Are property agents to blame for upward only rent reviews?

In negotiating commercial leases, many landlords and tenants employ property agents (brokers) to act on their behalf; typically these people are chartered surveyors. The aim of this paper is to explore the role that these brokers play in the shaping of commercial leases in the context of the current debate in the UK on upward only rent reviews. This role can be described using agency theory and the theories of professionalism. These provide expectations of behaviour which show inherent tensions between the role of agent and professional, particularly regarding the use of knowledge, autonomy and the obligation to the public interest. The parties to eleven recent lease transactions were interviewed to see if the brokers conformed to the expectations of agency theory or professionalism. Brokers that acted for industrial and office tenants behaved as professionals in using their expertise to determine lease structures. However, those acting for landlords and retail tenants simply followed instructions and behaved as conduits for their clients, a role more usually associated with that of an agent within the principal-agent relationship. None of the landlords’ brokers saw themselves as having responsibilities beyond their clients and so they were not promoting the discussion of alternatives to the UORR. The evidence from these case studies suggests that agents are not professionals; to behave entirely as an agent is to contradict the essential characteristics of a professional. While brokers cannot be held entirely responsible for the lack of movement on the UORR, by adopting predominantly agent roles then they must take some of the blame. However, behind this may be a much larger issue that needs to be explored; the institutional pressures that lead to professionals behaving in this way.

An overview of Earth's global electric circuit and atmospheric conductivity

The Earth’s global atmospheric electric circuit depends on the upper and lower atmospheric boundaries formed by the ionosphere and the planetary surface. Thunderstorms and electrified rain clouds drive a DC current (∼1 kA) around the circuit, with the current carried by molecular cluster ions; lightning phenomena drive the AC global circuit. The Earth’s near-surface conductivity ranges from 10−7 S m−1 (for poorly conducting rocks) to 10−2 S m−1 (for clay or wet limestone), with a mean value of 3.2 S m−1 for the ocean. Air conductivity inside a thundercloud, and in fair weather regions, depends on location (especially geomagnetic latitude), aerosol pollution and height, and varies from ∼10−14 S m−1 just above the surface to 10−7 S m−1 in the ionosphere at ∼80 km altitude. Ionospheric conductivity is a tensor quantity due to the geomagnetic field, and is determined by parameters such as electron density and electron–neutral particle collision frequency. In the current source regions, point discharge (coronal) currents play an important role below electrified clouds; the solar wind-magnetosphere dynamo and the unipolar dynamo due to the terrestrial rotating dipole moment also apply atmospheric potential differences. Detailed measurements made near the Earth’s surface show that Ohm’s law relates the vertical electric field and current density to air conductivity. Stratospheric balloon measurements launched from Antarctica confirm that the downward current density is ∼1 pA m−2 under fair weather conditions. Fortuitously, a Solar Energetic Particle (SEP) event arrived at Earth during one such balloon flight, changing the observed atmospheric conductivity and electric fields markedly. Recent modelling considers lightning discharge effects on the ionosphere’s electric potential (∼+250 kV with respect to the Earth’s surface) and hence on the fair weather potential gradient (typically ∼130 V m−1 close to the Earth’s surface. We conclude that cloud-to-ground (CG) lightning discharges make only a small contribution to the ionospheric potential, and that sprites (namely, upward lightning above energetic thunderstorms) only affect the global circuit in a miniscule way. We also investigate the effects of mesoscale convective systems on the global circuit.

