financial contracting theory meets the real world an empirical analysis of venture capital contracts we compare the characteristics of real world financial contracts to their counterparts in financial contracting theory we do so by studying the actual contracts between venture capitalists vcs and entrepreneurs the distinguishing characteristic of vc financings is that they allow vcs to separately allocate cash flow rights board rights voting rights liquidation rights and other control rights we describe and measure these rights we then interpret our results in relation to existing financial contracting theories we also describe the interrelation and the evolution across financing rounds of the different rights query 1 query 2

eco labeling in commercial office markets do leed and energy star offices obtain multiple premiums this paper investigates the effect of eco labeling on rental rates sale prices and occupancy rates the consensus emerging from previous studies appears to be that investors in and occupiers of eco labeled buildings obtain a bundle of benefits related to lower operating costs reputation benefits and productivity higher in this study a hedonic model is used to test whether the presence of an eco label has a significantly positive effect on rental rates sale prices and occupancy rates of commercial office buildings in the us the results suggest that office buildings with energy star or leed eco labels obtain rental premia of approximately 3 5 dual certification produces an additive effect with rental premia estimated at 9 respective sale price premia for energy star and leed labeled office buildings are 18 and 25 the sale price premium for dual certification is estimated at 28 29 an occupancy premium could not be confirmed for leed labeled office buildings and only a small positive occupancy premium was found for energy star

a liquidity based model of security design we consider the problem of the design and sale of a security backed by specified assets given access to higher return investments the issuer has an incentive to raise capital by securitizing part of these assets at the time the security is issued the issuer s or underwriter s private information regarding the payoff of the security may cause illiquidity in the form of a downward sloping demand curve for the security the severity of this illiquidity depends upon the sensitivity of the value of the issued security to the issuer s private information thus the security design problem involves a tradeoff between the retention cost of holding cash flows not included in the security design and the liquidity cost of including the cash flows and making the security design more sensitive to the issuer s private information we characterize the optimal security design in several cases we also demonstrate circumstances under which standard debt is optimal and show that the riskiness of the debt is increasing in the issuer s retention costs for assets

limited liability and incentive contracting with ex ante action choices abstract this article examines a principal agent model of financial contracting in which a risk neutral entrepreneur agent makes an unobservable ex ante effort choice while employing the investment funds of a risk neutral investor principal the key innovation is that the investment contract is subject to statutory liability limits given these liability limits two settings are considered one in which the investor payoff function is also constrained to be monotonically nondecreasing in firm profit and another in which no such monotonic contract constraint is imposed in the former case a standard debt contract is shown to emerge and a first best effort choice is not achieved in the latter setting the optimum is characterized by a live or die payoff function and a first best effort level may or may not be realized

the economics of small business finance the roles of private equity and debt markets in the financial growth cycle abstract this article examines the economics of financing small business in private equity and debt markets firms are viewed through a financial growth cycle paradigm in which different capital structures are optimal at different points in the cycle we show the sources of small business finance and how capital structure varies with firm size and age the interconnectedness of small firm finance is discussed along with the impact of the macroeconomic environment we also analyze a number of research and policy issues review the literature and suggest topics for future research

strategic liquidity supply and security design we study how securities and issuance mechanisms can be designed to mitigate the adverse impact of market imperfections on liquidity in our model asset owners seek to obtain liquidity by selling claims contingent on privately observed future cash flows liquidity suppliers can be competitive or strategic in the optimal trading mechanism associated to an arbitrary given security issuers with low cash flows sell their entire holdings of the security while issuers with high cash flows are typically excluded from trade by designing the security optimally issuers can avoid exclusion altogether we show that the optimal security is debt because of its low informational sensitivity debt mitigates the adverse selection problem furthermore by pooling all issuers with high cash flows debt also reduces the ability of a monopolistic liquidity supplier to exclude them from trade in order to better extract rents from issuers with lower cash flows

