Firms’ real estate choices significantly affect their sustainability, due to real estate’s impact on the natural environment. This paper investigates the ecological responsiveness of firms in specific industries by analyzing the decisions these firms make in occupying office space. We analyze the decisions of more than 11,000 tenants to choose office space in green buildings or in, otherwise comparable, conventional buildings nearby. Controlling for building quality and location, we find that corporations in the oil and (...) banking industries, as well as non-profit organizations, are among the most prominent green tenants. Furthermore, measures of an industry’s human capital intensity are positively related to the propensity to lease green office space. These empirical findings confirm the theoretical framework on economic advantage and institutional pressure as important determinants for the ecological responsiveness of firms. (shrink)

Institutional investors and corporations increasingly recognize that extra-financial determinants of business performance can both create value and uncover significant risks within a business or investment portfolio. For companies that invest in, develop, own, or operate commercial real estate assets, this awareness of extrafinancial impacts has led to a significant interest in what has been called "responsible property investment (RPI)". Within the field of RPI, green real estate — real estate investment and management that (...) seeks to reduce the environmental impacts of building construction and operations — has begun to receive attention. This attention has been extended over the past decade to community property development projects, where both social and environmental considerations related not only to the building, but also the project site and surrounding community are integrated into management and investment decisions. Some examples of these projects include affordable and workforce housing, urban revitalization and brownfield redevelopment. More social-focussed issues such as labour and workplace considerations are also key components of responsible property investing, yet to date labour issues have received little attention in the RPI literature and workplace considerations are reflected indirectly through environmental considerations in the green building literature. This paper explores responsible real estate investment in Canada by taking an integrated approach in examining both environmental and social factors and their potential impact on such investments. A series of semi-structured interviews are conducted with key stakeholders in Canada to gain insight into how using environmental and social factors may influence long-term risk and financial returns in real estate investment in Canada with particular emphasis on institutional investors engaged in these practices. Data is used to analyse the impact that ESG considerations have on financial performance of these assets. Jantzi-Sustainalytics ESG ratings are used along with the stock price changes of fourteen real estate companies and REITs to interrogate this question. (shrink)

As the development trend of the future housing field, green housing is an effective way to reduce pollution, save energy, and promote industrial upgrading. At the same time, the green house is of great significance to change the development mode of the construction industry and promote the sustainable development of the social economy. This study proposes a comprehensive research model to examine the influencing mechanism of residents’ intention to purchase green buildings. The proposed model is empirically tested (...) using data collected from 1,338 urban residents in China. Based on logit, probit, and ivprobit models, factors such as personal characteristics, housing price, and the number of real estate ownership are selected to conduct empirical analysis and mechanism analysis on willingness that affects consumers’ purchase of green houses. The results show that housing assets significantly affect the willingness of householders to pay for green houses. The more houses they own, the higher their willingness to pay for a green house will be. Similarly, if the housing prices are higher, householders are more willing to buy a green house. The amount of housing assets will affect the willingness of householders to pay for green housing through the way of individual happiness. In terms of the characteristics of the householder, if the householder is more educated, unmarried, his willingness to buy a green house will be stronger, and owning housing assets may affect the individual happiness due to the housing wealth effect brought by rising housing prices. People with more housing assets are more likely to have the happiness brought by higher wealth, which may affect the purchase intention of householders. (shrink)

Buildings account for 40-odd percent of energy use, 25% of water consumption and one-third of global greenhouse gas emissions. With such a staggering impact, real estate holds tremendous economic, social and environmental potentialities for the global development agenda. This chapter intends to provide an overview of sustainable real estate in the Middle East by focusing on the state of the industry and identifying the challenges faced by the region. Finally, the trends shaping the future of sustainable (...) real estate are discussed. In conclusion, the initiatives put forth so far have been on an ad hoc rather than systematic basis and the Middle East sustainable real estate industry is still in an incipient state. (shrink)

