input orientated data envelopment analysis framework for measuring and decomposing economic environmental and ecological efficiency an application to oecd agriculture this paper presents an input orientated data envelopment analysis dea framework which allows the measurement and decomposition of economic environmental and ecological efficiency levels in agricultural production across different countries economic environmental and ecological optimisations search for optimal input combinations that minimise total costs total amount of nutrients and total amount of cumulative exergy contained in inputs respectively the application of the framework to an agricultural dataset of 30 oecd countries revealed that i there was significant scope to make their agricultural production systems more environmentally and ecologically sustainable ii the improvement in the environmental and ecological sustainability could be achieved by being more technically efficient and even more significantly by changing the input combinations iii the rankings of sustainability varied significantly across oecd countries within frontier based environmental and ecological efficiency measures and between frontier based measures and indicators

intergenerational transfers borrowing constraints and saving behavior evidence from the housing market abstract we examine the effects of intergenerational transfers on saving behavior by analyzing transfers targeted to first time home purchases transfer recipients have a shorter time to save for a down payment of 9 20 for each dollar of transfer received total savings falls by 29 40 cents and the down payment rises by 61 71 cents transfer recipients increase the value of the home purchased but by an amount that is much lower than possible if the transfer were fully leveraged in addition transfers appear to help households achieve certain down payment thresholds that give favorable mortgage terms

comparing frontier methods for economic environmental trade off analysis abstract this paper uses a mechanistic frontier approach as a reference to evaluate the ability of conventional parametric sfa and non parametric dea frontier approaches for analyzing economic environmental trade offs conventional frontier approaches are environmentally adjusted through incorporating the materials balance principle the analysis is worked out for the flemish pig finishing case which is both representative and didactic results show that on average sfa and dea yield adequate economic environmental trade offs both methods are good estimators for technical efficiency cost allocative and environmental allocative efficiency scores are less robust due to the well known methodological advantages and disadvantages of sfa and dea for particular firms sfa dea and the mechanistic approach may yield different economic environmental trade offs one has therefore to be careful when using conventional frontier approaches for firm specific decision support the mechanistic approach allows for optimizing performances per average present finisher which is the production unit in pig finishing conventional frontier methods do not allow for this optimization since the number of average present finishers varies along the production functions since the mechanistic production function is based on underlying growth feed uptake and mortality functions additional firm specific indicators can also be calculated at each point of the production function

analysis of environmental efficiency variation in this article we develop and implement a methodology for analyzing the sources of variation in environmental efficiency across producers we formulate a two stage model in the first stage we use stochastic frontier analysis to estimate both technical and environmental efficiency in the second stage we again use stochastic frontier analysis to regress estimated environmental efficiency scores against a variety of technology physical environment and management variables in this stage we estimate the impact of each explanatory variable on environmental efficiency and we derive conditional estimates of environmental efficiency from the one sided error component we illustrate our methodology with an empirical application to a panel of dutch dairy farms we find evidence of relatively low levels of environmental efficiency and we find that environmental efficiency can be improved through a number of policy options including the provision of farmers with more insight into the nutrient balance of their farms

credits and non interest rate determinants of loan demand a spanish case study this article uses bivariate probit analysis to model the potential relationship between the condition of being credit unconstrained and holding loans as well as to ascertain determinants of a household being credit unconstrained and likely holding consumer and real estate loans it documents that family size education permanent and transitory incomes among others affect spanish households desire and capacity to hold loans furthermore these factors were found to affect demands for real estate and consumer loans differently in general the above and other results from this research provide insights that would interest credit consumers credit suppliers and policy makers in spain

availability of mortgage loans in volatile real estate markets abstract this paper presents a default model for mortgages on single family houses implying a higher probability of negative equity and thus default in real estate markets with high price volatility mortgage lenders compensate for the increased default probability in volatile markets by demanding higher downpayments or increased creditworthiness of loan applicants thus making mortgage loans more difficult to obtain an empirical analysis finds greatly varying price volatility in single family real estate markets in a sample of 42 cities consistent with the implications of the model the empirical analysis finds that the fraction of low downpayment loans declines in volatile markets

