Upload
audrius
View
216
Download
0
Embed Size (px)
Citation preview
8/9/2019 Towards the Sustainable Private Sector
1/155
8/9/2019 Towards the Sustainable Private Sector
2/155
=
JH G G G HGEF J I JEGG G GEF GF
IH@ F J F GF J GEHG G G JEFF E
J EI FF E GF HG H L EIEF, +GE
@F, KL, +GE @, E, E , H
H, AK JEGM, CEFG D@ #EH, CHEG E, EEL
BHE, GF L CE.
!L J E EGH G " FF !ENM J L GE EG EE G EE@@ G F J F #$! E
GE GH FHEG.
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 2
8/9/2019 Towards the Sustainable Private Sector
3/155
=> >@>
=
)41 81>>;:> 2=;9
;?41= /;@:?=51>
G L G B
2011
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 3
8/9/2019 Towards the Sustainable Private Sector
4/155
+HF L
@F +G
#HG GEG
C2A 2A
JF H E G I@G EHG GF
E@ #$! 4.
Q $ G G F J: @F +G 2011
Q $ IH GEF F G G EFGI IH HGEF @ GE 2011
BEGF EEL CGH +HG DG.
A GH EE E GF F I E@ G BEGF EEL.
$B 978-0-85328-466-6
A EGF EFEI. EG GF HG @L EEH, FGE EGEI
FLFG@, E GEF@GG, L E@ E L L @F, JGHG G EE E@FF JEG- G G @F.
+EG "EG BEG L A+ EJ @G, FE
IE G F EEH HEGFL DI LEF
LHG F L B FF !ENM
F HG, F J F EF EFGGF FFG JG GF IGF E
I 'F J-FG:
GG://JJJ2.F..H/ELAIE@G/EFE//#@.FK
4
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 4
8/9/2019 Towards the Sustainable Private Sector
5/155
5
1. I=@: = >@> =
Ka'hee" Sca"#" a"d Ch%i&'i"e Whi'ehead
7
2. = = = @=>
Ka'hee" Sca"#"
15
3. = G=
Pe'e% We&'e%heide
45
4. = #=>
Ma%ie''a E.A. Haff"e%
61
5. = = @> >
S'e$he" Ma$e--i
77
6. = D=
Ka'hee" Sca"#"
97
7. = I=
Michee N#%%i&
109
8. = F=
Jea" B#&)ie(+ a"d Be%"a%d V#%!&
125
9. C@>> - =
Ka'hee" Sca"#" a"d Ch%i&'i"e Whi'ehead
139
10.C=@=> 154
C>
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 5
8/9/2019 Towards the Sustainable Private Sector
6/155
6
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 6
8/9/2019 Towards the Sustainable Private Sector
7/155
1. I=@: = >@>
=
Kathleen Scanlon and Christine Whitehead
$ @L HE HGEF GE F EF GEFG I GGE EG-
EE EIG EG FGEF. F F EGHEL GEH G JE G FG
JE EIG EG F E@GL EIEF G FG 20 LEF.
EJG JE-HG F EG FHM HG EIG EG G G
G JE JE G 9% HFF EG EIGL 1988.
G G F EIEF, GL FJL, HG GE G GEHG HL G
G @EGF G @ 1990F @H @E HL. G GFG FGGFGF EIG EG-
J HGF E 17% @F G F EF EL, @L HF
HFF I EF HGL FF JE-HG.
F IEL EG EJG F @GGE E HF F @L EF G-
GF E EI G EHGG; HF
EGF GH G EF EL FL HF EGL E@FP
E GGF EH HE @GGI ;
EG FG F G EI HG EG EG EGHE E @L EIGP
EF J KG GH G F J GL HEF;
G FGE F I G G L G JG @ JEF EGF, HGP
F JG G FEG F HF EIF R JE JG FGF E EF- EL.
FGEL F F@E @L EGF HE FL JE F HF F F-
GEL L @EGG E E F HF EIF. $ EGHE
J-EG EIG EG FGE F J F F FFGL E FG HFGE
@F JEJ F HFF I @ FF TGEGU, @GL
7
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 7
8/9/2019 Towards the Sustainable Private Sector
8/155
@EG I EJ G HE @EG EFL EHEF K JE-
E.
$ GF GKG, G #E HG $IG !H G E G H
FEF F@EF G HF G K@ J EIG EG F EG H-
GEF JG F@E HF EHE@GF G GL GG FFF J H
FHE GG EIG EG G @GF @E F GIL. DHE G EFG
2011, FG FEF HE IGF GG G G L FFHF
G , E J GL JE EFF E HFGEF H-
GEF. EGHE GEFG JE HFGF JEF @@G G F-
GE G GL G EI HGL E GE@ HF E @-@
HFF F J F G @G G F @E @ HFF. $ G,
HF KEGF 15 I HGEF EF G G HFGEHG EIG EG GE HGEF J EIF F @EGI E@G
J EG FLFG@F EG E J@.
>
F EGF GF FHFFF G EFFF G G HFGE, -
GF HGEL-F GEF JEGG L G KEGF. FG GF
G @FG @EGG FFHF E L EJF F@ E@EL HFF F
G J G FGE @G GIL I EL IE@G.
G GE E@ 1915 GEH G G 1950F G @FFI FH@ EF E-
IG EG HF G 1950F 60F, GGE JG G E F GEFE
EEGL G JE-HG F G @ EHG, G G JG L GL
F@G FL G FF EIG EG @@G. E JF GE-
FG E@ IFGEF FH@EF J EL FJ EIG EG F GE-FF
GHE.
G 1980F HG EGHEL F G G1990F GF FGHG F R
EG HF @EF; EG HF EFL @G FF G FHF; GGEL EGHEL HF HGF HL F G
JE-H @EG.
JE-HG EG F E@ 71% 2003 G 68%.
F L G FG HEGE. EFF F G FHM @EG-
EGSEF I @ @E FEIGI, G ! EIF
8
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 8
8/9/2019 Towards the Sustainable Private Sector
9/155
AHGEGL (!A) F H F E EHGF GG J HEGE FGE FF
G JE-HG E EFG-G@ HLEF. AG G EFG G@ G F FG@G GG IE
@ HFF J JH GEJF I @ JE-HEF I G G F S @FG E GEE J EG. L J FE G @
JEF @L I G I E E E S E I E@GL S EIG
EG HF. !A EFF GG GF J EHE E@ FG, FLF
G @L FFEL G TE-HG FH@EF JL E@ G GG EG F
@ JEF , JL E@ F EEGL F IFG@GU.
HEEG CG IE@G, G FG HE @FGEG JGF G E HG
FG G GGEGIFF G EIG EG FGE G HFF F J
F G EF EFU EFFF@ F GG GGE EHG F E. -
L HF F HE G EGG FGGHG IFGEF GFGE, J G @ G A S HG F E JG GG FHFF.
AG G JE G @EG, EIG EG F L EF E @-@G GF J @G GEJF HF G F EG FGE F
FJE G IE-EJ JG FGF E@F @@G @FF
HFF. $ EG LEF G FGE F GHF EF GF E F EIE
HF E LH J-@ HFF. AFF G FGE E@F
E@G JIE, E F HF EGHEL HGF JG HF-
G (J F HEGE EFGEG), GF J E H G L G
FG HFHL EHE. EF II GF EG G @EG E G IELEG E@ GF GG G GGE- @L HFF.
G 1960F, G BEGF @EG EIG EG HF F @G L
IH EF JG F@ EEGL EGF EI FEG-GE@ GGF. F F
GEFG G G A, E K@, JE FGGHG IFGEF (G EEGL
@F, F HF, G.) J E@HF EGF, G @G L HE-
F-HG F-GHE EG I@GF. KE F G G F
@, HG HE @F EIG EG F E FFF. $ !E,
"E@L, J AHFGE, EIG EG F G E@ -GE@ GHE
I E @-@ HFF G EF G G EIG -IHF J J EEGF. $ GF HGEF G FGE F EE G G
, HG L JGME F G @G L FGGHG IFGEF.
HL-G-G @EG GF G G G EFF HG F G FHE G LG
G KGG EG. GG F FL EGF E EF. E-G@ FFH F
JGE GF F H G KFG EF G @EG J JE-
HG FGEGF G EIE GEGI IFG@GF @ @E GGEGI.
9
Introduction
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 9
8/9/2019 Towards the Sustainable Private Sector
10/155
HL G I@G HFGEL F G EFF G FFH J G @L HG-
HG EE@GF G FG GF EG G @EG J E H@-
E LEF EI EL @ H-EG H. J F@ @E I-EF E GE JG F H G TH-G-GU @EG. L G G
EG GE I@GF GE F EG G HGF EIGLS @ @-
E @L HGEF HG G F G E F F G 1930F. G
I G FG EFF JIE G F HG F L GG GL J G F
IFGEF G. E EL @L IEF FG I IE-
E GE F HG G F E@ J G @ -
IGI @IF G GKG EIG EG.
+ = => > = =?
La"d#%d&
G FHL F, G F HFHL EH GG EIG EIEF E E @K
EG EF, J F G@ G I G FE EG EGHE I G EFF
II. F @L J G F@FG IJ FL I G E EIG
EF G @EG (F 2007). L IH EF S I @L
@FS G @ EF GGL HG @E L G E FJ
EFF E K@ HF EG, GIE G. GEF E GE HF
GL JG G EI E @L EF EGE G @K@F EG. G G @E-
GL E HHGL E EGHE F EG @ G F.
AG KGE@, F@ EF F IFG@G HF F -GE@ F,
GEG G EGE IFG@G HGGL JG @ L G EJ JG G -
@L EF EH L G F IEFG (@ & E
2010). H EF @L JF G @ GE J EEGF HG @L FF
J @L FFG GF G @ @G G EEGF, GE FGF
JG GG EF GHEIE. F F EL G @ GG IE-
@G F @ F G @FG G @F EF @F F
FHE EFFF@. $G F EGL G G @ J E@GF G .
AG G GE KGE@ F G IH E J JF ( EL @F)
F EEGL. H EF E FHG G G F EFF FFG JG G
JEF HF IH EEGF. EJG G HL G G @EG F
KG GF @ J @L EF J H@E HGF @L @E
L G @L EFF @EF. $ G IE@G GG EI E@ G
@ 1990F G 2007 J HF EF FFGGL EF G F EL FHEEF GG G
10
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 10
8/9/2019 Towards the Sustainable Private Sector
11/155
GG E G F F J F EG @ JF F F @E EF E
IFG EG HF R F JE JE KGGF EJG G FG @E-
G GE FF IFG@GF. $G F GF @ GG F @G G EJG G EIG EG FGE IE G FG .
GLF EF J GL E IEF E@HFL GJ E-
G HGEF, F G GF GG IFGEF EHE JG EFG G EF
EGHE. $ G , G A, AHFGE F@ HE HGEF E FG EG
FHEGL EHG E F F @EGG @@GF G IFGEF. $ GE
HGEF GL "E@L, JGME AHFGE GL E F F FGF G
FLFG@ EH G EFF E G EGF. $G F GF GLF HFGF F @H
F G EG FHEF GG J JF G EL, G HF G HEFG
J GL GEHG G GI EIG EG FGEF EFF HGEF.
H#(&eh#d&
HEIL I FHFGF GG @L @IF G G + E FFG JG
EH@FGF FH F IE E (DC" 2009). @
GHEF G + GG GGEG HFF H:
F FF J FGF @I R F GF J KG G @ P
GF J I FH F HF FGHG FH F FEG E@
EGE G @I G G FGE.
F KG, @ G HFH J E HEG HG HGHE IHE.P
!E FG, HFF G I EFG EG @@G J GL @I
G J E E @L@G.
AIGL G FGHGF R G F G @E GHE FGHGF I JL E@ GP
EG @.
!E GF EFF G + F G FFG JG G EL FGF HF
EE. #JIE G I F FHFGF GG G F HF FHFGG H@EF
HFF @F G @ EHF, FL . E-
EG HFF GE G GJGF EL GEGF G FGE F
EF EGHEL G FG 15 LEF (DC" 2009; H & F 2008).
F FF F @F GG G FGE F EGHEL HE JG EG @EGF
HFF FHFGGL E EEG E HGF G G L
GE GHE (DC" 2009).
11
Introduction
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 11
8/9/2019 Towards the Sustainable Private Sector
12/155
" HGL @@G @G E @EGG G EGEF, GE F
I GG EIG EGEF IH EF J EF HL G E@F (DC"
2010). L F IH G EFFGL E @G G @ G@FIF G EFHGG FGF GG JEF HE (C G 2005; JEF 2005). GF
F JG GEFEG E GEGF JG GE EF. H
EIJ G EF F@ EF HG TEGGEL IGFU: GGF GE
G E GE EGF G G EEF EE HG, HG GE EF H IG G@
EFF JGHG I G I EF.
+EIG EG HF GF E EEG GF G GE GHEF, FH-
FG GG EIG EGEF E @E K GE F EHE@GF /E G
E E G JEF. $G F G GEG G GE GF,
EGHE , FHFG GG G @L @E @EGG G FM J E GGF.
A G G G G GKG J JGF EIG EG F GG FHEIL I
GHF G FHFG GG G EEG HFF J EEG GG
GL JH EE G I GE GHE F EFG EIG EG, GG EIG
EG F EEL G -GE@ GHE (C G 2007; G 2010; #EEF
G 2008; JEF 2005). F F EGL HG G EGL EIG EG G
R JG F I, GF FG GE@F GF. BHG G F F HG @E H-
@G FFHF G GHE GHE.
