Hong Kong's tenancy control
In the summer of 1969, before transferring to Seattle, I returned to Hong Kong, and I would like to go to the factory investigator working contract and the Rental Tribunal and Lin Zhiduan judge to discuss Hong Kong's tenancy control. The latter I have tried as a doctoral thesis, but because it is too large and give up. However, 69 years is a bit different. The contract of Washington, Seattle gives me the Tenure Contract, so I have a big gamble in research.
The main reason for choosing Hong Kong as an example of studying the rental tube is that the market value of the construction of the building is more than 10 times higher than the rent under the control. After the Hong Kong war, the residential buildings built before the war were regulated in the 199 years or before the rental value before the war. This gap between this big amazing market value and control will definitely make the effect of the tube very obvious. People have lost hands, horses have lost your hoof, slightly phenomenon shift, and when you get fit, you will count, you can't take it.
Because in the study of the theory of farmers, I realized that if the landlord's income is suppressed by the government, it will lead to a certain part of the income without a clear rights, resulting in the effect of the rented value of public property, so in 69. Hong Kong When renting the tube, my spear heads refers to the right of who is suppressed by the government by the government. That is to say, if the price of the list of buildings is 1,000 yuan, the government only accepts 100 owners. Who is the gap between 900 yuan is defined?
Hong Kong's rental legislation is complicated, and it has been modified for more than 30 times, so this problem is exhausted. Lin Zhijing judge who is close to retirement is very detailed for these legislation, and it is very patient. I asked every day, he replied every day, and later I surely invited him to the family of Seattle for a while (after a few years, I have an article on Hong Kong rental tube, and I have been selected by a legal article for a legal articles. The merits of forest law also).
After several months of review; I determined the big gap between the market and the rent, and did not know the private rights of tenants. This big gap is unlocked, in accordance with the "public property" theory at the time, it will dissipate in competition.
I was at the time, which was concentrated in two wonderful poles, Hong Kong rental tubes associated with the rental value. One is the rent: the pre-war residential building has a big landlord, two houses, three hodns, etc., and even averaged 4.3 group of residents (up to dozen people) in one of the units of approximately 500 square feet. ! The second wonderful phenomenon is to build the top of the building in front of the rental tube, and there is a role in the roof of the roof house, and it is a wonder!
At the point of view, as the two strange phenomena mentioned above is the effect of renting the value. It is better than the mourning of the sea, because the fish is non-private, causing most people who catch, or like the road examples of Pyper and Nair Talk. Because non-private, traffic congestion is caused without fees.
However, Hong Kong rental tube buildings share the phenomena of the roof of the Tiantai Chalet, the more I want to have a problem. After more than two years - early 1972 - I suddenly realized, I found the traditional "public property" rental value of the "public property", and was wrong in the foundation.
The trouble of "rent value dissipation"
Fireworks, authorist fans. A slight problem, it is understandable that the outcomers who have not read the book can also be understood, but experts in the line may not be able to deepen. The law of Kos' s law in the 1960s is an example. This law is shallow even a small child can understand, but the experts within the bureau are not seen by Cos.
The phenomenon of renting and Tiantai Chalet under Hong Kong Treasury is simple. The former is because the market rental value is rising, although there is rental tube, but the big landlord, the second landlord, etc., because the price (market rental value) is too high, so you have to rent out. At that time, the most extreme example of Hong Kong was a bed, and the tenants were more different. The construction of the Tiantai Chalet, the reason is also simple. There are both rental tubes, the owner's income is negligible, of course, one less. Tenant? The right to the rooftop is not their, so there is no right to ask. Friends, have you seen the Tiantai situation in the year? Something more big, there are streets, there are many sisters, there are big ranks!
At that time, I was plagued, but I did not explain the above two phenomena, but I feel that these phenomena does not occur because the rental value is to be dissipated. In contrast, the existence of these phenomena, so that the "no master" rental value should be dissipated. This is theoretical a big problem.
Go back to me. If the market value of a unit is 1,000 yuan, the rental tube is only allowed to collect 100, and its 900 yuan gap is not bound to who is who is, it should be dissipated under competition. But because there is a lease and the roof of the Tiantai, I turn it off, I really dissipate the rental value of less than 1/4.