doing good but not that well a dilemma for energy conserving homeowners abstract in this paper the issue of market capitalization of energy efficient buildings is addressed by considering single family housing in sweden and through analyzing as to what extent the market price for a house is influenced by its energy performance are swedish homeowners doing well by doing good we make use of information provided by the swedish energy performance certificates for single family homes matched with data on the corresponding transaction prices household characteristics and attributes of the neighborhood the resulting database covering about 77 000 individual observations is used to analyze the relationship between the price of a house and its energy performance by means of a hedonic model unlike most other studies the energy performance is decomposed into energy consumption and several other variables characterizing the energy system the main question addressed is if there is a price premium for energy efficient housing in sweden our results differ from earlier studies and indicate no price premium related to the energy consumption but substantial premiums for housing attributes that improve the energy efficiency a likely explanation is that prospective buyers of new homes base their expectations about future energy consumption on those attributes rather than on the energy consumption of the previous owner

the estimation of demand parameters in hedonic price models this paper shows that the econometric problem of estimating hedonic demand parameters is not a standard identification problem caused by demand supply interaction as has been often assumed estimation procedures based on this assumption lead to biased results the hedonic estimation problem is instead caused by the endogeneity of both prices and quantities when households face a nonlinear budget constraint an instrumental variables solution to this problem is suggested using instruments that exogenously shift the budget constraint

estimating the implicit price of energy efficiency improvements in the residential housing market a hedonic approach abstract in this study a hedonic price model has been used to examine the impact which efficiency improvements have on housing values our study represents an improvement over a previous attempt to examine this issue in that the independent variable used in our analysis is designed to reflect variation in structural efficiency levels among sample homes rather than variation in occupant lifestyles and preferences in addition a flexible functional form is used to prevent bias due to misspecification of the hedonic price equation the study results reveal that efficiency improvements are capitalized into housing prices in des moines iowa at the average efficiency level of homes in the sample an efficiency improvement which results in a 1 decrease in the level of expenditures necessary to maintain the house at 65 f in the average heating season will increase the expected selling price of the house by 11 63 the premium obtained for an equivalent efficiency improvement will be greater than 11 63 in a relatively efficient home and less than 11 63 in a relatively inefficient home without further information concerning the price expectations and discount rates utilized by des moines home buyers and the average remaining life of fuels saving investments in the sample it cannot be determined whether the housing market is pricing fuel savings efficiently regardless of whether or not the implicit price of fuel savings is the outcome of an efficient market information on this implicit price facilitates the estimation of an average resale value of fuel saving investments in addition the results of this study refute the hypothesis that efficiency improving investments are not capitalized into housing prices

optimality of debt under flexible information acquisition we study the optimality of debt through the interaction between se curity design and information acquisition an impatient seller designs an asset backed security and a buyer decides whether to buy it to provide liquidity facing dierent securities the buyer has incentives to acquire in formation from dierent aspects of the fundamental which in turn aects security design speci cally the buyer bene ts from information acqui sition at the expense of the seller through adverse selection the seller hence deliberately designs the security to induce the buyer to acquire the information least harmful to the seller s interest since securities can be designed in arbitrary ways the resulting incentive to acquire information is very exible thus we introduce exible information acquisition to capture this interaction we show that debt is uniquely optimal com pared with the security design literature we neither assume monotonicity of the feasible securities nor impose various distributional assumptions on the fundamental or information structures fixed aggregate cash ow and homogeneous information cost are two key factors driving the results jel d86 d82 g32

staying in business abstract the paper analyses factors which help a small entrepreneurial firm to stay in business the time scale for the analysis is three years 1985 1988 the main issue that the paper is concerned with is the role of market and financial variables primary source data are used an estimated probit model indicates that for this sample product range and gearing are the key maket and financial variables respectively the greater the product range and the lower the gearing ceteris paribus the better the chances of staying in business

the value of domestic building energy efficiency evidence from ireland abstract following the transposition of the eu energy performance of buildings directive into irish law all properties offered for sale or to let in ireland are obliged to have an energy efficiency rating this paper analyses the effect of energy efficiency ratings on the sale and rental prices of properties in the republic of ireland using the heckman selection technique we model the decision to advertise the energy efficiency rating of a property and the effect of energy efficiency ratings on property values our results show that energy efficiency has a positive effect on both the sales and rental prices of properties and that the effect is significantly stronger in the sales segment of the property market we also analyse the effect of energy efficiency across different market conditions and we find that the effect of the energy rating is generally stronger where market conditions are worse

