Jan 28 2009
Economics in One Lesson校译之18. What Rent Control Does (3-3)
第18章 房租管制的后果
(接前面部分)
This has been the almost universal result in every country that was involved in World War II or imposed rent control in an effort to offset monetary inflation.
对于那些参与过二次世界大战国家,以及那些为了平抑通货膨胀而实施房租管制的国家,上述论点几乎都被当作一般性的结论。
So the government launches on a gigantic housing program — at the taxpayers’ expense. The houses are rented at a rate that does not pay back costs of construction and operation. A typical arrangement is for the government to pay annual subsidies, either directly to the tenants in lower rents or to the builders or managers of the State housing. Whatever the nominal arrangement, the tenants in the buildings are being subsidized by the rest of the population. They are having part of their rent paid for them. They are being selected for favored treatment. The political possibilities of this favoritism are too clear to need stressing. A pressure group is built up that believes that the taxpayers owe it these subsidies as a matter of right. Another all but irreversible step is taken toward the total Welfare State.
于是乎,政府推出规模浩大的廉租房兴建计划(当然是拿纳税人的钱去做这件事)。当然,廉租房的房租,根本不足以弥补房屋的建造和营运成本。不足部分通常由政府每年拿钱出来补贴,无论是通过收取低廉的房租来直接补贴租户,还是以各种名义补贴廉租房的承建商和物业公司。无论名义上如何安排和计划,享受廉租房的租户都得到了别人的补贴。他们所需交纳的一部分租金是由别人提供的。这些租户是被政府选中的接受优待的一群人。对于优待特定的一群人的各种政治可能性,明眼人一看即知,无需多说。一个压力集团将由此形成并壮大,进而相信它有权接受纳税人的补贴。向全面的福利国家迈进是另一个几乎不可逆的步骤。
A final irony of rent control is that the more unrealistic, Draconian, and unjust it is, the more fervid the political arguments for its continuance. If the legally fixed rents are on the average 95 percent as high as free market rents would be, and only minor injustice is being done to landlords, there is no strong political objection to taking off rent controls, because tenants will only have to pay increases averaging about percent. But if the inflation of the currency has been so great, or the rent-control laws so repressive and unrealistic, that legally fixed rents are only 10 percent of what free market rents would be, and gross injustice is being done to owners and landlords, a great outcry will be raised about the dreadful evils of removing the controls and forcing tenants to pay an economic rent. The argument is made that it would be unspeakably cruel and unreasonable to ask the tenants to pay so sudden and huge an increase. Even the opponents of rent control are then disposed to concede that the removal of controls must be a very cautious, gradual, and prolonged process. Few of the opponents of rent control, indeed, have the political courage and economic insight under such conditions to ask even for this gradual decontrol. In sum, the more unrealistic and unjust the rent control is, the harder it is politically to get rid of it. In country after country, a ruinous rent control has been retained years after other forms of price control have been abandoned.
实施房租管制,最具讽刺的一点,在于它越是背离现实、手段越严厉、越不公正,支持继续管制的政治呼声越强烈。假如法定固定房租平均来说是自由市场租金水平的95%,并且对房东来讲只有些许不公平的话,政府此时取消房租管制,遇到的政治阻力不会太大,毕竟租户只需要多负担约5%的房租。但是,倘若通货膨胀非常严重,或者房租管制法十分严厉,总之跟现实大幅脱节,以至于法定固定房租只相当于自由市场租金的10%,巨大的不公平让业主和房东受损、让租户受益,政府此时取消房租管制、要租户转而支付高租金就会引起非常强烈的反对。反对者会说,突然加重租户房租负担,未免过于残酷和不合情理。鉴于这种情况,反对实施房租管制的人往往妥协,认为取消管制必须慎重、渐进、慢慢来。而实际情况则是,原本反对管制房租的人迫于压力,就连逐步取消管制也不敢提。极少有人怀有政治上的勇气和经济上的远见。总之,房租管制越是不切实际、不公正,取消管制在政治上的可行性越小。一个接一个国家的实践表明,即使其他的价格管制形式已经取消了好多年,为害不小的房租管制依然照旧在实施。
The political excuses offered for continuing rent control pass credibility. The law sometimes provides that the controls may be lifted when the “vacancy rate” is above a certain figure. The officials retaining the rent control keep triumphantly pointing out that the vacancy rate has not yet reached that figure. Of course not. The very fact that the legal rents are held so far below market rents artificially increases the demand for rental space at the same time as it discourages any increase in supply. So the more unreasonably low the rent ceilings are held, the more certain it is that the ‘‘scarcity” of rental houses or apartments will continue.