In lieu of an abstract, here is a brief excerpt of the content:The Spirit of Settler Colonialism and the City Streets:A Response to Mishuana GoemanErin C. Tarveri want thank dr. goeman for her excellent paper and for introducing us to these extraordinary artists. Their work is beautiful and important, and I am grateful for the opportunity to witness it and think about it and to consider in particular in its relation to its setting in Los Angeles.In what follows, I want (...) to consider that setting—a city, as Dr. Goeman notes, containing some of "the most expensive real estate properties in the United States," commercial areas officially defined by "colonial encompassing property logics," and marked by "noise and [the] reverberation of mass consumerism" ("Caring for Landscapes 57). My interest will be in putting Dr. Goeman's analysis of these works and the Indigenous artist-activists who create them in dialogue with Jane Addams's diagnosis of the problems of early twentieth-century American urban life in her book The Spirit of Youth and the City Streets. I will suggest that Dr. Goeman's paper illuminates the limitations of Addams's approach to responding to the alienation of modern urban life—which, while rightly critical of the harms of mass consumer culture and the reduction of city life to economic productivity in conditions of industrialization, does not grapple with its own implication in settler colonialism and dispossession, and therefore cannot care for the land or its inhabitants as these artists invite us to do. I will also invite her to reflect on whether Addams's suggestion that play and recreation are essential components of urban human flourishing is borne out in the work of these artists.Jane Addams, in 1909, discussed the problems of urban life in post-Industrial Revolution Chicago in similar terms to those Dr. Goeman uses to describe the contemporary landscape of Los Angeles. The contemporary city, Addams writes, in forgoing spaces for public play, art, creativity, and non-production, has "entered upon a most difficult and dangerous experiment … at the very moment when the city has become distinctly industrial, [End Page 71] and daily labor is continually more monotonous and subdivided" (4–5). In this context, young people are increasingly alienated and isolated, valued solely for the products of their labor, and desperate for social connection. The playfulness and creativity of youth cannot be entirely stifled, yet without clear public spaces or institutions for outlets, young people become easy targets for capitalists who promise pleasure and self-actualization through consumption—of liquor, of fashion, of music, and so on. Lamenting the impoverished state that the city of mass consumption leaves us in, Addams writes:The spontaneous joy, the clamor for pleasure, the desire of the young people to appear finer and better and altogether more lovely than they really are, the idealization not only of each other but of the whole earth which they regard but as a theater for their noble exploits, the unworldly ambitions, the romantic hopes, the make-believe world in which they live, if properly utilized, what might they not do to make our sordid cities more beautiful, more companionable? And yet at the present moment every city is full of young people who are utterly bewildered and uninstructed in regard to the basic experience which must inevitably come to them, and which has varied, remote and indirect expressions.(15–16)There is, for Addams, a basic human need for play, creativity, and connection—to a community and to the natural world itself—whose unsatisfaction in a city devoted entirely to industry is nothing short of dehumanizing. So basic are these needs that they cry out for fulfillment in the most unexpected moments. She quotes a young man who describes his experience thusly:I never had a chance to go into the country when I was a kid, but I remember one day when I had to deliver a package way out on the west side, that I saw a flock of sheep in Douglas Park. I had never thought that a sheep could be anywhere but in a picture, and when I saw those big white spots on the green grass beginning to move and to turn into sheep, I... (shrink)

The problem of future generations is a growing ethical issue. There are ongoing discussions about what kind of earth we are leaving and what we should leave to future generations as a result of the delayed awareness – if not ignorance – of the fact that this World does not belong to us exclusively. When we look at the example of Turkey, we can see that there is a huge conflict between environmental utilization and environmental education. On the one hand, (...) we have classes on the environment and its health; on the other hand, it is a reality that we have a not-so-eco-friendly government policy, which takes no notice of any kind of environmental issues or requirements. To mention but few, governmental insistence on real estate investments in green spaces, even by covering grade 1 natural site areas, a decline in the extent of agricultural land due to uncontrollable urbanization, and hydroelectric power plant projects are among recent events. These are the instances of conflicts between inscriptive and operative environmental policies in Turkey. The purpose of this article is to call attention to this dilemma and to assert that ecocide might be just another kind of genocide for Turkey, i.e., the genocide-yet-to-come. (shrink)

This case study chronicles the entrepreneurial and real estate investment activities of a recent Ph.D. graduate in business administration. The protagonist learns that clear focus is necessary for entrepreneurial success and that trust does not mix with entrepreneurship and negotiation. Ethics are sometimes problematic for entrepreneurs.

