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Abstract:
NAFTA's investment chapter provides foreign investors from Mexico, Canada and the United States with a number of protections against the actions of the governments that are parties to NAFTA. One such provision - requiring host governments to compensate foreign investors for acts of "direct or indirect expropriation" or "measures tantamount to expropriation" - is the basis for several major "regulatory takings" claims filed against NAFTA governments. To date, four such claims have been decided on the merits by NAFTA arbitral tribunals, and while it is too early to tell how broadly the tribunals will interpret the expropriation provision, these claims have generated considerable concern among environmentalists that the investor protections will stifle environmental and land-use regulation.

The article addresses two issues central to the increasingly heated debate over NAFTA's expropriation provision. First, it examines the relationship between the NAFTA tribunals' decisions on expropriation claims and U.S. domestic law on regulatory takings. Although many have argued that NAFTA "exports" the U.S. regulatory takings standard into international law, the article demonstrates that, in fact, the tribunals' decisions significantly exceed U.S. Fifth Amendment takings protections in several respects. The tribunal decisions broaden the definition of compensable property interests, extend the compensation requirement to "judicial" takings, and bypass the ripeness and exhaustion requirements of U.S. takings doctrine.

Second, the article asks whether this expansion of compensation for regulatory takings under international investment agreements such as NAFTA is justified under the leading rationales for a compensation requirement: the internalization of the costs of government regulation; the extension of fair treatment to regulated investors; the provision of ex post insurance to regulated investors; and the need to attract foreign investment to developing countries. Our analysis shows that none of these arguments supports the expansion compensation requirements to embrace "regulatory takings" in the international investment context.

While there is no viable case to be made for expanding international compensation requirements, such expansion involves a number of significant costs: It gives foreign investors a competitive advantage over domestic firms, redistributes wealth between domestic taxpayers and foreign firms, and may deter efficient regulation. In light of the tenuous benefits and potentially serious costs of an international "regulatory takings" doctrine, we conclude that the United States and other sponsors of international investment agreements should eschew the expansion of compensation requirements, instead limiting expropriation provisions to the traditional concerns of investor protections: physical invasions and seizures, direct nationalization, and governmental assumption or transfer of control of foreign property.

Property, environmental law, land use law, Fifth Amendment, Takings Clause

Abstract:
As the national mortgage crisis has worsened, an increasing number of communities are facing declining housing prices and high rates of foreclosure. Central to the call for government intervention in this crisis is the claim that foreclosures not only hurt those who are losing their homes to foreclosure, but also harm neighbors by reducing the value of nearby properties and in turn, reducing local governments' tax bases. The extent to which foreclosures do in fact drive down neighboring property values has become a crucial question for policy-makers. In this paper, we use a unique dataset on property sales and foreclosure filings in New York City from 2000 to 2005 to identify the effects of foreclosure starts on housing prices in the surrounding neighborhood. Regression results suggest that above some threshold, proximity to properties in foreclosure is associated with lower sales prices. The magnitude of the price discount increases with the number of properties in foreclosure, but not in a linear relationship.

Abstract:
Cities across the United States that have considerable vacant land are debating whether to foster community gardens on that land, while cities with land shortages are debating when to replace gardens with other uses. Meanwhile, many cities are looking for new ways to finance green spaces. Little empirical evidence about the neighborhood impacts of community gardens is available, however, to inform the debate or to help cities design financing schemes. This article estimates the impact of community gardens on neighborhood property values, using rich data for New York City and a difference-in-difference specification of a hedonic regression model. We find that gardens have significant positive effects, especially in the poorest neighborhoods. Higher-quality gardens have the greatest positive impact.