人们相信有关继续实施房租管制的政治借口是有道理的。法律有时规定,当“空房率”高于某个数字时,可以解除控制。执行房租管制的官员总是提醒公众,空房率还没有达到那个数字。这当然是不会达到的。法定房租至今一直被控制在远远低于市场价格的水平,这足以使阻碍出租房屋供给的增长,另一方面又人为地增加了对它的需求。因此,政府所规定的租价上限越是低得不合理,出租房源的“稀缺”情况将持续下去就越必然。
The injustice imposed on landlords is flagrant. They are, to repeat, forced to subsidize the rents paid by their tenants, often at the cost of great net losses to themselves. The subsidized tenants may frequently be richer than the landlord forced to assume part of what would otherwise be his market rent. The politicians ignore this. Men in other businesses, who support the imposition or retention of rent control because their hearts bleed for the tenants, do not go so far as to suggest that they themselves be asked to assume part of the tenant subsidy through taxation. The whole burden falls on the single small class of people wicked enough to have built or to own rental housing.
强加于房东们的不公正待遇是很显然的。大家不要忘了,他们被迫补贴租户交付的租金,为此他们往往给背负着很大的净亏损。享受补贴的租户,也许会比补贴他们的房东还富有,因为后者不得不承担市场租价中的部分份额。政治家们忽视了这一点,而其他行业的人有可能因为同情租户的处境而支持实施或者维持房租管制,因为他们绝不会自找麻烦,建议通过纳税向租户提供部分的补贴。全部的负担落到非常倒霉的一小群建设或拥有出租房屋的家伙身上。
Few words carry stronger obloquy than slumlord. And what is a slumlord? He is not a man who owns expensive property in fashionable neighborhoods, but one who owns only rundown property in the slums, where the rents are lowest and where payment is most dilatory, erratic and undependable. It is not easy to imagine why (except for natural wickedness) a man who could afford to own decent rental housing would decide to become a slumlord instead.
人们对那些利用贫民区陋旧公寓索取高租金的恶劣房东的咒骂无以复加。恶房东是些什么样的人呢?这些人拥有的房子,并不是坐落在黄金地段的豪宅,而是位于贫民窟的破旧老屋。那里的房租是最便宜的,而租金的支付又是最拖拉、最不稳定、最靠不住的。很难想象,假如一个人(除非天性邪恶)具有相当的经济条件,可以拥有像样的房屋出租的话,他怎么会去作一个陋巷恶霸呢?
When unreasonable price controls are placed on articles of immediate consumption, like bread, for example, the bakers can simply refuse to continue to bake and sell it. A shortage becomes immediately obvious, and the politicians are compelled to raise the ceilings or repeal them. But housing is very durable. It may take several years before tenants begin to feel the results of the discouragement to new building, and to ordinary maintenance and repair. It may take even longer before they realize that the scarcity and deterioration of housing is directly traceable to rent control. Meanwhile, as long as landlords are getting any net income whatever above their taxes and mortgage interest, they seem to have no alternative but to continue holding and renting their property. The politicians—remembering that tenants have more votes than landlords—cynically continue their rent control long after they have been forced to give up general price controls.
不合理的价格管制施加在面包等日用消费品上的时候,面包店只要停止烘焙、停止出售面包就行。面包马上就会供不应求,迫使政治人物提高价格上限,甚至取消价格管制。但是,房子是非常耐用的消费品。可能要住上好几年,租户才会开始感受到房东无力维修的苦果。也许再过数年,人们才会意识到房荒与房屋设施恶化与房租管制有直接的关系。与此同时,只要房主们在扣除税金和抵押贷款利息之后还算有点净收入,那么,除了继续拥有和出租房产,他们似乎也别无选择。于是,政治家们——记住,租户的票数比房东的票数更多——在被迫放普通价格管制之后,仍然长久地继续执行房租管制政策。
So we come back to our basic lesson. The pressure for rent control comes from those who consider only its imagined short-run benefits to one group in the population. But when we consider its long-ran effects on everybody, including the tenants themselves, we recognize that rent control is not only increasingly futile, but increasingly destructive the more severe it is, and the longer it remains in effect.
这就回到了我们的基本课程。要求实施房租管制的压力,来自于仅仅考虑了臆想出来的全部人口中某一群体的短期利益。而当我们考虑到这种控制在长期内对于包括租户自己在内的每个人的影响时,我们就会认识到,不仅房租管制徒劳无益,并且,管制手段越严厉、延续时间越长,它的破坏性越大。