Stubkjær: Summing up, while waiting for the miracle, 2005 1 of 10 Summing up, and preparing for 'the miracle' Erik Stubkjær Department of Development and Planning, Aalborg University, DK A Theoretical Base for Cadastral Development KTH, Stockholm, 2005 Overview 1. 2. 3. 4. What to do, while waiting for 'the miracle': Describe practice like the European research project COST G9 What to look for: The essence of 'miracles', illustrated by events in Danish history Comparing the Monday course outline with the completed course Course evaluation The European research action COST G9 A research project on real estate and cadastre is established with participation from 11 countries, and recognized as COST action G9 Staff from FIG related university departments co-operate with other (established, academic) disciplines: Knowledge engineering, economy, law Objectives of the European COST G9 action The main objective of the action is to improve the transparency of real property markets and to provide a stronger basis for the reduction of costs of real property transactions by preparing a set of models of real property transactions, which is correct, formalised, and complete according to stated criteria, and then assess the economic efficiency of these transactions.
Stubkjær: Summing up, while waiting for the miracle, 2005 2 of 10 COST action G9: "Modelling Real Property Transactions" Domain: Miscellaneous MoU: 224/01 Entry Into Force: 1/03/2001 CSO Approval: 14/12/2000 End of Action or Prolongation: 4/06/2005 (+ 9 months) 1st MC: 5/06/2001 01/03/2001 Austria Denmark Germany Netherlands Spain Slovenia Finland United Kingdom Sweden Hungary Latvia 14/06/2001 Greece 6/11/2003 COST G9: Publications The Ontology and Modelling of Real Estate Transactions (Eds) Heiner Stuckenschmidt, Erik Stubkjær and Christoph Schlieder, Ashgate Publisher's International Land Management Series. 2003. 170 p. Page 9 to 11 in COST G9 Progress Report 2003. 25 titles Website: http://costg9.plan.auc.dk Research questions What are the costs of transactions related to real property What are the factors influencing these costs What are the main transactions How are rights in land described What is a unit of real estate Comparing across selected European countries Tentative definitions Transaction: An exchange of assets according to norms Procedure: A sequenced set of activities with defined outcome. In UML the synonym term is Activity Asset: A sum of money or other item of economic value, including a parcel of land. Institutions are the humanly devised constraints that shape human interaction (North, 1990: 3). Function of an element is what this element causes to happen as a desired contribution to the greater whole (Zevenbergen, 2002)
Stubkjær: Summing up, while waiting for the miracle, 2005 3 of 10 Methodology - Procedures Comparing activities (behavior), not legal texts Semi-formal description of procedures (purchase, mortgaging, subdivision) No case studies, but procedures as they are taught Formal consolidation (to come) Outcomes presented at FIG XXII International Congress, JS 14: Cadastral Appraisal, Land Markets.. April 24 th, 2002, Washington, DC, USA A semi-formal description of subdivision - The Danish case Activity Context Actors Trigger Subdivision recorded by Cadastral authority Owner sells a parcel, e.g. for construction Cadastral surveyor, Owner, Cadastral authority, Holders of right, Land Registry, Municipality Owner requests the service of the cadastral surveyor Sub.activities Details, 1.. 11 Variations 2., 4., 5. Structure: UseCase of UML (Unified Modelling Language) The Danish case - Sub-activity details 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Request accepted and filed Data collected from Cadastre, Land registry, and Municipality Strategy for the specific case chosen Boundaries and parcels established, marked and measured Real property rights taken into account Case approved with respect to spatial planning, etc. Case submitted to Cadastral authority Case approved by Cadastral authority. New unit created Parties informed of the approval Statement on allocation of easements Fee to cadastral surveyor paid Documents (cadastral map of parcel) to owner Comparing with Finland and Slovenia Finland: Subdivision part of purchasing of new unit Denmark: Subdivision precedes purchasing process Slovenia: Somewhere between Finland and Slovenia: Formal meeting, followed by report Denmark: Cadastral surveyor assesses need of neighbor approvals Finland (surveyor represents authority): Decision in 1st level. Appeal Denmark (surveyor applies law): Decision only in a specific case type (Danish: Skelforretning)
