In-kind redistribution such as the supply of a minimum level of public rental housing service to the poor may be more desirable as a measure of redistribution than cash subsidy, if the government cannot tell the difference between the poor and the rich. We show that the government should adopt the following public rental housing policy in order to avoid adverse selection, under asymmetric information about incomes of the prospective tenants between them and the government.(i) When there are two types of individuals, the poor and the rich, the minimum level of public rental housing must satisfy the incentive compatible constraint of the rich.(ii) The poorer the individuals are, the smaller public rental housing the government should supply to them at the lower rent.(iii) If individuals' utility functions for housing service are different each other, the supply of a minimum level of public rental housing may not be proper as a measure for horizontal equity, even if it avoids adverse selection.

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Fair housing audits are an important tool for measuring racial and ethnic discrimination in housing markets, so they are widely used for policy purposes in the U.S. Each audit consists of a visit to a real estate agent by a minority individual and a majority individual with equal qualifications. The audit data are used to measure the incidence of discrimination and totest hypotheses about its causes.
This paper applies this survey technique to age discrimination in Japanese rental housing markets. Using data from the 2001 Osaka Audits that was conducted in eight cities in Osaka prefecture between Feb. 26 and Mar. 30, this paper analyzes the level and causes of the discrimination encountered by older persons during rental housing searches. The estimated level of discrimination is high: The number of available housing units about which older housing seekers are told is 30 percent fewer than the number of available housing units about which younger housing seekers are told. Econometric tests suggest that stereotyping about older renters' ability to pay and rental terms influences agent behavior.

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What are the determinants of personal space in the limited space like a room in our house? This article discusses the question on the study of personal space in the limited space. The experiment were executed in order to understand the relationship between a scale of space and characteristic of personal space from the viewpoint of posture and depth of space. The results of the experiments were summarized as follows: 1) When the point of view became higher, the size of the personal space became larger, 2) When the depth of the room became larger, the size of the personal space became larger.

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This study proposes an alternative approach in housing environment design drawn from recent ethnomethodological developments in sociology, pedagogy, and cognitive science.
Though it was assumed as a “social fact” that the roles of client and specialist differ, and that this difference was an effect of institutional structures or rules, it now becomes possible to think the other way by ethnomethodology, and see how asymmetries are produced in and through the details of client' and specialist' situated interactions.
The role relation between the client and the specialist in design action is constituted through the sequence construction of conversation, and the contents of housing environment design develop through the customary regulation and restriction in conversation.

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This study aims at clarifying condition and issue on free-design, such as the process, the design organization, the purchase household, the description of the contents of design and the amount of design labor, and remuneration.
The issue of free-design business is as follows.
1) Designer's contents of business are design for the sale activity support.
2) By the lottery system, the problem to which free-design work becomes useless had occurred.
3) As for a free-design exit time limit's being, and Skeleton-designer have to take defect responsibility about contents of free-design.
4) Even if free-design remuneration is cheap and the amount of design labor increases, remuneration does not increase.

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The purpose of this study is to evaluate the effects of the residence reservation, housing supply and the residential environment made by The Chiyoda-ku Type District Planning (CTDP). As results of the analysis, it was proved that CTDP has a large effect in view of the housing supply. Moreover, since the housing stock supplied by CTDP has many onerooms, it cannot correspond to various housing needs, and there is not a standard for supplying a good housing stock for various households. Furthermore, the degree of residents' satisfactory to residential environment is only 4%, and generally it turns out that the resident is not satisfied with that. This means that rebuilding of the circumference has not yet progressed by CTPD, so the effect of the system over residential environment has not come out.

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The purpose of this study is to clear the regional characteristics of the structure of households with elderly by residential style. Drawing on data from the Population Census and Housing Survey, we estimate the households that they live with elderly. And it is to classify 47 prefectures of Japan according to the residential style of households with elderly. The result show that the proportion of owned households that they have living with elderly is 85 per cent. And the proportion of owned households that they have living with elderly has been decreasing and that of the old single and the elderly couple has been increasing in almost area. And there is the area where the number of stem family is increasing during 1983 to 1993.