$ GF GKG G FJEG EL G GGEHGF GHE F JE EIG
EG, F HEEGL EI, F FEG JG F EHE. 1 FGF HG F-
G G @ FGI GI GGEHGF E G GE @ GHEF
EF G@ , @H@ E J F E G G KGG G J G GGE-
HG F EFG. $G HFGEGF G GG IGF FIGF GF
GHEF F G K JL L IH HF @G EE GHE
IE GE HF G @EG GL GG G EG GGEHGF.
+EIG EG EL JEF GGE G GE GHEF E G LH @
GF GG G JF G G HF-E EF (EF EJ EEG HE-EG EH@FGF). $EFL G EIF E GF GE@F G
J GL. $ G GKG KGL G JF HFF G F
JE FGEF F@E /FE HGF G I GE GHEF. G GE
G EFGEGF GE IFG@G EGHGF. !E GF HEG @F
JIE G F I @EG HF GGF I FF G @-EG HF-
FHEG. @FG GI FGF E HHGL GF EG G GE IE
12
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 12
8/9/2019 Towards the Sustainable Private Sector
13/155
G J, FHEGL GHE HEGGL HG HGHE HGF. F E G-
GE EI JE-HG, FL E GF JG HG @F,
HF GL E F@HGHFL GE J EF GGF.
LF F GE HGEFU KE JH EGE EG HF
EF EIF, EHG FHEG F J F G IGL GE-
GIF. $G F GF EF GG @L HF G GL FFF E G E@
IEFF KE.
FHEIL EFHGF EEGF E@ G EG HGEF H GF -G EG EF G FFHF FH F EHG, JG EFG G EG FH-
EGL GHE @E EL G GKG KGL J GHE, @-
@G EFGEG. !F @FHEF I F G G JL G EIG EG-
FGEF I EG. HFF FE J F@ GF F @G
13
Introduction
$=
@ # #
3. + @@ #
4. C #
5. = = = => #
6. F
7. E> >> / #
8. = = @>- # #
1 = =@> @= = @
#=; =@H@ =JHE: & G 2010 GE 2 (@)
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 13
8/9/2019 Towards the Sustainable Private Sector
14/155
G . #JIE F GEIGF F@ GEFG
EGL E@ HGEL G GE. E @G F G L G F E
EHGF G@FIF HG IH HGELUF , FGGHG, HGHE FGE EH J G G@ G .
'=>C, ., CHGE, A. & JEF, ". #HF AFEGF GGF "IE@G
DC" (2009) #HF . C@@HGF & "IE@G
DC" (2010) EIG EG FGE: EFFF@ HGL R FHGG:
H@@EL EFFF KG FGF C@@HGF & "IE@GG (2009) H +UF #HF EFGF E: F JGE !HG
JEF, . (2005) GL B HE #HF AFEGF GE
#EEF, B., EF, . & GE-+EGE, A. (2008) #HF FEGF JG
FHG AF BEGF J@. E: F JGE !HG
@ +. & E . (2010) TCGEFG IEGF EIG EG:
"E@LU $GEG HE #HF +L, IH@ 10 H@E 4 379-398.
. & G C. (2010) #HF E AE, CFGE:, L
BJ
F, D. (2006) CEGEFGF HGF G EIG EG FGE E:F JGE !HG
H, F, D (2008) +EIG G GE: $GF GEHG GG.
IEFGL E
14
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 14
8/9/2019 Towards the Sustainable Private Sector
15/155
2. = = = @=>
Kathleen Scanlon, LSE London
F GE EJF G HFGEF FJE L HGEL KEGF HE
H@E GE HGEF JG EIG KE G EL F@EGF -
EF G EJ HG F@ @GF E G .* $G FGEGF L F JGE
HGEF EIG EG @E JLF; IF G FM G FGE F
@E G GE GHEF EG HGEF F J F G GLF GF EEGF GG E EIGL EG J JF G@; GF G E G F-
GE @@G EG HF EHF; FEF J EGF EGF
EGHE IEL. GE G F G G J IE@G GF G E-
G G EIG EG FGE GE@F EHG, GKG FHFL GF
GEG@G F @E G GE GHEF.
1. D
8/9/2019 Towards the Sustainable Private Sector
16/155
16
Towards a sustainable private rented sector
' >= = +EG-@
A@>=!E-EG: EF E EEG JEF; G J L @HGF
E @G EG @F G G TG @@ U.
D=
G J L @HGL E HF FFG; G JE-H.
TU EIG EG FGE D@E FE G @EF F
GE E @E HGF F JEF.
G=
G E@: -H EF (F@ EIG; EIG HF E-
EGF; -EG EG EF HF EGIF EF-
G HF EEGF J L HEF); -EG FGGHGFFEI EIG HFF; F@/@GHE EIG EF.
H +EG-@ ( EEGL HEF G H @EG E)
=+EG-@ EF FGG-EHG FGGHG IFGEF (-
F HF)
UKAll rented dwellings not owned by local authorities or housing
associations
A
+EIG E-EG E -EG GGF, JGE E G GGF EI
HF IHEF E J JF FHFF
#=> EFGF, EIG EFF E @F
#= G J E GE L @HGF
= = >= >= = @>
F DJF F E EFG HEFF
= = >= >= >
H G JF G HEL GGFU GL G L @EG EG
1 D> >= =
HE: CHGEL KEGF
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 16
8/9/2019 Towards the Sustainable Private Sector
17/155
1 FH@@EFF G GF EIG EG G HGEF FGH. $ F@
HGEF L JF J L EG-@ EF E FE G G
G +, HG @FG HGEF G G F HF HF J L -EG EFGF FH F EGF HEF, F F G F G L G
@EG. $ HGEF JE G + FFGF JF J L EG-@
EF (H AHFGE, AHFGE, # , GEF JGME),
GF EF EH G @HG E@ IH EFF @F G EEG
EMGF (FHE @F FGG GF) FGG-EHG FGGH-
G IFGEF (F HF). $ JGME, J F IEL E EIG EG
FGE, F HF L EGHEL @EGG E HF GL E EHE G
E FGG F EG GE EGF, EIG EG EG@G HF E
HE FFG FF E F H @EF. + F G L JG G F G: E K@, HGF GG E G JE-H-
(D@E, G GGF); G J L @HGF E HF FFGF(D@E EJL); G F EG (AHFGE) E G FHFF E EHG L
F FG (!E). F EGF G G GG GE F G E
G + F@ HGEF, J G F EG FGE F HFHL J .
AG G @EF, EG GLF HF E FE G EG G + F@
HGEF G GEF. F H FGHG EFF, HEF EGF, -
-EFG @@G FGF; # I FF E
H + FGGFGF. GEG@G F E IG @F F IEF; F@ HGEF (.. D@E) GL E G FE G @ H EG G LE-
EH HF FG. DFG G EG EF G GF, JIE, G
EG H G GHE JH HG F + LJE.
2. > =
IE G FG GHEL, EIG EG F @I E@ G @EGL GHE G
GG HFF L @EGL HFF. F HEE G @FG I-
HGEF, JG JGME G @ KG. F -GE@ FHE
JF HG@ G G EJG JE-HG EFF GHF EEF @EI@GF HF , G G EG
F EG FGEF G 20G-GHEL JE FGG.
AE G G GFG HEF I, HG 17% JF JE
G +. 2 FJF GG G F + F FG EGIL F@ F @E G
GF "E@L, JGME, AHFGE, G A !E (GH G FH
17
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 17
8/9/2019 Towards the Sustainable Private Sector
18/155
G GG GF HGEF KG !E I @H F@E F EG F-
GEF). $G F G HG JG @L GE GG HE HGEF, GH,
GE E FIE HGEF G FJ GF G JG IEL JE-HGEGF (EGHEL FGE HE) JE G + F FG.
FM G EIG EG FGE H F F G GG
G FGE E HGF FF J G G F F@ GE HGEF. $ "E@L
!E HF FH EEG HFF G +, JL
UG/UG J? BHG G GF HGEF I @H JE JE-HG EGF
G HEF, FG EHG @JEF JH G H-
L HFE. AF, UF F EG FGE F FG EE G GF EIG
EG FGE, J F G F J GE HE HGEFSG GEF
G @FG FG K@.
3. G= =>@> >=
AGH G + F F@E G GF HGEEGF @L HGEF, G
FGF HG HF G F EJ HL, J @FG GE HGEF G GHE F
GH G FE. 2 FJF G FM G + F G EL
1980F E FI HGEF. FM G FGE F @FG H EG
GE@F IE G FG 20 LEF , G H@E + HGF EJ E@
1.8@ 1991 G 3.9@ 2010 (C" I 104). $ HE, L $E
F KE F@E EG EJG G FG . $ @FG I H-GEF, G EIG EG FGE F FEH FGL IE G FG 30 LEF.
F EG GEGEF G FGE EG G EGHE EHGEL @-
FGHGF HGEL. $ G GEF, E K@, G + F
FE EG HF G @G EF--@EGE FGEHG FHF-
F, J JE I G G EIG F EF. $ @L HGEF G
JF GGEHG G EF FFGL JE-HG (J @G-
@) H@GGI EGHEF @E G GE FFG FFF (J
G FHL).
4. D= '
EIG EG FGE G EL HFF G LH, G @ (H
@EGF), J-@ HFF GG G HL E F EG. FE
GF FG EH HFF F FJ L G G GG HG 35% HFF
G + EI HF G (J HF J).
18
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 18
8/9/2019 Towards the Sustainable Private Sector
19/155
19
Private renting in other countries
CHGEL
= = > >% @> > C
>
1980
C
>
2000=
1980>
=
1990>
=
2000>>
Si-e #f &ec'#% i"c%ea&i"g #)e% a&' 30 ,ea%&
UK (England only) 11 9 10 17 < = 21 22 23 25
Si-e #f &ec'#% fe af'e% 1980 b(' i"c%ea&ed &i"ce 2000
F= 25 21 21 22 DJ
H 24 14 15 16 DJ
I= 13 10 7 10 DJ
Si-e #f &ec'#% ab#(' 'he &a!e #)e% a&' 30 ,ea%&
G= AHG 60 AHG 60 AHG 60 AHG 60 @ @
A 33 35 32 32 @ @
Si-e #f &ec'#% fe af'e% 1980 a"d &'abii&ed af'e% 2000
21 20 17 17 DJ @
#= 27 18 17 17 DJ @
= 59 59 56 AHG 56 DJ /
Si-e #f &ec'#% fai"g #)e% a&' 30 ,ea%&
A@>= 25 21 18 16 DJ DJ
B@ 27 24 20 18 DJ DJ
F 22 12 17 16 DJ DJ
D= 22 18 18 16 DJ DJ
#=> 19 13 13 10 DJ DJ
> > 1980
HE: CHGEL KEGF HFGEF
*% H E EFF.E E F E H@EF L IG JF.
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 19
8/9/2019 Towards the Sustainable Private Sector
20/155
@EL GE HGEF + GGF E @E L G
LH E ,P
J-@,P
FF JGHG E,P
F EGF F@G@FP
@@EGF.P
$ D@E, E FG, G IE + GG HF F @E L G HG JE FF L G J GE J HFFF, F J F I @ 30%
J G DF IE 2000. $ BH@, J-@ HFF, FF, F--EG @F G H@L E IEEEFG G +. $ AHFGE
G , EG @@EGF E F @E L G I EG HG @-
E G G HG F J. $ # , FGE EFGEGF FF G
H EG HF @ GG J J-@ @@EG @F E@ @
C G G EG EIGL (JG E GL E GJ LEF). $ AHFGE
GE F E I: G + F GGE EHGG JFGE G
FGE EGF G HGEL, G HFGEF @G EG FGEGF .
$ G GEF, EG E GLF GE E EG GLF GG: GF
65 I E IEEEFG G HF J L FGGHG -
EF, J GF HE 30 (@L G@ FGHGF) I FEEGGL
JF EG E@ IHF.
@FG G GG@ G + IEF EFF HGEF. $ AHFGE,
E K@, IHE E GGF E F F G @E E@ G +,
J G GL E @L HF G F FGE. $ !E, FG E-
HEF E F EG JE FG G @FG EI HFF, J
H E H@EF G GG@ G +. F F F GEH HGEF JE G
F EG FGE HFF E @ EHF, FH F AHFGE F@
I HGEF.
$ I HGEF, @FG @-@ @F JG E FE G J
GE @F. $ G G EG @EGL I H G J FH, J EGE
EEG E EGEF !E, "E@L JGME. HGF JGME GF
F @L HG@ GE GEL G JE-HG. JGME F EL
HGE, JG @L -@ HFF G + (J F HEUF EFG).
JFF GK FLFG@ JEF FG @JEF L GK G @HG EG
20
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 20
8/9/2019 Towards the Sustainable Private Sector
21/155
@ @JEF, EGGF GGF JG FGE EG-GE @FHEF. $
G, EL @FG @EGGL, FGGHGF E EHE L J G IFG
E FGG, EFG EEGF E@ @EGG EG GE F.
5. > > >
LF E@ G J FG F E GHE. $ G @FG
EG HFS @FG HF ELSF G E@ HFF, I E
HE EF. #JIE, GF E IEEEFG G EIG EG FG. $ 2007,
82% UF J FG JF HFF HFG 17% GF E @FGGFSHG
F@ 42% EIG EG HF JF G E@ GF. $ , JE 43%
JF E GF, GL HG E 70% EIG EG HF (C" FGGFGF;
CFHF FGGFGF 2001).
