The roots of inequality and its environmental impacts – Savings and returns
In Table 3, we summarized the relations of the inequalities revealed according to the monetary and material dimension, on the one hand, the level of analysis on the other hand. The results imply, that i) considering the usage of the capital, inequalities are heavier in monetary terms, ii) both flows and stocks are more concentrated at the global level, with regard to the monetary and physical dimensions as well, and iii) stock-type inequality is more significant except one combination, i.e., material stocks in a within-country context.
Table 3. Relation of inequalities in the socio-economic system
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Cross-country
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Within-country
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Income inequality
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Wealth inequality
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Material flow / emission inequality
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Material stock inequality
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The allocation of durables, housing, and public infrastructure is relatively equal in mass. Stock inequality does not even approach within-country income inequality. Does that mean that material stock is irrelevant to economic inequalities? This is not the case. Inequality does not stem from the distribution of material stock but rather from the income it provides to the capital owners and providers (returns). Material stock in use, in contrast to wealth, is relatively dispersed in a within a country context. However, emerging return on capital goes hand in hand with income inequality to a high degree. Therefore, the most striking economic inequality is that of savings, fueling capital accumulation through investments.
The Gini coefficient of savings in EU, for instance, performed above 0.6 in almost all the member states, while income and expenditure inequalities remained below 0.4. The marginal propensity to consume (MPC) falls in line with income as material needs are satisfied and saturated. The higher the income, the greater the surplus is after the consumption has been covered. The savings rate of the highest income quantile in the EU is close to 40 percent, while it is negative for the lowest one in the majority of the EU member states. In the US, two bottom quantiles' savings rates remained well below zero in the last decades while developing countries share a similar path as well (Gandelman 2016).
In conclusion, high income inequality fuels the capital market with excess supply (savings), while demand is driven by the need for dwelling, commuting, and enjoying services provided by productive capital. If one considers the material dimension of these needs, they are more or less equally distributed among a given society, as we presented above. Looking at the monetary dimension, the earnings of a substantial portion of society do not allow them to purchase these goods and services. Ample loans, however, still provide access to these material stocks for the households (both new and used assets) and the government – at the cost of continuously rising inequalities through returns on capital and natural resource requirements.
We conducted a panel regression analysis on the concrete stock data to test the mechanism described above, consisting of 150 countries in 37 years (1980–2016). The regression model results for the total concrete stock and the three sub-categories are presented in Table 4. According to these results, the savings rate reinforces the accumulation of the material stock, as one percentage increment of the s is associated with a 0.85 percent rise in total concrete stock if everything else is held constant. GDP, of course, affects the stock positively as well. The bond between the GDP and the stock is strong enough, as every percent GDP growth evokes 0.44 percent of predicted stock increment, ceteris paribus. However, net return on capital (r-g) negatively correlates with the stock; a 0.22% drop of predicted stock dynamics in case of a 1% rise in returns.
Table 4. Estimation results of the panel regression
Our results imply that the higher the rate of return is, the concentrated the income will be. Thus, in countries with the same s and GDP, where a higher portion of income comes from capital investments, the society build less. Higher returns restrict the evolution of stock, as it is expensive to build them. These findings are absolutely in line with a classical view of a monopolized market. At the same time, the equilibrium of the capital market allows for limited investments, at high returns, paid in the form of excess rents, interests, and profits for the capital owners. In the same way, when the market shifts from competitive towards a monopolized one, barriers to entering the market occur, and controlled amount of market transactions (lower level of investments) causing capital prices to rise steeply (rents and interests).
The difference in the coefficients of the four models in Table 4 imply on altering motivations on the sub-markets. First, residential building stock depends on returns less than non-residential housing investments, probably due to the household’s independent need for housing services. Housing investments do not contribute to increasing returns on capital; while on the contrary, a need for housing occurs in periods and countries with lower returns as well. Second, the civil engineering segment of the material stock is affected by returns for the highest extent, and it displays the heaviest reaction on the available savings as well. That implies public infrastructure investment being a residuum of the capital on the market. In case of ample savings, mostly government-led and financed investments rise sharply. However, if the price of investments, indicated in our model by net returns, emerges; public infrastructure loses its dynamics rapidly, contrary to housing or non-residential building activity.
