women leaders and social performance evidence from financial cooperatives in senegal how do women leaders such as board members and top managers influence the social performance of organizations this paper addresses the question by exploiting a unique database from a senegalese network of 36 financial cooperatives we scrutinize the loan granting decisions made jointly by the locally elected board and the top manager assigned by the central union of the network our findings are threefold first female dominated boards favor social orientation second female managers tend to align their strategy with local boards preferences third the central union tends to assign male managers to female dominated boards probably to curb the boards social orientation

income residential location and mode choice abstract commuters choose a mode defined in terms of trip speed and time to minimize the money and opportunity costs of travel new results the wage rate elasticity of marginal commuting cost may be zero negative greater than one or declining with the wage rate a constant wage rate elasticity is possible only if the marginal money cost of commuting is zero a positive value of the marginal money cost of commuting implicitly assumes mode choice the relationship between income and location seems due largely to technological change in intraurban transportation differences in the money cost of commuting by alternative modes and differences in real wages

state intervention and the microcredit market the role of business development services we analyze in this paper how various forms of state intervention can impact microfinance institutions lending behavior using a simple model where entrepreneurs receive individual uncollateralized loans we show that not surprisingly state intervention through the loan guarantee increases the number of entrepreneurs receiving a loan however after modeling business development services bds provided by the microfinance institution we show that the loan guarantee can have a counterproductive effect by reducing the number of entrepreneurs benefiting from such services we therefore analyze an alternative policy bds subsidization we show that if bds are efficient enough and are targeted toward less performing borrowers then for fixed government expenditures such subsidies do better in terms of financial inclusion than the loan guarantee moreover we argue that under similar conditions bds subsidization alone does better in terms of financial inclusion than a mix of policies

mainstreaming microfinance social performance management or mission drift summary what scope is there for the pursuit of explicit development goals in the context of increasing integration of specialized microfinance and commercial banking sectors this question and the idea of mission drift is first analyzed using a model that distinguishes between institutions financial and social performance possibilities preferences and assessment systems the model is used to review findings from action research with an international sample of poverty oriented microfinance institutions that suggest some simple steps for improved social performance management it is then used to illustrate the relationship between social and financial performance more widely across the retail financial services sector and to offer pointers for more policy analysis at this level

energy efficient housing stimulus that pays for itself abstract this paper describes an energy efficient housing stimulus strategy that can 1 quickly provide large scale job creation 2 reduce home energy bills by 30 50 with associated reductions in emissions and energy assistance spending 3 stabilize home values and reduce foreclosure inventory 4 help to eliminate childhood lead poisoning and 5 implement regulatory reforms that highlight market incentives for cost effective energy efficiency and alternative home energy investments these benefits far in excess of costs can be achieved by combining lead safe window replacement with other weatherization activities and simple regulatory and market reforms this strategy can help to coordinate american recovery and reinvestment act funding for energy efficiency the 75 billion making home affordable plan to reduce foreclosures and the recently announced partnership between the departments of energy doe and housing and urban development hud to streamline weatherization efforts and spur job creation

measuring the energy savings from home improvement investments evidence from monthly billing data an important factor driving energy policy over the past two decades has been the energy paradox the perception that consumers apply unreasonably high hurdle rates to energy saving investments we explore one possible explanation for this apparent puzzle that realized returns fall short of the returns promised by engineers and product manufacturers using a unique data set we find that the realized return to attic insulation is statistically significant but the median estimate 9 7 is almost identical to a discount rate for this investment implied by a capm analysis we conclude that the case for the energy paradox is weaker than has previously been believed

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

is energy efficiency capitalized into home prices evidence from three u s cities abstract we test for evidence that energy efficiency features are capitalized into home prices in three u s metropolitan areas using hedonic regressions and multiple matching procedures we find that energy star certification is associated with higher sales prices in two of the markets the research triangle region of north carolina and portland oregon we find that local green certifications in portland and in austin texas are also associated with higher prices and that the estimated price impacts are larger than those from energy star matching on observables proves to be important in some cases reducing the estimated impacts compared with models without matching we calculate the implied energy savings from the estimated premiums and find that in the research triangle market the energy star premiums approximately equal the savings that program is designed to achieve but in portland the premiums are slightly greater than the program s savings due to low energy costs in the region

