This thesis examines legal protection of the tenant. With respect to a limited extent the thesis focuses only on the selected issues that are significant from a perspective of tenant. The topic was chosen because of the fact that tenancy is one of the most common legal relations with an important social aspect, because many people fulfill their accommodation requirements through it. The new Civil Code, effective as of 1.1.2014, brought many major changes that could have real impact on tenants' lives. The main purpose of this thesis is to analyze these changes and compare them with the previous legal regulation. Moreover, this thesis tries to identify problematic provisions of the new Civil Code and provide the readers with a practical advice and recommendations as well. From the structural point of view the thesis is divided into chapters, each of them focused on different issue. The first chapter briefly describes what residential lease is, shows its principle features and finally deals with the protective character of the legal regulation. The second chapter focuses on the rights and duties of the contracting parties. Running a business in an apartment is described as well as the apartment maintenance. The chapter number three draws an attention to a renting to the pet owners and provides with a...

A research report submitted to the Department of Town and Regional Planning, School of Architecture and Planning, Faculty of Engineering and the Built Environment, University of the Witwatersrand in partial fulfilment for the Degree of Master of Science in Housing / The influence of institutional rental housing policy (IRHP) on consumer choice in Johannesburg was evaluated through interviews with middle-income tenants and caretakers in Legae Gardens and JOSHCO Complex Two residences in reference to the Rental Act. Housing officials in Johannesburg Housing Company, Johannesburg Social Housing Company and Provincial Department of Housing were also interviewed. Primary data gained from interviews and observation of the residences and their surroundings was analysed based on Howard-Sheth and trade-off models of consumer choice and residential location respectively, with qualitativecomparative case study as the main research method. The IRHP has been translated into regeneration projects (institutional rentals (IRs) and infrastructure upgrading) and executed through planning principles such as mixed-use and neighbourhood safety based on national development goals (integration and sustainability). As affordable and quality IRs have been developed in preferable locations, this optimises consumer choice opportunities in terms of affordability, quality and location.

任何一項支出計畫都會耗費許多資源，在資源有限情況下，如何使資源使 用達到最經濟有效的配置，審慎評估各項計畫的成本與效益，便顯得格外 重要。本文的目的乃是利用消費者剩餘的概念，估計住宅優惠貸款計畫下 承貸戶之Hicksian價格均等變量(equivalent variation)，分析比較現行 「國民住宅貸款辦法」與「輔助人民貸款自購住宅辦法」下承貸戶之效益 與成本、消費型態改變情形及住宅優惠貸款計畫的利益歸屬與分配狀況。 希望能夠提供從事國民住宅政策研究者另外一種思考方向。基於資料上的 限制，本研究實證分析是以臺北市為主。且為了求出承貸戶真正的福利變 化，本文乃利用特定的住宅需求函數，並且先行估計其參數值，求出價格 均等變量之算術解，再以民國八十一年行政院經建會都住處委託政大財政 研究所對臺北市國民住宅現住戶及輔助人民貸款自購住宅住戶所作的「現 階段國民住宅貸款政策」調查問卷資料代入，求出住宅優惠貸款計畫下的 平均利益及實質所得增加率。並且根據其淨利益與家庭特性之回歸關係式 ，分析其利益歸屬及分配情形。

In this thesis, public housing was investigated with particular reference to the nature of communication between the landlord and tenant. It focussed on interactive behaviours and the incidence of litigation. The study attempts to bridge the gap between social theory and social practice through the application of existing social theory in the description and analyses of social problems. Based on a critical review of the relevant literature, the characteristics of communicative interaction and human relationships are described, together with the history of housing provision and the growth of litigation to resolve issues in public housing. Research of communicative interaction in the housing sector in general and the landlord-tenant interaction in particular has been a neglected area of research that is addressed in this thesis. An initial study surveyed both tenants and housing officers in the Sydney metropolitan area. Social analysis focuses on local interaction between landlord and tenant and how these local interactions expand into global patterns. The thesis analyses how power-relating, ideological/evaluative and ethical choices of housing officers and tenants influence their communicative interaction and the subsequent access and distribution of services and resources in the public housing sector. The theoretical framework explicates on complex responsive processes (CRP) perspective. CRP is a process theory that looks into the simultaneous and co-influencing relationship between the individual and the social and multi-agency approach in social analysis. The conceptualising framework relies on the application of this theory and the principles of Humanity, human rights and social justice to achieve a dialogical communicative interaction. The thesis applied complementary quantitative and qualitative methods where a quantitative study of a small population was conducted using structured interviews and group meetings to guide the qualitative research. The population was identified by natural experiment, i.e., identification of two populations in a public housing estate: a Participative group, comprising tenants who had consciously participated in the housing authorities?? renewal programs, and a Non-participative group of tenants who had not taken part in the Tenant Participation programs by Housing New South Wales (HNSW). The housing officers and tenants were identified using snowball and quota sampling. The findings reveal a conspicuous absence of research that focus on local interaction between housing officers and tenants in public housing. The study confirms the anti-dialogical nature of communicative interaction in public housing, which is iterated, sustained and perpetuated by the use of litigation, a mechanism that is increasingly being preferred to settle disputes, by both landlord and tenant.