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Outdoor behavior at ten row-house districts in Osaka was investigated in 1973, 1985 and 2000, respectively, by behavior mapping method for five or seven times per a day of weekday. As the results, 1) the number of inhabitants engaging outdoor activities, in particularly children's play, in 1985 and in 2000 as well dramatically decreased than that of 1973; 2) comparison between 1985 and 2000 revealed that four districts out of ten were keeping similar and/or more active in 2000; 3) the increase in these districts was observed in some kinds of activities, such as house-keeping, baby sitting, chat and maintenance of outdoor space, namely street cleaning, plant trimming, and watering; and finally 4) walking was observed in wide streets or passing-through streets in any districts, but in the case of staying behavior, the correlated spatial conditions varied district to district.

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The purpose of this study is to investigate a non-profit operation system for Co-housing development through an examination of the Cohousing Network (TCN) in North America. Since the idea of Danish cohousing was introduced to the U. S. in the late 1980s, the growth of cohousing developments based on residents' participation and grass-roots activities has been remarkable. TCN has been developed along with the growing number of cohousing communities and voluntary commitment of both professionals and others in cohousing activities. Functions of TCN include gathering information and human resources, providing information, providing opportunities for study and information exchange, and research and development. With these functions, TCN advances the awareness, understanding, appreciation, creation and sustenance of cohousing. A reliable network system, public relations with good examples, information disclosure and collaboration among members, and an efficient support system based on the need and autonomy of groups are important.

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This paper aims to clarify policy issues raised by the promotion of the use of NPO sector as a provider of housing related services for the disadvantaged people through the examination of French experience. The “Association”, a major NPO sector in France, has been playing a significant role in order to assist the persons with hardships. It has been supposed that the “Association” might be more effective and economic than the usual public organization. The law of “Anti-exclusion” in 1998 therefore increased the number of measures applicable to the “Association” which set originally by the Besson law. Accordingly, activities of “Association” have expanded, but they tend to be restricted within the institutional framework. Meanwhile, as the authorities depend on the “Association” to accomplish their programs, they are under the pressure to accept its requirements. The present situation poses a question about the role of the “Association” as well as that of public sector.

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This paper studies on the regional sotcks in the central disthcts of Kyoto City, through the valuation of residents of mid-to-high rise condominiums. They are (1) Convenient environment that people can live within the walking distance,(2) Quiet environment with nature (3) Community in surrounding houses,(4) Surrounding low houses,(5) Histodcal environment with historic sites,(6) Cultural environment with schools for children and art museums.

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This study reports the rushing constructions of private mid-to-high rise condominiums have caused the environmental influences on urban blocks located in the central districts of Kyoto. It insists they are observed destructive to both townscapes of the streets and inner alley housing groups. Considering the results of questionaires to the inhabitants and neighbors, it suggests some basic ideas which control those constructing activities in harmony with inner living spaces within a typical urban block.

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In Arakawa-ward, there are many vacant sites where factories were located and new apartment buildings are planed. So Arakawa-ward adopted a regulation to start consultations regarding big-scale housing development over 5000 m². The regulation should be evaluated as an effective measure to prevent serious troubles between residents and developers.
Although the issue for procedure seems to be resolved, the issue for substance of planning is still unresolved.

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This study aims at examining a better supply, planning and management system of common spaces at detached houses area. In particular, the study focuses on clarifying the difference of level of living environment and community development by type of plan, and type of ownership and management regarding common space. Major usages of the common space are roads and parks & green in the detached houses areas, and there are various layout plans on common space. 60% of the common space is under joint ownership, however either joint ownership or not, residents tends to form homeowners association and carry out joint management and maintenance.

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Widening the narrow street is one of the important subjects for improvement of the living environment in the densely built-up area. Cooperative reconstruction is expected as an effective measurement to widen the narrow street. However, cooperative reconstruction is quite rare. It is necessary to find new way to promote cooperative reconstruction. In this study, the preference survey of the residents in the densely built-up area is conducted. Based on the survey data, the influence factors for cooperative reconstruction are analyzed using logit model. It is evident that the increase of floor area through cooperative reconstruction is important. Finally, necessary measurements to promote cooperative reconstruction are examined.

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This paper clarifies the characteristics of house renewals and environmental changes which have happened in a detached housing area since 1960s at Senri New Town. Changes of detached houses due to rebuilding or extension are investigated through the field survey and analysis of aerial photographs.
As a result, the followings were found; 1) ready built houses (prefabricated houses) are extended or rebuilt earlier than order-made detached houses, 2) a larger site or a corner lot shows high possibility of site subdivision for garages etc., 3) as for the design of street side of a site, houses built in recent two decades shows such the tendency that walls or net-fences close nearer to the boundary with a fewer quick hedge and more garages, and 4) in some streets, quick hedges maintained since new town construction ended by structure of garages.
Characteristics of rebuilt houses and their abutment structure along the street are influenced by the year of construction. Environmental design and building regulation must be reappraised with regards to changes of spatial structure clarified in this study.