microfinance mission drift summary claims have been made that microfinance institutions mfis experience mission drift as they increasingly cater to customers who are better off than their original customers we investigate mission drift using average loan size as a main proxy and the mfis lending methodology main market and gender bias as further mission drift measures we employ a large data set of rated multi country mfis spanning 11 years and perform panel data estimations with instruments we find that the average loan size has not increased in the industry as a whole nor is there a tendency toward more individual loans or a higher proportion of lending to urban costumers regressions show that an increase in average profit and average cost tends to increase average loan and the other drift measures more focus should be given to cost efficiency in the mfi

unsubsidized microfinance institutions this paper starts from the observation that 23 of the world s microfinance institutions mfis manage without subsidies we examine how unsubsidized institutions cope with their social mission overall the lack of subsidies worsens social performances however our results show that strategies to achieve financial self sufficiency differ substantially across regions african and asian mfis compensate for non subsidization by charging higher interest rates in eastern europe and central asia unsubsidized mfis find it more suitable to target less poor clients unsubsidized latin american mfis tend to reduce their share of female borrowers

climate change adaptation a study of fuel choice and consumption in the us energy sector abstract using cross sectional data this paper estimates a national energy model of fuel choice by both households and firms consumers in warmer locations rely relatively more heavily on electricity rather than natural gas oil and other fuels they also use more energy climate change will likely increase electricity consumption on cooling but reduce the use of other fuels for heating on net american energy expenditures will likely increase resulting in welfare damages that increase as temperatures rise for example if the us warms by 5 c by 2100 we predict annual welfare losses of 57 billion

alternative collective goods models of military alliances theory and empirics i introduction in a seminal article mancur olson and richard zeckhauser 1966 characterized the north atlantic treaty organization nato in the mid 1960s as a group of allies who shared a pure public good in the form of deterrence to qualify as a pure public good a good s benefits must be nonexcludable i e available to all group members once provided and nonrival in consumption i e consumption opportunities associated with a unit of the good do not decline with the number of users pure public goods are characterized by free riding behavior owing to non excludability which permits individuals to partake in the benefits of the good without expending their own scarce resources olson and zeckhauser also demonstrated that a pure public good such as deterrence is associated with an exploitation hypothesis whereby the large agents allies shoulder the payment burdens of the small agents allies using data from 1964 olson and zeckhauser 1966 274 77 established that defense burdens are positively correlated with the economic size of the allies as measured by gross national product gnp over the next twenty five years a large literature has generalized and extended the olson and zeckhauser collective goods theory of alliances van ypersele de strihou 1967 recognized that defense expenditures could generate country specific private benefits e g disaster relief protection of colonies management of domestic unrest along with purely public deterrence with the presence of ally specific benefits the strength of the exploitation hypothesis is attenuated since a small ally might willingly shoulder a relatively large burden provided that this ally views its defense expenditures as possessing a large share of nation specific benefits in a series of articles murdoch sandler and others 1 formulated a joint product model in which the military activity of an ally yields pure public impure public and or private jointly produced outputs or benefits if the benefits derived from the allies military expenditures were from a single purely public good then the joint product model would obviously degenerate to the model of olson and zeckhauser 1966 murdoch and sandler 1984 sandler and forbes 1980 and sandler and murdoch 1990 have shown that the joint product model outperforms the pure public good deterrence model for nato during various time periods in recent years a number of important contributions to the collective good analysis of alliances have appeared these include the inclusion of foreign trade considerations wong 1991 marginal cost differentials among allies mcguire 1990 weber and wiesmeth 1991 leader follower behavior bruce 1990 and median voter considerations dudley and montmarquette 1981 murdoch sandler and hansen 1991 and okamura 1991 mcguire and groth 1985 engineered an econometric procedure for distinguishing between allocative processes e g non cooperative and cooperative within an alliance while subsequent work by sandler and murdoch 1990 operationalized this econometric procedure until now collective good models of alliances have computed alliancewide defense levels by simply summing the allies expenditures however the appropriate manner for aggregating defense efforts among allies may depend on geographical strategic and technological determinants for example the defense efforts of the weakest ally or link along a front may determine the strength of the allies defenses since the enemy s ability to penetrate behind the front hinges on the weakest fortification hirshleifer 1983 in consequence the minimal defense level of the allies and not the sum determines alliance capabilities the purpose of this paper is fivefold first we intend to look at different methods of aggregating allies military expenditures to determine alliancewide defense levels three procedures summation weakest link and best shot are examined

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

the amenity value of the italian climate the hedonics literature suggests that locations with more favourable characteristics should display compensating wage and house price differentials specifying climate in terms of january and july averages estimates of the marginal willingness to pay for small changes in climate variables are derived using this technique applied to italian data italians would prefer a drier climate during the winter months but higher summertime temperatures are shown to reduce welfare in some locations households would prefer to see clearer skies these results may have relevance to the task of determining the economic impact of future climate change c 2003 elsevier science usa all rights reserved

