETEM) describing long term economic and technology choices for Switzerland to mitigate GHG emissions in accordance with Kyoto and post-Kyoto possible targets. We discuss different possible approaches for coupling the two types of models and we detail a scenario built from a combined model where the residential sector is described by the bottom-up model and the rest of the economy by the CGEM.

Approaches to efficient capital taxation: Leveling the playing field vs. living by the golden rule

In this paper we explore the efficiency gains from the Tax Reform Act of 1986 and prospective tax reforms, separating out the intersectoral and intertemporal efficiency consequences. To assess these effects, we employ a general equilibrium model that considers the effects of taxes on the allocation of capital across industries, assets, sectors, and time. We find that the 1986 tax reform yielded only a small improvement in the intersectoral allocation of capital because the beneficial effects from its more uniform treatment of capital within the business sector are largely offset by adverse effects stemming from increased tax disparities between the business and housing sectors. The intertemporal efficiency effects of the reform, in contrast, are significant and negative. Hence the overall efficiency impact of the reform is negative as well. Our results indicate that the economic margins offering the greatest scope for efficiency gains are different from those that received the most attention under the 1986 tax reform. While much of the 1986 reform concentrated on reducing tax disparities within the business sector, much larger efficiency gains would result from reducing tax disparities between the business and housing sectors and from general reductions in effective marginal tax rates on capital.

Exploring barriers to climate change adaptation in the Swiss tourism sector.

Increasingly, various sectors are affected by climate change and need to find ways to adapt with much public guidance and support. This paper examines the adaptation process of a sector that started it some time ago – Swiss Alpine tourism. It identifies barriers that may be relevant for all sectors, all along the successive phases of the adaptation process. It additionally identifies the barriers which are most important and how these can be overcome. In order to do this we use an online survey directed to Swiss tourism stakeholders. Our results indicate that both economic and social feasibility barriers are important impediments to the adjustment process, whereas the acceptability among inhabitants and the willingness to act of stakeholders appear less critical. These barriers can be overcome and adaptation facilitated with more and especially better information about the regional consequences of climate change and feasible adaptation measures, by some top-down leadership and coordination, and by providing financial support.

Tenure neutral and equitable housing taxation

Equity and neutrality are distinct concepts in housing taxation and weak and strong tenure neutrality should be distinguished. When a tax system is tested for those criteria, the taxes paid by landlords must be included, as they affect the rents renters pay. This paper defines appropriate tests, applies them to a stylised tax system and proposes tax changes designed to restore tenure equity and/or neutrality. It shows how the homeowners implicit income should be computed for taxes to be fundamentally tenure-neutral or equitable or both. It also shows the key role played by the cost differential in producing housing services under owner-occupation and renting.

Factor taxes and evasion in general equilibrium

Analytic general equilibrium model assessing the consequences of labor and capital taxes in the presence of tax evasion.

Tax Reform in Switzerland

There have been a number of tax reforms in Switzerland in recent years aimed at enhancing economic efficiency and equity. This paper sets these reforms in the context of the forces shaping tax policy in Switzerland and the main features of the Swiss tax system and suggests areas where further reforms could be beneficial. These include applying more equal tax treatment to different forms of savings, moving to a flat-rate tax on corporate profits in all cantons and making greater use of environmental taxes. It is recognised that Switzerland’s highly decentralised federal structure and system of direct democracy can slow reforms, although these features also increase the legitimacy of reforms, reducing the risk of policy reversals ... Ces dernieres annees, un certain nombre de reformes fiscales ont ete mises en place en Suisse afin d’ameliorer l’efficience economique et l’equite. Cet article replace ces reformes et les facteurs qui les determinent dans le cadre de la politique fiscale de la Suisse. Il suggere des domaines ou de nouvelles reformes pourraient etre benefiques. Parmi celles-ci on peut citer l’application d’un traitement fiscal plus egalitaire des differentes formes d’epargne, l’adoption d’un systeme de taux d’imposition a taux fixe sur les benefices des societes dans tous les cantons et en ayant davantage recours aux taxes environnementales. Il est reconnu que la structure federale tres decentralisee de la Suisse et son systeme de democratie directe peuvent ralentir les reformes. Neanmoins ces dispositifs peuvent aussi accroitre leur legitimite reduisant ainsi les risques d’eventuels retours en arriere ...

Housing policy towards ownership in Switzerland

One striking feature of the Swiss housing market is the very low proportion of households that own their home. This proportion is the lowest in the OECD, at 31.3 per cent in 1990. This compares to owner-occupation rates of twice that size in many other OECD countries (Table 9.1). There is a wide variation within Switzerland. The owner-occupation rates in primarily urban cantons such as Geneva (13.8 per cent), Basel-City (11.0), and Zurich (20.9) are much lower while rural cantons have rates over 50 per cent. The owner-occupied sector has always been a relatively small part of the housing market (Table 9.2).