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Today, we need a large stock of houses. One of the effective measures of the stock increasing is to make the market of used houses more active. However, in Japan, the market for used houses is dull, especially, for detached ones. Then, this reason is remained to be elucidated. In this study, we analyzed the data from“housing survey of Japan” and “the research in the actual condition of Japanese housing”. We found out great differences of coefficient of used houses among each prefecture. And we knew some character of used houses and inhabitants of them.

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According to the Housing and Land Survey of Japan, about 130,000 houses, or 12% of all residences in Kyoto Prefecture, were considered vacant in 1998. Approximately 30% of all households suffer from space shortage, overcrowding, equipment sharing, obsolescence, insufficient sunlight, and long commuting houres, althought the number had decreased between 1988 and 1998. Furthermore, as many as 240,000 houses, or 22%, did not quality as effective housing stock. Over twenty years would be required to fully implement the housing policies in order to utilize effective housing stock to match the housing demand.

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In this study, we purpose to indicate the concept of the Greenery Management System with resident participation at Experimental Housing NEXT21 as the mechanism that residents participate to the management of greenery independently.In this paper we clarified the whole process of the examination of the management rule by the analysis of the recors of the process of the examination of the management rule from September1999 to March 2000, and then we examined the possibility of the Greenery Management System with resident participation at Experimental Housing NEXT21.

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In this article, we evaluate the consultation process in developing a sub-area master plan in “Kasumigaseki Machizukuri Council” established in Kasumigaseki Area, Kawagoe City, Saitama Prefecture and present the problems of the consultation process.
From the evaluation of the consultation process using “the process criteria of a good consensus building” introduced by Innes, we conclude that the followings are the problems to be solved;(1) clarifying the purpose and the task while allowing self-management,(2) encouraging the participation of representatives of different interests,(3) seeking consensus after full discussion, and (4) placing a facilitator.

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It makes the decision method of a city planning master plan in an ordinance-designated city a point of argument, and this paper is classified into some types according to the difference in the decision method, and the decision method of Yokohama-City and Kawasaki-City which is a characteristic type deciding upo the design by the area is investigated in detail, and it considers it about the future of the city planning mast plan in an ordinance-designated city.

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This is the paper on the movement for making of the townscape design ordinance in one of the provincial small cities, Dazaifu City in Fukuoka Prefecture. This paper is the review of the townscape management including its own system, which is an aesthetic area system based on a guidance regulation, there. And it analyzes the specific use district system in “Monzenmachi” area, which means a town around a shrine, a temple, a castle, and so on, settled in recent year. It also deal with problems for settling the ordinance in the future.

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The purpose of this paper is to inspect the renewal planning of public housing from the viewpoint of residents' environmental transition. Renewal project is opportunity to develop hying values, not critical phase.
The taste, the reason for living, the common sense for living together, and the intimate relationship at neighborhood are living values grown in before environment. These living values are succeeded, and converted to new anchor points that needs for new life rebuilding. It is important to plan the new environments so that residents can live as usual, and to provide the chance for imaging new life in planning process. Then these stimulate conversion of living values.

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While six years passed since the Hanshin-Awaji great earthquake in 1995, housing problems in the disaster area have changed from quantitive ones to qualitive ones. Therefore, it is necessary to recognize the present circumstances about restoration public housing. So, in this study, we show that especial class (aged, single and low income) concentrate in restoration public housing by analysis of statistics. At first, we clear the resident class of all public housing in Hyogo prefecture, and secondly we recognize feature of restoration public housing by comparison with that of the prefecture. Then, we clear the resident class of three housing developments, about which we have got the statistics. These results will be suggestive case to think about not only what real reconstruction policy after urban enormous disaster is, but also what public housing in the future is.

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In this paper, we purpose to report on the tendency of the OPEN BUILDING in Netherlands and Finland. We defined the significance of OPEN BUILDING as “correspondence to the various needs of dwellings”,“realizaition of the long term durability of housing”,“device of community-planning”.And these 3 significance are realized by “the technical-correspondence” and “social -correspondence”. We considered 6 OPEN BUILIDING project from the view point of the “technical-correspondence” and “social-correspondence” on the 3 significance of OPEN BUILDING.

