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Monopolistic Competition: Retail Industry

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New York Apartment Price Controls – An Article Review Rent controls began in New York City in November 1943, when rent for all units in the city were frozen at their March 1943 levels as part of the U.S. Emergency Price Act of 1942 (Gyourko & Linneman, 1990). The price controls were altered by Federal Housing and Rent act of 1947, exempting units built after February 1947 from all future controls; New York City continued to price control rent on virtually all apartments constructed prior to 1947 (Gyourko & Linneman, 1990). Only about 1.8% of New Yorkers actually enjoy the securities of rent controlled apartments, 45.4% do live in rent stabilized accommodations where landlords are prohibited from increasing rates by a certain percentage each year (Pittman, 2013). The debate over rent control has been a long controversy; many argue that rent control is far too restrictive and that it makes apartment hunting almost impossible for many (due to the low supply in “affordable apartments”). The price ceilings set in place have been beneficial in terms of making living more affordable, but it also has created other problems. Tenants under controlled rent often stay longer, even it is deemed to be unsuitable for their living situations (ex: expansion in family) simply because it is affordable. Because tenants stay longer, it makes vacancy at certain controlled prices much harder for those who are living in unregulated accommodations (Pittman, 2013). As displayed (see chart 1), “affordable” rent ranges like that of $800.00 a month have fallen to a 1% vacancy rate.

Chart 1: New York Rental Vacancy Rate Opposing views also feel that price controls create that of an artificial economy in the city, preventing millions of dollars of development (Pittman, 2013). With there being a higher vacancy in newer buildings that do not fall under rent control pricing, it leads investor and builders less motivated to expand. The demand for affordable living is high in a city like New York; experts estimate that Manhattan would be unaffordable for those on salaries under $90,000 per year (Pittman, 2013). According to the New York City Rent Guidelines Board annual report, “Housing NYC: Rents, Markets and Trends,” across the city there are 87,358 New York households reporting income of more than $100,000 a year which pay below-market rent thanks to the city’s rent control and stabilization laws (Norcross, 2008).” In addition, over 35% of all the city’s apartments covered by the rent control regimes are rented by tenants who make more than $50,000 a year (Norcross, 2008). This results in people within a lower income bracket not being able to afford living expenses (ex: rent). As you can see (reference chart 2), over the years New York’s vacancy trends are dropping, making housing hard to find.

Chart 2: Vacancy Trends – NY, Northeast US, US A possible solution for these ongoing vacancy issues would be income caps on housing. Income caps would force those who earn over a certain amount pertaining to their rent to seek housing that reflects a fair share of their income. This would allow for those who fall under the lower income level to be accommodated by the vacancies that would follow. Income caps could negatively effect those who are not wishing to move, but can afford to move. It would also reduce their amount of spending, as their rent expense will increase. In turn, vacancy for lower price brackets would increase; higher priced brackets would decrease, as people who could afford them would rightfully be occupying them.

References:
Gyourko, J., Linneman, P. (1990). Rent Controls and Rental Housing Quality. Retrieved from http://www.socsci.uci.edu/~jkbrueck/course%20readings/gyourko%20and%20linneman.pdf
Norcross, E. (2008). Rent Control is the Real New York Scandal. Retrieved from http://online.wsj.com/news/articles/SB122126309241530485
Pittman, S. (2013). The Myth of NYC Rent Control. Retrieved from http://my.telegraph.co.uk/expat/sophiepitman/10151459/the-myth-of-nyc-rent-control/

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