<p>A collaborative approach to industry-environment issues is acknowledged as a key aspect of sustainable development. Sincerely, resource sharing among firms offers the potential to increase stability of operations, especially in supply-constrained areas, by ensuring that access to important inputs such as water, energy and raw materials are guaranteed. Industrial Symbiosis (IS), a sub-field of Industrial Ecology, is primarily concerned with the cyclical flow of resources through networks of industrial units as a means of cooperatively approaching environmentally sustainable industrial activity. In line with this principle, a critical assessment of the change in environmental performance brought about by industrial symbiosis (IS) was conducted in nineteen selected eco-industrial park case studies identified in all regions of the world with the exception of the African continent. Case study selection criteria were based on models of eco-industrial parks proposed by Chertow (2000). A description of the type of material exchanges that go on in each case study was carried out which revealed evidence of implemented synergies in respective case studies. A comparative assessment of cross-case patterns which is a semi-quantitative matrix used to quantify the degree of environmental performance showed that there was a clear evidence of improved environmental performance among respective case studies investigated where water, energy and material flows served as indicators. Results obtained from the study showed a common pattern of industrial presence in respective case studies reflecting the occurrence of heavy process industries such as oil refineries, cement industries, petrochemical industries, and steel industries. The principle of “anchor tenant” proposed by some experts in the field of industrial ecology was strongly supported by the obtained results. Symbiotic cooperation among participating firms in respective case studies were mainly on areas like cogeneration, re-use of materials, recycling and wastewater treatment and re-use.</p>

<p>The aim of this study was to observe the housing support team (boendestödssteamet) in Västerås City in its visiting work and how they empowered clients. Tenants are visited by social workers, in its visiting works, when the habitants have rental charge debts. Participating observations is common in case studies, but also in fieldwork which was the foundation in our study. Our method of collecting data consisted of a triangulation; unstructured interviews with social workers, participating observations and a following up with a questionnaire. We took part in participating observations of social workers whilst visiting tenants with rental charge debts. The social services in Västerås City are getting 120-125 reports concerning rental debts from the landlords every month. We visited 46 tenants and it resulted in 23 of them paying their rental debts. All of the tenants have not paid their rental debts. We have seen how em-powering social workers activity is. Empowerment has been seen in individuals while regain-ing their own power, but also in the community when taking control over their problems with too large rental debts. Empowerment becomes a social work tool, in their visiting work, in helping tenants.</p>

