This paper presents the current situation in the social rented housing sector in France and some new policy directions. Like most of other Western countries, France has been facing a rising volume of low-income housing needs, although the socialist government have held up an ambitious social housing policy since 1981. The reasons why the existing social housing institution can not respond to their needs and what alternatives have been sought are argued here, paying attention to the concrete measures set by “Loi Besson” in 1990 and to the role of AAS (Associations d'Action Social). The responses to the current situation are diverse and still in a process of the search. In the conclusion, the prospect of social housing and some negative effects caused by the discontinuity in housing policy are discussed.

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In Taipei, Taiwan, the mixing of residential and commercial use within the same apartment building is very popular. It brings advantages like reducing commuting time, bringing more vitality to the city, but also brings disadvantages like a deterioration in the quality of the living environment.
In this paper, we investigate the distribution of residential and commercial units in mixed-use apartments having a high commercial-use ratio on two blocks in the central area of Taipei. We also investigate the usage intentions of both commercial tenants as well as residents in six of those mixed-use apartment buildings. We then clarify the characteristics of the 3-dimensional distribution of residential and commercial facilities within the mixed-use apartment buildings of the two city blocks that were studied. We also examine the acceptability of mixed-use apartment buildings to both commercial tenants and residents of the six buildings where usage intentions were studied.

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This paper deals with a tendency of the Post-Modernization of Japanese Modern Family in relatoin to housing provision and policy. Starting with a review of recent literature on gender and housing, and family change, it attemps to develop a new assumption of living-style, in which concepts of post-gender and individuation with symbiosis play a key role. In conclusion, it suggests “post-modernliving” as new model of family in the Aging Society.

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This study deals with the resident population fluctuation and housing stock on the viewpoint of population recovery. We examined the trend of population change, the type of house ownership, and the space distribution of population growth area in central wards of Tokyo. There were significant population decreases in most of the areas. Despite this fact, the population has shown increasing trends in some areas, many of them lie adjacent to wide road and are contiguous to the regions where resident population growth was significant in the past. In 1975-85, there were cluster of regions in which resident population increased, but many of them scattered during 1985-90. In 1975-90, the stock of private rental apartments (Min-ei) and company residences influenced the resident population fluctuation in the central wards of Tokyo.There is also a correlation between population fluctuation and housing stock, and it is different according to ocassions of time and region. In view of this, we have to adopt a housing policy and apply it flexibly.

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“Life Support Adviser (LSA)” system which aims to support the elderly's daily life in “Silver Housings” is an uniaue one adopted publicly for the first time in Japan.
The interview survey was carried out for the elderly residents and LSAs in 10 “Silver Housings” in Kansai Area in addition to the questionnaire survey for the LSA's working in 40 “Silver Housings” located in various Parts of Japan.
The results obtained by the analysis of the surveys above were as follows:(1) The contents of Life Support Service are Quite different across “Silver Housing”, resulting in the stress of LSAs who charge themselves with severe responsibility.(2) LSAs who live in the area of “Silver Housing” appeal the stress coping with the possiblity of emergency call day and night.(3) Payment conditions are Quite different across “Silver Housing”.(4) The perception of LSA is not sufficient among the residents of “Silver Housing”. caused by the insufficient explanation by the local authorities beforehand.

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Considerations for the elderly in “Silver Housings”(for example-no barrier on the floor level except the bathroom more adequate opening space for the entrance-hall etc.) are gaining the high evaluation of the residents living in all the silver housings existing in the Kinki area up to June, 1994-evenin they were not familiar with such faciliti es before moving in them. However the survey has pointedout the following items to be modified.
(1) The steps of the floor level should be removed between the outside and inside of the bathroom, the v erandah etc.(2) The width of the opening of the lavatory, the bathroom, the wash room etc. should be at least. 750mm.(3) All the tap levers of the city water equipped in the house and their mixing systems of hot and cold water should be of similar direction and mechanism.(4) Mounting position and design of call switches in an emergency should be re-examined from the viewpoint of easiness of use.(5) Hanging shelves in the kitchen should be height-adjustable or be changed to the other fixed type.

