美国与法国的社会住宅：共性与差异

Social Housing in the USA and France:Lessons from Convergences and Divergences

美国自大萧条之后以及法国在二战之后,分别发展了补贴性的出租房居住区,然而在这之后,出租房的开发急剧变化,更多地依靠私有部门可以采用的措施。本文通过案例对比,说明如下道理:在特定的环境下,解决住房问题的有效方法应基于对该问题的正确诊断,并且考虑该国的国情及其局部地区的特征。对于从中央到地方各级政府,这是创造高效、可持续以及可负担住房财政机制的最佳途径。本文将讨论美国与法国解决住房问题的不同方法。对美国案例的探讨,我们关注两个计划:运用税法作为激励措施的低收入住房返税计划,以及容许公共住房机构将资金流证券化,以此更新住房的投资基金融资计划。在同一时期,法国在私人出租房产业内实行税收补贴,除此之外,这种补贴还在公共住房领域内推行。重税措施抑制了私人投资之后,慷慨的税收激励措施使资金重返租房市场。这些计划对于中等收入的住户而言,大多数是不可负担的。于是,这导致了最近几年内公共住宅小区的建造需要更多来自政府的承诺。

The development of subsidized rental housing estates really begun in the USA after the Great Depression and in France after World War II, but has changed dramatically since that time, relying more heavily on tools that can be used by the private sector. This comparison will show that the relevant solution to housing problems in a given context should be based on the correct diagnosis of this problem and also be dependent upon the specific situation in that country, state or locality. This is the best way to create efficient, sustainable, affordable financing mechanisms for local, municipal and state governments. This paper will discuss the different methods by which the United States and France have addressed the challenges. For the U.S., we will highlight two programs： the low income housing tax credit program, which uses the tax code as an incentive, and the capital fund financing program, that allows public housing authorities to securitize an ongoing stream of funds and use this to modernize properties. France introduced tax subsidies to the private sector at the same period, but in addition, not as a substitute, to public housing. After heavy taxes had deterred private investors, generous tax incentives brought them back towards rental housing. Few of these programs were affordable to moderate income households. This resulted, in the recent years, in an aftermath of production of public housing units, requiring an increasing commitment from the municipalities.