<p>Every year a number of tenant-owner flat deals are concluded and the availability of real estate agents on the market is today very widespread. It has become increasingly difficult for estate agents to distinguish themselves in a way that makes the estate agent the customer’s choice. Estate agents must have a good understanding of what is important to the customer. An apartment deal is, for most people, an important event in their life. Which is the key factor for a customer in choosing a particular estate agent?</p><p>The purpose: The main purpose of this study is to examine which criteria customers consider to be important when they choose real estate agents to sell their apartments. Which criteria affect their choice and which criterion is considered to be the determining factor?</p><p>As part of the purpose we will also examine how the real estate agents distinguish themselves and which factors are used to get the customers to choose them. Are these factors the same factors which guide customers to finally choose a particular real estate agent?</p><p>Method: The method that we have chosen to serve our purpose in the best possible way is, partly, by interviews with real estate agents and, partly, by surveys among customers of the companies. The estate agents we have interviewed are Svensk Fastighetsförmedling and Svenska Mäklarhuset. In order to collect information we have also chosen to use several kinds of sources such as the Internet and various kinds of literature.</p><p>Conclusion: We came to the conclusion that the criterion that appeared to be the most important for both estate agent companies, was that the apartment was advertised on the Internet. Just as important for the clients of Svensk Fastighetsförmedling was that the real estate agents appear to be reliable and serious. This criterion took second place with clients of Svenska Mäklarhuset. What appeared to be the decisive factor among the clients for their choice of a real estate agent was the personal chemistry between the client and the real estate agent’s broker. It seems that both companies, among other things, have chosen the “softer values” to communicate and market themselves.</p> / <p>Varje år avslutas ett antal bostadsrättsaffärer och utbudet av fastighetsmäklare på marknaden idag är väldigt stort. Det blir allt svårare för fastighetsmäklarföretagen att utmärka sig och få kunderna att välja just dem. Fastighetsmäklarföretagen måste ha en god uppfattning om vad kunderna tycker är betydelsefullt. En bostadsrättsaffär är för många en viktig händelse i livet. Vad är det som avgör vilket fastighetsmäklarföretag kunden slutligen väljer?</p><p>Syfte: Huvudsyftet med denna rapport är att undersöka vilka kriterier konsumenterna tycker är viktiga när de väljer fastighetsmäklarföretag för att sälja deras bostadsrätt. Vilka kriterier påverkar valet och vilket är det avgörande?</p><p>Som delsyfte kommer vi även att undersöka hur fastighetsmäklarföretagen utmärker sig själva och vilka faktorer de använder sig av för att få kunderna att välja just dem. Är det dessa faktorer kunderna verkligen går efter i slutändan när de väljer fastighetsmäklarföretag?</p><p>Metod: De metoder vi har valt att använda oss av för att på bästa sätt besvara vårt syfte är dels intervjuer med fastighetsmäklare och dels en enkätundersökning bland företagens kunder. De fastighetsmäklarföretag vi har intervjuat är Svensk fastighetsförmedling, Farsta samt Svenska Mäklarhuset, Södermalm. Även andra typer av källor, i form av Internet och diverse litteratur, har använts för att samla in data.</p><p>Slutsatser: Vi kom fram till att det kriterium som framstod som mest betydelsefullt för båda företagen var att objektet annonseras på Internet. Lika betydelsefullt för Svensk Fastighetsförmedlings kunder var att fastighetsmäklarföretaget uppfattas som pålitliga och seriösa. Detta kriterium kom på andra plats hos Svenska Mäklarhusets kunder. Det som visade sig vara avgörande för kunderna vid valet av fastighetsmäklarföretag var personkemi med fastighetsmäklaren. Det är även bland annat dessa ”mjuka” värden som båda företagen har valt att marknadsföra och kommunicera ut.</p>

雲端運算環境的興起，軟體即服務(Software as a Service, SaaS)的營運模式也開始受到軟體開發商的注意，其中一項關鍵技術是支援多租戶的軟體開發。在設計多租戶應用程式時有許多需要考量的因素，包含每個租戶各自的客製化設定、資料安全性等等。本論文著重於資料層級的客製化部份，如何讓各個租戶之間可以共用資料庫，但又能提供租戶適度地更改其資料表綱要(schema)以達到客製化的需求。 為了解決資料層級客製化所面臨的問題，一種常見的作法是可延伸性表格(Extension Table Layout)。但是，在關聯式資料庫中實作可延伸性表格，軟體開發人員為了配合可延伸性表格的資料存放方式，所使用的SQL語句會變得相當複雜且易錯。因此，本研究實作一個系統工具協助軟體開發人員將SQL語句，從一租戶一資料表寫法自動轉換成以可延伸性表格邏輯表達的SQL語句，透過執行轉換後的語句來對儲存在可延伸性表格的資料進行增刪修改。 軟體開發人員在本系統工具的協助下，加入租戶識別碼(TenanId)的開發概念後，即可實際建立一個多租戶應用程式。為了評估本系統工具的效用，我們以其建置了一個多校(租戶)選課系統，並進行多項效能實驗以探討影響本系統工具效能的因素。初步的結果顯示，本系統工具可以協助軟體開發人員，以較低的代價滿足資料層級客製化應用的需求。 / Software as a service (SaaS) is an emerging service model of cloud computing. One of the key technology in SaaS is supporting multi-tenant applications. There are many considerations in the design of multi-tenant applications, including customized configuration of tenants and data security. In this thesis, we focus on data-level customized configuration, and propose an approach for not only sharing database between tenants but also supporting tenants to modify their table schemas within limits. Extension Table Layout is one solution for solving the problems in data-level customized configuration for multi-tenant applications. However, SQL statemenst based on the Extension Table Layout are rather complicated and error-prone. Thus, we develop a tool to help software developers that will automatically rewrite the SQL statements from the common Private Table Layout into those from the Extension Table Layout at runtime. In other words, our tool enable software developers to write SQL statements in a multi-tenant application like in a single tenant application. Indeed, software developers could develop a multi-tenant application easily by using our tool and the multi-tenant enabler - TenantId. In order to assess the feasibility of our tool, we develop an online multi-tenant course election application. Besides, we disscus the effectiveness of the factors that affecting our tool and work on a number of experiments and performance tests. The preliminary results show that our SQL rewriting tool can help software developers at a lower cost to meet the needs of data-level customized applications to a degree.

