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Reverting to Informality Unregistered Property Transactions and the Erosion of the Titling Reform in Peru

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  • Italo A. Gutierrez
  • Oswaldo Molina

Abstract

Titling programs have focused mostly on providing initial tenure security and have not properly addressed maintaining the formality of future property transactions. Our data indicates that properties become de-regularized due to unregistered transactions in urban slums, which threatens to undo the success of the titling program in the long run. We exploit a natural experiment provided by the elimination of a streamlined registration system targeted for the poor residents in Peru to identify how costly and burdensome registration policies can increase de-regularization. Our analysis indicated that the elimination of such a system led to a significant reduction in the probability of registering transactions, including those that involved a change in ownership. Overall, our findings stress the necessity of building specific components aimed at maintaining properties formal into the design of urban titling programs.

Suggested Citation

  • Italo A. Gutierrez & Oswaldo Molina, 2016. "Reverting to Informality Unregistered Property Transactions and the Erosion of the Titling Reform in Peru," Working Papers WR-1156-1, RAND Corporation.
    • Handle: RePEc:ran:wpaper:wr-1156-1
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    References listed on IDEAS

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    1. Rafael Di Tella & Sebastian Galiant & Ernesto Schargrodsky, 2007. "The Formation of Beliefs: Evidence from the Allocation of Land Titles to Squatters," The Quarterly Journal of Economics, President and Fellows of Harvard College, vol. 122(1), pages 209-241.
    2. Michael R. Carter & Pedro Olinto, 2003. "Getting Institutions “Right” for Whom? Credit Constraints and the Impact of Property Rights on the Quantity and Composition of Investment," American Journal of Agricultural Economics, Agricultural and Applied Economics Association, vol. 85(1), pages 173-186.
    3. Galiani, Sebastian & Schargrodsky, Ernesto, 2004. "Effects of land titling on child health," Economics & Human Biology, Elsevier, vol. 2(3), pages 353-372, December.
    4. Oswaldo Molina & Mans Söderbom, 2018. "Heterogeneous Effects of Property Rights on Housing Investment in Urban Peru," Working Papers 119, Peruvian Economic Association.
    5. Galiani, Sebastian & Schargrodsky, Ernesto, 2010. "Property rights for the poor: Effects of land titling," Journal of Public Economics, Elsevier, vol. 94(9-10), pages 700-729, October.
    6. Sebastian Galiani & Ernesto Schargrodsky, 2004. "The Health Effects of Land Titling," Working Papers 78, Universidad de San Andres, Departamento de Economia, revised Dec 2004.
    7. Vogl, Tom S., 2007. "Urban land rights and child nutritional status in Peru, 2004," Economics & Human Biology, Elsevier, vol. 5(2), pages 302-321, July.
    8. Galiani Sebastian & Schargrodsky Ernesto, 2016. "The Deregularization of Land Titles," Man and the Economy, De Gruyter, vol. 3(2), pages 169-188, December.
    9. Field, Erica Marie, 2005. "Property Rights and Investment in Urban Slums," Scholarly Articles 3634150, Harvard University Department of Economics.
    10. Erica Field, 2007. "Entitled to Work: Urban Property Rights and Labor Supply in Peru," The Quarterly Journal of Economics, President and Fellows of Harvard College, vol. 122(4), pages 1561-1602.
    11. Erica Field, 2005. "Property Rights and Investment in Urban Slums," Journal of the European Economic Association, MIT Press, vol. 3(2-3), pages 279-290, 04/05.
    12. Galiani Sebastian & Schargrodsky Ernesto, 2016. "The Deregularization of Land Titles," Man and the Economy, De Gruyter, vol. 3(2), pages 169-188, December.
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    Cited by:

    1. Deininger,Klaus W. & Ali,Daniel Ayalew, 2022. "How Urban Land Titling and Registry Reform Affect Land and Credit Markets : Evidencefrom Lesotho," Policy Research Working Paper Series 10043, The World Bank.
    2. Panman, Alexandra & Lozano Gracia, Nancy, 2022. "Titling and beyond: Evidence from Dar es Salaam, Tanzania," Land Use Policy, Elsevier, vol. 117(C).
    3. Bertrand Crettez & Marie Obidzinski, 2021. "The Choice of Titling System in Land and the Blockchain," Working Papers hal-04034974, HAL.
    4. Ali, Daniel Ayalew & Deininger, Klaus, 2022. "Institutional determinants of large land-based investments’ performance in Zambia: Does title enhance productivity and structural transformation?," World Development, Elsevier, vol. 157(C).
    5. Hawley, Zackary & Miranda, Juan José & Sawyer, W. Charles, 2018. "Land values, property rights, and home ownership: Implications for property taxation in Peru," Regional Science and Urban Economics, Elsevier, vol. 69(C), pages 38-47.
    6. Oswaldo Molina & Mans Söderbom, 2018. "Heterogeneous Effects of Property Rights on Housing Investment in Urban Peru," Working Papers 119, Peruvian Economic Association.
    7. Ali, Daniel Ayalew & Deininger, Klaus, 2024. "Using registry data to assess gender-differentiated land and credit market effects of urban land policy reform: Evidence from Lesotho," World Development, Elsevier, vol. 175(C).
    8. Shewakena Aytenfisu Abab & Feyera Senbeta & Tamirat Tefera Negash, 2023. "The Effect of Policy and Technological Innovations of Land Tenure on Small Landholders’ Credit-Worthiness: Evidence from Ethiopia," Land, MDPI, vol. 12(5), pages 1-19, May.

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    More about this item

    Keywords

    titling programs; registration; property transactions; property rights; natural experiment; Peru;
    All these keywords.

    JEL classification:

    • P14 - Political Economy and Comparative Economic Systems - - Capitalist Economies - - - Property Rights
    • O18 - Economic Development, Innovation, Technological Change, and Growth - - Economic Development - - - Urban, Rural, Regional, and Transportation Analysis; Housing; Infrastructure
    • R20 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Household Analysis - - - General
    • R28 - Urban, Rural, Regional, Real Estate, and Transportation Economics - - Household Analysis - - - Government Policy
    • K0 - Law and Economics - - General

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