Variability in clear-sky longwave radiative cooling of the atmosphere

The longwave radiative cooling of the clear-sky atmosphere (Q(LWc)) is a crucial component of the global hydrological cycle and is composed of the clear-sky outgoing longwave radiation to space (OLRc) and the net downward minus upward clear-sky longwave radiation to the surface (SNLc). Estimates of QLWc from reanalyses and observations are presented for the period 1979-2004. Compared to other reanalyses data sets, the European Centre for Medium-range Weather Forecasts 40-year reanalysis (ERA40) produces the largest Q(LWc) over the tropical oceans (217 W m(-2)), explained by the least negative SNLc. On the basis of comparisons with data derived from satellite measurements, ERA40 provides the most realistic QLWc climatology over the tropical oceans but exhibits a spurious interannual variability for column integrated water vapor (CWV) and SNLc. Interannual monthly anomalies of QLWc are broadly consistent between data sets with large increases during the warm El Nino events. Since relative humidity ( RH) errors applying throughout the troposphere result in compensating effects on the cooling to space and to the surface, they exert only a marginal effect on QLWc. An observed increase in CWV with surface temperature of 3 kg m(-2) K-1 over the tropical oceans is important in explaining a positive relationship between QLWc and surface temperature, in particular over ascending regimes; over tropical ocean descending regions this relationship ranges from 3.6 to 4.6 +/- 0.4 W m(-2) K-1 for the data sets considered, consistent with idealized sensitivity tests in which tropospheric warming is applied and RH is held constant and implying an increase in precipitation with warming.

Relative humidity changes in a warmer climate

Key climate feedbacks due to water vapor and clouds rest largely on how relative humidity R changes in a warmer climate, yet this has not been extensively analyzed in models. General circulation models (GCMs) from the CMIP3 archive and several higher resolution atmospheric GCMs examined here generally predict a characteristic pattern of R trend with global temperature that has been reported previously in individual models, including increase around the tropopause, decrease in the tropical upper troposphere, and decrease in midlatitudes. This pattern is very similar to that previously reported for cloud cover in the same GCMs, confirming the role of R in controlling changes in simulated cloud. Comparing different models, the trend in each part of the troposphere is approximately proportional to the upward and/or poleward gradient of R in the present climate. While this suggests that the changes simply reflect a shift of the R pattern upward with the tropopause and poleward with the zonal jets, the drying trend in the subtropics is roughly three times too large to be attributable to shifts of subtropical features, and the subtropical R minima deepen in most models. R trends are correlated with horizontal model resolution, especially outside the tropics, where they show signs of convergence and latitudinal gradients become close to available observations for GCM resolutions near T85 and higher. We argue that much of the systematic change in R can be explained by the local specific humidity having been set (by condensation) in remote regions with different temperature changes, hence the gradients and trends each depend on a model’s ability to resolve moisture transport. Finally, subtropical drying trends predicted from the warming alone fall well short of those observed in recent decades. While this discrepancy supports previous reports of GCMs underestimating Hadley Cell expansion, our results imply that shifts alone are not a sufficient interpretation of changes.

Conical sedimentary structures, trace fossils or not? Observations, experiments, and review

Conical sedimentary structures are widespread in the geological column. Those that are mediated by organisms (or organic matter) can be attributed to seven principal processes, which are investigated by experiment and/or field observations: (1) sand collapse into a cavity (decomposed body, open shaft, or gallery), (2) upward (escape) or downward locomotion by an organism through the sediment, (3) upward adjustment (equilibration), (4) casting of coelenterates' excavations, (5) organism-mediated soft-sediment deformation in heterolithic sediment, (6) biodeformational small and large excavations by organisms, and (7) fluid (gas or liquid) escape structures. Footprint loading may also be included. Criteria are given to distinguish between these processes. Dewatering pipes are best recognized by a zone of deformed and fluidized sediment at the base, and association with non-life (lethal) facies. Care must be used in assigning specimens to ichnotaxa, and it is generally necessary to slab, and also to carry out stratinomic investigation in the field.

