Risk-assessment practices in the private rental sector : implications for low-income renters (Final Report)

This report focuses on risk-assessment practices in the private rental market, with particular consideration of their impact on low-income renters. It is based on the fieldwork undertaken in the second stage of the research process that followed completion of the Positioning Paper. The key research question this study addressed was: What are the various factors included in ‘risk-assessments’ by real estate agents in allocating ‘affordable’ tenancies? How are these risks quantified and managed? What are the key outcomes of their decision-making? The study builds on previous research demonstrating that a relatively large proportion of low-cost private rental accommodation is occupied by moderate- to high-income households (Wulff and Yates 2001; Seelig 2001; Yates et al. 2004). This is occurring in an environment where the private rental sector is now the de facto main provider of rental housing for lower-income households across Australia (Seelig et al. 2005) and where a number of factors are implicated in patterns of ‘income–rent mismatching’. These include ongoing shifts in public housing assistance; issues concerning eligibility for rent assistance; ‘supply’ factors, such as loss of low-cost rental stock through upgrading and/or transfer to owner-occupied housing; patterns of supply and demand driven largely by middle- to high-income owner-investors and renters; and patterns of housing need among low-income households for whom affordable housing is not appropriate. In formulating a way of approaching the analysis of ‘risk-assessment’ in rental housing management, this study has applied three sociological perspectives on risk: Beck’s (1992) formulation of risk society as entailing processes of ‘individualisation’; a socio-cultural perspective which emphasises the situated nature of perceptions of risk; and a perspective which has drawn attention to different modes of institutional governance of subjects, as ‘carriers of specific indicators of risk’. The private rental market was viewed as a social institution, and the research strategy was informed by ‘institutional ethnography’ as a method of enquiry. The study was based on interviews with property managers, real estate industry representatives, tenant advocates and community housing providers. The primary focus of inquiry was on ‘the moment of allocation’. Six local areas across metropolitan and regional Queensland, New South Wales, and South Australia were selected as case study localities. In terms of the main findings, it is evident that access to private rental housing is not just a matter of ‘supply and demand’. It is also about assessment of risk among applicants. Risk – perceived or actual – is thus a critical factor in deciding who gets housed, and how. Risk and its assessment matter in the context of housing provision and in the development of policy responses. The outcomes from this study also highlight a number of salient points: 1.There are two principal forms of risk associated with property management: financial risk and risk of litigation. 2. Certain tenant characteristics and/or circumstances – ability to pay and ability to care for the rented property – are the main factors focused on in assessing risk among applicants for rental housing. Signals of either ‘(in)ability to pay’ and/or ‘(in)ability to care for the property’ are almost always interpreted as markers of high levels of risk. 3. The processing of tenancy applications entails a complex and variable mix of formal and informal strategies of risk-assessment and allocation where sorting (out), ranking, discriminating and handing over characterise the process. 4. In the eyes of property managers, ‘suitable’ tenants can be conceptualised as those who are resourceful, reputable, competent, strategic and presentable. 5. Property managers clearly articulated concern about risks entailed in a number of characteristics or situations. Being on a low income was the principal and overarching factor which agents considered. Others included: - unemployment - ‘big’ families; sole parent families - domestic violence - marital breakdown - shift from home ownership to private rental - Aboriginality and specific ethnicities - physical incapacity - aspects of ‘presentation’. The financial vulnerability of applicants in these groups can be invoked, alongside expressed concerns about compromised capacities to manage income and/or ‘care for’ the property, as legitimate grounds for rejection or a lower ranking. 6. At the level of face-to-face interaction between the property manager and applicants, more intuitive assessments of risk based upon past experience or ‘gut feelings’ come into play. These judgements are interwoven with more systematic procedures of tenant selection. The findings suggest that considerable ‘risk’ is associated with low-income status, either directly or insofar as it is associated with other forms of perceived risk, and that such risks are likely to impede access to the professionally managed private rental market. Detailed analysis suggests that opportunities for access to housing by low-income householders also arise where, for example: - the ‘local experience’ of an agency and/or property manager works in favour of particular applicants - applicants can demonstrate available social support and financial guarantors - an applicant’s preference or need for longer-term rental is seen to provide a level of financial security for the landlord - applicants are prepared to agree to specific, more stringent conditions for inspection of properties and review of contracts - the particular circumstances and motivations of landlords lead them to consider a wider range of applicants - In particular circumstances, property managers are prepared to give special consideration to applicants who appear worthy, albeit ‘risky’. The strategic actions of demonstrating and documenting on the part of vulnerable (low-income) tenant applicants can improve their chances of being perceived as resourceful, capable and ‘savvy’. Such actions are significant because they help to persuade property managers not only that the applicant may have sufficient resources (personal and material) but that they accept that the onus is on themselves to show they are reputable, and that they have valued ‘competencies’ and understand ‘how the system works’. The parameters of the market do shape the processes of risk-assessment and, ultimately, the strategic relation of power between property manager and the tenant applicant. Low vacancy rates and limited supply of lower-cost rental stock, in all areas, mean that there are many more tenant applicants than available properties, creating a highly competitive environment for applicants. The fundamental problem of supply is an aspect of the market that severely limits the chances of access to appropriate and affordable housing for low-income rental housing applicants. There is recognition of the impact of this problem of supply. The study indicates three main directions for future focus in policy and program development: providing appropriate supports to tenants to access and sustain private rental housing, addressing issues of discrimination and privacy arising in the processes of selecting suitable tenants, and addressing problems of supply.

