The Effects of the Fixed-term Rent Subsidy Program on Exit Behavior

大阪市住宅公社为降低空置率，从2004年开始对新房客实行定期返还计划。本研究使用生存分析来检验这些项目对租房者退出行为的影响。我们发现：(1)获得现金返还的租房者更早退出，尤其是在现金返还到期时；(2)新婚夫妇和有子女的家庭收到现金返还后，不会特别早退出。这一结果表明，公租房公司可以通过为新婚夫妇和有孩子的家庭提供现金返还计划来减少空置房间的数量。

Osaka Municipal Housing Corporation started fixed-term cashback programs for new renters from 2004 to reduce the vacancy rate. This study examines the effects of these programs on the exit behavior of renters using a survival analysis. We found: (1) renters who receive a cashback exit earlier, especially when the cashback expires; and, (2) newlyweds and child-raising families who receive cashbacks do not exit earlier particularly. This result suggests that public housing corporations can reduce the number of vacant rooms using a cashback program for newlyweds and child-raising families.