Effects of manure and fertilizer on grain yield, soil carbon and phosphorus in a 13-year field trial in semi-arid Kenya

Long-term indicators of soil fertility were assessed by measuring grain yield, soil organic carbon (SOC) and soil Olsen phosphorous for a P-deficient soil. In one set of treatments, goat manure was applied annually for 13 years at 0, 5 and 10 t ha(-1), and intercrops of sorghum/cowpea, millet/green gram and maize/pigeonpea were grown. Yield depended on rainfall and trends with time were not identifiable. Manure caused an upward trend in SOC, but 10 t ha(-1) manure did not give significantly more SOC than 5 t ha(-1). Only 10 t ha(-1) manure increased Olsen P. Measurements of both SOC and Olsen P are recommended. In another set of treatments, manure was applied for four years; the residual effect lasted another seven to eight years when assessed by yield, SOC and Olsen P Treatment with mineral fertilizers provided the same rates of N and P as 5 t hat manure and yields from manure and fertilizer were similar. Fertilizer increased Olsen P but not SOC. Management systems with occasional manure application and intermediate fertilizer applications should be assessed. Inputs and offtakes of C, N and P were measured for three years. Approximately 16, 25 and 11% of C, N and P respectively were stabilized into soil organic matter from 5 t ha(-1) a(-1) manure. The majority of organic P was fixed as soil inorganic P.

The diurnal course of soil moisture as measured by various dielectric sensors: Effects of soil temperature and the implications for evaporation estimates

Soil moisture content, theta, of a bare and vegetated UK gravelly sandy loam soil (in situ and repacked in small lysimeters) was measured using various dielectric instruments (single-sensor ThetaProbes, multi-sensor Profile Probes, and Aquaflex Sensors), at depths ranging between 0.03 and I m, during the summers of 2001 (in situ soil) and 2002 (mini-lysimeters). Half-hourly values of evaporation, E, were calculated from diurnal changes in total soil profile water content, using the soil water balance equation. For the bare soil field, Profile Probes and ML2x ThetaProbes indicated a diurnal course of theta that did not concur with typical soil physical observations: surface layer soil moisture content increased from early morning until about midday, after which theta declined, generally until the early evening. The unexpected course of theta was positively correlated to soil temperature, T-s, also at deeper depths. Aquaflex and ML1 ThetaProbe (older models) outputs, however, reflected common observations: 0 increased slightly during the night (capillary rise) and decreased from the morning until late afternoon (as a result of evaporation). For the vegetated plot, the spurious diurnal theta fluctuations were less obvious, because canopy shading resulted in lower amplitudes of T-s. The unrealistic theta profiles measured for the bare and vegetated field sites caused diurnal estimates of E to attain downward daytime and upward night-time values. In the mini-lysimeters, at medium to high moisture contents, theta values measured by (ML2x) ThetaProbes followed a relatively realistic course, and predictions of E from diurnal changes in vertically integrated theta generally compared well with lysimeter estimates of E. However, time courses of theta and E became comparable to those observed for the field plots when the soil in the lysimeters reached relatively low values of theta. Attempts to correct measured theta for fluctuations in T, revealed that no generally applicable formula could be derived. (c) 2005 Elsevier B.V. All rights reserved.

Understanding land-sea warming contrast in response to increasing greenhouse gases. Part I: Transient adjustment

Climate model simulations consistently show that surface temperature over land increases more rapidly than over sea in response to greenhouse gas forcing. The enhanced warming over land is not simply a transient effect caused by the land–sea contrast in heat capacities, since it is also present in equilibrium conditions. This paper elucidates the transient adjustment processes over time scales of days to weeks of the surface and tropospheric climate in response to a doubling of CO2 and to changes in sea surface temperature (SST), imposed separately and together, using ensembles of experiments with an atmospheric general circulation model. These adjustment processes can be grouped into three stages: immediate response of the troposphere and surface processes (day 1), fast adjustment of surface processes (days 2–5), and adjustment of the whole troposphere (days 6–20). Some land surface warming in response to doubled CO2 (with unchanged SSTs) occurs immediately because of increased downward longwave radiation. Increased CO2 also leads to reduced plant stomatal resistance and hence restricted evaporation, which increases land surface warming in the first day. Rapid reductions in cloud amount lead in the next few days to increased downward shortwave radiation and further warming, which spreads upward from the surface, and by day 5 the surface and tropospheric response is statistically consistent with the equilibrium value. Land surface warming in response to imposed SST change (with unchanged CO2) is slower. Tropospheric warming is advected inland from the sea, and over land it occurs at all levels together rather than spreading upward from the surface. The atmospheric response to prescribed SST change in about 20 days is statistically consistent with the equilibrium value, and the warming is largest in the upper troposphere over both land and sea. The land surface warming involves reduction of cloud cover and increased downward shortwave radiation, as in the experiment with CO2 change, but in this case it is due to the restriction of moisture supply to the land (indicated by reduced soil moisture), whereas in the CO2 forcing experiment it is due to restricted evaporation despite increased moisture supply (indicated by increased soil moisture). The warming over land in response to SST change is greater than over the sea and is the dominant contribution to the land–sea warming contrast under enhanced CO2 forcing.