dying to save taxes evidence from estate tax returns on the death elasticity this paper examines data from u s federal tax returns to shed light on whether the timing of death is responsive to its tax consequences we investigate the temporal pattern of deaths around the time of changes in the estate tax system periods when living longer or dying sooner could significantly affect estate tax liability we find some evidence that there is a small death elasticity although we cannot rule out that what we have uncovered is ex post doctoring of the reported date of death

testing a theoretical model of mortgage demand on uk data mortgage demand is a poorly understood and under researched aspect of the financial behaviour of households this paper tests empirically the basic results of brueckner s model of mortgage demand on uk mortgage market data the choice of mortgage instrument is used to identify impatient debt maximizers and patient borrowers who borrow at intermediate levels thus the research confirms the conditions under which households will use the largest possible mortgage and the circumstances under which savings are invested in the property a unique contribution of the work is the estimation of mortgage demand equations corrected for endogenous housing demand for a single housing finance system where borrowers face different opportunity costs of equity in their owner occupied property allowing a purer test of the theoretical model

a literature study for dea applied to energy and environment abstract this study systematically summarizes previous research efforts on data envelopment analysis dea applied to energy and environment in the past four decades including concepts and methodologies on dea environmental assessment industrial developments are very important for all nations in terms of their economic prosperities a problem is that the development produces various pollutions on air water and other types of contaminations all of which are usually associated with our health problems and climate changes thus it is necessary for us to consider how to make a balance between economic success and pollution mitigation to maintain a high level of social sustainability in the world it is widely considered that dea is one of the methodologies to examine the level of sustainability this study examines a recent research trend on dea applications from 1980s to 2010s nowadays many researchers have paid serious attention on how to combat various difficulties in the areas of energy and environment as a result the number of articles on dea applications on energy and environment has dramatically increased particularly after 2000s however it is true that dea has strengths and drawbacks in the applications therefore it is very important for us to carefully use dea for guiding large policy issues and business strategies such as the global warming and climate change an underlying premise of this study is that technology innovation in engineering and natural science may solve various problems by linking it with political and managerial efforts the use of dea provides a methodological linkage among them so enhancing the practicality in mitigating problems due to climate change and environmental pollutions this literature study along with a summary on conceptual and methodological developments provides us with guidelines for our future research works on dea on energy and environment issues

dynamic environmental performance analysis a malmquist index approach abstract this article presents a general framework for dynamic environmental performance analysis by generalizing the approach proposed by kuosmanen and kortelainen kuosmanen t kortelainen m 2005 measuring eco efficiency of production with data envelopment analysis journal of industrial ecology 9 4 59 72 from a static to a dynamic setting for this purpose we construct an environmental performance index epi by applying frontier efficiency techniques and a malmquist index approach compared to other dynamic environmental productivity and efficiency analysis approaches based on these methods our approach builds on the standard definition of eco efficiency as it is presented in the ecological economics literature recognizing the importance to analyze the sources of environmental performance changes we show how changes in overall environmental performance can be decomposed into changes in relative eco efficiency and shifts in environmental technology respectively we apply the presented technique at the macro level to dynamic environmental performance analysis of 20 member states of the european union in 1990 2003 according to the results environmental technical change mostly explains the improvement in overall environmental performance while relative eco efficiency change has been minor for most countries during the sample period

analysis of environmental efficiency variations a nutrient balance approach recent literature has argued that environmental efficiency ee which is built on the materials balance mb principle is more suitable than other ee measures in situations where the law of mass conversation regulates production processes in addition the mb based ee method is particularly useful in analysing possible trade offs between cost and environmental performance identifying determinants of mb based ee can provide useful information to decision makers but there are very few empirical investigations into this issue this article proposes the use of data envelopment analysis and stochastic frontier analysis techniques to analyse variation in mb based ee specifically the article develops a stochastic nutrient frontier and nutrient inefficiency model to analyse determinants of mb based ee the empirical study applies both techniques to investigate mb based ee of 96 rice farms in south korea the size of land fertiliser consumption intensity cost allocative efficiency and the share of owned land out of total land are found to be correlated with mb based ee the results confirm the presence of a trade off between mb based ee and cost allocative efficiency and this finding favouring policy interventions to help farms simultaneously achieve cost efficiency and mp based ee