During the last few decades, the concept of primitive accumulation (ursprüngliche Akkumulation) introduced by Karl Marx and expanded by Rosa Luxemburg has been revived and improved. Accordingly, scholars have used this framework not to characterize a past moment in the history of capitalism, but to grasp the continuous process of coupling and uncoupling geographical and social spheres in the capital accumulation in different fields: financialization, the care economy, green grabbing, the sharing economy, real estate bubbles, data mining, (...) etc. Despite the quality and productivity of these debates, they are still focused on authors and phenomena observed in the Global North, ignoring a long tradition of similar discussions developed especially in Latin America. The article seeks to decentre these debates by taking seriously into account approaches which address primitive accumulation from the perspective of (post)colonial and (post)slave societies. It coins the concept entangled accumulation to emphasize the interdependencies between practices of exploitation and expropriation, wage and slave labour, state power and illegal violence, and capitalist and non-capitalist economies, which have shaped capital accumulation throughout history. (shrink)

LEARNING OBJECTIVES After completing this chapter, you will be able to: Provide a definition of ethics. Explain traditional sources for motivating ethical ...

Suppose you own a garden-variety object such as a hat or a shirt. Your property right then follows the ageold saw according to which possession is nine-tenths of the law. That is, your possession of a shirt constitutes a strong presumption in favor of your ownership of the shirt. In the case of land, however, this is not the case. Here possession is not only not a strong presumption in favor of ownership; it is not even clear what possession is. (...) Possessing a thing like a hat or a shirt is a rather straightforward affair: the person wearing the hat or shirt possesses the shirt or the hat. But what is possession in the case of land? This essay seeks to provide an answer to this question in the form of an ontology of landed property. (shrink)

This book straddles two worlds and attempts to bring them together: that of Lefebvre’s Marxism, on the one hand, and that of real estate development, on the other. Lefebvre has now become a household name amongst many contemporary Marxists, especially those with an interest in urban planning and certain quarters of the architectural profession; however, his work is far less well known by real estate professionals, whether investors, developers, brokers, or, indeed, policymakers. This book has both (...) a large scope and a very bold aim – to use an explication and analysis of the work of Henri Lefebvre not only to present a critique of development, but, on the contrary, also to draw these two worlds together. It therefore, first, aims to present the arguments of this increasingly well-known French Marxist philosopher, sociologist, and pioneer of urban studies; second, to situate contemporary real estate development in the light of Lefebvre’s work; and third, to analyse the potential application of Lefebvre’s work to each of the major components of contemporary real estate, to use Lefebvre’s work in order to recommend practical action for developers, working alongside planners and architects, to influence the future of global real estate. In addition to its direction at developers themselves, this book should be of interest to economists, real estate researchers and professionals, planners, urban studies scholars, and, of course, to those interested in the application of Lefebvre’s work to real estate. (shrink)

As a result of financial difficulties confronting American agriculture, public debate is focusing on longterm options for restoring economic stability and growth to the agricultural economy. Many believe that just as homeowners in small communities throughout the nation have been served by the development of a secondary market for residential mortgages sponsored by the federal government, farmers throughout the country would similarly benefit from the development of a secondary market for farm real estate mortgages. This paper discusses issues (...) relating to the development of a secondary market for agricultural real estate loans. The concept of a secondary market for agriculture is of considerable interest to Congress, as evidenced by recent enactment of the Agricultural Credit Act of 1987 which established the Federal Agricultural Mortgage Corporation (“Farmer Mac”) to create a secondary market for farm real estate loans. The first section discusses the general nature of secondary markets and their purposes, with particular attention given to the secondary market for home mortgages because it served as a model for a secondary market for farm loans. Section two discusses basic differences between agriculture and housing, and section three provides a brief discussion of federal credit subsidies designed to help meet social and economic goals by influencing the allocation of credit to particular sectors of the economy such as housing and agriculture. Potential benefits and costs associated with the development of a secondary market for agriculture are discussed in section four. (shrink)

The article discusses selected findings from two Norwegian studies among real‐estate agents and real‐estate students, and their relevance for real‐estate education in professional ethics. The survey data‐set indicates that the industry morality of real‐estate agents is more peer‐group oriented, less individualistic and more intersubjective than in other comparable Norwegian industries. The qualitative material shows how respondents perceive and discuss three professional role conflict scenarios in a rule‐ or consequence‐focused pattern. The findings are (...) followed by several suggestions relating to conflict handling approaches and professional ethics training among future and present real‐estate agents. (shrink)