A surface energy perspective on climate change

A surface forcing response framework is developed that enables an understanding of time-dependent climate change from a surface energy perspective. The framework allows the separation of fast responses that are unassociated with global-mean surface air temperature change (ΔT), which is included in the forcing, and slow feedbacks that scale with ΔT. The framework is illustrated primarily using 2 × CO2 climate model experiments and is robust across the models. For CO2 increases, the positive downward radiative component of forcing is smaller at the surface than at the tropopause, and so a rapid reduction in the upward surface latent heat (LH) flux is induced to conserve the tropospheric heat budget; this reduces the precipitation rate. Analysis of the time-dependent surface energy balance over sea and land separately reveals that land areas rapidly regain energy balance, and significant land surface warming occurs before global sea temperatures respond. The 2 × CO2 results are compared to a solar increase experiment and show that some fast responses are forcing dependent. In particular, a significant forcing from the fast hydrological response found in the CO2 experiments is much smaller in the solar experiment. The different fast response explains why previous equilibrium studies found differences in the hydrological sensitivity between these two forcings. On longer time scales, as ΔT increases, the net surface longwave and LH fluxes provide positive and negative surface feedbacks, respectively, while the net surface shortwave and sensible heat fluxes change little. It is found that in contrast to their fast responses, the longer-term response of both surface energy fluxes and the global hydrological cycle are similar for the different forcing agents.

Orographic precipitation in the tropics: experiments in Dominica

The “natural laboratory” of mountainous Dominica (15°N) in the trade wind belt is used to study the physics of tropical orographic precipitation in its purest form, unforced by weather disturbances or by the diurnal cycle of solar heating. A cross-island line of rain gauges and 5-min radar scans from Guadeloupe reveal a large annual precipitation at high elevation (7 m yr^{−1}) and a large orographic enhancement factor (2 to 8) caused primarily by repetitive convective triggering over the windward slope. The triggering is caused by terrain-forced lifting of the conditionally unstable trade wind cloud layer. Ambient humidity fluctuations associated with open-ocean convection may play a key role. The convection transports moisture upward and causes frequent brief showers on the hilltops. The drying ratio of the full air column from precipitation is less than 1% whereas the surface air dries by about 17% from the east coast to the mountain top. On the lee side, a plunging trade wind inversion and reduced instability destroys convective clouds and creates an oceanic rain shadow.

Anthropogenic warming of the oceans: Observations and model results

Observations show the oceans have warmed over the past 40 yr. with appreciable regional variation and more warming at the surface than at depth. Comparing the observations with results from two coupled ocean-atmosphere climate models [the Parallel Climate Model version 1 (PCM) and the Hadley Centre Coupled Climate Model version 3 (HadCM3)] that include anthropogenic forcing shows remarkable agreement between the observed and model-estimated warming. In this comparison the models were sampled at the same locations as gridded yearly observed data. In the top 100 m of the water column the warming is well separated from natural variability, including both variability arising from internal instabilities of the coupled ocean-atmosphere climate system and that arising from volcanism and solar fluctuations. Between 125 and 200 m the agreement is not significant, but then increases again below this level, and remains significant down to 600 m. Analysis of PCM's heat budget indicates that the warming is driven by an increase in net surface heat flux that reaches 0.7 W m(-2) by the 1990s; the downward longwave flux increases bv 3.7 W m(-2). which is not fully compensated by an increase in the upward longwave flux of 2.2 W m(-2). Latent and net solar heat fluxes each decrease by about 0.6 W m(-2). The changes in the individual longwave components are distinguishable from the preindustrial mean by the 1920s, but due to cancellation of components. changes in the net surface heat flux do not become well separated from zero until the 1960s. Changes in advection can also play an important role in local ocean warming due to anthropogenic forcing, depending, on the location. The observed sampling of ocean temperature is highly variable in space and time. but sufficient to detect the anthropogenic warming signal in all basins, at least in the surface layers, bv the 1980s.