measurement of agricultural total factor productivity growth incorporating environmental factors a nutrients balance approach this article proposes to use nutrient orientated environmental efficiency ee measures to construct a nutrient total factor productivity index ntfp since nutrient orientated ee measures are consistent with the materials balance principle ntfp index is superior to other existing tfp indexes an empirical study on the environmental performance of an agricultural sector in 30 oecd countries from 1990 to 2003 yielded several important findings first these countries should be able to produce current outputs with at least 50 less aggregate eutrophying power implying that they should have been able to substantially reduce the potential for eutrophication second traditional tfp has grown by 1 6 per annum due to technical progress however there are lags in the responses of several countries to this technical progress third environmental tfp has grown at a slower rate than traditional tfp growth due to reductions in nutrient orientated allocative efficiency finally changes in input combinations could have significantly improved environmental efficiency and productivity these findings favor policy interventions and faster technological transfer to improve environmental performance

a generalized production frontier approach for estimating determinants of inefficiency in u s dairy farms this article investigates farm level efficiency of u s dairy farmers by estimating their technical and allocative efficiency technical inefficiency is assumed to be composed of a deterministic component that is a function of some farm specific characteristics and a random component by doing this we extend the stochastic frontier methodology in which determinants of technicial inefficiency are explicitly introduced in the model given the inputs variations in efficiency of farms are then explained by both deterministic and random components of technical inefficiency the empirical results indicate that a levels of education of the farmer are important factors determining technical inefficiency and b large farms are more efficient technically than small and medium sized farms both technical and allocative inefficiency are found to decrease with increase in the level of education of the farmer

opposites attract the effect of the federal income tax code on community composition abstract if houses in two homogeneous but dissimilar communities are reorganized as a single heterogeneous community property tax payments are shifted from owners of small houses to owners of large houses we consider three aspects of the federal income tax code which causes this shifting to raise aggregate property values in the heterogeneous community first the property tax is deductible and the tax rate structure is progressive second some families do not itemize third the restriction on saving in tax deferring assets suggests the use of different interest rates to capitalize future property taxes because of these aspects heterogeneous communities are established provided the different family types desire similar levels of public service

regional differences in mortgage demand and mortgage instrument choice in the uk koblyakova a hutchison n and tiwari p regional differences in mortgage demand and mortgage instrument choice in the uk regional studies this paper presents empirical evidence of regional variations in mortgage choice decisions within the uk s mortgage sector utilizing british household panel survey bhps data for the years 2001 2007 and 2008 the paper suggests that a household s decision to choose a variable rate mortgage is more likely to occur in areas with lower incomes and affordability rates such as northern england scotland and wales since variable rate mortgages are more sensitive to income and monetary policy shocks the disproportional distribution of variable contracts within the mortgage sector may have a differential impact on the regions

evidence on the demand for mortgage debt by owner occupants abstract this paper explores the relationship between household mortgage debt burdens and housing consumption periodic income nonhousing wealth the income tax position of the household expected mobility and other micro level characteristics that proxy for household risk preferences and life cycle effects we use 1985 and 1989 american housing survey data to estimate mortgage debt level equations simultaneous with house value equations controlling for the contemporaneous nature of these two choices we find that larger debt levels are positively associated with greater value residences and with the level of household income numerous household level demographic characteristics are also systematically related to mortgage demand of particular interest are our findings that the use of mortgage debt is affected significantly by the rate of tax savings on mortgage interest deductions and by the expected mobility of the household

property tax capitalization in a model with tax deferred assets standard deductions and the taxation of nominal interest previous property tax capitalization studies assume that families itemize that they save in taxable assets and that real interest income is taxed however many families do not itemize many families invest in tax deferred assets and nominal interest income is taxed as a consequence prior studies likely misspecify the property tax capitalization equation for roughly ninety percent of their samples taking federal tax provisions into account increases the precision of our estimated capitalization rate in addition our results suggest that biases in prior studies likely contribute to the variety of capitalization estimates in the literature

