Research On Government Regulation Of Urban Residential In China

The urban residence industry is closed linked to the urban population, the local economic development and the history and cultures. Its development is significantly influenced by the various government regulations. However, the current residential problems have exposed a variety of market failure phenomena. The origin of many contradictions is even rooted in the government regulation itself. Therefore, the study about the government regulations on urban residence has a practical significance and a profound impact on the sustainable development of the residence industry.This study applied the theories and methods of system science, economy management, government management, urban management and project management comprehensively and fully considered China’s national conditions and practices,and advanced the research thoughts of government regulation on urban residence: regulation assessment, behavior analysis, comparison learning, regulation simulation and improvement. The main research contents and achievements are as follows:First of all, it applied the Data Envelopment Analysis (DEA) method for multiple input-output effectiveness evaluation and obtained the evaluation results of the government regulation impacts on the industrial development. The evaluation results show that the government regulations since the housing reform in China have generally improved the resource allocation efficiency, but in recent years, the human, finance and resource investment was continuously in excess while the output was insufficient, especially, the social and environmental output was particularly insufficient. After feeding back these problems to the behaviors of government economic regulations and social regulations, it is not difficult to find out that the problems are mainly rooted in three aspects:the problem of the development scale, the problem of the Indemnificatory housing mechanism and the problem of the allocation efficiency of the commercial residence.Secondly, this dissertation comprehensively analyzed the government regulation behaviors according to the above mentioned problems.(1) It described the facts and causes of the market scale not being developed in a coordinated manner.(2) Through the characteristic analysis about the land transferring system, it pointed out that the land transferring system was the intrinsic motivation for pushing up the land price and the house price rapidly in China.(3) It elaborated the main regulations on commercial residence:it analyzed the payment function of the commercial residence pre-sale system participants by using the Game Theory and found out that the pre-sale system was the systematic root cause of the commercial housing quality problem; after analyzing the multiple agency relationship in the building management system, it revealed that when there was lack of a reasonable and effective incentive mechanism, every agency relationship would involve moral risks; this is also the important reason that affects the resource allocation efficiency of the commercial residence.Thirdly, after comparing the government regulations on urban residence of foreign advanced countries, such as the United States, Germany and Singapore, this dissertation summarized the systems, methods and management experiences that are worth learning, on the basis of fully illustrating the special system, market and cultures of China.Forthly, based on the analysis of system structure, applied the theory and implement of system dynamics, system dynamics coordinated development model for the urban residence dual-track system is built, and relative data of Wuhan city is employed, in order to provide forecasting and modeling tools for the government.Lastly, with regard to the above mentioned issues, this dissertation proposed the recommendations to improve the regulations, in particular:(1) the core for optimizing the government regulation system on urban residence is to propose an overall objective;(2) it is necessary to strengthen the construction of the Indemnificatory housing mechanism;(3) it is necessary to improve the commercial residence regulations and to propose innovative suggestions for optimizing the land transferring system, the pre-sale system and the building management system.