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The building agreement has an effect about the residence area control which inhabitants do independently, but in that, there is also a subject that that system is uncertain as a technique to control urbun area. The purpose of this study is to examine a structure of the management to make building agreement work more effectively, with considering about a relationship between Administration and inhabitant. Yokohama City is taking away as an investigating object, in that city there are most agreed areas in Japan the 2000-year present. To grasp the actual condition of the management at agreed areas, I gave a questionnaire and listening comprehension to manegement organizations in Yokohama city.

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The market of detached house for sale faces a great turning point under the change of economic and legal circumstances. And detached houses are expected to contribute to the “community planning”. Under such circumstances, this “Machinami house” design competition was held. The characteristic of this competition is that the inhabitants of the surrounding area, the people who are thinking of buying the houses, and the homebuilders voted in order to chose some plans out of the proposals by the architects. According to the analysis of the voting activities, we found a tendency to prefer the wooden two-stories houses. The significance of this competition is as follows; 1) they had some discussions as an opportunity to promote better understanding with others, and then they selected one plan together, 2) the architects, who haven't been concerned in this market so far, promoted better understanding of detached house for sale and “community planning”, on the other hand, the homebuilders and the inhabitants of the area promoted better understanding of the architects.

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In the densely built-up residential area, especially the Inner Area of Osaka, the officially supported improvement projects have improved the residential environment to some level. On the other hand, a lot of wooden rental apartments in that area are rebuilt to detached houses for sale by local developers. This smallscale residential developments may have a lot of effects on the residential environment entirely in various respects. But, we have not reached the full understanding on that rebuilding tendencies until now. This paper intends to examine the actual conditions of the small-scale residential developments in the wooden rental apartments area, and to analyze local developer's business pattern and building types.

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Since there are many densely built-up areas in Japanese big cites such as Tokyo and Osaka, it is very clear that there are a lot of people facing the grave risks in the case of the strong earthquake. The purpose of this paper is try to make clear the social justice in promoting housing policies “urgently” for protecting the life of people in the densely built-up areas from the strong earthquake based on the concept of the public value of a liberalism theory of justice. Showing some data about risks of the collapse of wooden houses and its street-blockades in the densely built-up areas, I point out that it is one of the public values to promote housing policies “urgently” for protecting the life of people from the unpredictable strong earthquake, because there are many people who cannot avert the risks of the street-blockades which are not blamed on themselves, and because there are some disadvantaged people who cannot avert the risks by themselves.

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The purpose of this paper is to resarch the cooperative rebuilding in land readjustment project areas for the improvement of density residential area. Especially, I analyzed how to operate the position of the land the hoping cooperative-rebuilding, how to adjust the right of bottom land on the cooperative-building place, how different in what kind of local government, the conditions of the area, system of the cooperation.

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This study is aimed to consider the planning method which raises living environment at low rises detached houses from housing supply's view point. The results are as follows 1) The planning methods have been incorporating a variety of features designed to immprove living environment at road area (public space) recently. 2) The varied planning methods are classified sinari-road-type, L-ji-road-type, cludesac-type, hatazao-type. 3) The cludesac-type is the most contributive to immprove living environment than others, however, the useful-land-density is the lowest. On one hand, the useful-land-density of linear-road-types (grid-block pattern) is the highest, however, does'nt contribute to immprove living environment. 4) Sinari-road-type, L-ji-road-type, hatazao-type are useful methods to immprove living environment from both housing supply's view point and demand's.

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From the 1980's, we have had problems of decline downtowns because of the significant suburban commercial development. Town Management Organization (TMO) is a mechanism recently established by the government to provide assistance to cities with a comprehensive plan for center city revitalization.
How to revitalize the downtown is a topic in Japan these days, the same as the decline experienced in the United States of America since the 1960's. USA has more experiences of success and failure about the revitalization. There are many ways to revitalize downtowns in the US. Especially, this paper says about Main Street Program which obtains good results in small cities. The aim is to solve how Main Street Program make contributions to towns.

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The regional disaster prevention plan has been reviewed in a lot of municipalities since the Hanshin-Awaji earthquake. However, the general citizens do not seem to understand the earthquake risk accurately and take measures. Then, to devise the method of objectively evaluating overall earthquake risk in the region, various documents were investigated in this research. We proposed the method of improving the problem that turned out as a result. In the future, it will be necessary to do the case study that uses the proposal method, and propose minimum disaster prevention measures in a model area referring to this result.

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