Questions and Answers : Contract Law [4th ed.]

LexisNexis Questions & Answers - Contract Law provides an understanding of contract law and gives a clear and systematic approach to analysing and answering problem and exam questions. Each chapter commences with a summary of the relevant cases and identification of the key issues. Each question is followed by a suggested answer plan, a sample answer and comments on how the answer might be assessed by an examiner. The author also offers advice on common errors to avoid and practical hints and tips on how to achieve higher marks.

Questions and Answers : Contract Law [5th ed.]

LexisNexis Questions & Answers - Contract Law provides an understanding of contract law and gives a clear and systematic approach to analysing and answering problem and exam questions. Each chapter commences with a summary of the relevant cases and identification of the key issues. Each question is followed by a suggested answer plan, a sample answer and comments on how the answer might be assessed by an examiner. The author also offers advice on common errors to avoid and practical hints and tips on how to achieve higher marks.

Lojalitet i licensavtal

Loyalty in Licensing Agreements The purpose of the dissertation is to analyse the impact of the principle of loyalty on licensing agreements from the viewpoint of Finnish law using the traditional legal method (Rechtsdogmatik) combined with empirical data in the form of licensing agreements. The need for good licensing agreements is crucial. One should avoid mechanical and stereotyped agreements in favour of more conscious and goal-oriented ones. When the parties' will and goals have been made clear, the drafting technique should be chosen accordingly. The importance of the principle of loyalty in the interpretation of licensing agreements varies according to their degree of relationality. This is a concept originating in the relational contract theory, more precisely Ian Macneil's spectrum of contracts, where contracts can be placed on an axis according to their degree of relationality. In the dissertation different factors are used to conclude whether the licensing agreement at hand is to be placed on the axis closer to the transactional pole or closer to the relational pole. A conclusion of the dissertation is that few licensing agreements can be placed so close to the transactional pole, that the principle of loyalty lacks importance altogether. The impact of the principle of loyalty the main focus of which is on fostering the contracting parties to behave in accordance with best practices, not for example on altering contract terms is analysed in different situations where the parties' interests typically collide. These situations are discussed from the point of view of three patent and knowhow licensing agreements that differ as to their degree of relationality. A balance needs to be struck between freedom of contract and relational needs. Especially when interpreting more modern licensing agreements, one should not focus on the written document alone, as is often recommended in the literature on Nordic intellectual property law. Neither is the principle of caveat emptor a proper starting point. Moreover, where the parties are of equal bargaining power, one should not assume that the grants in licensing agreements are to be interpreted narrowly. Focus in the interpretation should instead be on the entirety of the circumstances.

Wage differentials between permanent and temporary workers: Firm and occupational segregation

Published as an article in: Moneda y Crédito (2004), 219, pp.: 43-68.