When someone is prepunished, they are punished for a predicted crime they will or would commit. I argue that cases of prepunishment universally assumed to be merely hypothetical—including those in Philip K. Dick’s “The Minority Report”— are equivalent to some instances of the real-life punishment of attempt offenses. This conclusion puts pressure in two directions. If prepunishment is morally impermissible, as philosophers argue, then this calls for amendments to criminal justice theory and practice. At the same time, if prepunishment (...) is not imaginary, then the philosophers who reject it cannot claim that their view is supported by common sense. (shrink)

This study evaluates responses to the Real Estate Ethical Code. Voice Stress Analysis (VSA) is used to evaluate the responses of real estate sales people to ethically-based questions. The process and the responses given enabled the authors to gain insight into pressure-causing ethical situations and to explore new uses of VSA. Some respondents were stressed while following the ethical code guidelines. Others showed no stress about breaking the formal code. The study reaffirms that the presence of (...) formal ethical guidelines does not assure that the rules will be willingly followed. (shrink)

The thesis that an analysis of property rights is essential to an adequate analysis of the state is a mainstay of political philosophy. The contours of the type of government a society has are shaped by the system regulating the property rights prevailing in that society. Views of this sort are widespread. They range from Locke to Nozick and encompass pretty much everything else in between. Defenders of this sort of view accord to property rights supreme importance. A state that (...) does not sufficiently respect property rights is likely to be a totalitarian state, and will also be likely to fail to respect rights of other sorts. (shrink)

У статті досліджуються проблеми фінансування енергоефективного будівництва. Автором проаналізовано останні тенденції банківського кредитування в Україні. Розглядається питання відмінностей між звичайним та енергоефективним будівництвом з точки зору інвестиційної привабливості. Висвітлено підходи до визначення енергоефективності. Наводяться економічні переваги та недоліки спорудження та експлуатації енергоефективних будинків, сучасні макроекономічні фактори та тенденції, що впливають на аналізоване явище.

Exploring the concepts of ethics, morality, and decision-making for the law enforcement community, Decision Point: Real-Life Ethical Dilemmas in Law Enforcement offers an inside look at the difficult challenges officers confront every day as they face ethical decisions that could drastically alter the course of their careers. Through a series of real-life vignettes, the book reviews specific scenarios, the actual decisions that were made, and the consequences and implications of these decisions. Focusing on the critical thinking needed for (...) making appropriate decisions, it retrospectively discusses considerations that were or should have been evaluated at the time. An engaging text ideal for classroom use, the book offers discussion questions at the end of each chapter that can be used as assignments, group breakout discussions, or professor-facilitated discussions. (shrink)

La découverte d’un nouveau mois à Ténos et l’identification d’un graveur à Paros conduisent à formuler de nouvelles hypothèses sur le problème des sûretés réelles en droit grec. L’examen du registre de Ténos (IG XII 5, 872) en vue de sa réédition a fait apparaître une erreur de découpage entre les actes 17 et 18 chez les éditeurs antérieurs, qui n’ont pas reconnu le nom d’un mois, Èrès[iôn], équivalent du mois délien Arèsiôn attesté depuis peu à Andros, l’île voisine. En (...) faisant disparaître une clause obscure de ce document, cette découverte invite à réexaminer le fonctionnement d’un gage hypothécaire d’un type particulier, l’apotimèma dotal, auquel l’un des actes du registre fait allusion. Ce point acquis, on aborde ce qui fait par contraste la spécificité de la vente avec faculté de rachat (prasis épi lysei) : à Ténos comme à Athènes, elle se caractérise par un transfert de propriété immédiat au profit du créancier, au moyen d’un acte de vente complété le cas échéant par un contrat de location. Le rapprochement entre une borne récemment découverte à Paros (SEG 54, 794) et une célèbre loi sur les archives, gravée par le même lapicide, permet en dernier lieu de préciser la relation entre la prasis épi lysei et les pratiques d’archivage public à l’époque hellénistique. (shrink)