+EIG EG HF F FEEGGL G G UF @GEG EF
EGHEL . F GHE EGF G FGEHG G G G EH
E G FGE G J FGSG F@ GF GG E @E L G G
+ E FF @@ F@ GJF EHE EF. GGE F F@E GE
HGEF. $ , E K@, + JF @ H 40% G HF
FGS@E G GJ G EEG E AHFGE IE.
A EFGF FGE GEFG GE@F G LF E@ EG HF.
FG J EG HF F HG FL E EG, G GE H E @-
K HF E@F G JEF F E. $ 2001 IE 26%
EG JF G EEGF G 50 E @E HGF. F EEGF
@G FFG F -EF F E, @E @@L, J-EF TE EG-
@GU @KF JG FIE HF. IE H@E HGF GF E
EEGF JF 135.
$ D@E, @FG EIG EG HF F HF HE E @E HGF, J
L F E. GE F EFGEG EG HG GE GLF HF-
(.. F-@L @F), JF F-JE @HG-HG HF E -
FE G EG G +, L FHFF EHG GEF EH
G@.
EJ EG FG F FGGI EG JL, F 30% HGF E F-
@G E EH-E JF HFF JE G JE F IF, EG G
G GG G EG FH HGF F GEL GK-E.
21
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 21
8/9/2019 Towards the Sustainable Private Sector
22/155
6. + = =>
GE G F E LEF S I F S EG G FHE EF FGGHG IFG@G G EIG EG FGE. G F GG
FH IFGEF JH EF EFFF@ EI J FGF HF E
F J EH @F F JE EF; G F @L EG EG
EFFG G IJ GG IH EF EHF FHEF GG
GE HGEF @ GGE HF FGGHG IFGEF FGF G @E-
G. IEHF L GGIF GG@G IE G FG 20 LEF G EF FG-
GHG IFG@G G + I G @H FHFF, IH -EF GH G J G EG H G EIG EG FG. @FG EG H-
G G G JL G@ DHGL K F HG E HF-
GEFGF, J J E-F IFGEF, G IE@G F FHG- EKG G EHGF IE FGG $IFG@G EHFGF
($).
FFHF E G HFG HG FGGHGF HG HG J FG G FG
GHEF IE G EFF EF E G @EG. I F FJ GG
F@ IH EF G GE KG G @EG HL, @E G
EF FJE, GG GF F G G IGL G F. BHL-G-
G EF E F F GGL HFG EG G @EG, GH G I-
G FG J LEF FJF GG GL JE G F H G I G @EG
JGHE F @L E.
GEG I FJF GG G IH EF @G @FG
HGEF ( 3). $G F @EGG G G GG G T@LU GEL 3
F G FLL@HF JG FGGHG IFG@G R EG F JE
G HE G EHGEL E@JE, @L IH IFGEF JH G @-
L FGGHF. $ AHFGE, IHF HF J G IFG H EIG EG
HF, F@ GEH EIG @F E GEHFGF. GE GLF E E IEGH-
L KFGG, KG E F@ @LEF EI HF E GE JEEF.
@EL, !E IEJ@ 95.5% EF E IHF E HF.
$ $E TF@ IFGEF J J E GJ EEGFU @ H 90% EIGEF. $IH EF@ $E JG GEH H @ G EL
2000F, JG EF FHGI IFG@G H L HL-G-G F. EE-
G HL-G-G @EGF G HGFG @EG FG JG H E@ 18.8%
2004 G 26.9% 2008, E E E@GL G J G -
EFF. I JGME, EIG IH EF E G @EGL.
22
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 22
8/9/2019 Towards the Sustainable Private Sector
23/155
23
Private renting in other countries
% > =
I@>
= @
I>@
=>$=
F= 95.1 3.3 1.6
I= FG EL J
A@>= FG @ @LE
B@ 86 14
44 37 19 (HF EG E@ @L)
D=* 8 10> 50 +EFF
EF
A@>= EL J FG (EEGF, @H F)
EL J FGL @F (H EF @F)
*T+EFF EFU HF IHF HF J E H-G@ EF
HEF: : HEIL G #HF 2003; "E@L: "D 2008 (E@ 2006 HEF);
GEF: 2009 HGF L DG/B; D@E: AEF 2010; JGME:
J HGF E@ GGFG JM. GE HEF E@ HGEL KEGFU HFGEF.
3 = ' > =@> =
(>-> 2 @)
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 23
8/9/2019 Towards the Sustainable Private Sector
24/155
I G A, J F H F @ FGGHG IFG@G G
FGE, IHF J @FG G FG. #JIE, JEF IEF L EEGL
FMSIH IFGEF J 83% F-HG EEGF G A, HG L 13% EEGF JG 50 HGF E @E. $FGGHG IFGEF ($F GE EE-
GF) J 24% GF E EEGF. FM FGEHG EG EEGL
G A F HEGE FHFF J.
AG G GE G FGEH@, J AHFGE I G F@FG FE -
IHF E HF F EF, GH FGGFGF JE G I E GF
HGEF. $ GF HGEF EEGF G G J @FGL @HG-FGEL EG H-
F, J F HGF IH JEF @ H L @E EG G E-
IG EG FG.
$ F@ HGEF GE GLF EIG E E F @EGG. F H
EGI HFFFF (J J 9% G + "E@L),P
HEF (1% "E@L),P
#F FGG HGEGF (GF @L F EF F JP
1.6% G + !E),
HF @F (3% !) P
FGG-J F (7.2% ).P
FE $E F G @EGG EEEF G GEL G FGGHG EIG
EFG EF, @L J L GE HGEF F J. L H:
EGE @@G FGF E EFG G @@E EEGL G IEP
L EG @;
@G FFGF E EH @@G FGF HF EFG HEFP
EGHGF E EL @FG FM (IH EG@GF EGE G
EG@G F);
IH IFGEF FF F @EG EF (.. HL-G-G @EG-P
F);
HG G EG LF P
E FGI E@JE E IE G EIG EG HFP
24
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 24
8/9/2019 Towards the Sustainable Private Sector
25/155
7. F
$ G G GE@ THL-G-GU F HF F E FEG E IHF IFG- EG EEGL. ( @ @F E@ G TBHL-G-GU @EG, I
F E G @-1990F L G UF AFFG FG GG AGF.)
F F F F FEG F@G G @EG @EG G , EL
2011 HG E HG 8% J F L IH (J E@ 12% EL 2008),
E G C HEF. HEJEG HL-G-G @EGF GF G
HG G GG EG @ E@ G EEGL, EGE G EHE G -
E G @FGEG G GL G EL G @EG HG EF @. E@LG GEFG EG F FGL E G E IG JE-HG @EGF.
$IHF HF EL EEJ JG HL-G-G @EGF, J EE-
GF GE EEGL HFGF JG @@E F.
$EF EF F E FFG @EGF E EF, J E GE-
FG EG E@H@ @E G @EGF E JE-HG. @ GE HGEF
G I FH FFG IF E EG EEGL, J F
JG IG @EGF E @@E F.
$ G , @ E@ EIG EG EEGF F GK G G EUF @E
GK EG. G FFF FG FG GE EG @, HG G FG G
EUF @ E@ GE FHEF. E F EG J E EF-
G JF F EEGL F EE F EGH FFG E GK HEFF. HE-F EEGL EF, JE-HEF, L GEFGF GK G E@
G@ DHGL K; G EG F G IH G EEGL. G AE
2011, EF J @ E-F IFG@GF JE E GF GK
HG, HG G 2011 BHG GF E H HEFF G GK F G @
IH HGF HG. EF L G F GK J J F F.
GF GKG IEL GE HGEF, HG @L G GK E@F E EGE
@E IHE G EF ( 4). BG EG G FGG EG
FFF FG GE @ (G TGI EU) E J
"E@L, !E, G A AHFGE, G FHG G F@ @GF. G-F GK GEG@G EFG EG EEGL IEF JL. $ AHFGE GE F
50% FHG FFFF G F G F EG EEGL. $ F@
HGEF G EG G F GK F G E G FFG F , G HE
-GE@ IFG@G, J F G G F G . $ AHFGE "E@L, E-
IG IH EF F EFG EG EEGL GK-E GE G LEF E,
"E@L, G EF E EIFG E FGG JG HE LEF.
25
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 25
8/9/2019 Towards the Sustainable Private Sector
26/155
26
Towards a sustainable private rented sector
!=
=
"==>
@
C>>
@
D
8/9/2019 Towards the Sustainable Private Sector
27/155
@ HGEF I IF F GK-G IF G HE IFG@G
E FGG. F HF E J G A, JE GL EG, F E
FGG IFG@G GEHFGF. L @HFG FGEHG @FG GE @ G FEEF,J E GK GF @ G GE J EF E EEG EG; G HF G@-
FIF EL G L GK. +EGF E @L LEF HE G I-
E@G G E@G F@G F@E E G GIF FGGHG IFG@G G
EIG EG FGE. BEGF $F JE H 2007. AF AE 2011, G
BEGF +EEGL !EG FG 23 $F GF JFG; L GF IFG
EFG EEGL. @EL, G F -E, L HG 15% $
HF JE IFG EFG EEGL. AEG E@ G A , !
I F FF FG G J $-GL IF.
8. @>> > =>
AHG 35% EIG GGF G EI IE@G FHFL E GE HF
FGF, GE G E@ HF G E (E GF J I @ E @I
F 2008) #HF AJ. F F E G 30% E J GGF.
L @E E E G HG G @. #A FHFF E F G @-
EG G E, E FHG G GJ GG F G FM
G J. F F G EF GG #A EGF J E HG -FG
EF, H @H E . IE@G F HGE L E
G FFGL L #A EGL G EFSG@EELSF GI G
EH EGF G JG G . $ G, G IE@G F H GGEGF E J GGF F HF J EF G 80% @EG EGF E G E.
BHG @EG EGF @L G@FIF G L G EG G #A, EGHE-
L EF JE @L EIG GGF EI G G. HL G GI G G
@L G.
+EIG EF E E F@ @E IE@G FHFF G E@
F@-F @EI@G EGF, GH F@ HGEGF @G GF G JE-
HEF. E E FHFF E GK EF FL G HE FGEH-
G EIG EG HF, F J JF G EIG FGE E G GHE
F. "IE@G H FG F GEH G #@F C@@HGF AL G HF FFGF G EI F EG GE@-
G HF R GH @L EIG FGE I@GF I G
FG GJ LEF. FG G GE@G (80% @EG) EGF G F EG F-
GE @F GE F EF IE GJ G F EIG EG @EGF.
$ GE HGEF, FHL-F FHFF G G EIG EG FGE EL HF
G EIF E HF E @EI@GF EL L ( 5).
27
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 27
8/9/2019 Towards the Sustainable Private Sector
28/155
28
Towards a sustainable private rented sector
>'@=>
>@>>
H@> =
-
> =
$=
$ F@
HGEGF
(30-35%
+ HF-
F EI)
A@>= L EEL-FI
K EGF E
EIEF E- JF
A@>=
EG
HGF F G J
HE EL-
@G E
"EHF
FHFF E
EL-FI
@EFG
AEG E-
G JF
G TEEG
FFU (J E-
@EG IF)
B@
T EG -
FUG + HF- -GE@
FF HF F
F HF
D= E@ HE
EJ
F
IE@G
HEG
F E J
FGEHG
F=
E EL
FI IFG-
@G
(36% +
HFF
EI)
K GIF E
HEF J
J-EG JF;
EGE GIF E
JE EG F
5 A = >@>> =
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 28
8/9/2019 Towards the Sustainable Private Sector
29/155
29
Private renting in other countries
> '@=>>@>>
H@>
=-
>
=
$=
G=
@FG E-
FGGF E
J-@
HF
E EL-
FI IFG-
@G
E H@-
L GGF
L
I=
HGEGF
G + HF
-GE@ FF
HF F F
HF
H
#=> $ F@
HGEGF
E EJ
FHFF
#=
8/9/2019 Towards the Sustainable Private Sector
30/155
IE HGEF FHFF G FGEHG EIG EG HF E J-@
HFF R .., EIG-FGE TFU HF. HFF F E GK EGF E
I G A, AHFGE, !E "E@L. FGEGF GG @ EG IF L G G HF H L GF FHFF. F EFGEGF
EL FG E @G E (FL, 15 G 30 LEF), GE J G HF
EG G @EG. $ !E, E K@, G TEU F@ EIF
@ GK EHG 13 G 22% G E J EG JF. G F
L (J E EGE ), G J @HFG G E G FG LEF.
E EHF GK GIF E I G E @GF GGE GF: G
H @HFG G G JE EG G GGF HE EG @ I,
G J @HFG G E G FG 12 LEF. $ "E@L, IH FGGF EI
J-GEFG F E IFG@G EIG EG HF, G GG G HF- F G G J EGF G J-@ HFF E GF JG EGHE F FH
F E@E EFEF, @FF , G.
$ D@E GE F GK E F G GIF FGGHG IFG@G G
EIG EG FGE J F G G G J EGF. 2002, G EGF F
HF FHE @F E@ + IFG@GF E GK G 15% EGE G
G E@ EEG EG 30%.