Stubkjær: Summing up, while waiting for the miracle, 2005 4 of 10 Methodology Comparing activities (behavior), not legal texts No case studies, but procedures as they are taught Prototype for one country copied in 2-5 other countries 1. UML UseCases (Sumrada, SLO, spring 2001), 2. Procedures, Muncipal preemption rights, 2002-2003 3. Ontology of topographical datasets (Uitermark, NL, autumn 2002) 4. Estimates of transaction costs (Vitikainen, FIN, 2002; ongoing 2004) 5. Domain terminology (Auzins, 2003) Common objectives of processes (= "Institutional functions") Reorganize rights in land according to wishes of owners without compromising the rights of other parties in compliance with spatial, environmental, agricultural,.. legislation maintaining clarity and efficiency of registration systematically identified plots allocation of easements to new and old parcels Methodology - Economy Comparative estimate of cost of simplest transaction (purchase of unbuilt parcel) Case study in 2-4 countries Approaching satellite accounting (SNA, 1993) for the real estate segment of society Environmental protection, education,.., and now real estate
Stubkjær: Summing up, while waiting for the miracle, 2005 5 of 10 COST G9 utcomes: Concept analysis COST G9 Outcomes: Analysis of basic functions Hypothesis: Institutional functions are the same across countries However, means, roles and sequencing varies. Cadastral surveyors in Northern Europe and notaries in Southern Europe perform similar functions (Arrunada, Vienna, 2002) Looking for the 'miracle': Indicators of secure land tenure The problem: Identifying and naming the relevant features of the reality Security: Freedom from suffering what? Freedom to do what? Approaches: The EU's 'Copenhagen criteria' Chapter 4 includes: The legal system, including the regulation of property rights, is in place; laws and contracts can be enforced. Hernando de Soto asks: Why does capitalism triumph in the West, but fail everywhere else (2002) Max Weber explores, what distinguishes the Western culture from other cultures? (1920s)
Stubkjær: Summing up, while waiting for the miracle, 2005 6 of 10 Max Weber on causes of 'Western' development A bureaucratic state is a precondition of rational capitalism, but e.g. in China it existed as a thin layer of civil servants on top of a local structure that remained patrimonial Rome, originally one of such 'warrior-guild cities', became an empire Judaic prophetism [and monotheism. ESt] established hostility towards magic, an important context for maintaining barriers. The Christian making of proselytes extended this tradition, and moreover its Pentecostal spirit tended to remove ritual barriers between clans and tribes. Differently from the thesis of the early Weber on Protestant ethics (1904-05), he in Wirtschaft and Gesellschaft (1922) extend the causes of development to the Christian church in general (111; 1961: 267-70). It educated clerks, supported universities and other educational institutions, and made through its bishoprics a base for the bureaucratic states of the West. The Protestant development of the notion of vocation (German: Beruf) implied an ascetic devotion to entrepreneurial and busy conduct. The Christian context demanded a 'non-dualistic ethics' of this devotion. Randall Collins: Max Weber. A skeleton key. 1986. Sage. Max Weber's causes of development
Stubkjær: Summing up, while waiting for the miracle, 2005 7 of 10 Inferences drawn from Max Weber and EU Indicators of secure tenure: (EU:) Laws and contracts can be enforced (Weber:) how easy and predictable? (Weber:) How dominating are double standards in economic behavior? or, as a surrogate: What is the index of perceived corruption? Derived indicators (measures of bureaucratic maturity): To what degree do authorities have and exercise well defined (restricted) competencies? To what degree are civil servants well educated, and independent in their work? To what degree are inhabitants considered citizens with equal rights The spread of ownership in Denmark 1600s Crown owned about half, nobility the other half (~2000 persons out of 600.000) (6.4/p.2) 1800s Of the 60.000 farms, about half were acquired by tenants as freeholds (6.5/p.3) 2001 1.130.241 detached houses and farm houses, owned by individuals (out of 5.3 mio) The rise of bureaucracy (accountability) in Denmark 1360 Coronation charter: King and nobles adopts law as guiding principle (4: 333f) (cf. Magna Charta, 1215) 1479 University of Copenhagen founded 1683 Christian V's Danske Lov: Standardized legislation.. "solid foundation for the stable bureaucratic absolutism of the 18th century" (6.4/p.4) 1536-1720 Church a "means of indoctrinating the population with the Lutheran dogma of divinity of authority" (6.4/p.4) 1740 Fredric the Great of Prussia: Anti-Machiavel, a guide for a prince The spread of accountability 1814 Educational act introduces compulsory schooling for everyone. Illiteracy eradicated by 1850 1849 General entitlement of creating associations (Constitution 85; MN: 91) 1857 Abolition of guild system 1870s Co-operation movement: Associations to process agricultural products, or to provide mortgage loans 1970 Municipal reform: From 1386 to 275 units, accounting for 44% of public expenditure (DS SE 2001: 14)