O contrato preliminar incompleto

Esta dissertação tem por objetivo analisar o contrato preliminar, a partir das diversas funções que ele cumpre no processo de formação do negócio jurídico. Em especial, examina-se a figura do contrato preliminar que é menos completo do que o contrato definitivo, estabelecendo apenas os aspectos essenciais do negócio prometido e deixando em aberto outros pontos que devem ser preenchidos no intervalo entre os dois negócios. O contrato preliminar incompleto, como se lhe designa aqui, constitui uma etapa no processo de formação progressiva do contrato, atendendo a interesses dignos de tutela conforme o ordenamento jurídico. Para tanto, o trabalho está dividido em quatro capítulos, além da introdução e da conclusão. Na primeira parte, apresentam-se os principais interesses práticos que estão por trás da cisão do negócio em duas etapas (no contrato preliminar e no contrato definitivo). Vê-se que o contrato preliminar não é uma figura inútil, um desdobramento desnecessário do processo de formação do negócio. Na segunda parte, são delineados os contornos do contrato preliminar, mediante o exame de sua causa e de seu objeto, além das figuras que se lhe assemelham. Demonstra-se que, embora não se confunda com o negócio definitivo, o contrato preliminar já deve definir a causa do negócio prometido, que serve para identificá-lo. Na terceira parte, atenta-se para o chamado princípio da equiparação, que determina que, em regra, o contrato preliminar siga a mesma disciplina prevista para o negócio definitivo. Tal princípio deve ser, todavia, excepcionado, quando a própria cisão do processo de formação do negócio no preliminar e no definitivo serve para afastar alguma regra que valerá apenas para o segundo negócio. Nesse ponto, demonstra-se que o princípio da equiparação não se aplica integralmente no que se refere ao objeto do contrato definitivo, que não precisa estar previsto, exaustivamente, no contrato preliminar. Revela-se, aí, a admissibilidade da figura do contrato preliminar incompleto. Por fim, na última parte, examina-se a execução específica do preliminar, destacando-se, em particular, o cabimento desse remédio também para o chamado contrato preliminar incompleto, quando, então, caberá ao juiz integrá-lo mediante as regras de integração previstas no ordenamento jurídico.

Política de escalonamento de recursos computacionais em clusters de física de altas energias

Este trabalho apresenta uma proposta para permitir o uso compartilhado dos recursos computacionais utilizados em um cluster de forma a atender simultaneamente aos quatro experimentos do CERN. A abordagem adotada utiliza o conceito de contratos, onde os requisitos e restrições de cada experimento são descritos em perfis, e uma política de alocação de recursos é definida para manter a utilização dos recursos de forma a atender aos perfis. Propomos um modelo de arquitetura para gerenciar o uso compartilhado de um cluster pelas quatro Organizações Virtuais do LHC. Este modelo de arquitetura é composto de elementos comuns a um cluster típico da Tier-2, acrescidos de funcionalidades para controlar a admissão de novos jobs de todas as Organizações Virtuais do LHC. Este modelo monitora a utilização de recursos do cluster por cada OV, aloca recursos para cada job de acordo com uma política estabelecida para o cluster de forma a procurar respeitar os requisitos de cada uma delas. Definimos um algoritmo para o escalonamento de jobs, que utiliza mecanismos de preempção para controlar a alocação de nós do cluster dependendo o uso corrente e acumulado de recursos por cada OV. Este algoritmo é executado em um dos elementos da arquitetura batizado de broker, dado que o mesmo intermedeia a chegada de novos jobs e a alocação dos nós do cluster, e tem com objetivo manter o controle dos contratos de cada OV. A simulação da arquitetura proposta foi feita no simulador de grades GridSim e os resultados obtidos foram avaliados.

Sistemas de Avaliação Profissional no âmbito da Contratualização da Gestão na Atenção Primária à Saúde

O objeto desse estudo foi a análise dos processos de avaliação de desempenho e contratualização da gestão para profissionais de saúde na Atenção Primária à Saúde. Para tanto, após revisão de literatura nacional e internacional optou-se por um estudo de caso em Portugal, com a finalidade de conhecer a trajetória da reforma da atenção primária no país, sua estrutura organizacional e as ferramentas de gestão utilizadas para avaliação de desempenho nas Unidades de Saúde Familiar (USF). Esse estudo possibilitou o aprofundamento das discussões sobre os processos que vem sendo instituídos para atenção primária no Brasil, como o programa nacional de melhoria do acesso e qualidade na atenção básica (PMAQ- AB). Desta forma, os objetivos do estudo foram: analisar o contexto geral e as condicionalidades de implantação do sistema de avaliação profissional na APS, identificar os fatores facilitadores e limitantes da gestão, identificar as ferramentas de monitoramento e a percepção dos dirigentes sobre o processo. Trata-se de estudo com abordagem qualitativa, de natureza descritiva, com investigação narrativa, bibliográfica e documental. A pesquisa de campo em Portugal foi realizada através de entrevistas com aplicação de questionário semi-estruturado aos diretores executivos, coordenadores de USF, representantes do conselho clínico e unidade de apoio à gestão nos Agrupamentos de Centros de Saúde (ACES) selecionados. Como resultados, o trabalho aponta que uma nova estrutura de coordenação das unidades de saúde com a descentralização dos serviços, requerendo maior autonomia por parte dos gestores e profissionais de saúde, com enfoque no planejamento estratégico, aliados ao fortalecimento da capacidade de gestão dos dirigentes e regulamentação de um sistema de avaliação, tem contribuído para fortalecer o gerenciamento na APS. Aponta-se como fatores positivos do sistema de avaliação profissional, a redução na despesa pública com a utilização da gestão por objetivos, introdução da governança clínica, o trabalho em equipe, e uma maior responsabilização e motivação dos profissionais. Conclui-se que as experiências com sistemas de avaliação profissional e contratualização na APS apresentam um conjunto de recomendações que poderão beneficiar a evolução da reforma e melhoria do PMAQ no Brasil, considerando-se ainda sua fase inicial.