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The elderly housing scheme can be defined by three key characteristics, barrier free design, to provide the care service by the warden, emergency call system.
Especially the warden system is very important to operate the elderly housing.
We surveyed the warden systems of the public elderly housing operated by municipalities in Tokyo Metropolitan.
We can find out three ideal models of the warden system;
Type A: Full time job style; the warden on-site has the duty to reply the emergency call for 24 hours.
Type B: Good neighborhood style; the warden on-site takes care of the elderly tenants such as like a neighborhood.
Type C: Part time job style; the warden has the duty to take care of the elderly tenants for the limited time.

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This paper discusses how we select the vision of community nutrition program for the elderly. Since 1992 the Japanese government has subsidized the programs which servise to the frail elderly with need of help and person with handicap 4 days and more days services per week, one meal and more meals per day by deliverly meals. We are likely to understand that the purpose of the nutrition program is to servise the good balanced meals constantly.
But through mainly investigating the community nutrition program in America, this paper proposes another purpose to achieve a higher level of QOL and well-being. For achieving the purpose the nutrition program should give the service to help the cliant's independent life and adapt the aging process and promote the health promotion. Finally this paper suggests how we realize the nutrition program in the community for the future.

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This study examines living process of dwelling units by “Two Step Housing System”, exactly “Free Plan Rental Housing” in Hikarigaoka Park Town and Tama New Town Life Stage Toyogaoka. These Types of Housing are based on the concept of “Skeleton and Infill”, the former to be rented and the latter to be owned and designed by dwellers.
Most households in the “Hikarigaoka” Housing with the age of around sixty, have been living there 8.5 years. And the observation of dwelling process shows that after the stage of Empty Nest in their old age, some couples tend to sleep separately and others keep studio-like rooms for personal works. In case of “Tama New Town” households are around 40 years age and still with some childrens. They have executed almost no change of space use and/or floor plan.
These Housing supply systems require dwellers to pay for the “Infill” part at occupation, but allow to pay only “Skeleton” rent after that. The dwellers feel that the living there is inexpensive. Most of “Hikarigaoka” dwellers will live there all the life time.

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This paper mainly focuses on the building of a new structure which facilitates the adjustment of equally balanced roles between the private sector and the public sector, in order to utilize the strength of the private sector. Firstly, various reports which are describing the current situation on urban development projects in korea are investigated and analyzed. The problems are to be clarkied, and the suggestions will be made. Secondly, there will be an empirical analysis on the influence of the law system of land-as-public concept projects. This analysis is carried out by the survey. Thirdly, the possibility of building a private-sector-vitality organization through a new system will be examined.

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This paper deals with the development and planning guidelines in Tokyo Metropolitan area, and attempts to clarify the changes of the objective and development control itself. The methodology of this study is based on the analysis of the historic background, environment, change of the time series, areas and contents of guidelines. From this analysis, it is found that the objectives and contents of guidelines became detailed and variable, following the changes of the social conditions. These guidelines could also control the district planning or “MACHI-ZUKURI” as well.

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Effective environmental improvement project has not been carried out successfully at existing small-scale residential development areas in the suburbs by now. But households living there are getting matured and their houses are entering the time for being re-built. Therefore they demand more and more for re-building their houses, and, at the same time, for the mitigation of building regulations, especially at the category I exclusive residential districts, where the volume and shape of buildings are strictly regulated. But it is very difficult to achieve both increase of living space and improvement of housing environment.
In this situation, some municipalities holding the category I exclusive residential districts are trying to cope with this problems by District Plan with the mitigation of floor-area ratio regulation and subsidiary project. The aim of this article is to evaluate the background, the planning process and the details of these trials, clarify their strong points and problems, andconsider the possibility to practice the method in the other areas or zones, especially the category II exclusive residential districts.