This article adopts an ecological view of cognition to analyze the role of the environment in scaffolding metaphorical experience. Using ethnographic material collected from two real estate showrooms in China, we describe how each showroom setting is equipped with to-be-phenomenologically-experienced objects designed to stimulate desirable sensorimotor experiences and altered bodily states during the guided showroom tours. By analyzing the qualities of such settings and identifying the processes through which visitors become environmentally coupled—including active and passive touch in highly (...) organized auditory, olfactory, and gustatory environs—we demonstrate how the showrooms constitute an affordance space for enacting metaphoricity through doubleness in experience. Implications for conceptual metaphor theory relating to the nature of environments and bodies are discussed. (shrink)

This article uses sociological role theory to help understand ethical challenges faced by Norwegian real estate agents. The article begins with an introductory case, and then briefly examines the strengths and limitations of using legal definitions and rules for understanding real estate agency and real estate agent ethics. It goes on to argue that the ethical challenges of real estate agency can be described and understood as a system of conflicting roles with (...) associated rights and duties, in particular sales agent, intermediary and adviser sub-roles. The arguments are developed using exploratory findings from a survey of Norwegian real estate agents and from several focus groups. The article then suggests the use of various intranet tools as a kind of action research aimed at putting ethics on the real estate agents' agenda, working to develop a collective conscience and collective selfcriticism among the agents, and, in doing so, building bridges between academic research and the practical working world of the agents. (shrink)

This study proposed and examined a conceptual framework on the influence of real estate brokers’ personalities, psychological empowerment, social capital, and knowledge sharing on their innovation performance, and used moral hazard as a moderating variable. We used structural equation modeling for data analysis and estimation. The participants were real estate brokers in Kaohsiung City. A total of 1,000 questionnaires were administered to 100 branch offices of real estate companies, 571 of which were later recovered (...) from 80 branch offices. After removing 52 for being invalid, we were left with 519 valid questionnaires, indicating a 51.9% recovery rate. The empirical results suggest that the real estate brokers’ personalities and psychological empowerment positively and significantly influence social capital; personality and psychological empowerment also positively and significantly influence their innovation performance; and social capital significantly influences knowledge sharing, which in turn positively and significantly influences the brokers’ innovation performance. In environments with higher levels of moral hazard, the influence of social capital on the brokers’ knowledge sharing is significantly diminished. (shrink)

According to the Economic Survey of India, 2012–2013, the real estate sector contributed 5.9 % of the India’s total Gross Domestic Product in the Financial Year 2011–2012, while remaining the second largest employment generator after agriculture in India. The urban population in India is projected to touch 600 million by 2030, from 377 million in 2011, thereby fuelling a housing shortage of around 26 million. However, the perception of Construction industry, like other sectors of the economy, is that (...) of creating “human habitat in a manner generally focussed on profitability without consideration of its long-term impacts.” Under such circumstances, Tata Housing Development Company Limited, a closely held Public Limited Company under 99.86 % subsidiary of Tata Sons, is the first Indian real estate company to have reported the triple bottom-line Global Reporting Initiative G4 Sustainability Reporting Guidelines in its Sustainability Report FY 2013–2014. THDCL aims to volunteer its resources to the extent it can reasonably afford, to sustain the environment and to improve the quality of life of the people of the area in which it operates. This Situational Case Study, targeted towards management students and practitioners, and social and developmental workers in the areas of Corporate Governance, Strategic Management, Business Environment, Business Policy and Community Welfare, aims to identify the community engagement model of THDCL; analyse it in terms of its implementation and impact; and initiate discussion about the role of strategic partnerships under Corporate Social Responsibility in an emerging economy. This work may be used for developmental related workshops/training programmes for students and working professionals of innovation, CSR, sustainability, social and developmental sectors and shared, among others, in various Chambers of Commerce and Academic forums on the same. It is, however, not intended to serve as an endorsement, source of data or illustration of effective or ineffective management. Certain names and information could have been disguised for confidentiality. (shrink)

Several recent articles in the field of ethics and business have raised questions concerning the viability of professional ethical codes. Are such codes serious, effective tools for promoting and enforcing an ethical standard of behavior? Or do the codes more closely resemble clever, elaborate public-relation ploys? The purpose of this paper is to analyze the content, role and efficacy of one such ethical code, namely, The Code of Ethics of the National Association of Realtors. The paper examines the ethical principles (...) embodied, implicitly or explicitly, in this Code; it tests these principles for coherence, comprehensiveness, clarity and enforce-ability. Furthermore, it seeks to determine whether this Code articulates standards of ethical conduct that are higher than those already required by law and whether the Code successfully translates a general ethical vision down to concrete, everyday real estate practice. (shrink)

Argues that on an interpretation of the Enlightenment which emphasises its radical potential and importance for the development of democracy Catharine Macaulay should be recognised as a more centrally Enlightenment historian than David Hume.