O Direito Internacional dos Investimentos e a promoção do direito ao desenvolvimento: reflexos na indústria do petróleo

O presente trabalho congrega duas temáticas de grande relevância para o estudo do Direito Internacional. A primeira delas é o Direito Internacional dos Investimentos, fruto dos intensos fluxos de capital e indivíduos ao redor do mundo e expressão de tratativas negociais e contratuais firmadas entre Estados hospedeiros e investidores estrangeiros, sendo estes dois últimos atores globais na consecução e efetivação do Direito dos Investimentos. A segunda temática refere-se ao direito ao desenvolvimento que, nascido em um ambiente de profunda e intensa discussão travada pela comunidade internacional, figura como direito multifacetado que abarca aspectos sociais, econômicos e ambientais. Nesse contexto de sustentabilidade e representatividade dos Direitos Humanos, a presente pesquisa procura demonstrar como essas duas temáticas podem contribuir para uma indústria de caráter essencialmente internacional, qual seja, a indústria do petróleo e gás natural. Com o fito de minimizar os impactos negativos causados pelas atividades de exploração e produção de óleo e gás nos países produtores, são aplicados os ensinamentos do Direito Internacional dos Investimentos e do direito ao desenvolvimento, chegando-se a alguns mecanismos que promovam o desenvolvimento nos países atuantes nessa indústria. Esses mecanismos são estudados sob a ótica do Direito Comparado e propõem uma estratégia de atuação, tanto para Estados hospedeiros, quanto para investidores estrangeiros, que permita garantir a harmonia na comunidade internacional, tornando indústria tão peculiarmente delicada e instável em um instrumento para a valorização do homem e do meio-ambiente.

O impacto da cláusula de raio nas relações entre o lojista e o empreendedor e seus efeitos no direito da concorrência

A pesquisa analisa a validade da cláusula de raio no aspecto do direito civil-empresarial (privado) e da concorrência (público). No âmbito do direito civil-empresarial analisa-se a cláusula de raio em conjunto com a cláusula de aluguel percentual e possível lesão à boa-fé objetiva. No aspecto do direito da concorrência é analisado o mercado relevante na dimensão produto e geográfica, bem como as externalidades positivas e negativas produzidas pela cláusula de raio. Para a realização da pesquisa adota-se o método dedutivo, realizado a partir de pesquisa bibliográfica e jurisprudencial sobre o tema. Traz como resultado os parâmetros que devem ser utilizados para a análise da cláusula de raio e a hipótese em que ela pode ser prevista.

Beyond words: Testing alignment among inter-organizational performance measures

Purpose: This paper seeks to measure in a quantitative way the degree of alignment among a set of performance measures between two organizations. Design/methodology/approach: This paper extends Venkatraman's test of coalignment to assess the alignment of a set of performance measures governing a contractual inter-organizational relationship. The authors applied the test and present coefficients of misalignment across three sets of measures: those used by a service provider involved in the research, those used by customers contracting the services, and those documented in 11 contracts studied. Findings: Results confirmed a high degree of alignment between target and actual operational performance in the contracts. The alignment of customers' financial objectives and contracts' operational metrics was low. Calculations show poor alignment between the objectives of the provider and the contribution received from the contracts. Research limitations/implications: Some limitations of the conclusions include the small sample of contracts used in the calculations. Further research should include not only actual contracts, but also failed ones. Practical implications: It is possible that misaligned goals, represented in misaligned performance measures, lead to tensions in intra-firm relationships. If these tensions are not addressed properly the relationship could be unstable or terminated prematurely. This method of measuring alignment could detect early potential dangers in intra-firm relationships. Originality/value: This paper extends Venkatraman's test of coalignment to assess the alignment of a set of performance measures governing a contractual inter-organizational relationship. Management researchers and business professionals may use this methodology when exploring degrees of alignment of performance measures in intra-functional and inter-firm relationships. © Emerald Group Publishing Limited.