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Located close to CBD of the City of Vancouver, the west End is one of the most densely populated residential districts in Canada. Purposes of this paper is to review its transition and urban planning, and to evaluate the effectiveness of planning tools in building residential area at the center of a city.
It was found that zoning and development byelaw has worked well to transform the west End from a single-family residential district into a multi-dwelling area. But it was realized that other tools like Dwelling Units Per Acre (DUA) could not achieve their aim to create a community which has well-balanced mixture of population. However, it is thought that planning tools like DUA, Local Area Plan, Partnership Model and others would give a clue in building better urban residential areas in our country.

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In Britain, the policy for private housing stock was changed from ‘clearance’ to ‘improvement’ in the 1970s. But it meant that housing stock would get old and need much maintenance cost. In this meaning, maintenance policy has become one of the most important housing policy since 1980s. In addition to this change, the Loca Government and Housing Act in 1989 introduced ‘means-tested’ renovation grant system under the Thatcher Government. It meant that the Government limit their responsibility to sustain minimum standards and to help those most in need. In other words, improvement and maintenance policy was incorporated into the broad national welfare policy in connection with the income support and housing benefit.

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As the renewal of fire proof public housings being actualized, some of the renewal projects are smoothly executed and the others frustrated. While social factors such as existing dwellers' life stage and economic conditions are the main determinants of the process and the results of the projects, and ‘revitalization’ or ‘measures for the elderly’ are necessary in large housing complex or their densely located areas, the existing renewal policies and plans are basically physical oriented, and thus it comes into a question whether social factors are to be taken in account.
The aim of this thesis is, by taking Adachi-ku; a typical densely located area of public housings in Tokyo; as a case, to clarify the dwelling conditions of the target public housings for renewal, and their changes after the renewal. The results were,(1) the numbers and percentage of small size families and old age dwellers are recently growing rapidly,(2) the percentage of such dwellers in the targets for renewal are already high and thus they seem to have less demand to enlarge dwelling space, and (3) renewal projects during 1970s and 1980s didn't decrease this rate in general.

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In this paper, basic theory for open housing supplied by land leasehold is studied logically. The point of this system is that the dwellers sell the skelton of their building to the landowner after 30 years' leasehold, and that, after then the building will be leased at a low rental. After analyses, the following effects of this system became clear.
1) Affordable housing in the urban areas can be possible.
2) Users can participate in the infill design.
3) Users can continue living comfortably in their old age.

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As a result economic system reforms in China have gained momentum since 1980's, the housing supply system in urban area has greatly changed from the system in the past 30 years. This article divides the period of 45 years from 1949, the year the Chinese government is founded founded, into two parts in order to identify the characters of the two housing supply system of the two periods. the former period is based on the system of low rent and public housing in the planning economic system and the latter period is based on the system of housing market after introducing market economic. Moreover, this article examines the suitable house supply system for realization of the housing level toward 2000.

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The purpose of this paper is to examine the effect of the housing policy on the long-run household demand function. The policy we investigate in this paper is the subsidy of house rent and housing loan interest subsidy. For this purpose, we use the Epstein-type endogenous rate of time preference function because this formulation allow us to analyze the comparative statistic of the subjective equilibrium in the steady state. We obtained the orthodox results that increasing the subsidy of house rent and the housing loan interest subsidy raise the demand of rented house and own-housing, respectively. Furthermore the long-run demand of the housing service and consumption goods are not affected by the change in the labor income, but it is increased by the rise in market interest rate. The important implication is that the house-hold life-time felicity is increasing function of the market interest rate.
Therefore the housing loan interest rate subsidy may improve the house-hold life-time felicity in the new steady state.

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This paper tries to evaluate the master plans thrrnugh the case study on the housing master plans in Tokyo Wards with the KJ method originated by Prof Kawakita For decades we have had a controversy between the need and the needlessness for the master plan: The need for it is mainly to set goals to the future and the needlessness is asserted against the lack of feasibility within it It is likely seemed to be a sort of paradox. A planner has been required to make a master plan in this dilemma But we have no authorized evaluating way for the contents of master plans. Through this study with the KJ method, we find that the policies in most parts of the plans does not keep necessarily consistency between problems and objectives and treatments. We propose to get coherency on theprocess of making master plan.