energy performance certificates and investments in building energy efficiency a theoretical analysis abstract in the european union energy performance certificates epcs provide potential buyers or tenants with information on a property s energy performance by mitigating informational asymmetries on real estate markets the conventional wisdom is that they will reduce energy use increase energy efficiency investments and improve social welfare we develop a model that partly contradicts these predictions although epcs always improve social welfare in the absence of market failures other than asymmetric information their impact on energy use and investments is ambiguous and depends both on the time horizon considered and the distribution of energy needs in the population this implies that in a second best world where energy externalities are under priced epcs can damage social welfare

doing well by doing good green office buildings this paper provides the first credible evidence on the economic value of the certification of green buildings in the commercial sector value derived from impersonal market transactions rather than engineering estimates we match publicly available information on the addresses of energy star and leed rated office buildings to a commercial data source detailing the characteristics of u s office buildings and their rental rates we analyze the micro data on 694 certified green buildings and on 7489 other office buildings located within a quarter mile of the certified buildings we find systematic evidence that rents for green offices are about two percent higher than rents for comparable buildings located nearby effective rents i e rents adjusted for the occupancy levels in office buildings are about six percent higher in green buildings than in comparable office buildings nearby at prevailing capitalization rates conversion of the average non green building to an equivalent green building would add more than 5 million in market value these results are robust to the statistical models employed

irresponsible lending with a better informed lender we present a simple model of personal finance in which an incumbent lender has an information advantage vis a vis both potential competitors and households in order to extract more consumer surplus a lender with sufficient market power may engage in irresponsible lending approving credit even if this is knowingly against a household s best interest unless rival lenders are equally well informed competition may reduce welfare this holds in particular if less informed rivals can free ride on the incumbent s superior screening ability this article proposes a new framework for analysing household or consumer lending using its past experience with borrowers in the same local area or borrowers facing similar economic conditions a sophisticated lender may often have a better estimate of a household s default probability than the household itself i derive the conditions where such information asymmetry can lead to irresponsible or too aggressive lending in which case credit is approved even though this is knowingly against a household s best interest admittedly the more standard approach is to assume that borrowers represent the better informed party while we do not want to dismiss the importance of borrower adverse selection the presumption that sophisticated and experienced lenders can estimate the default probability better than individual borrowers may be particularly suitable if borrowers are households individual households may not have statistically accurate information about the likelihood of say losing their job in an economic downturn or of incurring large medical bills in the future both of which may cause them to default on a loan on the other hand we do not presume that households own estimates are biased on average i borrow the assumption of informed lending from inderst and m ller 2006 where a lender is better informed about the expected cash flow from a newly financed project my current analysis is tailored instead towards household finance and my focus is on whether too aggressive lending can occur in equilibrium this focus is motivated by the particular attention that policy makers have given to this issue for instance in the uk various reports and taskforces on consumer lending practices and more generally on the surge of household debt have brought up

on the use of hedonic regression models to measure the effect of energy efficiency on residential property transaction prices evidence for portugal and selected data issues abstract using a unique dataset of 256 000 residential property sales for portugal this paper reveals a clear sales premium for energy efficiency which is more pronounced for apartments 13 than for houses 5 to 6 price premiums tend to increase from 2009 to 2013 a period in which the portuguese housing market was depressed quantile regression reveals that when compared with the rest of the sample the group of the most energy efficient properties receives a statistically relevant price premium that is mostly stable across the entire spectrum of the conditional price distribution cross country comparisons suggest that energy efficiency price premiums are higher than those found for central and northern european markets illustrations on the effect of data issues in hedonic regression models are provided they show how the use of appraisal prices and explanatory variables with measurement errors may seriously bias energy efficiency partial effect estimates in contrast the omission of variables associated with the quality of the properties has not produced relevant distortions finally it became apparent that the use of smaller datasets would have produced similar results as no significance inflation was produced by the portuguese large scale dataset

