Taiwanese residential construction experienced a massive rise and then fall in residential unit completions during the period 1992-1997. Completions rose nearly 200 per cent between 1992 and 1994 alone. A series of questions arise in relation to this phenomenon (referred to here as 'the Peak'): Why did it occur? How was this increase in construction achieved in such a short time? What were its impacts? Was it a supply-side or a demand-side phenomenon? And what are the significance and implications of the Peak? This thesis adopts a distinct methodological stance, being explanatory and interpretative rather than concerned with theory construction and testing. It is argued that this is appropriate as the Peak was a singular phenomenon, and not part of the regular fluctuations in a residential market cycle. Consequently, it is treated as an event and event-triggered, rather than as part of a continuing time-series. In addition, given that it was influenced by an enormous array of exogenous factors, including politics, the economy, and government regulations and policy, as well as by demographic, historical and geographical factors, a holistic approach is employed, as opposed to a reductionist one. The purpose is to build as complete an interpretation as possible. A major trigger for the Peak was the announcement of a residential density regulation (vohme control) in early 1992. This regulation, which threatened to dramatically reduce the profitability of development land, caused a massive acceleration in the rate of residential development approvals and ensuing completions. The regulation is viewed as interacting with a loosening of development and construction credit restrictions in late 1990 to precipitate a massive Peak in residential construction. This took glace over a very short period of time. This is analysed for each city and county in Taiwan as well as for Taiwan as a whole, the same factors applying throughout the country with the exception of Taipei City. In Taipei City, the peak occurred in a milder form in the 1980s rather than in the 1990s, due to an earlier implementation of volume control. This provides support for the overall interpretation of the thesis. After its announcement a grace period before the regulation was to come into effect allowed existing developers and landowners to propose and execute land development and construction under the old regulation. This period also induced new developers into the market, in part based on an expectation of higher unit prices resulting from volume control. This created a huge new stock of smaller-size apartments. Accompanied by falling prices, this outcome is consistent with the supply-side explanation of the Peak. Additional evidence of a supply-side phenomenon includes the high vacancies and unsold developer inventories that resulted. The rush to construction under the old regulation meant that the demand and supply market feedback loop could not effectively operate. The presence of simultaneous production peaks in all cities and counties is just one piece of evidence that this feedback loop was ineffective. A pooled cross-sectional time-series model, based on supply and demand factors of all cities and counties during 1982-1998, was used to further analyse this model of the Peak. Again the results are consistent with the supply- side interpretation. While credit loosening and volume control triggered the Peak, it is the existence of huge production flexibilities in the residential construction industry that enabled such a massive and rapid increase in construction. These flexibilities flowed, in part, from a dominant reinforced concrete construction method, as well as the Taiwanese subcontracting system, and residential construction industry networks. It is argued that these networks provided a form of quasi-public good that could be exploited. These same factors also facilitated the rapid entry of new developers into the industry. Conversely, this was associated with a decline in construction quality, as the limits of flexibility were reached. Some evidence for this was revealed by the 1999 earthquake. Imputed construction costs rose enormously during the Peak, with profits necessarily declining under the combined pressures of falling prices and rising costs. This resulted in bankruptcies and other exits from the industry. The impacts of oversupply -such as a high vacancy rate, growing developer inventories and falling prices -are expected to be long-term. The vacant stock is calculated as equivalent to ten to twelve years of pre- Peak construction. This thesis concludes that the Peak was a discontinuity phenomenon. It was triggered by a unique set of events, rather than being part of a continuous historical development. While developer behaviour was individually rational, collectively their decisions were disastrous for themselves and the industry

The recent economic recession has had a significant impact on residential real estate both nationally and regionally. Our research is focused specifically on Cobb County, Georgia and the impact that the declining economy has had on home buying and property values in this area. Specifically, this research aims to identify changes in the residential market in terms of significant characteristics of housing and their corresponding effect on home values.

published_or_final_version / Housing Management / Master / Master of Housing Management