Associations between stratospheric variability and tropospheric blocking

There is widely believed to be a link between stratospheric flow variability and stationary, persistent “blocking” weather systems, but the precise nature of this link has proved elusive. Using data from the ERA-40 Reanalysis and an atmospheric general circulation model (GCM) with a well-resolved stratosphere (HadGAM), it is shown that there are in fact several different highly significant associations, with blocking in different regions being related to different patterns of stratospheric variability. This is true in both hemispheres and in both data sets. The associations in HadGAM are shown to be very similar to those in ERA-40, although the model has a tendency to underestimate both European blocking and the wave number 2 stratospheric variability to which this is related. Although the focus is on stratospheric variability in general, several of the blocking links are seen to occur in association with the major stratospheric sudden warmings. In general, the direction of influence appears to be upward, as blocking anomalies are shown to modify the planetary stationary waves, leading to an upward propagation of wave activity into the stratosphere. However, significant correlations are also apparent with the zonal mean flow in the stratosphere leading the occurrence of blocking at high latitudes. Finally, the underestimation of blocking is an enduring problem in GCMs, and an example has recently been given in which improving the resolution of the stratosphere improved the representation of blocking. Here, however, another example is given, in which increasing the stratospheric resolution unfortunately does not lead to an improvement in blocking.

Cross-hemispheric transport of Central African biomass burning pollutants: Implications for downwind ozone production

Pollutant plumes with enhanced concentrations of trace gases and aerosols were observed over the southern coast of West Africa during August 2006 as part of the AMMA wet season field campaign. Plumes were observed both in the mid and upper troposphere. In this study we examined the origin of these pollutant plumes, and their potential to photochemically produce ozone (O3) downwind over the Atlantic Ocean. Their possible contribution to the Atlantic O3 maximum is also discussed. Runs using the BOLAM mesoscale model including biomass burning carbon monoxide (CO) tracers were used to confirm an origin from central African biomass burning fires. The plumes measured in the mid troposphere (MT) had significantly higher pollutant concentrations over West Africa compared to the upper tropospheric (UT) plume. The mesoscale model reproduces these differences and the two different pathways for the plumes at different altitudes: transport to the north-east of the fire region, moist convective uplift and transport to West Africa for the upper tropospheric plume versus north-west transport over the Gulf of Guinea for the mid-tropospheric plume. Lower concentrations in the upper troposphere are mainly due to enhanced mixing during upward transport. Model simulations suggest that MT and UT plumes are 16 and 14 days old respectively when measured over West Africa. The ratio of tracer concentrations at 600 hPa and 250 hPa was estimated for 14–15 August in the region of the observed plumes and compares well with the same ratio derived from observed carbon dioxide (CO2) enhancements in both plumes. It is estimated that, for the period 1–15 August, the ratio of Biomass Burning (BB) tracer concentration transported in the UT to the ones transported in the MT is 0.6 over West Africa and the equatorial South Atlantic. Runs using a photochemical trajectory model, CiTTyCAT, initialized with the observations, were used to estimate in-situ net photochemical O3 production rates in these plumes during transport downwind of West Africa. The mid-troposphere plume spreads over altitude between 1.5 and 6 km over the Atlantic Ocean. Even though the plume was old, it was still very photochemically active (mean net O3 production rates over 10 days of 2.6 ppbv/day and up to 7 ppbv/day during the first days) above 3 km especially during the first few days of transport westward. It is also shown that the impact of high aerosol loads in the MT plume on photolysis rates serves to delay the peak in modelled O3 concentrations. These results suggest that a significant fraction of enhanced O3 in mid-troposphere over the Atlantic comes from BB sources during the summer monsoon period. According to simulated occurrence of such transport, BB may be the main source for O3 enhancement in the equatorial south Atlantic MT, at least in August 2006. The upper tropospheric plume was also still photochemically active, although mean net O3 production rates were slower (1.3 ppbv/day). The results suggest that, whilst the transport of BB pollutants to the UT is variable (as shown by the mesoscale model simulations), pollution from biomass burning can make an important contribution to additional photochemical production of O3 in addition to other important sources such as nitrogen oxides (NOx) from lightning.