the price of energy efficiency in the spanish housing market the housing sector is a substantial consumer of energy and therefore a focus for energy savings efforts the energy performance certificate epc is the main eu policy to improve the energy performance of buildings following the implementation of the epc directive into spanish law from june 2013 all properties offered for sale or rented out in spain are required to have an epc given that this is a recently introduced regulation unlike other european housing markets the spanish one lacks market data on energy efficiency ee labels and their impact on housing price in order to overcome this gap we determine the ee ratings of a sample of 1 507 homes across spain on the basis of information collected previously through household surveys this information allowed us to answer the question of whether or not and to what extent spanish housing markets capitalise the value of ee we apply the hedonic price technique and observe that more energy efficient dwellings meaning higher ee rating have a price premium between 5 4 and 9 8 compared to those with the same characteristics but lower ee level

wages rents and the quality of life this study focuses on the role of wages and rents in allocating workers to locations with various quantities of amenities the theory demonstrates that if the amenity is also productive then the sign of the wage gradient is unclear while the rent gradient is positive the theory is extended to include the housing market and nontraded goods these extensions require little modification of the conclusion the empirical work on wages shows that the regional wage differences can be explained largely by these local attributes with the use of site price data implicit prices are estimated and quality of life rankings for the cities are computed

the production of housing services and the derived demand for residential energy most studies of residential energy usage treat energy as a final consumer good this study explicitly considers the production of housing service flows from stocks of real estate and flows of operating inputs and considers the demand for residential energy as a factor input the empirical results based upon analysis of a sample of newly constructed dwellings and their occupants are used to evaluate the effects of energy price changes on the price of housing services and on the demand for housing and real estate thus indicating the extent of residential energy conservation in response to higher prices finally the results are used to analyze federal and state tax subsidies for residential energy conservation

new estimates of quality of life in urban areas implicit markets capture compensation for intraurban and interregional differe nces in amenities and yield differences in housing prices and wages these pecuniary differences become preference based weights in a qual ity of life index hedonic equations are estimated using microdata fr om the 1980 census and assembled county based amenity data on climati c environmental and urban conditions ranking of 253 urban counties reveals substantial variation within as well as among the 185 urba n areas the quality of life differences across counties within one s msa is almost one half of the difference between the top and bottom ranked counties in the nation copyright 1988 by american economic association

housing market capitalization of thermal integrity abstract the extent to which housing markets capitalize investments in energy efficiency is important to observe the uncertainty now associated with this process can lead households to allocate resources inefficiently in the production of thermal comfort by substituting more fuel inputs for less capital from a policy perspective the end result of this is the continued construction of units in the housing stock with sub optimal levels of energy efficiency this study is a cross sectional analysis of houses constructed through the energy efficient housing demonstration program of the minnesota housing finance agency values of investments in energy efficiency are derived from a hedonic regression which includes a vector of thermal integrity factors as an independent variable

housing market capitalization of energy saving durable good investments energy conservation in the residential sector depends in large measure upon the willingness of builders and homeowners to invest in the durable goods which result in an energy efficient house since these durable goods generally become attached permanently to the dwelling unit and since ownership of the unit is likely to change within the expected lifetime of the installed equipment the incentive to invest in conservation measures depends upon the efficiency of the housing market in capitalizing the financial benefits of future fuel savings this paper examines housing market efficiency in this regard by first estimating an hedonic price index with the annual fuel bill included as an explicit attribute of the structure then from the estimated hedonic price of a one dollar reduction in annual fuel costs and assumed fuel price escalation rates and remaining lifetimes of the equipment implicit housing market discount rates are calculated the relatively low estimated discount rates indicate that the housing market performs efficiently in capitalizing future fuel savings