This paper investigates the extent to which institutional investors may have influenced independent real estate appraisals during the financial crisis. A conceptual model of the determinants of client influence on real estate appraisals is proposed. It is suggested that the extent of clients’ ability and willingness to bias appraisal outputs is contingent upon market and regulatory environments, the salience of the appraisal to the client, financial incentives for the appraiser to respond to client pressure, organisational culture, (...) the level of moral reasoning of both individual clients and appraisers, client knowledge and the degree of appraisal uncertainty. The potential of client influence to bias ostensibly independent real estate appraisals is examined using the opportunity afforded by the market downturn commencing in 2007 in the UK. During the market turbulence at the end of 2007, the motivations of different types of owners to bias appraisals diverged clearly and temporarily provided a unique opportunity to assess potential appraisal bias. We use appraisal-based performance data for individual real estate assets to test whether there were significant ownership effects on performance during this period. The results support the hypothesis that real estate appraisals in this period reflected the differing needs of clients. (shrink)

Green, Michael The Marists were one of the ecclesial families to emerge from the extraordinary spiritual and missionary renewal currents flowing through the nineteenth-century French Church, and more specifically its Lyonnais fervour. Their founders imagined a new way of being Church, one that was self-consciously Marian both in its intent and in its character. They saw themselves sharing in the eternal 'work of Mary', as they called it, of mothering Christ-life to birth, of nurturing its growth in themselves and (...) in others, and of standing with the Church as it came to be. Their spirituality emphasised the mercy of God, which they sought to incarnate in affective, relational and immanent ways. They wanted especially to go to people whose circumstances caused them to be furthest from the knowledge of God and the care of the Church and, taking the 'Magnificat' as their charter, they were fired to make real for them the closeness of a loving, faithful and just God. They imagined themselves as a broad movement of people-lay, clergy and religious-structured in a fairly non-hierarchical, complementary and interdependent way. Disappointingly for them, however, the Vatican authorities of the time did not warm to their proposed sense of 'communio'. But now, two centuries later, in a post-Vatican II context, Marists are being afforded the opportunity to be creatively faithful to their founding vision. (shrink)

Members of licensed occupations benefit from legal standards that limit entry into their professions. Is it ethical for these professionals to give political support to these standards? I examined the case of real estate brokers and found that their educational requirements raise average commissions by one quarter of a percentage point, costing consumers $5.4 billion per year without improving the quality of brokerage services. The case raises interesting ethical issues which are difficult to resolve.

This paper is devoted to an exploration of the implications for the theory of pre-lexical syntax as developed by McCawley, and for syntactic theories in general, of an analysis of English emphatic conjunctions along the lines of Green . Among the conclusions are: The underlying representation of sentences must be much more abstract than has even been imagined previously, referring, in some as yet undiscovered way, to assumptions of the speaker about the real world, in order to account (...) for the grammatical occurrence of both terms of suppletive lexical items in otherwise identical surface strings with corresponding differences in meaning. A grammatical theory which purports to be capable of relating the sentences of a language to what they mean in a systematic way must be capable of referring directly to relevant assumptions made by the speaker of any given utterance at the time of utterance. So-called 'contrastive stress' is only one of the phenomena whose ultimate explanation depends on direct reference to such assumptions. Transformational grammars, which explicitly claim to be capable of relating in a systematic way the sentences of a language and what they mean, must be capable of referring to the sub-lexical, semantic structure of sentences, and furthermore, must be capable of doing so at an indefinite number of points in their derivation. This means that the semantic representation of a sentence must be available for reference at every stage in the derivation of the sentence. (shrink)

It is widely thought that there are limits to how things can perceptually appear to us. For instance, nothing can appear both square and circular, or both pure red and pure blue. Adam Pautz has dubbed such constraints “laws of appearance.” But if the laws of appearance obtain, then what explains them? Here I examine the prospects for an empirical explanation of the laws of appearance. First, I challenge extant empirical explanations that appeal purely to the format of perceptual representation. (...) I then develop a hybrid approach, on which the laws are explained not merely by format, but by two further factors: ecological constraints imposed by our environments, and computational constraints embodied by our perceptual systems. While the hybrid approach implies that the laws of appearance are contingent, I argue that this implication is empirically defensible, since even some of the most intuitively compelling laws have real-world counterexamples. (shrink)