Imagine that the big landlord, the second landlord, etc., because the rent is profitable, they have earned the rental value. The "僭 僭" of Tiantai is also favorable, earns rental value; charge the organization of the Tiantai to build commissions and protection fee, earn one hand; the guest under the roof, because the supply of Tiantai Hydropower, oil water can be smoked, all rent .
Price theory runs out
I am a person who is not shackled, but the rental value that should be dissipated is not to dissipate, it is difficult to fill me. One night in 1972, I saw the problem in reverse, and I realized that the traditional public property theory was wrong. The traditional fault is to use the assumption that "everyone will strive for the greatest interest under the limitations". There is no revenue or "unmanned" income, and the traditional observation is to compete for competition. Its efforts to fight for income, and even "rent value" smoke. This concept is ignored, and it is a point in which everyone is striving for the greatest interest, and it has reduced the donation of the rental value as much as possible. That is to say, the rental value dissipated under competition is always the minimum dissipation of each related person to reduce its dissipation.
Taking Hong Kong's rental tubes as an example, the phenomenon of lease and abrasive is just actions to reduce the dissipation of the rental value. Similarly, the behavior caused by all price control is due to the loss of the rental value, and these behavior itself causing the rental value to dissipate the rental value. The rental control and price control is similar, and the first time I read the price control theory when I was a student. I thought that he said that he said that he did not know that the price control will certainly cause the behavior. . Get the price of Hong Kong rental tube, a new price control theory clearly emerges: the behavior caused by the price management is to reduce the behavior of the rental value, and useful theory inevitably want to reduce the limitations of the rendence of the rental value.
A THEORY OF PRICE CONTROL has been written for 13 times. Although friends within the line think that it is a milestone in the modern economic theory, but after 1974, it has been in 200 years! I heard that there is a penalty in the previous year, and I was cited five times. Is this article changed to a big fish in 50 years?
Companion contract
Looking back, returning to Hong Kong in the summer of 69, in addition to investigation rental, and a work contract. Choosing Hong Kong research work is not because it is my hometown, but Hong Kong's trade union is not large, and the work is free. Take the United States as an example because the pressure of the union is not allowed. I want to investigate the workmanship because of the company's principles. The foregoing mentioned that the contract is selected in the Nongnong Theory. I think Cos 1937 "The company's nature" is also the choice of contract. Since the "company" is a contract, the study has focused. I was affirmed at the time, the work contract was the focus of "Company Principles", because this contract is just between Cos, "Company 'and" Market ". At the time, I thought that Keos thought of the work contract, his On communication will be different.
In the same year, the high people who believed that Kos' "company" Hong Wen is a set of logic, empty. I didn't look like that, because Cos made an extremely important issue. He asked: A person can produce according to the price of the market, and sell themselves in the market. Why do this person will run to a company to make a member, managed by the manager, like slaves? His answer is that the market price is often because the transaction cost is too high, so the company has formed.
In 1968, I asked Cos: "If the owner of the apple garden hires the beekeeper to spread pollen, is it a company or two?" I can't answer it, I know that the company's nature has not completely understood.
The special place for the work contract is the price of the parts. Because of the price, Kos' "unknown price" concept is not easy to set up. Is a factory not company? I wrote "The Contractual Nature of The Firm", published in 1983. The article puts forward the concept of the privilege of the PROXY in this paper. The conclusion is what the company is, and we don't know if it is not important - it is the company's contracts in essentially different contracts. .
After Cos read the article, reply that it was a story that he learned a little more than ten years. He believes that "entrusted prices" (for example, time-consuming pay, not the price contribution price but to make the production of production in time) is important innovation, but does not agree to "I don't know why the company" said. This, I adhered to it. "The company's contractual essence" is the article I published after I arrived in Hong Kong. I have been reprinted internationally in the international year for more than ten years. The number of times quoted is increasing.
Master daughter is the same window
Beijing's business printers have worked for three years of translation (difficult, several transition people), to publish the Chinese translation of "Farming theory", invite me to write a new preface, I can't be pushed. On the other hand, English is subject to retransmission and write a new order. One stone two birds, I decided to use Chinese. I saw that the students in Hong Kong don't know how the academic studies have, but also a stone three birds, first published in the "Weekly". Originally, I plan to write one or two, but I thought about the past, I wrote a ten issue!