costs and benefits of energy efficiency obligations a review of european programmes abstract the economics of energy efficiency programmes have been subject to considerable academic debate lasting well over three decades now in this paper we contribute to this debate by reviewing the costs and benefits of a specific type of policy instrument that recently gained significant traction in europe energy efficiency obligations eeos following the introduction of the eu energy efficiency directive in 2012 the number of eeos in europe has grown from five schemes to now 16 eeos in operation or planned across the eu there is an emerging body of evidence on the costs and benefits of energy efficiency obligations covering a wider range of eu countries which offers an opportunity to improve our understanding of the economics of energy efficiency obligations in this paper we draw on this new data and provide a a comparative analysis of the costs and benefits of eeos in a number of european countries b discuss the uncertainties and challenges around calculating the costs and benefits of energy efficiency obligations and c provide a categorisation of the multiple benefits often overlooked in cost benefit analyses

unobservables in consumer choice residential energy and the demand for comfort a model of consumption of residential energy in dwellings is developed distinguishing between attributes of housing that provide direct benefits to consumers and attributes that serve as inputs in the production of final goods for example the thermal comfort of dwellings empirical estimates are made of the mode based upon the annual housing survey and the results are used to calculate the effects of changes in energy prices on the consumption of housing residential energy and other goods the analysis suggests that the adjustment process within the housing market permits a great deal of substitution in response to energy price changes copyright 1989 by mit press

energy performance ratings and house prices in wales an empirical study this paper investigates the effect of energy performance certificate epc ratings on residential prices in wales drawing on a sample of approximately 192 000 transactions the capitalisation of energy efficiency ratings into house prices is investigated using two approaches the first adopts a cross sectional framework to investigate the effect of epc rating on price the second approach applies a repeat sales methodology to investigate the impact of epc rating on house price appreciation statistically significant positive price premiums are estimated for dwellings in epc bands a b 12 8 and c 3 5 compared to houses in band d for dwellings in band e 3 6 and f 6 5 there are statistically significant discounts such effects may not be the result of energy performance alone in addition to energy cost differences the price effect may be due to additional benefits of energy efficient features an analysis of the private rental segment reveals that in contrast to the general market low epc rated dwellings were not traded at a significant discount this suggests different implicit prices of potential energy savings for landlords and owner occupiers

building energy efficiency a research branch made of paradoxes abstract the literature dealing with building energy efficiency has long since debated about the possible occurrence of the so called jevons paradox in a nutshell benefiting from energy savings due to transition to high performance buildings may the same savings cause a kind of rebound effect by acting as an incentive to increase consumptions on closer inspection this is not the only paradox affecting the research branch that focuses on the energy used by the buildings and the building industry a second paradox is that investments in energy efficient solutions may contribute to energy price control which in turn lends itself to make the same investments not profitable a third paradox lies in the need to adopt energy intensive materials in order to achieve substantial energy savings in operation hence sometimes we just substitute a certain amount of operating energy with a more or less commensurate amount of embodied energy here we argue that the joint consideration of the paradoxes mentioned above should not be neglected since it brings with itself several implications needing to be disentangled whether we aim to get further enhancements in this disciplinary field

informed lending and security design we examine the role of security design when lenders make inefficient accept or reject decisions after screening projects lenders may be either too conservative in which case they reject positive npv projects or too aggressive in which case they accept negative npv projects in the first case the uniquely optimal security is debt in the second case it is levered equity in equilibrium profitable projects that are relatively likely to break even are financed with debt while less profitable projects are financed with equity highly profitable projects are financed by uninformed arm slength lenders professional lenders have specialized expertise in screening projects unlike the typical entrepreneur to whom they lend they have been exposed to a wide variety of projects in the past professional lenders have experienced loan officers and analysts who know precisely what information is relevant how to treat soft information such as management quality and how to weigh the various pieces of information in making a forecast of the project s cash flows and default risk this paper examines how securities should be optimally designed when lenders make inefficient accept or reject decisions after screening projects in our model screening generates an informative albeit private signal about the project s profitability high signals indicate a positive net present value npv and low signals indicate a negative npv where the project s npv is increasing

extreme screening policies abstract we show that a lender often experiences increasing marginal returns to screening in a standard setting where the lender decides how intensively to screen the projects of prospective borrowers the increasing marginal returns imply that even small changes in industry parameters can produce large changes in equilibrium screening intensity in particular a small reduction in the expected return from borrowers projects can produce a pronounced increase in the screening of prospective borrowers with substantial corresponding welfare effects

