解題
Indicative content: Introduction: Define a maximum price as a legally established limit above which sellers cannot charge, set below the market equilibrium to protect consumers. Explain that rent control is a classic microeconomic example of this. Diagrammatic analysis: The response should describe or imply a supply and demand diagram for rental housing. The vertical axis shows rent (Price) and the horizontal axis shows quantity of rental units (Quantity). Show a downward-sloping demand curve (D) and an upward-sloping supply curve (S) intersecting at equilibrium \( (P_e, Q_e) \). Draw a horizontal line representing the maximum price \( (P_{max}) \) below \( P_e \). Show that at \( P_{max} \), the quantity demanded \( (Q_d) \) exceeds the quantity supplied \( (Q_s) \), creating a market shortage (excess demand of \( Q_d - Q_s \)). Analysis of positive impacts (KAA): 1. Affordability: Existing low-income tenants benefit from cheaper rents, increasing their consumer surplus and real disposable income, which can reduce relative poverty and inequality. 2. Stability: It prevents landlords from exploiting tenants with sudden, excessive rent increases, providing housing stability for families. Analysis of negative impacts (KAA): 1. Housing Shortage: Because rents are artificially low, some landlords may withdraw properties from the market or convert them to other uses, while demand increases, creating a shortage of housing. 2. Quality Deterioration: Landlords have less incentive and fewer financial resources to maintain and repair properties, leading to a decline in the quality of the rental housing stock. 3. Shadow/Black Markets: Landlords may demand under-the-table payments (such as 'key money' or inflated fees for furniture) to bypass the rent ceiling, rendering the policy ineffective. 4. Inefficient Allocation: Long waiting lists and queuing replace price as the rationing mechanism. Landlords may discriminate when choosing tenants since they have an excess of applicants. Evaluation points: 1. Price Elasticity of Supply (PES): In the short run, the supply of housing is highly inelastic, meaning the shortage created is relatively small. However, in the long run, supply is much more elastic as developers stop building new rental units and landlords exit the market, making the shortage much worse over time. 2. Enforcement and Administration Costs: The policy requires continuous monitoring and enforcement by the government to prevent illegal subletting or black-market transactions, representing a high opportunity cost of public funds. 3. Alternative Policies: Instead of price ceilings, governments could use supply-side policies (e.g., building municipal social housing, offering tax incentives for developers) or demand-side policies (e.g., housing vouchers for low-income families) which do not distort the market mechanism to the same extent. 4. Judgement: While rent controls provide short-term relief to a specific group of existing tenants, they often lead to severe long-term market distortions and reduce the overall welfare of prospective renters.
評分準則
Marking scheme breakdown (Total: 20 marks): Knowledge, Application, and Analysis (KAA) = 12 marks. Level 4 (10-12 marks): Strong, precise economic analysis of a range of microeconomic effects (e.g., shortage, quality decline, consumer/producer surplus changes) with an accurate, fully labeled diagram showing maximum price below equilibrium and the resulting disequilibrium. Level 3 (7-9 marks): Clear analysis of effects with some development. A diagram is included but may have minor labeling errors. Level 2 (4-6 marks): Basic application and analysis of maximum price, limited explanation of effects, diagram may be missing or incorrect. Level 1 (1-3 marks): Identification of basic points (e.g., defining maximum price) with no real analysis. Evaluation = 8 marks. Level 3 (7-8 marks): Deep, balanced evaluation discussing short-run vs long-run impacts (e.g., elasticity differences), magnitude of effects, and comparison with alternative policies. Concludes with a reasoned judgment. Level 2 (4-6 marks): Explanation of some evaluative points (e.g., quality reduction or black markets) but lacks depth or a balanced conclusion. Level 1 (1-3 marks): Identifies one or two basic evaluative points without explanation.