Due to the growing concern on global warming, carbon emissions and environmental conservation and sustainability, energy consumption becomes the critical issue over the world. Energy performance contracting (EPC) is one of the options of implementing energy efficiency measures by property management in the residential estates. EPC is a financing technique based on the amount of energy saving through the project undertaken the risk by energy service companies (ESCOs). EPC has been adopted in the western countries, such as Europe and US, for a long time. Nevertheless, the take up rate in Hong Kong remains low. In 2001, Davies and Chan have conducted a study regarding the experience of EPC in Hong Kong. After a decade, are there any changes of the perception for the building managers to implement EPC? With the study of the most important factors, benefits, barriers and keys to the success of implementing EPC, it evaluates and explores the implementation of EPC by property management at the residential sector in Hong Kong. Through the study, it develops practical information for promoting this financial option to housing managers for energy conservation. It can help to promote and facilitate the future uptake in Hong Kong in order to enhance cost and energy efficiency, as well as greenhouse gas emission reductions in the future. / published_or_final_version / Housing Management / Master / Master of Housing Management

The historical long-term volatility and return on investment in single-family dwellings was investigated and compared with investments in equity, bonds and T-bill markets. Total return index for equity and fixed-income security indices were obtained from available sources, of course, a proper index for measurement of long-term changes in house prices was unavailable. In an effort to measure the house price changes, a relatively homogeneous pool of houses in the downtown Toronto area was selected and its price tracked over the study period of 44 years. Inflation rate affects the return of investments in everything similarly therefore this was not considered in the calculations. Results of comparing the investment of cash in one's family home versus in other investment vehicles showed that the ratio of investment growth to its volatility for a single-family house exceeded the ratios for other investments by a large margin.

The historical long-term volatility and return on investment in single-family dwellings was investigated and compared with investments in equity, bonds and T-bill markets. Total return index for equity and fixed-income security indices were obtained from available sources, of course, a proper index for measurement of long-term changes in house prices was unavailable. In an effort to measure the house price changes, a relatively homogeneous pool of houses in the downtown Toronto area was selected and its price tracked over the study period of 44 years. Inflation rate affects the return of investments in everything similarly therefore this was not considered in the calculations. Results of comparing the investment of cash in one's family home versus in other investment vehicles showed that the ratio of investment growth to its volatility for a single-family house exceeded the ratios for other investments by a large margin.

Thesis (Ph. D.)--University of California, San Diego, 2005. / Vita. Includes bibliographical references (leaves 142-143).

Thesis (Ph. D.)--Brown University, 1987. / Vita. Includes bibliographical references (leaves 514-526).

Background: Since the 1980’s incidents of workplace violence have been recognised as a serious problem within social care. It has been found to be particularly rife within residential settings and children’s homes in particular have been found to be one of the most violence-prone settings. And yet, there is a lack of literature on the prevalence and psychosocial impact of workplace violence on staff in residential units for looked after and accommodated children (LAAC). Method: Given the limited literature on residential childcare workers a systematic review was conducted on research of violence towards social workers in child and family services to achieve a better understand of violence within child and family social care generally. An empirical study was also conducted with staff of Local Authority residential units within Central Scotland. The aim of the empirical study was to explore staffs’ experience of workplace violence perpetrated by LAAC in residential settings, using the qualitative methodology Interpretative Phenomenological Analysis (IPA). Results: The systematic review showed that studies were mostly of medium methodological quality; verbal aggression towards social workers in child and family services was common place; physical violence was comparatively rare; and that all forms of violence impacted on wellbeing and practice. The empirical study had similar findings, but also provided new insights into how staff cope with workplace violence, particularly in the context of young peoples’ life experiences. Conclusion: Violence perpetrated by LAAC in residential units appeared to be lessening and a move towards more behaviour management was aiding staff to better understand the roots of violence. This in turn was found to help staff cope better with the emotional impact of violence. Management need to be mindful of the impact violence has on staff and continue providing training programs to better equip staff to understand violence and support LAAC to manage their aggression.

This study was an evaluation of the effectiveness of a residential treatment program for adolescents and young adults. The purpose of the investigation was to measure the impact of residential treatment with and without family counseling on the variables of work-school adjustment and return to treatment.