the economics of green building we analyze the economics of green building finding that recent increases in the supply of green buildings and the volatility in prop erty markets have not affected the returns to green buildings we then analyze a large cross section of office buildings demonstrating that eco nomic returns to energy efficient buildings are substantial finally we relate the economic premiums for green buildings to their relative effi ciency in energy use the attributes rated for thermal efficiency as well as sustainability contribute to premiums in rents and asset values among green buildings increased energy efficiency is fully capitalized into rents and asset values

private information in executive stock option trades evidence of insider trading in the uk uk executives stock option exercises and associated sell decisions are motivated by private inside information executives use their inside information to lock in short term gains and to sell stock acquired prior to negative abnormal stock returns this informed trading is robust to the alternative factors that might motivate the exercise of executive stock options including option moneyness and value of exercise we suggest that the disparity in informed trading between us and uk executives option trades is related to important differences in the proportion of executive remuneration linked to options the regulation of options and the taxation of option gains

the value of energy efficiency and the role of expected heating costs the german energy performance of buildings directive requires sellers on the housing market to provide detailed information on expected yearly energy consumption per square meter energy performance eps this paper uses variation in local fuel prices and climate fuel types and building ages to analyse the relationship between expected energy cost savings from energy efficient building structure and house prices in a data set of listing prices from all regions of germany results suggest that heating cost considerations are less relevant than previously thought

optimal long term financial contracting we develop an agency model of financial contracting we derive long term debt a line of credit and equity as optimal securities capturing the debt coupon and maturity the interest rate and limits on the credit line inside versus outside equity dividend policy and capital structure dynamics the optimal debt equity ratio is history dependent but debt and credit line terms are independent of the amount financed and in some cases the severity of the agency problem in our model the agent can divert cash flows we also consider settings in which the agent undertakes hidden effort or can control cash flow risk

the impact of energy labels and accessibility on office rents abstract energy consumption in the commercial property sector offers an important opportunity for conserving resources in this study we evaluate the financial implications of two elements of sustainability energy efficiency and accessibility in the market for commercial real estate an empirical analysis of some 1100 leasing transactions in the netherlands over the 2005 2010 period shows that buildings designated as inefficient with an eu energy performance certificate d or worse command rental levels that are some 6 5 percent lower as compared to energy efficient but otherwise similar buildings labeled a b or c furthermore this study shows that office buildings in multi functional areas with access to public transport and facilities achieve rental premiums over mono functional office districts for policymakers the results documented in this paper provide an indication on the effectiveness of the eu energy performance certificate as a market signal in the commercial property sector the findings documented here are also relevant for investors in european office markets as the importance of energy efficiency and locational diversification is bound to increase following stricter environmental regulation and changing tenant preferences

the price premium for green labelled housing evidence from china the chinese central government introduced the chinese green building label in 2008 which makes china one of the few developing countries with an official rating system of buildings performance in sustainability this paper investigates the existence and magnitude of the price premium associated with this official green label in the residential sector based on a unique data set of green labelled newly built housing projects and their non labelled counterparts from around the country in 2013 an empirical analysis suggests that the labelled housing projects attract a price premium of 6 9 compared with their non labelled counterparts further analysis suggests that this official green label is more effective as a reliable signal of buildings energy efficiency in the chinese context compared with developers self advertised greenness these results provide preliminary evidence that with this official rating system the investment in buildings energy efficiency could be potentially profitable for ho

does energy efficiency matter to home buyers an investigation of epc ratings and transaction prices in england abstract this paper investigates whether energy performance ratings as measured by mandatory energy performance certificates epcs are reflected in the sale prices of residential properties this is the first large scale empirical study of this topic in england involving 333 095 dwellings sold at least twice in the period from 1995 to 2012 applying hedonic regression and an augmented repeat sales regression we find a positive relationship between the energy efficiency rating of a dwelling and the transaction price per square metre the price effects of superior energy performance tend to be higher for terraced dwellings and flats compared to detached and semi detached dwellings the evidence is less clear cut for rates of house price growth but remains supportive of a positive association overall the results of this study suggest that energy efficiency labels have a measurable and significant impact on house prices in england