supply driven mortgage choice variable mortgage contracts dominate the uk mortgage market the dominance of the variable rate mortgage contracts has important consequences for the transmission mechanism of monetary policy decisions and systemic risks this raises an obvious concern that a mortgage market such as that in the uk where the major proportion of mortgage debt is either at a variable or fixed for less than two years rate is vulnerable to alterations in the interest rate regime theoretically mortgage choice is determined by demand and supply factors so far most of the existing literature has focused on the demand side perspective and what is limited is consideration of supply side factors in empirical investigation on mortgage choice decisions this paper uniquely explores whether supply side factors may partially explain observed ex post mortgage type decisions empirical results detect that lenders profit motives and mortgage funding pricing issues may have assisted in preferences toward variable rate contracts sec

an activity analysis model of the environmental performance of firms application to fossil fuel fired electric utilities the productivity of firms when some outputs pollution are undesirable has been studied in the literature for some time in this paper we introduce an environmental performance indicator based on the decomposition of overall factor productivity into a pollution index and an input output efficiency index this indicator is compared to the more conventional jaggi and freedman 1992 model results are given for illustrative purposes using data from u s fossil fuel fired electric utilities the rankings of the utilities obtained with the two models show significant divergence which is due to the different ways in which the undesirable outputs are dealt with as well as due to the different possible tradeoffs between the pollutants released into the atmosphere and the resources used as inputs

justifying the incorporation of the materials balance principle into frontier based eco efficiency models frontier based models are an alternative to traditional eco efficiency ratio indicators this paper considers two different types environmentally adjusted production efficiency models and frontier eco efficiency models and tries to find justification for incorporating the materials balance principle mbp in them similar importance is attached to the economic and environmental outcomes of a production process like economic outcomes can be derived from inputs and outputs and respective prices some cases allow for deriving environmental outcomes from the production function with the mbp after an overview of attempts to incorporate environmental issues in production efficiency models and some reflections why mbp has been neglected in environmental economics and production efficiency analysis the paper gives basic principles to incorporate the mbp in conventional production efficiency methods and shows how this adjustment leads to a more diversified diagnosis of eco efficiency finally potentialities and bottlenecks are discussed exploiting the mbp in production efficiency and eco efficiency analysis will facilitate more pro active eco efficiency research

the relation between financial and housing wealth evidence from dutch households abstract we analyze households joint investment decisions for financial wealth and homes we use a bivariate censored regression model with endogenous switching fixed costs or transaction costs are captured by an unobserved nonzero censoring threshold the model allows for spillover effects of a binding threshold for one asset on the demand for the other asset we find that tenure choice affects the level of financial wealth our results do not support the view that people first accumulate financial wealth before acquiring homes this can be due to the absence of down payment constraints in the netherlands

towards indicators of sustainable development for firms a productive efficiency perspective sustainable development can be reflected by various economic social and environmental factors that are closely interconnected with each other and with the additional dimension of time which stresses the long term perspective of several factors due to their central role in human activities and development firms should play an important part in the attainment of sustainability goals the purpose of this paper is to contribute to the methodology of indicators that allow for the assessment of business participation into sustainable development a fundamental standpoint adopted is to view economic social and environmental efficiency as a necessary but not sufficient step towards sustainability to work out indicators we build on both the concepts of cost benefit analysis and the principles of productive efficiency we assume that we have observations on economic social and environmental factors for a set of decision making units dmus e g firms in an industrial sub sector the efficiency of each dmu is computed from a set of observed data using mathematical programming techniques resulting in dmus that are efficient and define the efficiency frontier among the set of dmus and dmus that are inefficient to cope with the multidimensionality of sustainable development it is important not to base decisions on one unique aggregate sustainability indicator instead it is suggested to develop two or three partial indicators that stress different aspects of the problem the proposed indicators could be used as an aid to detect so called factors of unsustainability and hence to provide for recommendations as to the regulations and incentives or managerial practices that will contribute to overall sustainability c 1999 elsevier science b v all rights reserved