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This study attempts to analyze the housing budgets of four foreign countries; the United Kingdom, the United States of America, Germany and France, by comparing that of Japan. The ratio of housing budget in the national budget is categorized into two groups; less than 2% in USA, Germany and Japan and more than 3% in UK and France. The housing related budget including welfare and tax alleviation is approximately ¥14,000 in Germany and Japan, and varies from ¥30,000 to ¥50,000 in USA, UK, France. Poor budget allocation is observed in Japanese case for private rental housing.

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Recently, local government plays an important part in housing policy. Especially in Tokyo Prefecture and Ward area, Housing Master Plans are constituted one after another. This paper aims to grasp an actual condition of housing policy in whole local governments in Japan through the investigation of Association of Urban Housing Society. The Results are as follows; 1) On the whole, few local housing policies are constituted without provision of public housing estates. 2) Large cities are much positive for policy-making than small towns and villages. It is necessary for Prefecture to support them to make housing policies. 3) Housing policy for elderly are constituted very rarely in cities, towns and villages.

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In this studies, I analyze whether the households which receive housing benefit from Shinjuku-ku can live in inner-city area in a burden for the reasonable housing expenses. The households of rent burden rate 15-20% increases as a result of having received housing benefit. Even if low income households receive housing benefit, a burden rate of rent is high. There is many a household living in a house less than 2 bedroom.

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Morimoto (1993) insisted that if unit rent of wide rental house is cheaper than that of narrow rental house, it proves restrictive effect on rental housing market for general families by Land Lease Law is weak. Several papers criticized that Morimoto's view does not consider about important factors, such as locationfactor. This paper analyze correlation among unit rent, floor area, distance from central station, age of apartment house and other factors. The result support the view that even if eliminating the influence of location factor, the unit rent of wider house is cheaper than that of smaller house. In conclusion this paper points out that this fact is not enough to prove the weakness of restrictive effect on rental house market by Land Lease Law. Cost analysis is more effectiv`e to testify the effect of Land Lease Law on rental housing market.

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When the tenure of a housing lease contract expires, the Japanese Housing Lease Law obligates the landlord ID renew the contract if the tenant so requests. On the other hand, the past court rulings allow the landlord to increase the rent only mildly at the contract renewal It has been considered, therefore, that the Housing Lease Law has been restraining the supply of rental housing, especially those with large floor spaces.(The Law would not have much effect on those with mall floor spaces because their turnover ratio is high anyway.)
Recently, a claim was made that Housing Lease Law is not restraining the supply of rental housing because it is observed that the unit rent the rent per floor space goes down as the size of the floor space increases. This observation, however, maybe caused by the fact that smaller houses are locazedcloser to the CBD.
The current study examines the relationship between the floor space and the unit rent after controlling the proximity of each house to the CBD in a micro data for an Osaka suburb. The result shows that the unit rent and the floor space have a statistically significant, positive relationship.

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In recent years, public housing rebuilding projects have been actively carried out.
The factors contributing to those activities are the deterioration of housing building and facilities, the need for more efficient utilization of land in terms of the number of housing units, and an increase in the number of spaces per housing unit. The objective of this paper is to survey the effect of such rebuilding on the residents of Housing and Urban Developement Corporation's housingin terms of the effects on their lives, economy, and their opinion of the rebuilding projects.
Since the burden of the rent is heavy for the residents, the majority of the residents have anxeties about the rent levels in the near feature and in later years.

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This paper deals with people and their lives based on the dwelling's stability, as an analysis of 1995 Hyogoken-Nanbu Earthquake with the field survey data and the ones. The suffered people had to use various space as their houses. Compared dwelling performance of these space, these don't have high efficiency. Problems occurred on the performance;“to keep privacy”, “room” and “hygiene”. It's found that the problems are “the performance to be required”, “the ideal method of carrying out a public refuge”, “the life related to a house” and “economy and safety”. As an analysis of the living space, condition and demand after this earthquake, this investigated period can be divided into 6 but is the early stage in the reconstruction process. The supply of houses started at “the restoration period”, but there aren't enough houses. 70% of them hope to live the places where are near their former residences. This earthquake raised new questions about urban disaster. Consequently it's confirmed that to get a house holds an important position for the reconstruction process.