Every year a number of tenant-owner flat deals are concluded and the availability of real estate agents on the market is today very widespread. It has become increasingly difficult for estate agents to distinguish themselves in a way that makes the estate agent the customer’s choice. Estate agents must have a good understanding of what is important to the customer. An apartment deal is, for most people, an important event in their life. Which is the key factor for a customer in choosing a particular estate agent? The purpose: The main purpose of this study is to examine which criteria customers consider to be important when they choose real estate agents to sell their apartments. Which criteria affect their choice and which criterion is considered to be the determining factor? As part of the purpose we will also examine how the real estate agents distinguish themselves and which factors are used to get the customers to choose them. Are these factors the same factors which guide customers to finally choose a particular real estate agent? Method: The method that we have chosen to serve our purpose in the best possible way is, partly, by interviews with real estate agents and, partly, by surveys among customers of the companies. The estate agents we have interviewed are Svensk Fastighetsförmedling and Svenska Mäklarhuset. In order to collect information we have also chosen to use several kinds of sources such as the Internet and various kinds of literature. Conclusion: We came to the conclusion that the criterion that appeared to be the most important for both estate agent companies, was that the apartment was advertised on the Internet. Just as important for the clients of Svensk Fastighetsförmedling was that the real estate agents appear to be reliable and serious. This criterion took second place with clients of Svenska Mäklarhuset. What appeared to be the decisive factor among the clients for their choice of a real estate agent was the personal chemistry between the client and the real estate agent’s broker. It seems that both companies, among other things, have chosen the “softer values” to communicate and market themselves. / Varje år avslutas ett antal bostadsrättsaffärer och utbudet av fastighetsmäklare på marknaden idag är väldigt stort. Det blir allt svårare för fastighetsmäklarföretagen att utmärka sig och få kunderna att välja just dem. Fastighetsmäklarföretagen måste ha en god uppfattning om vad kunderna tycker är betydelsefullt. En bostadsrättsaffär är för många en viktig händelse i livet. Vad är det som avgör vilket fastighetsmäklarföretag kunden slutligen väljer? Syfte: Huvudsyftet med denna rapport är att undersöka vilka kriterier konsumenterna tycker är viktiga när de väljer fastighetsmäklarföretag för att sälja deras bostadsrätt. Vilka kriterier påverkar valet och vilket är det avgörande? Som delsyfte kommer vi även att undersöka hur fastighetsmäklarföretagen utmärker sig själva och vilka faktorer de använder sig av för att få kunderna att välja just dem. Är det dessa faktorer kunderna verkligen går efter i slutändan när de väljer fastighetsmäklarföretag? Metod: De metoder vi har valt att använda oss av för att på bästa sätt besvara vårt syfte är dels intervjuer med fastighetsmäklare och dels en enkätundersökning bland företagens kunder. De fastighetsmäklarföretag vi har intervjuat är Svensk fastighetsförmedling, Farsta samt Svenska Mäklarhuset, Södermalm. Även andra typer av källor, i form av Internet och diverse litteratur, har använts för att samla in data. Slutsatser: Vi kom fram till att det kriterium som framstod som mest betydelsefullt för båda företagen var att objektet annonseras på Internet. Lika betydelsefullt för Svensk Fastighetsförmedlings kunder var att fastighetsmäklarföretaget uppfattas som pålitliga och seriösa. Detta kriterium kom på andra plats hos Svenska Mäklarhusets kunder. Det som visade sig vara avgörande för kunderna vid valet av fastighetsmäklarföretag var personkemi med fastighetsmäklaren. Det är även bland annat dessa ”mjuka” värden som båda företagen har valt att marknadsföra och kommunicera ut.

With issues such as energy crises, climate change and environmental degradation becoming evermore prevalent on national and international levels, industrialized societies are beginning to take heed of the impact they are having on the natural environment and we are beginning to see movements towards socially and environmentally responsible decision-making. With the impact that buildings have on the environment, it is important to understand what barriers are preventing or slowing investment in socially and environmentally responsible property. The present study was conducted to determine whether LEED certification has a significant impact on the market value of office buildings in Toronto, Ontario – value determined by the average net asking rent for each building. For some 68 subject and control buildings, we matched information on the net asking rent for 16 LEED certified (subject) buildings to 52 otherwise comparable properties (control buildings). Using ordinary least squares (OLS) analysis, we looked to find what relationship exists between net asking rent and the LEED label. Controlling for other variables historically shown to have an impact on property value, we expected the results of this study to determine whether there is a business case for LEED certification in the downtown Toronto office market. The results of the study have shown that LEED certification has had no impact on the market value of the sample of office buildings in Toronto. This is a surprising result, given the growth in the number of LEED buildings in Canada, but interviews with three senior executives in the industry have helped to provide insight into this trend. It seems that with time LEED will likely have an impact in this market, but it hasn‘t arrived yet.