Competing manufacturers in a retail supply chain: On contractual form and coordination

It is common for a retailer to sell products from competing manufacturers. How then should the firms manage their contract negotiations? The supply chain coordination literature focuses either on a single manufacturer selling to a single retailer or one manufacturer selling to many (possibly competing) retailers. We find that some key conclusions from those market structures do not apply in our setting, where multiple manufacturers sell through a single retailer. We allow the manufacturers to compete for the retailer's business using one of three types of contracts: a wholesale-price contract, a quantity-discount contract, or a two-part tariff. It is well known that the latter two, more sophisticated contracts enable the manufacturer to coordinate the supply chain, thereby maximizing the profits available to the firms. More importantly, they allow the manufacturer to extract rents from the retailer, in theory allowing the manufacturer to leave the retailer with only her reservation profit. However, we show that in our market structure these two sophisticated contracts force the manufacturers to compete more aggressively relative to when they only offer wholesale-price contracts, and this may leave them worse off and the retailer substantially better off. In other words, although in a serial supply chain a retailer may have just cause to fear quantity discounts and two-part tariffs, a retailer may actually prefer those contracts when offered by competing manufacturers. We conclude that the properties a contractual form exhibits in a one-manufacturer supply chain may not carry over to the realistic setting in which multiple manufacturers must compete to sell their goods through the same retailer. © 2010 INFORMS.

Contratos públicos adjudicados a sociedades cooperativas en el País Vasco entre 2010 y 2012

La Contratación Pública constituye una fuente muy importante de la demanda de bienes y servicios, especialmente en la Comunidad Autónoma del País Vasco en donde el Gobierno Autonómico, también llamado la Administración General Vasca, desarrolla un papel capital como impulsor de dicha contratación pública. Por otro lado, la Economía Social, y especialmente el movimiento cooperativo, tiene en ese mismo ámbito geográfico un papel de gran peso en el conjunto de la Economía Vasca, por sus cifras de empleo y aportación al PIB, así como por tradición y arraigo social. Cabe preguntarse en tal caso, cuál es el papel que desempeñan las cooperativas en la Contratación Pública en aquella Comunidad Autónoma, cómo y cuáles son los contratos de los que resultan adjudicatarias, qué importes suponen esos contratos para las cuentas públicas y, en definitiva, si su papel de adjudicatarias se corresponde con el que desempeñan en el conjunto de la Economía Vasca. Del examen de los contratos publicados en el Perfil del Contratante del Gobierno Vasco, se obtienen datos suficientes que, una vez procesados y analizados, se visualizan en tablas y porcentajes que constituyen la base de un diagnóstico que responde a las preguntas planteadas y evidencia la situación de debilidad de las cooperativas en el campo de la contratación pública vasca.

A decision-support system based on particle swarm optimization for multiperiod hedging in electricity markets

This paper proposes a particle swarm optimization (PSO) approach to support electricity producers for multiperiod optimal contract allocation. The producer risk preference is stated by a utility function (U) expressing the tradeoff between the expectation and variance of the return. Variance estimation and expected return are based on a forecasted scenario interval determined by a price range forecasting model developed by the authors. A certain confidence level is associated to each forecasted scenario interval. The proposed model makes use of contracts with physical (spot and forward) and financial (options) settlement. PSO performance was evaluated by comparing it with a genetic algorithm-based approach. This model can be used by producers in deregulated electricity markets but can easily be adapted to load serving entities and retailers. Moreover, it can easily be adapted to the use of other type of contracts.

A long-term risk management tool for electricity markets using swarm intelligence

This paper addresses the optimal involvement in derivatives electricity markets of a power producer to hedge against the pool price volatility. To achieve this aim, a swarm intelligence meta-heuristic optimization technique for long-term risk management tool is proposed. This tool investigates the long-term opportunities for risk hedging available for electric power producers through the use of contracts with physical (spot and forward contracts) and financial (options contracts) settlement. The producer risk preference is formulated as a utility function (U) expressing the trade-off between the expectation and the variance of the return. Variance of return and the expectation are based on a forecasted scenario interval determined by a long-term price range forecasting model. This model also makes use of particle swarm optimization (PSO) to find the best parameters allow to achieve better forecasting results. On the other hand, the price estimation depends on load forecasting. This work also presents a regressive long-term load forecast model that make use of PSO to find the best parameters as well as in price estimation. The PSO technique performance has been evaluated by comparison with a Genetic Algorithm (GA) based approach. A case study is presented and the results are discussed taking into account the real price and load historical data from mainland Spanish electricity market demonstrating the effectiveness of the methodology handling this type of problems. Finally, conclusions are dully drawn.