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The Hanshin Earthquake uncovered problems concerning safety of the residential buildings against natural disasters. A large number of people were both physically and mentally hurt. This study is focused on a technical aspect of housing in order to avoid a tragedy and to provide safe and comfortable housing.

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The bicycle is very convenient riding machine and it has been used popularly.
But it can hardly be said that much consideration is given yet, to the parking space for the bicycle at the planning stage of multiple dwelling houses in the city area.
Therefore, multiple dwelling houses are facing lack of bicycle parking space and problems in its utilization as well as its administration starting from such houses, which had been developed in small scale. This paper is prepared to make the existing problem clearly known and to suggest how this should be handled in the future, based on the recently conducted fact-finding study on the bicycle parking space in multiple dwelling houses.

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This study wad undertaken to find out the basic problem in the attitudes of inhabitants to urban open spaces.
A social survey was carried out at 8 open spaces with apartment houses built under envirormental total design cord in Yokohama city from Oct. to Dec, 1994.
The interview data of 289 inhabilants lived in the apartment houses and 249 inhabitants lived around the houses were collected.
The differance of attitudes to open spaces between apartment inhabitant and around inhabitant were shown.Especially about 30% of around inhabitants had low cognition of reason why the open spaces were designed, the feeling of unkindness and hardly frequent use rate.

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The purpose of this study is to search for factors of individual demand for privateroom. Especially, we took up the experience of living from birth to present and investigated to analyze the relation ship between the demand for private-room at present and the experience of private-room space in the past. The subjects of this investigation were inhabitants who lived in multiple dwelling houses “Alute” in Yokohama City. In conclusion, it was cleared that the number and the sex of brothers and sisters, the parent's rearing attitude to the child and the occupation of parents cause the difference in the space of children's room in childhood and the experience influences grownup's demand for private-room.

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This article shows the analysis of using space 74 couples, who live in urban apartment, moving between two places in houses on holiday. With MDS, the more frequently they move, the closer places tend to be arranged. We also analyze the frequency of using and moving around spaces.
The results are as follows;
1) Husbands and wives stay different places of thier houses; mainly wives spend their times in keeping house, when husbands are relaxed.
2) Husbands stay limited place in their houses.
Kitchens are the center of wives' action; they move from kitchen to living or dining room and water related places more than to private rooms. In house husbands spend almost thier times at living room, and they move from there to only lavatory or washroom, and they hardly walk into the kitchen, washroom or balcony for keeping house. As more wives have work outside in future in Japan, houses will be planned not only for communication with families but also for efficent housekeeping of using water, and family member will be involved more in housekeeping.

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This paper examines the restriction of eligibility imposed by the owners of private apartment houses when families with children seek to rent such housing. By making questionnaires, sending them to real estate agents in six sections in the Tokyo metropolitan area, and collecting the answers to them, I investigated into actual circumstances on which the restriction of eligibility is imposed. Significantly, 66% of the answerers said their owners have imposed restriction of eligibility on households with children. In some cases, owners place restriction on the number or the age of children because they fear the possibility of noise that small children may make as well as damage of apartment houses that children, when playing together, may cause. There are, however, cases in which the restriction seems more demanding. Perhaps, this issue could not be solved only by the owners and tenants because a number of problems such as low quality of apartment houses, lifestyle of families with children, and society's attitude toward child-rearing are involved. Research from a varied points of view should be made to deal with this issue.

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Because of the big social and economical change since' 80s, the heartland of the city changed greatly. And for those years, many studies have been made. Now, the first stage of the change is completed, it is necessary to put some major facts of many existing studies in order and to fix up the developmental plans of measures for the habitation in heartland. In this paper, with watching the measure especially land use regulation for the habitation of heartland of the future, I examine the meanings of existing studies, and give an opinion for subjects to be tackled at present.

