THE HIGH,COST,RENT,CONTROL,NMHC,NATIONAL,HOUSING COUNCIL,SIGN,ACCOUNT,HELP,CAREER,POLICY,FACTS,DIRECTORY,RELATED,HOUSING POLICY,LONGER,OPEN,QUESTION,ECONOMIC,SOCIAL,CONSEQUENCES,GOVERNMENT INTERVENTION,THE NATIONS,HOUSING,MARKETS,DOCUMENTED,STUDY,THE PAST,TWENTY FIVE,IN RESPONSE,HARD,EXPERIENCE,LOCAL,MASSACHUSETTS,CALIFORNIA,BANNED,NUMBER,COMMUNITIES,THE COUNTRY,CONTINUE,IMPOSE,RENT CONTROLS,STATED GOAL,AFFORDABLE HOUSING,LOW AND MIDDLE INCOME,FAMILIES,ADVANCE,GOAL,TO THE CONTRARY,ACTUALLY,REDUCED,QUALITY,QUANTITY,AVAILABLE,ROLE,MARKET ECONOMY,ADVOCATE,RENT REGULATION,LAWS,ECONOMICS,GOVERN,TREATING,PRIVATELY OWNED,DEVELOPED,RENTAL,AS IF,PUBLIC UTILITY,HARM,PROVIDERS,THE LONG RUN,THE CONSUMERS,SERVE,FUNCTIONS,ESSENTIAL,EFFICIENT,OPERATION,EXISTING,HOUSING UNITS,UNITS,THE COST,SHELTER,CONSUMERS,INCENTIVES,INVESTMENT,STOCK,RESPECT,FOOD,CLOTHING,AMOUNT,PRODUCERS,SUPPLY,MARKET PRICE,FUNCTION,PARTICULARLY,IMPLICATIONS OF,UNREGULATED MARKET,REASON,IMPOSING,TWO STEP,PROCESS,SHORT TERM,ON THE MARGIN,RISE,COMPETE,OVER TIME,HIGHER,ENCOURAGE,CONSTRUCTION,REHABILITATION,CONVERSION,BUILDINGS,RESIDENTIAL,LIMITED,LONG TERM,SOLUTION,CONVERSELY,FALL IN,MESSAGE,THE MARKET,NO ROOM,INVESTMENTS,COMMUNITY,ARTIFICIALLY,ADOPTING,FALSE,BUILDERS,CURRENT,REDUCE,CIRCUMSTANCES,PERVERSE,CONSEQUENCE,RATHER,IN TIME,FACTORS,MUST,REMAINS,IN PLACE,THE MORE,SUBSTANTIAL,THE GAP,TRUE,MARKET,COSTS,POLITICAL BOUNDARIES,REGIONAL,DISTORTIONS,DEPEND,APPLICATION,LEADS,HOUSING MARKET,CAUSED,VIRTUALLY,UNANIMOUS,CONDEMNATION,SURVEY,THE AMERICAN,ASSOCIATION,FULLY,PERCENT,CEILING,GENERALLY,POINT,PRINCIPAL,OBJECTIONS TO,INHIBITION,FORCING,BELOW,PRICE,PROFITABILITY,INVESTMENT CAPITAL,DECLINES,CONVERTED,USES,EXAMPLE,TOTAL,CAMBRIDGE,BROOKLINE MASSACHUSETTS,FELL,1980S,IMPOSITION,STRINGENT,NEARBY,ROSE,PERIOD 2,IN CALIFORNIA,BERKELEY,SANTA MONICA,EVEN THOUGH,CITIES,THE UNITED KINGDOM,THE SECOND WORLD WAR,SHARE,LESS THAN,THE FLIGHT,REGULATED MARKET,THE RETURN,LEAD,DROP IN,CONDOMINIUM,COOPERATIVE,CASES,ABANDONMENT,PROPERTY,DECLINING,REVENUES,FORCED,MAINTENANCE,REPAIR,THE RAND CORPORATION,LOS ANGELES,CONTROL LAW,BENEFIT,LOWERED,OFFSET,LOSS,DISINVESTMENT,RENT CONTROL IN NEW YORK,BOSTON,MARKED,DIFFERENCES,RENT CONTROLLED,LEVEL,EXPENDITURES,PROPERTY TAX,VALUE,RENTAL PROPERTY,ABSOLUTE,TERMS,INCREASE,VALUES,UNREGULATED MARKETS,TAX,REDUCTION,DECLINE,RENT CONTROL IN NEW YORK CITY,CALCULATED,THE LOSS,BILLION,DISTORTED,CITY OF,BERKELEY CALIFORNIA,ESTIMATES,TAX REVENUE,BENEFITS,THE