Public investments are prone to be exposed to economic performance as well. On the one hand, they are strongly correlated with GDP per capita, while net returns depend on the GDP growth on the other hand. Building a new motorway, train station, or sewer pipeline is usually not an object of maximized returns but other social, environmental, and political aspects; however, as long as the financial basis of these investments depend on available capital, worsening economic conditions make them shortfall immediately.
Policy implications
Halting the rapid expansion of material stock is a primary aim of the sustainability transition. Stock accumulation process not only require a significant part of our resource use, accounting for 61% of the total resource extraction in 2021(Circle Economy 2022); it also entails the use substantial amount of energy for extracting, manufacturing, operating, and demolishing stock.
Capital owners need to invest their excessively high savings in high-return industries (usually material-intensive) to maintain their wealth. Many economies have pursued fast material stock accumulation for economic growth but doing so has lock-in effects as material stock requires periodic maintenance and renovation (resource use). Future policy measures should address economic growth, income inequalities, and sustainable development by taking a cautious view of those material-intensive investments. The only exception is public infrastructure (e.g., transportation, social housing, education, public health), which can improve economic equality while minimizing the risk of over-investment, as long as the government can manage the balance between economic equalities and economic growth.
Policy intervention should aim to significantly constraint the savings to tackle the multiple challenges of our inequality issue and the ecological crisis which accompanies it. However, the disruption of the capital market would result in severe social damage, e.g., on the housing market or through discontinued innovations. The aim, therefore, is to identify selective yet market-oriented regulatory instruments that limit the investment yields of space-intensive properties while also allowing financial resources to be channeled to innovation, R&D, and human capital (Hartley, Van Den Bergh, and Kallis 2020; Jackson and Victor 2021)
In theory, the four principles of equitable and sustainable transition below provide an ecologically feasible, socially acceptable, and peaceful set of policies.
1. Reduce the savings significantly. In our regression model, GDP represents the development stage of the capital market, while savings and returns act as factors influencing supply and demand for stock accumulation, respectively. Savings, return, and income elasticities are the estimation coefficients for material stock accumulation. Saving rates are higher across all stock categories than returns, so policy interventions that focus on savings may lead to a more significant drop in the amount of accumulated stock than reducing returns. Measures to control savings generally include altering consumption taxes (VAT) or imposing large inheritance or wealth taxes.
Theoretically, promoting consumption by lowering VAT could result in ascending savings rate; in the reality, though, savings of few individuals surpass the others extremally. The framework we propose limits the savings of the highest earners while increasing savings for the lowest earners in the way, that aggregates savings still decrease. This can only be done after ensuring the basic needs of people are met. Thus, we propose a universal basic income or services which according to the literature, are considered pro-equality policy measures (Coote 2020; Gough 2019). Based on the findings of this study, the latter one is proposed since assessments of possible policy interventions report on the adverse environmental impact of redistribution of income.
Limiting the savings of the highest income earners is in fact targeted towards their income and their income sources, particularly capital income generated from owning and investing in material-intensive real estate. There are many ways this could be achieved, progressive floorspace-based property taxes, progressive property transfer taxes, progressive second and third homeownership taxation. The ultimate goal is to make these investments unattractive. While also channeling capital to other areas where capital gains might be lower but will have a better impact technologically, socially, and ecologically as pointed out before. While on the opposite side, policy interventions increase the savings for the lowest earners by subsidizing their wages through the universal basic income, and in order to control their consumption levels and increase their savings. Exemptions will be effective tools to encourage earners to save excess income in material stocks especially housing these saving in essence are turning into wealth which can generate income in the future. Transfer tax exemption, reduced property tax and interest rates for first home buyers are few examples of these tools. Carbon or other ecological taxes can be imposed on corporations to steer the consumption structure and promote ecological competitiveness.
This intervention would reduce the available savings generally, which according to results in Table 4, probably limits non-residential and civil engineering stock accumulation the most. The following steps aim to evade the effects of a rapid drop in savings.