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There are 14 “machizukuri” local public corporations in Tokyo Metropolitan 23 wards, whose purposes are broadly to encourage “machizukuri”(citizen-led community development, promotion of urban development projects or management of public facilities). This paper examines a unique case of local public corporation “machizukuri”. The “Machizukuri Gakuyujuku” is a workshop by citizens for making future visual images of a district in Kanda, organized by the “Chiyoda-ku Machizukuri Public Corporation”. I examine the special advantages the “machizukuri” public corporation has for encouraging “machizukuri” by communication among residents and working people in the community.

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This paper presents realization technique of city planning about aging sociaty.
First we consider a subject of city planning at 3 point ((1) providing housing (2) develop technology of planning about arrange a institution (3) preparation of development neighborhood commerce space of plan technology) and gathers up the realization technique by a advanced example.

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On this paper, firstly we analyzed the the tendency of the elderly household ratio in public housing estates in Osaka prefecture, based on the management data of 364 public housing estates (about 123000 households) in December 1994. Secondly, defining householder with the age 65 through 74 as the younger elderly household and those with the age 75 and more as the older elderly household, we tried to predict the elderly household numbers and ratio every 5 years from 1995 to 2010. Through this prediction, we made it clear that the aging process in Osaka public housing estates and the older elderly household would show evident increase in 15 years, especially in the public housing estates constructed before 1965, which are low-rented, small in size and in good location.

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We use the census data 1990, and expected to make the population of the aged and living conditions in Osaka pref. clearly.
When the percentage of the aged is more than 15%, whose place of residence is divide in the metropolitan area and outer suburbs. And in that case hole conditions are the opposite in both.
There have to take steps to deal with the situation of living environment not only from the location requirements but also from the family composition.

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The collective housing of our country has played an important role for city dwellers as a a place of “residence”.During the high-growth period, concentration of population has occured, and effective land use has became as social needs in urban area. Especially, high|rise housing has positioned and evaluated as an important way of “residence”. In the past theconception of the super-highrise housing during this period was just piling up the dwelling units. In other words, there is no such ideaof “living together” in the community has existed. Searching for the spontaneous living form, we would liketo propose the [Three-Dimensional Comunity] as the idea of “living together”.

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This is a basic study of finding the possibility of management concerning with urban living environment facilities in a resident sharing roles and cooperation with local autonomy. This study examines a resident self-help activities for improving their living environment by Cross Analysis that comparing with a resident management consciousness and a residential patterns. There are two point of view, a vitalization of community which is attempted by a resident cooperative system and a priority changing towards public services management in a local municipality, are approached.

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We carried out a simulation for a combined building for owner use and apartment house that will fit any lifestage of long-staying owner's family in the urban area. We found out that when we plan a combined building, the renting part should not consist all of one-room flats. It became clear that by containing at least one unit for family use in the renting part, the owner's family can choose whichever place, their own place or the flat for family use, that is most suitable for their lifestage.

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At the present, people in Japan feel toroublsome about the entrances in the urban houses. Because they have been required the two roles both as the storage and as the space for the visitors in spite of their smallness. I found the process why, from when, and how the entrances became small and these two roles have been required by reading the discourses for and from the people since World War II in the general magazines and books. Then I discuss that the entrances could be worthy space if we are liberated from the thinking of “to take for granted”.

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The year 1994 was an year when political systems established in 1955 collapsed. In such a time of change, “Govermnet Reform” was the subject of great contraversy. Many journalists expressed opinions against continued existance of HUD Corp. it was proposed that the role of HUD Corp. as a provider of housing for sale should be transfered to private secter. Some people believed that subsidy to rental housing should be cut by it's privaterization to reduce the Government expediture. In the light of this contraversy, HUD Corp. decided to ask Western housing experts about their opinion, since the West has a far more substantial history and experience in this area. This paper, based upon the comments made by German experts, proposed that the role of non-profit institutions suc as HUD Corp. is still vital and relevant in the Japanese society.