CREATION,SYSTEMS,INFORMATION,COLLECTED,DETERMINING,HEARING,COMPLAINTS,APPEALS,DOLLARS,FALL,MUNICIPAL AUTHORITIES,BOARD,BUDGET,APARTMENTS,CONSUMER,MOBILITY,PRIMARY,BENEFICIARIES,LUCKY,ENOUGH,FIND,THEMSELVES,RELUCTANCE,SUBSIDY,RECENT,NEW YORK CITY,DURATION,MOVE,SMALLER,HOMES,CLOSER,JOBS,DO NOT,WANT TO,WHOSE,OPPORTUNITIES,GEOGRAPHICALLY,HAVE TO,TRAVEL,REACH,THE COMMUNITY,AT LARGE,MEAN,TRAFFIC CONGESTION,DEMAND,CITY SERVICES,SPILLOVER,ISSUE,STATE,REGIONAL POLICY,LOCAL GOVERNANCE,ENTRY,PAID,IN SEARCH OF,FEES,SCARCITY,GRAY MARKET,AMONG FRIENDS,FAMILY MEMBERS,KEY MONEY,PAYMENTS,YOUNG,PEOPLE,ENTERING,SOCIAL IMPLICATIONS OF,ADDITION,THE DECISION,WHETHER,QUESTIONS,SOCIAL POLICY,THE POOR,ACCESS,SUFFER,THE MIDDLE,CLASS,REASONS,POORER,LACK,OPTION,COMES,FINDING,BE MORE,LOOKING,CHOOSING,COMPETING,POTENTIAL,SELECTION PROCESS,GOVERNED,CAUSES,TURN TO,INCOME,CREDIT HISTORY,BIAS,THE SELECTION,FEMALE,SINGLE PARENT,HOUSEHOLDS,JUSTIFIED,ANTI,POVERTY,STRATEGY,STRONG,EVIDENCE,INCOMES,GREATER THAN,NEARLY,TWICE,AVERAGE,GREATEST,MANHATTAN,THE BOROUGH,HIGHEST,AVERAGE INCOME,CONTROLS,WHITE,EDUCATED,PROFESSIONALLY,EMPLOYED,AFFLUENT,DISPOSABLE INCOME,TENANTS,PROBLEMS,CAMBRIDGE MASSACHUSETTS,RENT CONTROLLED HOUSING,STATUS,HOMEOWNERS,HOUSING DISCRIMINATION,BASIS,POOL,THE DOOR,DISCRIMINATION BASED ON,LOOK,SELECTION,DECISIONS,RACE,SEX,FAMILY SIZE,NOTWITHSTANDING,RIGOROUS,FAIR HOUSING,SLOW,THE PROCESS,RACIAL,ECONOMIC INTEGRATION,LIMITING,CERTAIN,CLASSES,IN FACT,MIDDLE CLASS,RAISED,BARRIER,RACIAL INTEGRATION,UNFAIRLY,REAL ESTATE,SUPPLEMENT,EXPENSE,HOLDING,RATE OF RETURN,INEFFICIENT,HOARD,UNDERLYING,POSE,SHOULD,PUBLIC,SUBSIDIZED HOUSING,BORNE,INEFFICIENCY,UNFAIRNESS,RELY,MEANS,SUBSIDIZING,THE OTHER,ARGUMENTS AGAINST,APPLY,COMMERCIAL REAL ESTATE,RETAIL,OFFICE,SPACE,STRUCTURES,TRANSFER INCOME,THE PROPERTY,THE BUSINESS,EFFECTIVE,ALTERNATIVES,EXIST,THE ANSWER,PROBLEM,SCARCE,RISING,ONE WAY,DIRECT,FINANCIAL ASSISTANCE,PURCHASING POWER,EXPANSION,THE LOCAL,ALREADY,PROVEN,FEDERAL AND STATE,COMPLEMENT,RENTER,ASSISTANCE,REGULATORY BARRIERS,HOUSING AFFORDABILITY,OWNERS,CONCLUSION,FAILED,ANTHONY DOWNS,LEADING,ECONOMIST,NATIONALLY RECOGNIZED,EXPERT,REPORT,DURING WARTIME,THE ECONOMIC AND SOCIAL,ALMOST ALWAYS,UNFAIR,PROTECT,FACT,RELIANCE,CANNOT,SIGNATORIES,AMERICAN SENIORS HOUSING,APARTMENT,IMPROVEMENT,PROGRAM,INSTITUTE OF REAL ESTATE,MANAGEMENT,MANUFACTURED HOUSING INSTITUTE,NATIONAL APARTMENT ASSOCIATION,NATIONAL ASSOCIATION OF HOME,NATIONAL ASSOCIATION OF,REALTORS,MULTI,REAL ESTATE BOARD OF NEW YORK,RENT STABILIZATION,ASSOCIATION OF,HOUSING ASSOCIAT