9. '> = =@
#FGEL BEG, @L GE HGEF, GE G G G EG GG -EF H E L FHFHG EFF. G GE JF GEH HE-
G !EFG E E G GG G E@ GE 1939 @G GG -
EF JE H G @ @ EGHE; GF JF L GE G E@G
FE G FGE. A FEF FG-JE EIFF G G EHGF JE G-
G E E@GG EGF @E G JG @EG EF. EHF JE L
FJG JL GEL L G 1988 #HF AG, GH J EIG-FGE GGFS
HG 4% 2008SE E-1988 GF FG I EHG EGF
$ @H HE, L GEFG, EGF E FG GE L IE@GF F@ JL
( 6), GH GE F E GE GJEF EHG F G1980F. EHG EGF J FF E GF EL EG
IF EFF G EIG EG FGE, EGHEL HGEF JG J FHEGL
GHE F G . #JIE @L HGEF EHG L G EGF J
HF, G J FF, F G @EGL GF E FG FHG G EG GE.
F F G F E K@ G GEF D@E. $ G GEF
HG 75% G + FG FG F GE EGF. $ D@E, JF E-
30
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 30
8/9/2019 Towards the Sustainable Private Sector
31/155
1991 @HG-HG HF E FHG G JE EEL EG EG E@F
GG GE LE FGEHG, FM G.
$ @L HGEF G G EG FGG F E HG FHFHG EG EFF E -
GE. F F G F !E, EJL, E K@.
10. @= @=
G EHG F FL G G FHEGL GHE. 1997, G HG E@
GL G F G FFHE FEG GL. F EL EHF E
G K GE@ (FK @GF E LE), GE J G @F E (@G-
G-@G E J-G-J) GL. AGE G K E G E IG G
GG JG GJ @GUF G; GE F EHE@G E G E G I E-
F. +EIG GGF E GHF I @H FF FHEGL GHE G GF H-
GEF FH F G GEF, JE GF E E G GE@F EF
L GE@G G@ E F EFF FG HG G J. FFHE FEG-
GL F G, JIE, G L E@ GL E@GG G . GE
E@F GHE H G@ FHEGL E F@L E GE@F E G
FG.
FFHE GL F F@E G G EE@GF HE: G GG F G EG
G E@ G EEGL HFF G E EI EHF E FFFF,
G E F G I HG@G EG G EFFFF G EEGL J G G-
L @F G . F EE@G F @H @E IHE G G GGF,
EGHEL GF J G G E@ EEGL IE G GE@. BHG
2007/08, E G G F #HF HEIL, L 15% GF JE
FFHESGE HF GGF G EHFG FFHE GF, E HF GL
JE HFHFFH I EF G EG G@. E HEEGL EF G
E G G G E GG E E FF.
7 IF HGEF G GE EHF L G FGEG FHEGL GHE. $
HGEF JG FGE FHEGL GHE, G GG F EG G E@ G J
F F GL @L JG G GE@F G F G E F IEL @G
EGHGF G IG. "E@L, AHFGE G GEF I IEL FGE FH-
EGL GHE JG G -GE@ (H G G) GEGF. $ "E@L, GF
E @L HFF G EL E EGHEL FHE , F G
GEF, E IE L EHG EGF. $ "E@L, G GEF
BH@ G F EG HG F G G G GL, J F G J
JE.
31
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 31
8/9/2019 Towards the Sustainable Private Sector
32/155
32
Towards a sustainable private rented sector
CHGEL ' =@ != >
>
=>>
>=> =@>
>
@
=>
=
= =>>
>
>>
** HG EIJ
EF
FH
FG HG
F
A@>= HG FH-
G G TE
EGFU
F@ FGGF
A@>= FH-
FF
E-1953
E FH-
FF
: C+$ F
@EF-
G HE
H
FHEIF
B@ J JE
H L
GL
D= E E-
1991
HF
E E-
1991 H-
F
F @HFG
FL E
F
G
F
F= E EHE-
F@G E
EL -
L
@EI-
@GF
6 ' =@ =
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 32
8/9/2019 Towards the Sustainable Private Sector
33/155
33
Private renting in other countries
G= FH-
FF;
HFHEL J
F
FH-
FF;
HFHEL J
F
: G @E
G 20%
3 LEF
L JG
E@ EG
EF @-
GF; KGE EHF
L E
EL FI-
@FHEF
J JE
H L
GL.
H J
GGF E
EJ
GL
I= : @HFG
T@EG EGU
#=>
(J
F G
JF JG
EGF FF G
V652/@GS
72% +)
F
GF
FLFG@
F
GF FLF-
G@
@G G
G
J JE
H L
GL.
#= F
F G
THEF-
U EG
F F
G THE-
F EGU
L C+$;
IEL 3E
LE E
EF
J
8/9/2019 Towards the Sustainable Private Sector
34/155
8/9/2019 Towards the Sustainable Private Sector
35/155
35
Private renting in other countries
=
=-
>> =
#=>
E@L -
G HG F@-
G@F 1 LE
1 @G
G HG J:
FIHE;
E F
E J HF;
KEL K-
GE@ F.
$G 3 @GF 3 @GF-L@G
EG, FGHE
=E@L -
G3 @GF
KEL F E
F HF
J,
-L@G
EG
C#("'%ie& *i'h !edi(! 'e"(%e &ec(%i', af'e% ea&e $e%i#d
F
1 LE GL,
G @G-G-
@G
1 @G
3 @GF 1FG
LE, GEGE 6
@GF
-L@G
EG, FH-
GG, E-
@GG HF, FGHE-
, E
@G E
FGL IGF
F=
HEF: 3
LEF (IH
E) E 6
LEF (FGGHG)
!HEF: 1 LE
HEF: 3
@GF
!HEF: 1
@G
HEF: 6
@GF E
F GE@
!HEF: 3
@GF E
F GE@
TEHF E G-
@GU EF:
EG EEEF,
GEEG, H-
F. JFHG
FFEL
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 35
8/9/2019 Towards the Sustainable Private Sector
36/155
36
Towards a sustainable private rented sector
=
=-
>> =
I=
AGE 6 @GF
GG GG G
3 1/2-LE F
28 LF HE
1FG 6 @GF,
G EFF
@ F E G-
G
EEGL,
EEGL
E @L E-
FF, @E EHE-
F@G, G-
F IHE,
-L@G
EG
#=@G E 3
LEF1-2 @GF
K-
GE@ F E
@
JG F GE@F
C#("'%ie& *i'h #* 'e"(%e &ec(%i', af'e% ea&e $e%i#d
E@L 6@GF GH
E FF
!K GE@:
GL E LE@G
G K GE@: 4
JF
2 @GF GE1FG 6 @GF
GL
BE KEL
F: -L-@G EG (2
@GF), H-
F, G
A@>= 6 @GF 30 LF 30 LF AL
H 2 LEF
1 @G GE
1FG LE; G
J E
1 @G GE
1FG LE; G
J E
1FG
LE; EFGE-
GF GE GG
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 36
8/9/2019 Towards the Sustainable Private Sector
37/155
E GHE FHEGL GF G FGL GL. $ G GEF,
JE GHE FHEGL F , EIG GGF G G FGL E IE 11 G 13
LEF G F@ J. $ GEFG EJL G + F FE G
FEG-GE@ G, JG 60% EIG GGF G @I G @-JEF
JG GE LEF E FF.
$ E GG HE HGEF I @H FGEE FHEGL GHE G
G , J F @E @@ JG G A AHFGE GF EES-
G FF E G @@ G E F G G EJ G G-
L E G E-G G @EG EGF E GEJF.
11. ! =>=> @= >
$ F@ HGEF G GHE JF, FL F GF, F L K. $
H@E HGEF (.., G GEF), J GHE F K J G E-
EGL F HG R H G JE GHE F G EG E@FF. $ GF
HGEF GE E G FGE EFGEGF GHE. !E K@,
D@E J G F G L E@FF G FG G JEF @HG-HG
HF; GF JF F EIHFL G F JGME. $ D@E
JGME FH HF GL L IEG G -EGI JF E
FGL E@GL G EIG EG FGE. $ G E 1990-2001, HG 13%
37
Private renting in other countries
HE: CHGEL KEGF
=
=-
>> =
8/9/2019 Towards the Sustainable Private Sector
38/155
JF G@ @HGL JE IEG E@ EG G -EGI
(GH F@ JE H EGE G EIG EG).
$ G A, F@ GF H !EF I EFGEG F- -
IEFF, E G F IH HGF EG EG@G HF G JE H-
G. @ GF EFGEGF F G EIG G FF E EG HGF,
F @H EG GE FG F EGF J E FGG GGF HG @GF -
EFU EGHEF. $ G , L GEFG, GE E EFGEGF G @I@G E-
IGL J JF E@ GHE G GE; G GHE F G HF-
EGE G G J GF. F @F GG EFF G FG E-
IG EG HF G EE F E@G; GL JL G JE
HG J @EG GF .
12. $= => =@
E F @K E GE EHGF EG G E EFGEG, @F
@HG-HG, G., J G G GI E E@ EE FGGHGF
F J F IHF G G F EF, F GL EF G FGF HE-
GGL. GG F JEGG HG GF FFHF E@ @EGI EFGI. AEFF
HGEF, F G , GE F IJ GG EHGF G G G E F
GIL G G GG@ G @EG JE-@ EF JE FFHF
HGL, H GEGH EE@GF G G G GE JEFG.
13. "
FG EIG EF @G GE EEGF G@FIF E FGG
G G F. E E J FFG @G E@F, J EG-L I-
@GF E H G I GE J @G FG (F F @@ G A,
F HF FGGF G ). HGL @@G IEF HL
HG F G EE F FHFGE. E EFFF@ JH , HG G F -
HG G I @F F HF @FG EG EEGF E E FJF EGE G E @HG-HG F E FGGF.
$ @FG HGEF G @G EIG EG HF F @L G EUFEFFGL ( 8). , DHG !E KEGF JE G L F K-
GL G @G G GGFU FE EFFGL E @G. $ GE HGEF
G HGL @G G + F G FFEL F F EL E@-
G, GH @FG HGEF FH E@F F KFG E GEG G
E J-EG EGF G FG. $ G G GEF, E K@,
@G JF EL G HG GE E E@F G E-1945 FG ,
38
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 38
8/9/2019 Towards the Sustainable Private Sector
39/155
39
Private renting in other countries
CHGEL&@ (=
= @ (=>,>, ==> =
=>)
A@>= EL EF GEGEF
A@>= A 50% EF, 50% GEGEF
B@ +E EF
D= A
25% EF (EFG F) HF -
GEGEF
75% EF G G@FIF
F= FG , F@ E
!E @E EEF: GGF
!E @E EEF:
33% EF HF GEGEF
67% G G@FIF
F A FGL GEGEF
G= " EF GEGEF
H EFEF GEGEF (E -
GIL L JEFU @@GGF)
I= +EE G JE-H A
#=> EL, @FGL
28% GEGEF
37% GG/@L/E
34% E@ (E L JEUF FFG)
#= EL E A
=
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 39
8/9/2019 Towards the Sustainable Private Sector
40/155
G GEF, @HG-@L HGF.
HGL @G F G FFEL G G HF EFF @-@G EFGF. $ G F BH@, G E LF FGG JF F
GGEHG EG G G E H@E E EF (IE 60UF). $ J, G
GE , G FG F J @G EEFGI @G E@FSEF-
F EF E J E GE IEL @G, HG F@ EF E
G GL JEF. $ "E@L, J G EIG EFF EF
HF FG F, F@ EIG EF E FE G G FG
. AHFGEUF + F GE L @H F EIF EHF FHFF
E EL-FI @EMG. EIE, EIG EF E L EHE G
HG F EG EFF EG G H EFEI E HGL @G-
EE. F IEF EE FGF EE HG L GE IH JEF G @F (@FGL G HGELF) E, @E GLL, L EFFF E@
C HGEF. F K@F FHFG GG G HGL @G FG J E L J@ G JE F , HG EGE @L EG HGHE @EGIF
E F GIF E GF.
IE HGEF, H EJL, , $E BH@, EEG E +
@G HGL FG. GEF G E E J HGL H-
H HFF JGHG GE G (17.3% EG FG $E,
66% GG EG HFF ), F J F JGE.
!L, # F GEFG F EGHEL HF @FG GF + FG
F EF HF. A FLFG@ F I JE EF GIL
EEGL @@G @F G GE @@ EF, FEIF GF.
14. >=
#I FG HG G @ EGEFGF G + 16 HGEF, J J GHE G HE-
EG L FFHF. $ HE HFGE, J F J G J G
HGELUF + IE G FG I LEF:
F G E @L,P
@EG I@GF,P
HF L F,P
HF E L F P
F GL EG EHGF.P
40
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 40
8/9/2019 Towards the Sustainable Private Sector
41/155
FG KEGF G GG F G E @L G @FG H G
+; GF JE FL G @EG I@GF. + JF E-
GHEL G GF HGEF JEFG G L G EFF H$E, G A. $ $E E@ 2007 G 2009, @L@G L 8.3%,
J EIG FGE EGF L HG 30% IE G F@ G@ E. G
HGELUF @L'F GEG 2008 F I FHG HG G GEG-
EG @EG J F G FHFGG G H@E J @EGF
FFH. BHL-G-G IFGEF I GIL @G L GF FE .
GHE@ G HF @EGF @L G G JE-H FGE,
JG JIF EFHEF GEG EGHEL FHG FGGF FH F
CE, I, AEM !E. D@ E EIG EG F EJ, E-
GHEL G G JE G @EG. @G IGL @-F HF- FHFF @F GG EGL E@F E FIE L HE FGEFS
2009 HG 26% EGEF, F@ 10.1 @ , FG @E G GEE-GK HF @ EG HGGF. F E@F @L EJ F FGG
E IE@GF, HE EFFHE G HEGE HG F, EH FH FHF-
F F GE E.