As an object in which property rights can be invested, land is a peculiar hybrid structure that comprehends both spatial and non-spatial aspects. Even in its purely spatial aspect land is treated differently from culture to culture, thus for example in the degree to which property rights in land are held to relate to vague or precisely delineated parcels and to portions of space above and below the surface of the earth. When we examine the non-spatial aspects of landed property, (...) however, the dimensions of variability across cultures are multiplied tremendously. The goal is to provide a general framework for comparison of different socio-legal ontologies of land. The relevance of this project turns on the fact that without land (or real estate) it is difficult (perhaps impossible) to obtain credit; without credit it is difficult for nations to develop. Thus, if land is treated in a radically different way from one nation to another, this will surely exert an effect upon the development of nations. (shrink)

This paper examines the collective fraudulent behaviors taking place during the residential real estate bubble in the United States from 2002 to 2006 and the influence of others’ choices on decision making leading to a herd mentality. The antecedents of collective fraud are discussed in terms of the sociological theory behind human herding and the fraudulent behaviors during the real estate bubble are examined. Using archival witness testimony as a primary basis for analysis, this paper argues (...) that without widespread collective fraud, the bubble may not have developed and the herd mentality may have dissipated without the consequences of financial disaster. The aim of an analysis of this nature is to offer a plausible explanation of some of the preconditions to the event under study. (shrink)

In some cases people judge it morally acceptable to sacrifice one person’s life in order to save several other lives, while in other similar cases they make the opposite judgment. Researchers have identified two general factors that may explain this phenomenon at the stimulus level: (1) the agent’s intention (i.e. whether the harmful event is intended as a means or merely foreseen as a side-effect) and (2) whether the agent harms the victim in a manner that is relatively “direct” or (...) “personal”. Here we integrate these two classes of findings. Two experiments examine a novel personalness/directness factor that we call personal force, present when the force that directly impacts the victim is generated by the agent’s muscles (e.g., in pushing). Experiments 1a and b demonstrate the influence of personal force on moral judgment, distinguishing it from physical contact and spatial proximity. Experiments 2a and b demonstrate an interaction between personal force and intention, whereby the effect of personal force depends entirely on intention. These studies also introduce a method for controlling for people’s real-world expectations in decisions involving potentially unrealistic hypothetical dilemmas. (shrink)

: It is often assumed that the best way to learn about an object involves observing it. That is why teachers bring live ferrets to the nature table. However, what is often assumed may not always be true. Why visit a place when you can watch a film about it? A film is cheaper and might do a better job of delivering the salient information.This article discusses the impact of this issue on the role of live performances in disseminating music. (...) Suppose you want to get to know some unimprovised musical work intended for concert performance. Must you see it live? Or would a decent recording do?The author argues that, most of the time, recording technology offers a mode of access to the work's musical properties that is at least as good as the access that a live performance can offer. This does not mean that concert performances are a waste of breath. But it means that we should be careful about the claims we make for them, especially in music education. It also means that musicologists and music educators should channel more energy than they do into understanding and promoting the distinctive analytical tools that the playback experience provides. (shrink)

Patient-derived xenografts are currently promoted as new translational models in precision oncology. PDXs are immunodeficient mice with human tumors that are used as surrogate models to represent specific types of cancer. By accounting for the genetic heterogeneity of cancer tumors, PDXs are hoped to provide more clinically relevant results in preclinical research. Further, in the function of so-called “mouse avatars”, PDXs are hoped to allow for patient-specific drug testing in real-time. This paper examines the circulation of knowledge and bodily (...) material across the species boundary of human and personalized mouse model, historically as well as in contemporary practices. PDXs raise interesting questions about the relation between animal model and human patient, and about the capacity of hybrid or interspecies models to close existing translational gaps. We highlight that the translational potential of PDXs not only depends on representational matching of model and target, but also on temporal alignment between model development and practical uses. Aside from the importance of ensuring temporal stability of human tumors in a murine body, the mouse avatar concept rests on the possibility of aligning the temporal horizons of the clinic and the lab. We examine strategies to address temporal challenges, including cryopreservation and biobanking, as well as attempts to speed up translation through modification and use of faster developing organisms. We discuss how featured model virtues change with precision oncology, and contend that temporality is a model feature that deserves more philosophical attention. (shrink)