2. Reshape spatial decisions. The government forms the stock accumulation in multiple ways, such as zoning regulation, development planning, and transportation policy. Spatial planning determines natural resource use (Dombi 2021). Spatial decisions should prioritize dense, multifunctional urban spaces in transportation, zoning, education, and other policies, the society to resists urban sprawl. Even though in case the decision on reduced investments is made, universal basic services, when applied, would evoke additional demand for public infrastructure (see 1.), which is more evenly distributed and are capable of boosting economic growth and social prosperity.
3. A government-driven housing intervention. By this point, society has experienced a drop in government-led infrastructure development as well as a reduction of available capital supply. The shortfall in savings has led to emerging returns, except for government investments, as we reduced the demand in the meantime (see principle 2.). Private investments, however, suffer from rising capital prices and interest rates. To meet the reshaped demand for urban housing described above (2.), the state will have to intervene with social housing programs, local housing agencies, and state-led real estate investments. The outcome of such a step would be ample housing under social considerations on the one hand and a reduction in rents and interest rates on the primary housing market on the other hand. With the return elasticity of housing investments being significantly lower than savings elasticity, state-induced additions to the housing supply would result in a modest rebound in investments. A majority of the aggregated effect is manifested in a drop in rents and prices.
4. Expand the lifespan of the capital stock. Right after the state became an active investor in the housing market and private capital returns dropped, the relative capital gains on the segment of business-led investments have started to ascend. As bonds, stocks, ownership, and other forms of capital investment are now attractive substitutes for real estate investments, capital supply rebounds to some extent on the market segment of non-residential material stocks. However, to avoid the rise of aggregated material stock accumulation, the business-led demand for the material stock should also be reduced. Macro-scaled policy needs to support the market penetration of technological solutions provided by the emerging circular economy concept, like modular design, planning for reuse, or utilizing equipment as a service. A promising financial instrument to prolong the lifetime of an asset could be the system of mandatory rates of depreciation defined in national accounting legislation. The depreciation is used to write off the cost of an asset over its useful life, and it is a mandatory deduction in the profit and loss statements of an asset item. The rate of depreciation refers to the percentage of a long-term investment as an annual tax-deductible expense. In the US, for instance, the Income Tax Act 1962 defines the rates for different classes of assets, in which two rates refer to permanent buildings (5 and 10%), while multiple rates for vehicles, machinery, with rates ranging from 15% to 100%. Thus, 5% rate translates into 20 years of writing off, while 50% into two years. As depreciation deducts the tax paid by the company, a reduction in the annual depreciation of an asset reduces the deduction, so the company should pay higher taxes. Significant extension of the rates defined by law could deliver this effect, especially in the case of buildings, where the depreciation period is much longer compared to equipment or IT assets. This way, the profitability of investments falls as the sum of taxes imposed on the company's revenue rises even by the exact total costs of the investment. Several decisions on less profitable investments turn to rejection, while innovative investments remain reasonable.
This policy mix helps countries situated at the development stage to varying extent. According to our concrete dataset, some countries signal an absolute material stock saturation (Cyprus, Denmark, Germany, Iceland, Ireland, Japan, Kuwait, New Zealand, Norway, Malta, Singapore, Sweden, UK). On the contrary, those countries still at the beginning of their development path, need to have high savings guaranteed to establish essential infrastructures.
The actual changes in material stock accumulation of a country depend also on the shift of the demand curve in step 2 and the supply in step 3. Some countries with striking housing deficit may witness a rebound in housing stock dynamics, although, considering the slope of the demand curve it is supposed to be not a significant one. Also, some countries may lack essential infrastructures, while others deliver broader path of action through halting excess road infrastructure investments, for instance. The policy toolkit above, thus, is applicable in each situation in a specific way; however, they are all necessary to prevent adverse environmental effects due to overinvestment.
The four principles above are in line with (Dombi 2021) recent findings of the dynamic efficiency of economies. The author argued towards lowering the environmental impacts, coupled with the economic output, savings and depreciation rates need to be reduced simultaneously. In terms of ecological damage, there is a lower level of per capita infrastructure to operate with compared to the status quo. Altered housing, transportation, and spatial development policies prevent consumption add up to satisfying personal mobility demand. Actors with economic power may resist the proposed changes. However, the social acceptance of its elements, especially the promise of higher consumption, provision of universal basic services, and housing programs, may help the policy makers to consider the political benefits.