$ EGHEF EG IFG@G HF GE G EFF @L IFGEF
JGEJ GE @L, HG G FHL EG HGF EF F JE-HEF
H G F. A FGH 15% G GG HF FG F @GL, G I-
E@G F GEL G HE JEF @GL @F G EG G@ HG. GE IE@GF EG F- H EG F G G F GE@EF
GJ EIG EF F GGF, EI E EGG E G
E, HG G G GL I GG @G G @EG.
I AHFGE, J JF FF G L IGF, E-
@F IEF GEHG G HG FHL J H. BHG G
GEF, "E@L, AHFGE JGME G + @EGF I EGI-
L HG - G G @EG FE + G GEF
JJE GE FGEHG GIGL "E@L JE EL IG E G
EFF.
$ G FJE, G FH GG EG @EGF G I-
EF, F@ FF FGEHG @ G FG. IE@G E GE-
G FHFF G EFGEG I@GF, H F@ -EF HF
GG JE @FGL FG E EIG EG. ! GEH EG HF-
FGEHG FHFL HE G 2008-2010 E JG IE@G-HEG
41
Private renting in other countries
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 41
8/9/2019 Towards the Sustainable Private Sector
42/155
GG H GEFG FHFL E G EFG 10 LEF, 2008 !E @
GF F GIF E IFG@G EG HF @E EHF GG@G G
FHFG FGEHG GIGL. $ D@E G EF IEF G FJL HG EG@GF E EG EGE G JE-HG.
EGL EG HF F FFH G L G A. $ BH@ GE F
FG L E JG EIF E HF, # ,
EJL AHFGE F G EGL F GE L -
F. $ !E GE E EFF G EGEH EHG EGF J G-
F. $ GF HGEF F FGE EG GE L.
$ HGEF JE EG F GE, L FHFFF GE FF EGL
G G FF EG EHG. $ J, EIG EF G E@EG EGF HG @HFG F GE EGF GF GG G G @H HF
FGE. $ JGME GE E FHFFF HG JGE EG EFF FH EG
EFF G @EG GEFG EG E G FG I. $ D@E F J, EG
GE F G FHFF. GF JE GE JF HF HG
GE 1991 HG GF G G FHE J FHL, G H G EIG
EG @EG F FG FHG G HF JGE EG EHG.
C@>>
FJEF G G HFGEF FJ G E@HF IEGL EIG EG F-
GEF HE FJE. FG KGG GF EF EG G J
GE FGEF, G JE-HG F EG, E GEG L IE@GF
GE@F GK, FHFL EHG. BHG GE E F @E H@G FFHF G
JG HG E@, G EGI @EG HE EF, G FGEL GHE
IE G HFG F HG GHEF.
!HEGE H G @ F HF GF G GJ EIG EG
JE-HG R JG LHE, @E @ HFF, FGHGF EG-
HEL @EGF EIG EG J FG @ - HE-@ HFF
G G @ JE-HEF. BHG GF GF E @G L IE@G
L EG IEL EG FM FGEF I @ GF EHF S E
E@ JGME G KGE@ G $E, EJL G G GE.
!HEGE J G @ F G EIG F GJ EIG F EG-
F IL G G FM G F FGE G EHF.
BJ-@EG-EG F HF EL F G GF FF G E HG
HF J EIG EG F E@L F F F FG E FF @ E-
42
Towards a sustainable private rented sector
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 42
8/9/2019 Towards the Sustainable Private Sector
43/155
GHEL @L HFF. $ F@ HGEF JIE, GL !E "E@L
HG F D@E, IEL IHE HFF E G @@G G EIG
EG FGE GH JG @H FHEG.
EGHEL @EGG FFH F G GLF E G FGE G KGG
G J GL IFG IE G E GE@ E @I HG G FGE EFF
G FEG-GE@ EFFHEF, J F G G G E@ G . $FGGHG -
EF E EGE FF @EGG I HGEF FH F "E@L G A JE
EGHGF E E-F IFG@G EL KFG. L E @FG @@
JGME JE FGGHGF E EHE G IFG EEGL. G GE ,
H G G FG J F R HG KGL F G G 1960F E-
E S GE E @L HGEF JE @F I FG F G
G @G GF G G E GE@.
L FFHF G JG EHG, G L JG EFG G EG FHEGL GHE
HG F @E EL G GKG KGL J GHE, @@G
EFGEG JE F EF G EFFF G G HFGEF EL @G
G E HGL G FGE.
!L, @FG HGEL KEGF G G G G @G @EI G EIG
EG FGE G @@G G EF H@EF @ @EG HF-
F G FHEG HE @EGF @E GIL. EFF F E-
E GF EFFHEF F JE-HG F @ @E HG G FF @E EFL.
IE GEE G HFGEF G G F@ H@GF HG G GI
EG G FGE F J F G E H@E @KGF GG G GF FHG-
GL G E EG GLF HFF E IFGEF. $ G KG J -
GEF J @E G G HGEF GG I EGHEL EIG KE E@
J G E.
43
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 43
8/9/2019 Towards the Sustainable Private Sector
44/155
A E EGH G G J KEGF E @G G HFGE E G
EFGI HGEF J E@ G FF E GF GE
44
Towards a sustainable private rented sector
! @@ G @ OG
$E EEF
EJL EI
JGME CEFG #E
!E BFIHK BEE E@F
"E@L +GE FGE
J HFF HEE
GEF EGG #E
BEF AE
# CH
D@E G
AHFGE J DHGF
AHFGE/ J HL GF & "I
BH@ !E FG@
G GGF G MM
1%&%ec&i!"$%$fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:20 PM Page 44
8/9/2019 Towards the Sustainable Private Sector
45/155
3. HF @F EF @ "@K
Peter Westerheide
@FGF@
> IKOM> K>GM> L>KFGR L LHF> NGJN> >G L G G>KHK HNLG@ HIMHG NM L
NEER EM>KGMO> MH HPG>K H M> FHKMR H IKOM> HNL>HEL EO> EHG@ I>KHL H M>K E> HK >O>G M>KPHE> EO>L G K>GM> IKMF>GM HK HNL>. #>KFG HNL>HELm IKHI>GLMR MH K>GM IKMER >QIEG> R LMKHG@ K>@NEMHKR KF>PHKD, PL M>GGML @>@K>> H L>GMG@ L lM> LMGK HIMHGmFHG@LM EE @KHNIL G M> IHINEMHG.
G@F EF@ HF @F GE@: @F@, E, FK FKE,
F@
> IKOM> K>GM> FKD>M G #>KFGR >G> G >K>GM PRL. BKHER M >G> L MM IKM H M> K>GM> HNLG@ LMH R M> INE< L>G> R M> MHGE AGMHG GL HNLG@ HPG> R IKH->LLHGE K>L>GME IKHI>KMR L L P>EE L R GONEEGEHKL PM HG> HK MPH P>EEG@L. A GKKHP>K >GMHG H M> IKOM> K>GM> L> EMM>K @KHNI H IKOM> GHG-IKH>LLHGE EGEHKL h LHF>MF>L ELH lFM>NK EGEHKLm. > FG GME G L NLNEER GHM M>K FG LHNK H G G MM M>R HPG GHM FHK>MG 15 P>EEG@L, NLNEER FNLL. AEMHN@ >QL HG M> LMKNMHG HP>EEG@L FHG@ IKOM> EGEHKL K> GHM OEE>, M> G G >QI>GMNK> LNK-
O>R K>O>EL MM HGER 1.017 FEEHG IKOM> HNL>HEL HPG FNEM-M>GGM> HNL>L PMMK>> EML G FHK> (MMLMLL BNG>LFM 2009 I7).
> MHME K>GM> FKD>M L G>KER 24 FEEHG EML. FEE IKOM> EGEHKL O> HKFMO> FI #>KFG K>GM> FKD>M . >R HPG LE@MER FHK> MG 60%H M> K>GM> HNLG@ LMH MK.HF> HPG>KLI E>O>EL K> JNM> EHP M HNM 43% H HNL>HEL
45
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 45
8/9/2019 Towards the Sustainable Private Sector
46/155
KH>LLHGE IKOM> L HPG HGER LFEE IKM H M> K>GM> HNLG@ LMHLL MG 10% H M> MHME HNLG@ LMHL> @NK>L K> KHF 2006, M> ELM OEE> R>K H M> HNK R>KER NEG@ LNKO>RP GGNE #>KFG F IKOM> LK> LGL> G M> F>GMF> > FNGL G HM>K INE< @>GL LHEKHNG 555,000 EML MH IKOM> IKH>LLHGE L >MP>>G 1999 G 2011.H@>M>K PM HM>K LE>L ML L E> MH G EFHLM 1.6% GL> G M> LK> H M>HNLG@ LMH R IKOM> L. HP>O>K, M> HFGG H LFEE IKOM>EGEHKL G M> #>KFG K>GM> HNLG@ FKD>M K>FGL, > MKGLMP>>G M> INE< G M> IKH>LLHGE IKOM> L> K>GM> L>K L@GMP>>G IKH>LLHG-E O>KE MHNLG IKMF>GML G >K-
46
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
. I@E(1,000)
@F EF
FFGE@ EF
G (G@) 2,436 10% 6%
G (FE) 206 1% 1%
@HGE/GE 14,507 61% 37%
CFHE 2,217 9% 6%
HF EE@F@E
4,059 17% 10%
CGE @ FE 301 1% 1%
@F EF 23,726 60%
F GE@ EF 39,617
1 I@E EFGFGE @ F "@ @F GE@ F 2006
HNK: # 2008 I94 G HPG
8/9/2019 Towards the Sustainable Private Sector
47/155
>GM EH EGEHKL PH HPG >MP>>G HG> G 15 NGML.AEMHN@ >ME> LMMLM GHM OEE>, M LLNF> MM LFEE IKOM>EGEHKL GG M>K K>GME HNLG@ LMH KG@ GHM FHK> MG 60% H M> KE
OEN> h P MKGL. A L> L HM>G IKH-O> R NEG@ LHM>L, HK NI MH 80% H M> KE OEN> (70% H M> MKGL). > GO>LMHKmL K>LNE >JNMR LMD> (HPG-IRF>GM) L M>K>HK> NLNEERM E>LM 25 MH 30% H M> MKGL. GM>K>LM KM>L K> NLNEER Q> HK 10R>KL, G MF>L H O>KR EHP GM>K>LM KM>L >O>G EHG@>K.
AEMHN@ HG> F@M >QI>GM> HNLG@ L FHK> @ER E>O>K@> MGHPG>K H M> GM>K>LM I L MQ >N HK EGEHKL, M>>K>GL K> IKHER LFEE. +G M> HG> G, K>GGLMKHN@ K> HGL (GK>>) IK>O>GML @>K E>O>K@>. >L> HGL
K>JNK> KLM FHKM@@>L PM EHG MH OEN> KMH H GHM FHK> MG 50% H M> K-E OEN> L M>K NG>KERG@ LL>M. L H>L GHM M>ER >QIEG M> EHP >@K>> HE>O>K@> G M> #>KFG HNLG@ GG LRLM>F > HGER KHNG 10% H M>FHKM@@> OHENF> L NG> ML PR (K_G >M E 2011 I22), M KMGER LMH M. NKM>KFHK>, LNKO>R H IKOM> EGEHKL, >L>G G 2005, K>O>E> MM M> HFGGM GO>LMF>GM FHMO>L P>K> GHM H LI> GMNK> (BB 2007I69). A FG K>LHG HK
47
Ge#ma)
GEE
-7>>7DE
G@FE! HF /EFFE
HF@E
FEFEGF
G@FE 151,000 27,000 192,000 14,000 -222,000
!HF/EFFE
148,000 384,000 -323,000
HF -@E
10,000 33,000 885,000 10,000 615,000
FE 1,000 92,000 12,000 -69,000
F EGF 161,000 209,000 1,553,000 36,000
HNK: BB, 2011 I5. +GER MKGL MG 800 IKMF>GML G.
2 #GE@ F@EF@E K @F FKE I@E 1999 F 2010
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 47
8/9/2019 Towards the Sustainable Private Sector
48/155
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
8/9/2019 Towards the Sustainable Private Sector
49/155
@@F @ @ E
HF> HPG>KLI E>O>EL FHG@ #>KFG HNL>HEL K> EHP MH HM>K L. > FHKMR H #>KFG HNL>HEL K> M>GGML. NKM>KFHK>, M> HF> HPG>K-LI KM> L GL> HGER LEHPER G M> ELM MPH >L. L MMK-NM> EFHLM >QER MH >LM #>KFG HNL>HEL, LM #>KFGLMGK H EOG@ M>K K>NG 5). HP>O>K, M> HPG>KLI KM> G P>LM #>KFGR FLDL LHF> NG>KERG@ RGF M> >K>GM KM L H HNL>HE >MP>>G M> >@GGG@ H M> 1990LG M> >G H M> KLM > G M> 2000L, P> HL>KO> L@G GHF> HPG>KLI FHG@ HE>K HNL>HEL (MHL> PM >L H HNL>HE HO>K 65).+G M> HM>K G, HF> HPG>KLI KM>L FHG@ RHNG@>K HNL>HEL >L>
HO>K M> LF> I>KH H MF> (@NK> 1). H M> >LM H HNK DGHPE>@> ML >L> G
HF> HPG>KLI KM>L FHG@ RHNG@>K HNL>HEL L GHM R>M >>G GERL> G>IM. AG>O>G LN@@>LML MM ML I>GHF>GHG L HNM N> MHEHG@>K I>KHL G >NHEL HKFG@ EM>K, G ELH K>FHM> KL G LH lAm (OG@ AIKM H@>M>K) K>EMHGLIL . #>KFGR
L GNF>K H FHK H GMK>L (GKEG, `LL>EHK, KGDNKM,FNK@, NG> MKGL G FGRRHNG@ G @ER JNE> NKG IKH>LLHGEL P>>DER >MP>>G M>K HPGK>GM> IKMF>GM G MM H M>K IKMG>KL.