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

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

financial performance and outreach a global analysis of leading microbanks microfinance contracts have proven able to secure high rates of loan repayment in the face of limited liability and information asymmetries but high repayment rates have not translated easily into profits for most microbanks profitability though is at the heart of the promise that microfinance can deliver poverty reduction while not relying on ongoing subsidy the authors examine why this promise remains unmet for most institutions using a data set with unusually high quality financial information on 124 institutions in 49 countries they explore the patterns of profitability loan repayment and cost reduction the authors find that institutional design and orientation matter substantially lenders that do not use group based methods to overcome incentive problems experience weaker portfolio quality and lower profit rates when interest rates are raised substantially for these individual based lenders one key to achieving profitability is investing more heavily in staff costs a finding consistent with the economics of information but contrary to the conventional wisdom that profitability is largely a function of minimizing cost

estimating the net implicit price of energy efficient building codes on u s households abstract requiring energy efficiency building codes raises housing prices or the monthly rental equivalent but theoretically this effect might be fully offset by reductions in household energy expenditures whether there is a full compensating differential or how much households are paying implicitly is an empirical question this study estimates the net implicit price of energy efficient buildings codes iecc 2003 through iecc 2006 for american households using sample data from the american community survey 2007 a heteroskedastic seemingly unrelated estimation approach is used to estimate hedonic price house rent and energy expenditure models the value of energy efficiency building codes is capitalized into housing rents which are estimated to increase by 23 25 percent with the codes however the codes provide households a compensating differential of about a 6 47 percent reduction about 7 71 in monthly energy expenditure results indicate that the mean household net implicit price for these codes is about 140 87 per month in 2006 dollars 163 19 in 2013 dollars however this estimated price is shown to vary significantly by region energy type and the rent gradient

outreach sustainability and leverage in monitored and peer monitored lending abstract i study the contract design problem facing microfinance lending organizations mfos that want to maximize the impact and outreach of their lending activities to a target population of poor borrowers while remaining financially sustainable tradeoffs between outreach sustainability and financial leverage are shaped by the endogenous monitoring and delegation costs that arise within a chain of agency relationships subject to moral hazard between borrowers loan staff mfo equity owners and outside investors all else equal sustainable mfos that target poorer borrowers must charge higher interest rates have higher staff costs per dollar loaned and are less leveraged analysis of data for 72 mfos tends to support the findings

on the efficiency effects of subsidies in microfinance an empirical inquiry summary using an original database of rating agencies this paper gives empirical evidence on the impact of subsidy intensity on the efficiency of microfinance institutions mfis we find that subsidies have had a positive impact on efficiency in the sense that mfis that received subsidies are more efficient than those that do not however we find also that subsidization beyond a certain threshold renders the marginal effect on efficiency negative in our sample 26 of mfis receive levels of subsidization higher than that threshold which implies that a marginal cut on subsidy intensity would increase their efficiency

the effects of economic and policy incentives on carbon mitigation technologies the ability to estimate the likely effects of potential climate change policies on energy use and greenhouse gas ghg emissions requires an improved understanding of the relationship between different policy alternatives and energy saving and ghg reducing changes in technology a particularly important and understudied aspect of this set of issues is the conceptual and empirical modeling of how the various stages of technological change are interrelated how they unfold over time in response to market forces and the differential impact of various policies for example r d subsidies environmental taxes information programs we summarize several contributions to this literature and suggest promising areas for continued research on empirical analysis and modeling of induced technological change

women and repayment in microfinance a global analysis notice this is the author s version of a work that was accepted for publication in world development changes resulting from the publishing process such as peer review editing corrections structural formatting and other quality control mechanisms may not be reflected in this document changes may have been made to this work since it was submitted for publication a definitive version was subsequently published in world development 39 5 758 772 http dx doi org 10 1016 j worlddev 2010 10 008