Stubkjær: Summing up, while waiting for the miracle, 2005 8 of 10 The Danish land reform around 1800 From 1750s 'pilot projects' on leading nobles' estates: Increased productivity License for surveyors introduced 1776, 1810 (BB, 1988:2, 84) 1781 Order on lifting of joint cultivation (Frd 23. apr) A single tenant of the village is entitled to trigger the restructuring process All village tenants must pay costs for the restructuring plan No tenant is forced to leave cultivation community Restructuring plan: Maximum 3 lots By 1850 only 1% still in joint cultivation (BB, 1988:2, 115) Independent, self-sufficient farming class developed (6.5/ p.4) Operating factors of land reform Increased productivity, higher prices on products (6.5/ p.1) Landowners interested in selling land, to invest in overseas trading (6.5/ p.1) Initially mostly (hereditary) copyhold, gradually freehold State reward for outlying farm buildings (HJ,I: 109; BB 1988:2, 98n28). (Marginal) loans from state (6.5/p.3; HJ,I: 155) Legal protection of remaining tenant farmers (6.5/ p.3), education, care for elderly Grundtvig and economic co-operatives Grundtvig (1783-1872) priest, poet (1/3 of Danish psalms), spiritual animator In opposition to English economists.., market logic.., few persons exploiting many.. National self-consciousness, love, joint understanding of tasks and means Dignity by being economically self-supporting, spread of real property rights Education, basic education, education for youngsters (Folk high schools) Tentative indication of attributes of the 'miracle' A powerful person, who is concerned in the common good A set of legal rules, which support debate and the enterprising, without hurting the weak General education = empowerment, for example: God, join hands with me and grant the generous Holy Spirit thrive my vocational work. Bless me, oh Lord, of your might! If only I today, and every day as well, in You and in my industry be satisfied! Kingo: Nu rinder solen op, 1674; Verse 5
Stubkjær: Summing up, while waiting for the miracle, 2005 9 of 10 The (cadastral) world view of the lecturer Societal Values and Resources condition Organisational interactions on Development of cadastral systems comprising of Owners & Property Rights Government & Rules Transactions Terrain Databases Objects Stubkjær, 2003 Summary You have been provided with concepts, which may explain cadastral development and non-development The concepts are developed in Germany/ North Europe, and possibly not universally applicable Using concepts for analyses is necessary, but definitively not sufficient for achieving change While waiting for the opportunity of implementing change, do describe the property-related practice of sensible persons You are welcomed to mail me at est@land.aau.dk Thank you, and good luck in your studies Stubkjær, ISP, AaU Cadastral Development: Summing up, and preparing you March 2005 Erik Stubkjær (2003): My 'library' Bishr, Yaser A, Pundt H, Kuhn W & Radwan M (1999) Probing the concept of information communities - A first step toward semantic interoperability. Pp 55-69 in: Goodchild et al (1999) Interoperating Geographic Information Systems. Kluwer, Boston. 509 p. Bromley, Daniel W (1989) Economic Interests and Institutions - The conceptual foundation of public policy. New York, Blackwell. 274 p. Bruce, J (1993) Review of tenure terminology. Land Tenure Center Report. University of Wisconsin. Quoted in Hendrix, 1995, available as Tenure Brief 1, 1998 from http://agecon.lib.umn.edu/ltc/ltctb01.pdf Campbell, Heather (1991) Organizational issues in managing geographic information. in: Masser, Ian & Blakemore, Michael (Eds): Handling geographical information - Methodology and potential applictions. Longman, Harlow, UK. Pp 259-282. Chrismann, N (1997) Exploring geographic information systems. Wiley. 298 p. Collins, Randall (1986) Max Weber - A Sceleton Key. Sage Publicationss, London; Max Weber - Personen og forfatterskabet. Reitzel, København, 2000, 183 p. Dale, Peter & John McLaughlin (1988) Land Information Management. Clarendon Press, Oxford, UK. Dale, Peter & John McLaughlin (1999) Land Administration. Oxford University Press. Davis, Ernest (1990) Representations of commonsense knowledge. Morgan Kaufmann, San Mateo, USA. 515 p. de Soto, Hernando (1993) The missing ingredient - What poor countries will need to make their markets work. The Economist 11.Sept. 1993, pp 10, 13, 14 within the article: The future surveyed. de Soto, Hernando (2000) The Mystery of Capital - Why capitalism triumphs in the West and fails everywhere else. Bantam Press, London. 243 p. Eason, Ken D. (1988) Information Technology and Organisational Change. Taylor and Francis, London. ETeMII (2001) Reference Data White Paper (Chapter 1). http://wwwlmu.jrc.it/etemii/reports/chapter1.pdf
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Cambridge University Press, New York. 203 p. Erik Stubkjær, est@land.aau.dk, 2002-02-28