A K@> @>L G HNL>HE LS>L LHPL MM M>GGML K> RHNG@>KG HNL>HEL K> LFEE>K MG MM H HPG>K-HO>K, L ME> 6, 7 G
49
Ge#ma)
5 # I@E FE @ "@K (% GEE)
A "@K IEF "@K EF "@K
1993 39.0 45.0 19.0
1998 40.3 43.6 25.9
2003 43.0 45.6 31.7
2008 43.2 45.7 32.5
HNK: MMLMLL BNG>LFM 2009 I23. LM #>KFGR GL LM B>KEG. M K>>K MHHF>HPG>KL L % H EE IKOM> HNL>HEL.
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 49
8/9/2019 Towards the Sustainable Private Sector
50/155
50
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
!G 1 C@ H I@E K 1991-93 F 2007-09(@F @FE)
HNK: #+, HPG K MH >LM #>KFGR.
6 #GE @ GE@ FEFE F@@FE @ I@ GE 2009
AH GE
#GEEL (E@E)
! E(E )
! E E@(E )
@@FE 51.9 1.8 73.7 47.7
I@ GE 58.4 2.3 119.9 62.5
@@FE vsI@ GE
89% 79% 61% 76%
HNK: #+, HPG
8/9/2019 Towards the Sustainable Private Sector
51/155
8 LHP, M> >K>GL K> GHM O>KR EK@>. L L ELH MKN> HK M> EHHK LI: PE>HO>KEE M> EHHK LI OEE> MH M>GGM HNL>HEL L LE@MER FHK> MG 60% H MMOEE> HK HPG>K HHEL, M> LI I>K I>KLHG L KHNG MK>> JNK-M>KL. >K> K> L@GK>GL G O>K@> HNL>HE GL; M>GGMLm O>K-@> GL K> 64% H M> GL H HPG>K HK -
HE LS> M> >K>GL K> FNK h KHNG 70% G 80% HK M> FHLM HE MRI>L. >K> K> LHF> >K>GL G M> HK HGLHG>KL G L>E->FIEHR> >L H HNL>HE K> FHG@ M> HPG>K HO>KM>E>LL, M>LMKN H HM @KHNIL L GHM MHH LLFEK. #>G>KEER, M GML G HNL>L L P>EE L G HPG>K H @KHNI H LFEE IKOM> EGEHKL G #>KFGR L HFGM> R I>GLHG>KL, L>E->FIEHR> GONEL G PM> KL (L>> @NK> 3). H@>M>K M>R @@>LM @KHNI L F> NI H I>GLHG>KLPH NL> K>GM> IKHI>KMR L LNIIE>F>GMKR LHNK H K>MK>F>GM G. CHFIKG@HNL>HEL PM G PMHNM K>GME G, M L K MM EGEHKL K> HG O>K@>>MM>K H NM ELH LNLMGMEER HE>K MG HNL>HEL PMHNM K>GME GL.GEHKLm LIHLE> G L HG O>K@> MP L @ L MM H M> HM>K @KHNI,MHN@ ML IKMER >QIEG> R @>K O>K@> @> G EK@>K HNL>HEL.
51
Ge#ma)
7 A@@G EE @E F@@FE @ I@ GE (N) 2009
#GE EL (E@E)
1 2 3 45 @
@@FE 17,833 28,551 33,068 40,493 37,407 24,811
I@ GE 21,667 40,560 47,966 50,568 56,545 38,888
@@FE vs
I@ GE82% 70% 69% 80% 66% 64%
HNK: #+, HPG
8/9/2019 Towards the Sustainable Private Sector
52/155
52
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
!G 2 GF@ EFFGE F@@FE F I@ GE
HNK: #+, HPG
8/9/2019 Towards the Sustainable Private Sector
53/155
' @ GFK I, FJE @ EGEE
R#%2)a1+
#>KFG M>GGML >G>M KHF LMKHG@ER K>@NEM> K>GM> FKD>M @OG@ M>F @E>O>E H L>O EGEHK L P>EE LLMKHG@ IKHM>QI> K>GM GL>L.
>L>L HG K>GM> HNLG@ K> NLNEER NGEFM> G #>KFGR, M>K>HK> M> K>G>PE HM> I>KH L GHM G>LLKR. H >OGGM, EGEHK L @>G->KEER MH IKHO> lE>@MFM> GM>K>LMm.>GGML FR HGER > >O M>R O> GHMKHD>G M>K GM IRF>GML (R M E>LM 2FHGML), LNE>MMG@ M> P>EEG@ PMHNM M> EGEHKmL IKHK I>KFLLHG, F@G@ M>GM>KHK, G>@E>MJNK> >HK> M> EGEHK HK EGEHKL MH P>EEG@ HK NL> RM>FL>EO>L HK M>K K>EMO>L. HP>O>K, G ML M> EGEHK PHNE O> MH IKHO>
53
Ge#ma)
!G 3 GF@ EFFGE GEE IF @ IFGF @F @
HNK: #+, HPG
8/9/2019 Towards the Sustainable Private Sector
54/155
E>@MFM> GM>K>LM L P>EE, P JN>LMHGE> HK MHL> EOG@ G HPG>K HKMR. O>G EGEHK PL FL>E EOG@ G K>GM> EM, > PHNE O> MH
IKHO> MM L HPG K>GM IRF>GML P>K> LNLMGMEER @>K MG M> K>GME GKHF M> M>GGM G HK>K MH L> >O MH >OGGM GHK>K MH @>M GHM>K PH IRL @>K K>GM. AELH M> IKHI>KMR L LHE, M> >QLMG@E>L> L GHM M>KFGM> G M K>FGL GG@ HG M> G>P EGEHK.
H M>KFGM> G NGEFM> E>L>, M> EGEHK L MH @O> GHM PI>GL HG HPEHG@ M> G G IE: M L FGFNF H 3 FHGML HK E>L>L MM O>KNG HK E>LL MG 5 R>KL, FGFNF H 6 FHGML HK >G 5 G 8 R>KLHE, G FGFNF H 9 FHGML HK M>GGM HGM> HM>K G L MH @O> HGER MK>> FHGMLm GHM, PEM> MH HP EHG@
M>R O> EO> G M> IKHI>KMR.
>GML HG G>P E>L>L K> G IKG K>>ER G>@HME> L EHG@ L M>R H GHM >Q>M> EFM P L NLNKR, >G> L 50% HO> M> O>K@> EHGM. >GML HG G>P E>L>L K> K>@NEM>, NLNEER HK I>KH H 12 R>KL, HGER M>EEG@ PL LNLL> G PL > MH IKMM @KHNIL LN M>GGML.
>GM GL>L K> ELH LMK HG >QLMG@ E>L>L. > K>GM GL> R FHK> MG 20% G MK>> R>KL G GHM HO> M> O>K@> EHGM,
Q. L EHGM G>Q L LL H M>O>K@> K>GM KHF G>P E>L>L HK E>L>L PM K>GML @K>> G M> ELM HNK R>KL, GL NLNEER KHD>G HPG R M> @> H M> NEG@ L P>EE L JNEMR G EHNKLF>GM G>K@R LO-G@ F>LNK>L FR > ILL> HG MH M>GGML >K. HP>O>K, M>L> K>GM GL->L EFM M> L HK K>@NEK K>GM GL>L > M> EHGM G>Q E>O>E FR GHM> >Q>>. L EFMMHG HM>G F>GL MM >G>K@R LOG@ K>NKLF>GM L NGIKH-ME>, EMHN@ GLG@ER M@M>K K>@NEMHG L K>JNKG@ GO>LMF>GM G MHGE>G>K@R LOG@ F>LNK>L G M> NEG@ LMHKFGR, HPG>K HGM> P>EEG@L K> MK>M> >K>GMER R M> MQEPL. KHI>KMR MM L K>GM> HNM L MQ> L G GO>LMF>GM, NM HPG>K HEEG@L K> MQ> L G M>F H GL MM EGEHKL N
8/9/2019 Towards the Sustainable Private Sector
55/155
M> FHKM@@> GM>K>LM, EEHPGL HK >IK>QI>GL>L G HG M>FGLMKMHG G M> K>NKLF>GM H P>EEG@ >N KHF M>K MHME
MQE> G. > #>KFG G MQ EPL EEHP HK EG>K >NIK> INK IK >K. G MQ KM>L K> IKH@K>LLO> NI MH MHI FK@GE MQ KM> H 44.3% HG G GGNE G >Q>G@ n52,552 G MHIFK@GE MQ KM> H 47.5% HK GGNE GL >Q>G@ n250,401 PlLHEKMR LNKm GMKHN HK GG K>KR IKHLL G >LM #>KFGR.
> MQ MK>MF>GM H IKHML G EHLL>L M>K LE> H P>EEG@ >I>GL HG M> E>@ELMMNL H M> HPG>K. M> HPG>K L IKOM> GONE, GHM MQ> M>K FGFNF HEG@ I>KH H 10 R>KL. IKHI>KMR L LHE >KE>K, M> NEER MQ>, PE> EHLL>L K> NEER >N KHF HM>K MH G MQ. HK IKOM> @NEMHG H>L GHM IIER: EPRL EE> MH G MQ, G EHLL>L K> EPRL >NKHF M> MQ L>.
I+#/1a+!# 1a5
G>KMG MQ L G HG M> GM>K@>G>KMHGE MKGL>K H P>EEG@L. > MQ KM>LG M> FHNGM >I>G HG M> OEN> MM L MKGL>KK> G HG M> K>EMHGLI H M>>G> >L> I>KLHG. M> >G> LIHNL> H M> >L>I>KLHG, I>KLHGE EEHPG H n500,000 IIE>L. > FHNGM HO> MM E>O>E L
EE> MH G>KMG MQ M IKH@K>LLO> KM> >MP>>G 7% G 30%. M> >G>KLHGE EEHPG L LFEE>K (n400,000), NM MQ KM>L K> M>LF>. M> >G>L K> LMGM K>EMO>L (LNI>PL), I>KLHGEEEHPGL >L> KLML OKR >MP>>G 30% G50%. > MQ L> L 90% H M> K>GME OEN> H M> P>EEG@. E> 9 EENLMKM>L M>G>KMG MQ NK>G HK GNF>K H MRI
8/9/2019 Towards the Sustainable Private Sector
56/155
S20"#0 $/ /#+1#" 20+% !+01/2!1+, 2/!a0# a+" /#$2/0*#+1
G 2006 M> #>KFG >>KE MM>L (G>K) K> >QER K>LIHGLE> HK HNL-G@ LNLR E>@LEMHG, G FHLM H M> 16 LMM>L KNG M>K HPG IKH@KFF>L. G FGR
H M> IKH@KFF>L LNLS> EHGL KHF M> (K>MGLMEM `K >>KNN, LMM>-HPG> GD) K> PM MHGE LMM> LI>LNK>L, NLNEERGM>K>LM KM> K>NL> LNL>L K> OEE> HK LI> GO>LM-F>GML, HK >QFIE> MH LNIIER HNLG@ HK EHP G HNL>HEL G MHL> IKLHG>KL, HF>E>LLI>HIE>, >MGML HG LNLL> P>EEG@L K> NLNEER M E>O>E >EHP M>FKD>M K>GM HK I>KH H 12- 20 R>KL. NKG@ ML I>KH EGEHKL K> HE@> MH E>MM>L> P>EEG@L HGER MH MHL> MK@>M @KHNIL. +M>K LNL>L, LN K>NKL-F>GM H M> >QLMG@ HNLG@ LMHG>K@R LOG@ F>LNK>L HK LE> F>GML K> ELH OEE>, NM M>L> K> GHM >QER OEE> HK K>GM>
HNLG@.
E> LNL>L HK K>GM> HNLG@ K> M LMHKO>E M LHNE GHM > HO>K-EHHD> MM G M> ILM LHG>M> KHF KE> LNIIHKM. L IHE-K> MHPKL M> K>LMKHR> HNLG@ LMHKM> 2G HKE K, G G M> >@GGG@ PL GHM K>EER MK@>M> MH IKM H MH EHP G HNL>HEL G HNL>HEL
56
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
G F I@
N500,000 N1,000,000
B@K@F@ FJ(N)
FH FJF
@F@ FJ(N)
FH FJF
GE 0 0% 60,000 6%
C 3,500 1% 75,000 8%
I 107,500 22% 264,000 26%
F 129,000 26% 264,000 26%
9 @F@ FJ @ @F I@E: GF@ JE
HNK: +PG KMG MQ N>KG/>KLN>K-K>K/>KL 28, 2011)
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 56
8/9/2019 Towards the Sustainable Private Sector
57/155
FL HG M> HNLG@ FKD>M, IKMK E>@LEMHG G 2002 (HK GHO>KO>P L>> `G>-B`GG@ 2005 I283-313). AGHM>K FIHKMGM KFG K>NG KLM E H M> 1990L, LNLMGME MQ OGM@>L N>EE>G>P K>GM> HNLG@ KFG >FHINE< NM ELH G P>LM #>KFGR, P MH FLLO> LNIIER LH K>GMEFKD>M.