This book explores the deep and abiding human need for contemplation, for coming to terms with and standing in awe of the nature and character of the God revealed in the Scriptures. When so much is wrong in the world, when our lives are troubled by so many threats, both real and imagined, we must learn to look to God and to see all things, including ourselves, in the light of who he is. A life of faithful contemplation begins (...) to free us from the bad desires, false expectations, and corrupting illusions that bind us against our will and keep us from the fullness promised in the gospel. (shrink)

Corporate social responsibility involvement and disclosure has been becoming increasingly popular among US public firms, including those that qualify as real estate investment trusts. This paper aims to discover the relationship between CSR involvement and potential determinants such as growth opportunities, profitability, visibility, and agency costs. Types of CSR involvement are assessed in terms of environmental, community, and governance disclosures and are quantified using word count from the company’s voluntary disclosure. Our results support the hypothesis that CSR has (...) a strategic element and that REITs have greater CSR involvement when they have greater growth and investment opportunities. When the type of disclosure is broken into subcategories, the results show that not all dimensions of CSR are alike: environmental, community, and governance CSR disclosures appear to be motivated by different sets of incentives and reasons. (shrink)

Service geography is one of the branches of applied geography that has emerged as an applied intellectual interest to engage with the immediate direct needs of both urban and rural communities. The importance of studying services is due to their connection to economic planning, so geographical interest in them increases, as applied geography is based on a specific approach and philosophy of relevance or social benefit that focuses on the application of geographical knowledge and skills. To come up with solutions (...) to real-world social, economic and environmental problems. The study focused on the use of geographic information systems in analyzing the geographic calendar of rental offices in the city of Abha, relying on the most important applied aspects of geographic information systems represented in spatial analysis. To reveal the characteristics of the spatial distribution of rental offices and their distribution pattern, and to evaluate the efficiency of their distribution according to the local standard. The study came out with a number of results and recommendations, and also verified the hypotheses assumed by the researchers. (shrink)

Consequentialist theories determine rightness solely based on real or expected consequences. Although such theories are popular, they often have difficulty with generalizing intuitions, which demand concern for questions like “What if everybody did that?” Rule consequentialism attempts to incorporate these intuitions by shifting the locus of evaluation from the consequences of acts to those of rules. However, detailed rule-consequentialist theories seem ad hoc or arbitrary compared to act consequentialist ones. We claim that generalizing can be better incorporated into consequentialism (...) by keeping the locus of evaluation on acts but adjusting the decision theory behind act selection. Specifically, we should adjust which types of dependencies the theory takes to be decision-relevant. Using this strategy, we formulate a new theory, generalized act consequentialism, which we argue is more compelling than rule consequentialism both in modeling the actual reasoning of generalizers and in delivering correct verdicts. (shrink)

Molyneux’s question asks whether a person born blind who has learned to identify shapes by touch could, if suddenly granted sight, immediately identify shapes visually. This question has often been used to structure discussions of whether there is a “rational connection” between sight and touch—whether it is possible to rationally doubt whether the same shape properties are both seen and felt. I distinguish two questions under this general heading. The first concerns, roughly, whether the visual and haptic perception of shape (...) is rationally connected in normally sighted perceivers. The second concerns, roughly, whether the visual and haptic perception of shape is rationally connected in all possible perceivers. I argue that real-world implementations of Molyneux’s question are irrelevant to the first question, but potentially relevant to the second. However, I also argue that the second question does not have the philosophical significance it is sometimes claimed to have. In particular, it cannot be used to adjudicate debates about whether the phenomenal character of perceptual experience is primarily determined “externally” by the worldly properties we perceive, or “internally” by physiological or functional properties of our brains. (shrink)

We argue that imaginary worlds gain much of their appeal because they fulfill the fundamental need of human beings to feel connected to other humans. Immersion into story worlds provides a sense of social connection to the characters and groups represented in the world. By fulfilling the need to belong, imaginary worlds provide a buffer against rejection and loneliness.