On the fast decay of Agulhas rings

The Indian Ocean water that ends up in the Atlantic Ocean detaches from the Agulhas Current retroflection predominantly in the form of Agulhas rings and cyclones. Using numerical Lagrangian float trajectories in a high-resolution numerical ocean model, the fate of coherent structures near the Agulhas Current retroflection is investigated. It is shown that within the Agulhas Current, upstream of the retroflection, the spatial distributions of floats ending in the Atlantic Ocean and floats ending in the Indian Ocean are to a large extent similar. This indicates that Agulhas leakage occurs mostly through the detachment of Agulhas rings. After the floats detach from the Agulhas Current, the ambient water quickly looses its relative vorticity. The Agulhas rings thus seem to decay and loose much of their water in the Cape Basin. A cluster analysis reveals that most water in the Agulhas Current is within clusters of 180 km in diameter. Halfway in the Cape Basin there is an increase in the number of larger clusters with low relative vorticity, which carry the bulk of the Agulhas leakage transport through the Cape Basin. This upward cascade with respect to the length scales of the leakage, in combination with a power law decay of the magnitude of relative vorticity, might be an indication that the decay of Agulhas rings is somewhat comparable to the decay of two-dimensional turbulence.

An overview of Earth’s global electric circuit and atmospheric conductivity

The Earth’s global atmospheric electric circuit depends on the upper and lower atmospheric boundaries formed by the ionosphere and the planetary surface. Thunderstorms and electrified rain clouds drive a DC current (∼1 kA) around the circuit, with the current carried by molecular cluster ions; lightning phenomena drive the AC global circuit. The Earth’s near-surface conductivity ranges from 10−7 S m−1 (for poorly conducting rocks) to 10−2 S m−1 (for clay or wet limestone), with a mean value of 3.2 S m−1 for the ocean. Air conductivity inside a thundercloud, and in fair weather regions, depends on location (especially geomagnetic latitude), aerosol pollution and height, and varies from ∼10−14 S m−1 just above the surface to 10−7 S m−1 in the ionosphere at ∼80 km altitude. Ionospheric conductivity is a tensor quantity due to the geomagnetic field, and is determined by parameters such as electron density and electron–neutral particle collision frequency. In the current source regions, point discharge (coronal) currents play an important role below electrified clouds; the solar wind-magnetosphere dynamo and the unipolar dynamo due to the terrestrial rotating dipole moment also apply atmospheric potential differences. Detailed measurements made near the Earth’s surface show that Ohm’s law relates the vertical electric field and current density to air conductivity. Stratospheric balloon measurements launched from Antarctica confirm that the downward current density is ∼1 pA m−2 under fair weather conditions. Fortuitously, a Solar Energetic Particle (SEP) event arrived at Earth during one such balloon flight, changing the observed atmospheric conductivity and electric fields markedly. Recent modelling considers lightning discharge effects on the ionosphere’s electric potential (∼+250 kV with respect to the Earth’s surface) and hence on the fair weather potential gradient (typically ∼130 V m−1 close to the Earth’s surface. We conclude that cloud-to-ground (CG) lightning discharges make only a small contribution to the ionospheric potential, and that sprites (namely, upward lightning above energetic thunderstorms) only affect the global circuit in a miniscule way. We also investigate the effects of mesoscale convective systems on the global circuit.