I+"3"2a) 020"#0 1 1#+a+10
B>L>L M>L> LNIIER L> LNL>L, M> HNLG@ HEL K>ELH LNLS>. HM HGER M>GGML NM ELH HPG>K H >E@E> HK M>L> LN-L>L. HP G HNL>HEL K>O> HNLG@ >G>M (lHG@>Em), PM M> FHNGM
>I>GG@ HG M>K G G M>K HNL>HE LS>. GONEL K>O> LMM>NG>FIEHRF>GM >G>ML HK LH P>EEG@)K> ELH K>.
K @H@@F: K EF@E, @F @FFHE @ K @E
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lJNEMR-L>m MHGE >FG L LL. GER HK MLK>LHG, GM HK> HNLG@ >FG G #>KFGR >K P>ER.A@GLM ML P MH M@M LML, IKHIHLEL HK G>P MQGGMO>L HK HNLG@ GO>LMF>GM h IKMK MQ >NIK> GHM >>G LN
8/9/2019 Towards the Sustainable Private Sector
58/155
>EM> MH M> IKHE>F H M> JNEMMO>ER FG HK K>GM> HNLG@ K>K>@HGE >K>GL G M> PR M> HNLG@ FKD>M L >O>EHIG@. M L P>ER >QI> MM KNKE K>@HGL PEE > FN > R IHINEMHG LKGD@> MG NKGK>L. L K@NF>GM L EK@>ER NGKLE, NM HIGHGL LMKHG@ER O>K@> HG M>JN>LMHG H P>M>K LN-NKGLF h M>KMH FHK M>G>G FHEMR IMM>KGLH FER HNL>HEL h PEE > K>IE R G>P NKGLF L >E>KER HNL>HEL L>>D>MM>K INE< G F> L. L LER LI>,L >QLMG@ LMMLMO>G L LGM >LLHGE L P>EE L FM>NK GO>LMHKL G M> K>GME FKD>M.
A NKM>K FHK G@> HK IKH>LLHGE G FM>NK EGEHKL L >G>K@R LOG@
K>NKLF>GM H M> HNLG@ LMH HE@> MH GHKF G>P M>GGMLHNM M> >G>K@R NEG@, G ML L GLG@ER > >E>F>GM G M> K>GM> FKD>M. AL >L HO>, M> L HK K>GMGL>L M>K K>NKLF>GM L HM>G EFM> N> MH MK>-H PM GHKFE K>GMGL>L.
AGHM>K IHM>GME IKHE>F FR > R M> G>P GDG@ K>@NEMHGL G M>KF>PHKD H M> BLE> AKER MH >GM>ER KP @NEMHG H M> GDG@ L>M IKMQI> GGLMMHGLIKHS>LL> F HGNG@L>LMG h NGM>K >LHG>K>K B>K`KF>M>K. HKLG >M 129, BHGG
BB (2010) HDNL GG>GLMM. ALI>DM> GG>KLMWMLK B>O_ED>KNG@L>GMPK DHFIDM 11/2010
BB (2011) G>E FM HGNG@LIHKMHEHL P>M>K N G>K@>F O>N. BB-B>K DHF-IDM 3/2011
BB (2011) NK` MM H>K: #M >L >G> G>N> AMMKDMOMWM >K MWM>? BB-B>KDHFIDM 2/2011
BHK@EH, . & >LM>K>>, ., (2010) HMNKG HG GO>LMF>GM H NMNE NIIHKM BL>HNLG@ KH>GME HK HF (HKML)
BKKNG@h#M >L >G> l>GLLG >K MWM>m G B>G-`KMM>F>K@? G: MMLMLL HGML>M B>G-`KMM>F>K@ 11/2008, I 5-13
58
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 58
8/9/2019 Towards the Sustainable Private Sector
59/155
>FKR, ., #GL, . >G@, , EMG, A., H@MEWG>K, . & >LM>K>>, . (2009)KMLG. > FFHE>GFWKDM> NL @>LFMPKMLKLI>DMO>, KL@.:
>NMLK >KG `K HGNG@LP>L>G MWM>N NG NFHKGNG@ >../#>L>EELGPKMLMLG_DHGHF>, I>2009, B>KEG
, (2010) >>LWMS> >NMLK MWM> `>K 50.000 GPHG>K 2010MMI://PPP.D.>/IK>LL>/F>ENG@>G/F>ENG@012636 (NG> 30, 2011)
#, (2008): HGNG@LPKMLG NG K>GL 2008. FNK@. FFHG
K_G, ., K, . & >LM>K>>, ., (2011) GGS>KNG@LLMKM>@>G PH-GNG@LPKMLNK> NGM>K O>KWG>KM>G F>G>G@NG@>G N >GGGS>KNG@LFWKDM>G. BB +GEG> NEKNKR 2011PPP.LK.NG.>/KH>>GMEG/BB/+GEG>/2011/+042011.MFE (NG> 30, 2011)
`G>-B`GG@, .(>.),(2005) #KNGE@>G >K HGNG@L- NG FFHE>GPKMLMSD>, . (>.), (2008) MWM> F >FH@KLG G>E. >L>GME MKNDMNK>G NG K>GL>L >FH@KLG G>EL G >G MWM>G >NMLKE>G SNKB>O_ED>KNG@LPLL>GLL>G
_MSL L 2030: G> >L GLM>@>G>G K>GL K@>GLL> >KNLEMLOHKNL>K>K >@HG MNMM@KM. G MMLMLL HGML>M B>G-`KMM>F>K@ 11/2008, I 29-31
MMLMLL BNG>LFM (2009) NL- NG #KNG>LMS LHP> HGO>KWEMGLL> IKOM>KNLEM> 2008. K> 15 HG>K>M 1. >L>GMMLMLL BNG>LFM (2009) NNL> G >NMLK NLEM>. ANL@> 2009. >L>G
59
Ge#ma)
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 59
8/9/2019 Towards the Sustainable Private Sector
60/155
60
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 60
8/9/2019 Towards the Sustainable Private Sector
61/155
4. HF @F EF @ F
F@E
Marietta E.A. Haffner
G@F EF@ HF @F GE@
> HNLG@ LMH >M>KEGL PL HFGM> R M> K>GM> L>G HF>HPG>KLI K> FKD>M LK> H FHK> MG 50% (@NK> 1). > IK-OM> K>GM> L>>G LJN>>S> >MP>>G HF>HPG>KLI G LHGMG@(BH>EHNP>K & G >K >>G 1992; G>K >M E 2009). > L> KHF1.3 FEEHG P>EEG@L G 1947 MH HNM 650,000 P>EEG@L G 2010 (L>> ME> 1). L> ER > >QIEG> R M> LNL>L @O>G HK LHGMG@ G HPG>K-HLMF>GM R K>GM>P>EEG@L K>O> M> LF> LNL>L L LH > >O>E-HI> NKG@ M> K>NEG@ M>K M> 2G HKE K MM: jPMmL LN HK M> @HHL>L LN HK M> @G>K.k > K>LNEM PL MM IKOM> GONE EGEHKL @HM HNM H M>FKD>M. >K 54% LK> H M> HNLG@ LMH M> LK> H GO>LMF>GM LMR> LME> KHNG 6% H LMH >EG HG K>GMG@ HNM HNLG@ MH GG HE @> PEE ELH O> MH M>GONE EGEHKL E>OG@ ML FKD>M.
> M>KF IKOM> K>GM> L>L G M> HEEHPG@ @HK>L H M>GGGMG@ KHF G HK@GSMHG (I>GLHG NG, GLNKG LMHK, >LMM>c@>GM)
K>GMG@ KHF IKOM> I>KLHGc
K>GMG@ KHF FERc
K>GMG@ KHF HM>KL.c
61
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 61
8/9/2019 Towards the Sustainable Private Sector
62/155
62
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
!G 1 @G EFGF@ @ F F@E, 1947-2009
HNK: MMLMM>KEGL, +, IM> R >EM/+B
1 #GE@ EF K F@G @ F F@E E@ 1981
I@GF@ (%)
@F(%)
HF @F(%)
F (000E)
1981 42 39 19 4,957
1990 45 39 15 5,802
2000 53 36 12 6,590
2010 59 32 9 7,172
HNK: AB >L>K>F PHGG@OHHKK (RLPHO); 1981: L>> @NK> 1
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 62
8/9/2019 Towards the Sustainable Private Sector
63/155
>K> K> MPH LMGGME NGML HPG> R HK@GLMHGL - @>G>KEER HPG> R IKOM> GONEL, FE>L HK HM>KL.c
KOM> K>GM> P>EEG@L K> EE L>E NGML MM H GHM LK> L. >RK> FGER EH G M> EK@>K FNGL.
D4#))+% !a/a!1#/01!0
G M>KFL H P>EEG@ GM> HF>L K> K>GM> NGNK-GL> - MH 99% G M> LHGM> L> 8% K> E>M L>F-NK-
GL> PM E>M L NEER NKGL> P>EEG@L. GM>KFL H HM>K P>EEG@ >MNK>L M> IKOM> K>GM> L> LFEK MH M> LHGM> L>K-HGML G M> LHGM-> L> IKOM> K>GM> L>KFL H P>EEG@ LS> IK-OM>ER K>GM> HF>L M>G MH > LFEE>K (NI MH MK>> KHHFL) KM>K MG EK@>KP>EEG@L. G M>KFL H LI, M L M> HM>K PR KHNG: M>K> L LFEE>K IKHIHKMHGH IKOM>ER K>GM> HF>L PM G K> >EHP 100 LJF MH LHGM>HF>L. > IKOM> K>GM> L>O>K, EMO>ER HE>K P>EEG@L: HG>G MK>> P>EEG@L PL NEM >HK> 1945, PE> G M> LHGM> L> IKHIHK-MHG L 11%. >O>KM>E>LL, M> IKHIHKMHG H P>EEG@L G M> IKOM> K>GM> L>Q lHM>Km @HKR) PM @>K l>K>@NEM> K>GMm I>K FHGM (L>> >-GMHG >EHP) L @>K MG HK M> LHG OHHK> E>>HF@>OG@ >G GKLMKN I>K GM H IKOM> K>GM> P>EEG@LO> K>GM H HO>K n878 I>K FHGM MH E>LL MG HG> I>K GM H LHGM-> P>EEG@L.
G @>G>KE M> JNEMR H M> HNLG@ L HD. > IK>-PK (1945) LMH PHKLMLI> IKOM> K>GM> L>G 2006).
GME M> >KER 1980L, GLMMNMHGE GO>LMHKL NEM K>EMO>ER EK@> GNF>K H FGERLNLS> K>GM> P>EEG@L - L M> LF> LNL>L P>K> OEE> HK LH K>GM> HNLG@. > KM> H G M> KL > E>LL MMK G P>K> >O>GMNEER IL> HNM (ME> 2; L>> ELH>EHP). HK> K>GMER, M>K> L >>G G NIMNKG G M> GM>P>EEG@L L K>LNEM H LM@GMHG G >FG KHF HPG>K-HLI>K2002 (G>K >M E 2009).
63
The Ne%he#lad$
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 63
8/9/2019 Towards the Sustainable Private Sector
64/155
64
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
@F EF(@G I@E)
@F EFE % @I@EFGF@
HF @FEF(@G I@E)
HF @FEF E % @EFGF@ @@F EF
1985 54,795 55.8 17,642 18.0
1990 39,396 38.4 7,434 7.6
2000 15,210 21.5 5,081 7.2
2001 14,095 19.3 4,630 6.3
2002 12,654 19.0 4,403 6.6
2003 12,974 21.8 4,377 7.3
2004 14,140 21.6 4,982 7.6
2005 16,900 25.2 5,876 8.8
2006 20,216 27.9 7,561 10.4
2007 22,764 28.4 8,735 10.9
2008 23,781 30.1 9,171 11.6
2009 25,464 30.7 10,231 12.3
2 C@EFGF@ I@E K @F EF, 1985-2009
HNK: AB >L>K>F PHGG@OHHKK (RLPHO).
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:16 PM Page 64
8/9/2019 Towards the Sustainable Private Sector
65/155
I@E @ @@@
> IKOM> K>GM> L> GMH MPH L>FNL 1998; G>K >M E2009); IKOM> GONEL HK L HPG 44% H IKOM> K>GM> P>EEG@L PE> HK@G-SMHGL HPG 37% H M> P>EEG@L (ME> 3). + M> EMM>K @KHNI, M> FHKMR HP>EEG@L (133,000) K> HPG> R M> 31 F>F>KL H M> B, M> ALLHKMR GO>LMHKL G M> >M>KEGL (PPP.OG.GE; >G H 2008).
> IKHI>KM>L MM IKOM> EGEHK HK@GSMHGL M>G MH HPG P>K> FGER NEM M>K1970 (62%) G K> @@>K. >K P>EEG@L K> MNL K>EMO>ER G>P G @>G>KEER H @>K JNEMR -- 54% O> HNK KHHFL HK FHK>. 58% H HF>L K>GM> R IKOM> G-ONEL O> NI MH MK>> KHHFL. AHNM E H M> P>EEG@L HPG> R LFEE-L EG-EHKL P>K> NEM >HK> 1945 (49%). >L> MPH L> ELH LMG@NL> R ->KG@ K>GM E>O>EL. > K>GML HG IKHI>KM>L HPG> R GONE EGEHKL M>G MH >EHP>K; HG O>K@> M>R K> n539 I>K FHGM MH n604 HK MHL> HPG> RHK@GSMHGL. >L> O>K@>L K> M E>LM n120 @>K MG M> O>K@> FHGMER K>GMG M> LHGM> L>
8/9/2019 Towards the Sustainable Private Sector
66/155
GHKFMHG HG M> GGMNKGL KHF K>GME P>EEG@L HNG G M> +/>M>KEGL AGGNE KHI>KMR G>Q (B 2010). +/ IKM
K>MNKG HG K>L>GME GO>LMF>GM H 3.6% G 2008. L @NK> PL K>EMO>ER LM-E> >MP>>G 2006-2008. > GK>MNKG ( G ), HP>O>K, >EEKHF 5.7% G 2007 MH FGNL 0.8% HK 2008. > >L> G HNL> IKL LG EM>2008 PL M> K>LNEM H M> @EHE GG >M>KEGL (G>K & > K>L 2010). > HO>KEE K>MNKG KHF K>L>GMEGO>LMF>GM H 2.8% PL M> EHP>LM K>MNKG LG 1995.