the benefits of lending relationships evidence from small business data this paper empirically examines how ties between a firm and its creditors affect the availability and cost of funds to the firm we analyze data collected in a survey of small firms by the small business administration the primary benefit of building close ties with an institutional creditor is that the availability of financing increases we find smaller effects on the price of credit attempts to widen the circle of relationships by borrowing from multiple lenders increases the price and reduces the availability of credit in sum relationships are valuable and appear to operate more through quantities rather than prices

hedonic prices and implicit markets estimating demand and supply functions for differentiated products in choosing the level of quality to purchase the buyer of a differentiated product also chooses a point on the marginal price schedule for that product hence in general the demand functions for product characteristics cannot be consistently estimated by ordinary least squares market equilibrium results in a matching of characteristics of demanders and suppliers this matching restricts the use of buyer and seller characteristics as instruments when estimating demand and supply functions for product characteristics the paper develops these issues a stochastic structure for hedonic equilibrium models is then proposed identification results are presented and estimation procedures are outlined

information production dilution costs and optimal security design abstract we investigate the problem of a firm wishing to finance a project by issuing securities under asymmetric information we find that when outside investors can produce noisy information on the firm s quality the degree of information asymmetry resulting in equilibrium is endogenous and depends on the information sensitivity of the security issued thus in contrast to the prediction of the pecking order theory see e g myers and majluf j financial econom 13 1984 187 a security with low sensitivity to private information such as debt does not always dominate one with high information sensitivity such as equity a firm s preference for equity rather than debt depends on the costs of information production the precision of the information production technology and the extent of the information asymmetry we also study the optimal security design problem and find that depending on the cost and precision of the information production technology risky debt or a composite security with a convex payoff emerges as optimal securities

does local financial development matter we study the effects of differences in local financial development within an integrated financial market we construct a new indicator of financial development by estimating a regional effect on the probability that ceteris paribus a household is shut off from the credit market by using this indicator we find that financial development enhances the probability an individual starts his own business favors entry of new firms increases competition and promotes growth as predicted by theory these effects are weaker for larger firms which can more easily raise funds outside of the local area these effects are present even when we instrument our indicator with the structure of the local banking markets in 1936 which because of regulatory reasons affected the supply of credit in the following 50 years overall the results suggest local financial development is an important determinant of the economic success of an area even in an environment where there are no frictions to capital movements

fiscal games and public employment a theory with evidence from russia why do some governments both in different countries and in regions within those countries employ more workers than others existing theories focus on the level of economic development political redistribution and social insurance but they raise additional puzzles and do not account for all evidence or for a global trend toward decentralization of public employment the authors propose a new theory inspired by russia s recent experience that locates one motive for subnational public employment growth in a political and fiscal game between central and subnational governments in countries with weak legal systems local and regional officials may deliberately set their employment levels beyond their fiscal capacity prompting bailouts from the central government which fears the political cost to it if wage arrears accumulate and provoke strikes the authors model the logic of such brinkmanship derive several propositions and show that they and the model s assumptions fit empirical evidence from russia in the 1990s deficiencies of that country s overstaffed underequipped irregularly paid ineffective and strike prone public sector appear to result in part from a system of dysfunctional incentives created by the interaction of electoral pressures with the system of fiscal federalism the authors suggest parallels with latin american countries such as argentina and brazil

optimal design of securities under asymmetric information a firm must decide what security to sell to raise external capital to finance a profitable investment opportunity there is ex ante asymmetry of information regarding the probability distribution of cash flow generated by the investment in this setting we derive necessary and sufficient conditions for a security to be optimal uniquely optimal that is for pooling at this security to be an the unique equilibrium outcome using these conditions we show that the debt contract is uniquely optimal if and only if cash flows are ordered by strict conditional stochastic dominance finally we derive an equivalence relationship between optimal security designs and designs that minimize mispricing