In the early September, I met the teacher Alchian and his daughter in the early September. His daughter is a classmate in the past, is a good friend, don't see for decades, everyone is old, meets the love of the joy. She rushed: "Dad told me that you have built a tree in academic people." I smiled and asked: "Do he think I am a genius?" I asked, I thought she would answer: "Of course!" I don't know that she responded: "Not. Dad said that you have a long-lasting ability, always more than other students Take a step. " It is not genius, but it is a definition of "stupid". But I am still very happy.
Sentences sincerely: Anyone who studies with academics and research is not a bit stupid, it is a bit stupid. is not that right? If academic research is for "self-owned golden houses in the book", who will sell jade on the ground in Guangdong Road because you want to understand the jade market? Who will read it sincerely because of understanding the jade market, what is it too late to write? Do not write an article is a master
Similarly, the rental tube research on Hong Kong has published a "price control theory", I was forced to write a question about renting and building reconstruction. However, it should be the most exciting, about the wonders of Tiantai Chalet, I have set a wonderful topic - the Tenants Below - I have made a notice in other articles, but I have nothing to say today. A economic scholar friend (G.hilton) has repeatedly lured in the wine in more than 20 years ago. He said that if the article is not written, it is a loss in economics. But in order to know how to control the operation of the Hong Kong Liaoba Department, I can't give up.
I really envy Drako. He only has a bachelor's article, and he only wrote a few papers, but he is not only a major professor of Chichao, but also a representative of a famous Chicago school, which is pushed in academic. His thoughts have a big impact on me - not only me, talking about pure economic academics, I have no right in this life. I think people like Dilekto, universities in Hong Kong cannot find a job.
I remember in 1976, I wrote a very controversial article about the seat fare. The content says that the fare of higher seats is low, because the boss of the ticket is to make the higher seats, and the people who buy cheap people will not be secretly transferred to a high price. After a month, I received a letter, the name and address of the seal did not send a message. Open to see, there is no letter, there is only one of the two-digit inches, from a few words from a magazine, the content says that a monarch bought a cheap ticket, secretly sitting on the price ticket.
I thought about it, I knew that Dilekto was sent, because only his person would do it. Two years later, I met him and said, "Thank you for your nameless and unbelievable letters." He is indifferent to respond: "Your article about the fare, the theory is not wrong, but I will send you the theory."
Academic should look from the shallow
Academic is such a simple matter. In order to meet your own curiosity, we have to know the world, and we also want to explain it. Avoid feeding, we have to engage in a system. We have been studying, learning theory, learning methods. We have to learn very through, to be deeply simplified, then take the center of gravity of the whole set of theory, it is not placed. After the Master is going to go down, the mountain is a real world. We have to know a lot to the world, because we know the most stupid scholars, is a matter of trial explanation has not happened.
I said it several times. For more than 30 years, I have only a simple two tricks. One is that individuals strive to be the greatest interest under the limitations, and the other is the demand curve to the right. In these two tricks, only limitations are real-world things, and if Zi Ziwu has a place, the hit rate is near zero. The focus of explaining the behavior or the world is to examine the limitations of the real world, decide which correlation, which is not related to the simplification, and systematically handles. Slightly understand the true limitations, often a three-year hard work. Although the cost is large, but once it is clear, theory is almost 100,000.
We are not easy to understand why so many economic scholars have to make any suggestions for the government, and we must improve the society with what you have learned. They can't know that they are insignificant. It is possible to use politiciary; economic scholars like therefore raise themselves. The unsatisfactory person said that in the economic scholar, the greatest impact on the world is Friedman. Fer is not congratuous, but privately said in a heart, he knows his so-called impact is a general trend, and time to make a hero. I am sorry that it is the development of today's economics, mostly with the real world. Some self-righteousness is related to the real world, in fact, some digital games. I understand these. The people take the food for the day, governments have funded academic articles, like a similar academic article, in which a few well-known journals can win an iron rice bowl. Honestly, if an economics in 40 years ago, I have already worked as much as today.
It's too much. Some friends want me to write a book about myself. But "autobiography" is the qualified person, "silly" is free. However, because of the review of "Agricultural Theory", I didn't understand a piece of "autobiography", about one tenth of "biography". This piece is the most enjoyable moment I am in my own, and the pen is like a Yangtze River, and I'm endless.