> O>K@> HO>KEE K>MNKG HK K>L>GME GO>LMF>GM HK M> I>KH 1995-2002 HK+/ IKM 16% & NELD>K (2002). >L>K>MNKGL P>K> FNK MG M> MHME K>MNKGL >HK> G MQ MM M>L> NMHKL
>LMFM> HK >K>GM MRI>L H EGEHKL NLG@ >K>GM LLNFIMHGL G M HNMLMH G EH> >EHP): MHME K>MNKGL P>K> >LMFM> >MP>>G 7% G 9%.
@@F E
E> 4 LHPL M> HEL EOG@ G M> IKOM> K>GM> L>L M> >K>GL >MP>>G M> MPH L> IKOM> K>GM> FKD>M.>GGML K>GMG@ KHF G HK@GSMHG @>K O>K@> LIHLE> HNL>HEG MG M>GGML K>GMG@ KHF G GONE EGEHK. NKM>KFHK>, M>GGML K>GMG@KHF G GONE EGEHK M>G MH > RHNG@>K - >EHP 30 - G 56% H HNL>HEL
K> LG@E>, GER EK@> LMN>GM IHINEMHG. > HO>K65L K> FHK> LMKHG@ER K>IK>L>GM> G M> HK@GSMHG EGEHK L> LG@E>LPM 51% K> ELH HO>KK>IK>L>GM> G ML L> IKOM> K>GM> FKD>M. G M>KFLH >MGGGML K> NM HK@GSMHG EGEHK L>K@> HK EE NMHEL, PE> M> IKHIHKMHG H NM-HEL G M> GONE EGEHKL L>K M 87%.
M ML @ O>K@> I>KH H H HO>K 11 R>KL PM GONE EGEHKL - M> IKOM> K>GM> L> FHE> L> LHGM> L> L>EMO>ER EHP HNL>HE FHEMR, M> O>K@> I>KH H H LMHKR H M> IKOM> K>GM> FKD>M, M> HK@GSMHG EGEHK L>OMER M>G> MH > HFGM> R >E>KER I>HIE>. > P>EEG@L @>G>KEER P>K>NEM M MF> P>G M PL GHKFE HK HNL>HEL MH K>GM G GHM MH FHO> GMH HPG>K-H
8/9/2019 Towards the Sustainable Private Sector
67/155
8/9/2019 Towards the Sustainable Private Sector
68/155
' @ GFK I, FJE @ EGEE
> K>@NEMHKR KF>PHKD GHPRL K> K>EMO>ER lG>NMKEm, FIERG@GH LI>L HK >M>K K>GME M>GNK>: M> KNE>L HK K>GM-GNK>G HNLG@ EEHPGL K> M> LF> HK IKOM> K>GMG@ G LHGMG@. L LELH M> P>G G MQ L K>: LH HK@GS-MHG EGEHKL HM IR G MQ. HK IKOM> GONE EGEHKL M>K> LELH GH LI>KLHGE G MQ MK>MF>GM HK K>GME G G K KGM>KIKL> L HK HM>K I>KLHGE P>EM. >G HM>K MQ>LLNK MQ, OEN> > MQ G EHKMR MQ, K> , M>K> LGH >K>GM MK>MF>GM HK EGEHKL G IKOM> K>GMG@ MG HK GR HM>K IKHI>KMRHPG>K.
R#+1 !+1/) a+" 0#!2/16 $ 1#+2/#
> >M>KEGL L LMKGM K>@NEMHG LRLM>F MM KL HM LH K>GMG@ G L GHM K>EM> MH HPG>KLI H M> P>EEG@ (G>K >M E 2009;H>DLMK 2010). B>EHP KMG K>GM MK>LHE K>GM K>@NEMHGL IIER. I NGME NER1LM, 2011, M> M> P>G M> K>@NEM> K>GML H LMMG@ M>GGML K> GL> >K, M> LH- lE>KESMHG K>GM E>O>Em PL n652.52 I>K FHGM. >@KE>LL HPH HPGL M> P>EEG@, K>GM NI MH HK >JNOE>GM MH M> lE>KESMHGm K>GM E>O>E L K>@-NEM>, G M> K>GM HO> MM E>O>E L K> >K>@NEM> HK lE>KES>m K>GM.
G M> IKOM> K>GM> L>EEG@L O> K>@NEM> K>GM; @>K IKHIHK-MHG H IKOM> GONE EGEHKLm IKHI>KM>L (77%) G EHP>K IKHIHKMHG HK HK@G-SMHG EGEHKLm (59%).2
P>EEG@L PM K>@NEM> K>GM K> LN>EEG@ OENMHG LRLM>F; P>EEG@LK> @O>G IHGML HG M> LL H M>K JNEMR G L (MG>KEER MM EHGM>L K> NG>KOEN> GML LF. BL> HG M> GNF>K H IHGML, FQFNF K>GM L >M>KFG>.L M> K>GM MM M> EGEHK L>ML HK G>P E>L>, NM M> EGEHK H>L GHMO> MH L>M M> FQFNF K>GM. >GML G M> IKOM> K>GM> L> HG O>K@> 84%
H M> FQFNF K>GM (@H 2010). C>GMKE @HO>KGF>GM GGNEER L>ML FQFNF K>GMGL> HK P>EEG@L PM K>@NEM> K>GM. G 2007 M> @HO>KGF>GM LGL> K>GML R M> KM> H GEMHG (G>K >M E 2009).
>GML HG IKOM> K>GM> P>EEG@L PM FHK> MG 143 JNEMR IHGML G K>GM HO>M> lE>KESMHGm K>GM E>O>E (H>DLMK 2010) K> GHM K>@NEM>; M> GME K>GM GHK M>GGNE K>GM GL> L .
68
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:17 PM Page 68
8/9/2019 Towards the Sustainable Private Sector
69/155
A M>GG>F>GM G M> IKOM> K>GM> L>GM> I>KH(ELG@ >M E 2007; G>K >M E 2010). M F>GL M> P>EEG@ L LHE M> M>GG-
. > M>GGM L MH @O> HG> FHGMmL GHM MH E>O>. HF> E>L>L,HP>O>K, K>JNK> M> M>GGM MH K>GM M> P>EEG@ HK M E>LM HG> R>K. A EGEHK KFGM> GM M>GG>F>GM NG>K LI>>> NK@>GMER HK L HPG NL>.
S20"#0
AL >QIEG> HO>, NGME M> 1980L, M>K> P>K> LFEK LNLR KKG@>F>GML OE-E> MH HM LH EGEHKL (ELG@ >M E 2007; H>DLMK 2010). >L>LNL>L MH M> KNGGG@ P>EEG@L G P>K> I HNM GGNE-
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
PO> HNLG@ EEHPG. L L K>GHK R M> HKFNE HK HK-EMR F>KL PJNK>L MM @KHLL HNL>HEGL I>K FHGM LHNE > M E>LM HNK MF>L M> K>GM E>O>E I>K FHGM (>G OHHK> E>>HF@>OG@ >G GKLMKN
8/9/2019 Towards the Sustainable Private Sector
70/155
A$$/"a)16
G 2006 M> O>K@> FHGMER K>GM >HK> M> >NGM EEHPGL FHNGM>MH n469 G M> IKOM> K>GM> L> LHGM> L>RE>G &G>K 2009). AL EK@>K IKHIHKMHG H LHGGML P>K> G K>IM H HNLG@EEHPGL, M>L> EEHPGL FHNGM> MH >NGM H n53 G M> LHGM> L>N IKOM> K>GM> L> >K->G >MP>>G M> O>K@> K>GML I R HNL>HEL G M> MPH L>K@> n344 I>K FHGM G IKOM> M>GGML I HG n446 I>KFHGM. AO>K@> FHGMER LIHLE> G I>K HNL>HE FHNGM> MH n1,720.
E> 5 LHPL MPH PRL H F>LNKG@ M> HKEMR H K>GME HNLG@. +G> MH L MH IKHIHKMHG H LIHLE> HNL>HE G LI>GM HG K>GMM>K HNLG@ EEHPGL. M L FHK> MG 30%, M> K>GM L K> NGHKE> -G 2006 IKOM> K>GMG@ PL E>LL HKE> MG LHGMG@. AEFHLM 30% H IKOM>M>GGML KMH HO> 30%, PE> 19% H LHGGML >Q>> MM E>O>E.
> HKEMR LNE G, >G> L M>LIHLE> G E>M MH HNL>HE M>K HNLG@ >QI>GL>L O> >>G >N.E> 5 LHPL M> I>KGM@> H HNL>HEL MM H GHM O> >GHN@ K>LNE GMH > E> MH HK FH>LM NM >JNM> E>LMRE> (M L ELH IHLLE> MH L> M HK L< E>LMRE>). +G ML GMG@ PLFHK> HKE> MG LHGMG@, EMHN@ M> >K>G >MP>>G M> M>GNK>L PL
70
T!(a#d$ a $&$%aiable "#i'a%e #e%ed $ec%!#
5 F@ GEE E@@ F@ 30% F EE@ @ @F F GE@ I@E K EF @ IF EG @ EF H@ J@EE, 2006
F @F F EEGE @ > 30% < -@EF GF
@F EF 21.2 21.2
HF @F 29.4 19.6
@F 19.0 21.6
BL> HG H+ 2006 RE>G & G>K, 2010).
2d%ec&i!"$%fial_1a%ec&i!a'&h!$%d$af&.#(d 9/26/2011 12:17 PM Page 70
8/9/2019 Towards the Sustainable Private Sector
71/155
LFEE. AEFHLM 20% H IKOM> L>GGML E>LL K>LNE G MG K>JNK> HK FH>LM E>LMRE> MH 22% FHG@ LHGM> M>GGML. > HFGGM
>O>EHIF>GM G HKEMR HP>O>K L MM M> O>K@> @I G G >MP>>G M>G-GML G HPG>K-H>G GLG@ LG 1986. G MM R>K, M> >K>G>MP>>G HM M>GNK>L PL 40%, PE> G 2009 M> O>K@> G H HF>HPG>KLPL EFHLM HNE> M> O>K@> G H M>GGML (BE> 2010). L F>GL MM M>HO>KEE K>GM> L>G@ FK@GES> G M>KFL H GL (G>K &BHNF>>LM>K 2010).
@ FJF@
> G MQ I R IKOM> EGEHKL >KL H EGEHK
(G>K >M E 2009). >K> K> HNK FG MRI>L H MQ>L HG G KHF IKOM> K>GM-> P>EEG@L, MPH HK HK@GSMHG EGEHKL G MPH HK IKOM> GONE EGEHKLPM LHF> OKMHGL.
+K@GSMHG EGEHKL G IKG IR G MQ. >L> IKH>LLHGEEGEHKL (L) K> LN> MM FHNGM (2011;MMI://PPP.>ELMG@>GLM.GE/SD>ED/O>GGHHMLELMG@/O>[email protected]). L MQ K>@F> ELH IIE>L MH LHK>OG GGO>GN>L (GN. >IK>O>K EFM>. PH DGL HHK@GSMHGL K> >Q>FIM KHF G MQ: I>GLHG NGL G GLMMNMHGL,PQER GO>LM G K>E >LMM> (LN M>RIR O>G MH M>K LK>HE>KL (ELG@ >M E 2007; H>DLMK 2010). G M>>M>KEGL, M>L> HK@GLMHGL K> LLMF>GM GLMMNMHGL (B) P LFEK GO>LMF>GM O>L MH >E LMM> GO>LMF>GM KNLML (L).
HK IKOM> GONE EGEHKL M>K> K> MPH FG G MQ HIMHGL HK M>K K>GMEL: M>R FR > MQ> L FHK> HK E>LL IKH>LLHGE >GMK>IK>G>NK, HK L GGO>LMHK.3 G IK MQ GLI>L PL. G M> KLM LMNMHG M>
EGEHK L MK>M> L KNGGG@ NLG>LL G L MH IR I>KLHGE G MQ ED> GRHM>K NLG>LL PKLHGE G MQ. A KM> (52% >G@ M> @>LM KM>).HL> >>F> MH > lK>E IKH>LLHGELm PH K> >EHP 65, P>G M> I>KH LMKML,G LI>G M E>LM 1,225 HNKL R>K HG M> NLG>LL GMK>IK>-G>NKmL >N IKH>LLHGE PH PHKDL >P>K HNKL HG M> NLG>LL
8/9/2019 Towards the Sustainable Private Sector
72/155
MD> OGM@> H LNNG> & NELD>K (2002) O> lK>E IKH>LLHGEm O>L MHME 0.2% @>K K>MNKG MG M> EMM>K M>K MQ.
KOM> GONE EGEHKL PH K> >>F> MH > GO>LMHKL K> LN> G KHF M>K IKHI>KM>L