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Acknowledgement We thank Professors Shinsuke Kanbe, Sunwoong Kim, Yoko Moriizumi, and Hiroyuki Se- shimo for their valuable suggestions. All remaining errors are the sole responsibility of the au- thors. This research was supported by MEXT.KAKENHI (14730023) and MEXT.KAKENHI (15730116). References Albon, R.P., D.C. Stafford, 1990. Rent control and housing maintenance. Urban Studies 27, 233–240. Arnault, E.J., 1975. Optimal maintenance under rent control with quality constraints. American Real Estate and Urban Economic Association Journal 3, 67–82. Frankena, M., 1975. Alternative models of rent control. Urban Studies 12, 303–308. Galster, G.C., 1983. Empirical evidence on cross-tenure differences in home maintenance and conditions. Land Economics 59, 107–113. Gatzlaff, D.H., R.K. Green, D.C. Ling, 1998. Cross-tenure differences in home maintenance and appreciation. Land Economics 74, 328–342. Gyourko, J., P. Linneman, 1990. Rent controls and rental housing quality: A note on the effects of New York City’s old controls. Journal of Urban Economics 27, 398–409. Henderson, J.V., Y.M. Ioannides, 1983. A model of housing tenure choice. American Eco- nomic Review 73, 98–113. Hirsch, W.Z., A.M. Rufolo, 1999. The regulation of immobile housing assets under divided ownership, International Review of Law and Economics 19, 383–397. Hubert, F., 1995. Contracting with costly tenants. Regional Science and Urban Economics 25, 631–654. 24
Iwata, S., 2001. The Japanese tenant protection law and rental housing maintenance. Toshi Jutaku Gaku (Urban Housing Science) 33, 82–91. [In Japanese] Kanemoto, Y., 1990. Contract types in the property market. Regional Science and Urban Economics 20, 5–22. Kiefer, D., 1980. Housing deterioration, housing codes and rent control. Urban Studies 17, 53–62. Miceli, T.J., 1992. Habitability laws for rental housing: The impact of tenant inputs. Urban Studies 29, 15–24. Moorhouse, J.C., 1972. Optimal housing maintenance under rent control. Southern Eco- nomic Journal 139, 93–106. Olsen, E.O., 1988. What do economists know about the effect of rent control on housing maintenance? Journal of Real Estate Finance and Economics 1, 295–307. Seshimo, H., 2003. Optimal tenant protection. Regional Science and Urban Economics 33, 59–92. Shilling, J.D., C.F. Sirmans, J.F. Dombrow, 1991. Measuring depreciation in single-family rental and owner-occupied housing, Journal of Housing Economics 1, 368–383. Sweeney, J.L., 1974. Housing unit maintenance and the mode of tenure. Journal of Economic Theory 8, 111–138. 25
Page 1 and 2: Rental Externality, Tenure Security
Page 3 and 4: Thus, the rental externality proble
Page 5 and 6: model are described in section 5, i
Page 7 and 8: [0 ¯γ2], where 0 < ¯γ2. 10 In e
Page 9 and 10: ever, property rights are not perfe
Page 11 and 12: 2.1.3 Landlord-owned housing In the
Page 13 and 14: (17) are V S T u = v1u − gu + α
Page 15 and 16: total effects reduce m. However, th
Page 17 and 18: 5 Empirical Analysis 5.1 The Data a
Page 19 and 20: use four categories determined by b
Page 21 and 22: educe the quality of dwellings. The
Page 23: on the quality of tenant-owned hous
Page 27 and 28: u L u u O S E L E T E L mT(u) E O m

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