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Growth Management is a popular area of research in urban planning. This paper discusses a state's role in coordinating management policies and plans between a state and local governments, taking Oregon and New Jersey cases as examples.

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In 1992, it was decided that approximately 30% of agricultural lands were reserved inthe Urbanization Promotion area in Metropolitan Districts. The rest of 70% was designated as the Promoting Area for Conversion to Residential Use.
In this paper, we classified agricultural lands by zoning, road network and topographic condition, and researched about conversion of farmland to residential use at Kohoku and Izumi Ward in Yokohama City.

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Today wooden rental apartments are playing an important part, because they are cheap and wide compared with other kinds of houses in the market. So when they are rebuilt, it is a serious problem where the residents who used to live in them should live. In this paper, after studying the characteristics of the residents in wooden rental apartments and support methods for the residents by government when rebuilding the apartments, and comparing merit and demerit of each of them I will propose a direction of the support system for the future.

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A Fixed Term Leasehold was introduced in the Land and House Lease Law and was effective from August 1, 1992. In Japan, the term of leasehold had not been limited in effect before the introduction of the leasehold. A number of residential properties with the fixed term leasehold have been provided by developers since then.
From purchasers' point of view, those houses with the leasehold are cheaper than those with freehold. On the otherhand, from landowners' view point, they can secure stable income for longtime as well as legal protection of recovery of their leased land when the lease is expired. By the law, building on the leased land should be demolished when the land is returned to th landowner.
However, a lot of problems remain to be resolved before residential properties with the fixed leasehold come to be more acceptable.
The aime of this article is twohold. First, practical problems on the leasehold are pointed out. Second, several solutions to the problems are considered.

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This paper presents an empirical result how the tenancy system has a restrictive effect on the supply in the rental housing market. First, the demand and supply functions of rental houses are derived by theoretical analysis on households budget equilibrium and the functions are estimated in rental housing market of Japan in 1988. Second, disincentive effect by the tenancy system on supplier of rental houses is estimated. Third, restrictive effect by the tenancy system is estimated in rental housing market equilibrium The floor area of rental houses will increase by15.6% and the rent will decrease by 19.5% by repeal of the tenancy system.

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Since 1991, Housing Master plans for composite, systematic and spatial housing policy have been made by municipalities. This paper deals with the basic framework (population, households, number of houses etc.), areal division and types of urban residential district in Housing Master Plans in the Tokyo ward area in order to compare and analyze these plans.
Through this analysis, it seems that there are some issues to re-examine in the Housing Master Plans. First, there should be a stronger linkage between the plans' basic framework and actual supply by various kinds of housing providers. Second, areal division and types of residential districts should be planned in greater detail to achieve and improved spatial housing policy.

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In Japan, the regulation of city areas is minimum level. But it is necessary to induce individual rebuilding and developing. In this paper, the behavior which is “inducing individual rebuilding and developing” is defined the behavior which is “establishing the urban image and actuali zing it”.And I considered what development control should be based on the case studies (1)“Manazuru-machi town planning ordinance”,(2) Adachi-ku narrow streets network promotional system ordinance, from the stand points of “public benefit” and “fairness”, on the step of establishing the urban image and the one of actualizing it.

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Since 1980's, in inner urban area of Tokyo, the rapid population decrease has occured and communities have lost great portion of their members. To improve this situation, “Housing Linkage Program” was authorized in 1985, which is now authorized in seven wards.
In this study, taking Shinjuku-ku as a case, we first surveyed the state of house supply by Housing Linkage and grasped the differences among three development types (a residential development type and two nonresidential development types). Secondly, on the basis of questionnaires to inhabitants, we analyzed residential environment of linkaged houses and inhabitants' impression of that. At the same time. we also researched how the mixture of residential use and the other uses, which is typical problem of urban housing, affects residential environment and how inhabitants feel about it. And finally we examined problems of house supply in inner urban area.

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