which microfinance institutions are becoming more cost effective with time evidence from a mixture model italian speakers tend to stress the second component of german morphologically complex words such as compounds and prefix verbs even if the first component is lexically stressed to improve their prosodic phrasing an automatic pronunciation teaching method was developed based on auditory feedback of prosodically corrected utterances in the learners own voices basically the method copies contours of f0 local speech rate and intensity from reference utterances of a german native speaker to the learners speech signals it also adds emphasis to the stress position in order to help the learners better recognise the correct pronunciation and identify their errors a perception test with german native speakers revealed that manipulated utterances significantly better reflect lexical stress than the corresponding original utterances thus two groups of italian learners of german were provided with different feedback during a training session one group with manipulated utterances in their individual voices and the other with correctly pronounced original utterances in the teacher s voice afterwards both groups produced the same sentences again and german native speakers judged the resulting utterances resynthesised stimuli especially with emphasised stress were found to be a more effective feedback than natural stimuli to learn the correct stress position since resynthesis was obtained without previous segmentation of the learners speech signals this technology could be effectively included in computer assisted language learning software

subjectivity in credit allocation to micro entrepreneurs evidence from brazil this paper estimates the impact of loan officer subjectivity on microcredit granting by exploiting an exceptionally detailed database from a brazilian microfinance institution the loan officers collect field data meet with applicants and make recommendations to the credit committee which has the final say on both loan approval and loan size ls the loan officer s subjectivity is captured through gender bias our estimations indeed show subjective gender gap in ls this gap is almost exclusively attributable to loan officers we interpret this finding as evidence that despite monitoring and wage incentivization microcredit officers let their subjective preferences interfere with loan granting we conclude by suggesting alternative means to curb subjectivity in credit allocation to micro entrepreneurs

intra regional amenities wages and home prices the role of forests in the southwest forests provide non market goods and services that people are implicitly willing to pay for through hedonic housing and labor markets but it is unclear if compensating differentials arise in these markets at the regional level this empirical question is addressed in a study of arizona and new mexico hedonicregressionsofhousingpricesandwagesusing census and geographic data show that forest area carries an implicit price of between 27 and 36 per square mile annually compensating differentials at the regional level suggest that care must be taken when applying the travel cost method to value regionallydelineated characteristics jel q23 r14

financing microfinance institutions subsidies or deposit mobilisation abstractaccording to conventional wisdom dependence on subsidies cannot achieve the double bottom lines of microfinance institutions mfis outreach and financial sustainability the application of market based principles to microfinancing such as deposit mobilisation has been long suggested as an answer to this problem this paper documents the following findings regarding this issue first deposit mobilisation crowds out subsidies second subsidies and deposit mobilisation reduce microcredit interest rates and allow mfis to reach poorer borrowers third subsidies and deposit mobilisation worsen financial sustainability fourth subsidies reduce repayment rates while deposit mobilisation has no impact on repayment overall the results suggest that neither subsidies nor deposit mobilisation solve the traditional problem of trade off between outreach and financial sustainability

the impacts of energy efficiency policies meta analysis abstract this paper attempts to quantitatively summarize the existing empirical evidence on the effects of energy efficiency policies on energy demand and on the price of associated durable goods as well as to identify the main factors that systematically affect the estimated impacts to this end a meta regression analysis of the effects of energy efficiency policies is carried out on the basis of an extensive review of the existing literature selecting those studies that analyze the impact of energy efficiency policies with respect to a business as usual setting taking into account the econometric problems associated with this type of analysis intra class correlation cross sectional dependence publication bias in pursuit of robust outcomes the results show that the studies analyzing the effects of energy efficiency policies estimate a significant impact of these policies on energy demand 10 5 8 8 and the price of related durable goods 7 9 6 the main factors that influence results are the policy instrument the targeted sector the type of country the analyzed period the consideration of free riders and the type of analysis data and publication energy demand and the sector and analyzed period price of durables

from ngos to banks does institutional transformation alter the business model of microfinance institutions microfinance which pledges to provide financial services to people without access to banking is chiefly run by non governmental organizations ngos little is known about the extent to which the transformation of these ngos into shareholder owned and most often regulated firms affects the way microfinance institutions mfis conduct their business by applying the event study methodology to 66 mfis that have transformed we quantify the effect that transformation has on the mfis business models our results suggest that portfolio yield is driven down by 3 9 percentage points due to transformation indicating that clients get more favorable interest rates at the same time mfis are able to significantly cut down their operational expenses of which 1 1 percentage points can be attributed to transformation other findings include a steep increase in commercial debt leverage and deposits a significant decrease in the fluctuation of funding costs and a sharp rise in average loan size profitability goes down in the short and medium term while return on equity is driven up in the medium to long run by exploiting within mfi data our approach goes beyond previous studies that mainly relied on between mfi data overall the results suggest that transformed mfis become an attractive environment for investors potentially encouraging a more profit seeking behavior among transformed mfis