Does land-use regulation explain stagnant construction productivity?
Core argument: A back-of-the-envelope calculation indicates that if half of the observed link between establishment size and productivity is causal, U.S. residential construction firms would be about 60% more productive were their size distribution to match manufacturing's.
Homes built per construction worker remained stagnant between 1900 and 1940, boomed after World War II, and then plummeted after 1970. What stopped it? Local land-use controls [proxied by land-use cases per capita and % of CA cities with land-use regulation] limit the size of building projects. This constraint reduces the equilibrium size of construction companies, reducing both scale economies and incentives to invest in innovation.coincides with increases in our best proxies for land-use regulation. The size of development projects is small today and has declined over time. The size of construction firms is also quite small, especially relative to other goods-producing firms, and smaller builders are less productive. Areas with stricter land use regulation have particularly small and unproductive construction establishments. Back-of-the-envelope calculation indicates that, if half of the observed link between establishment size and productivity is causal, America’s residential construction firms would be approximately 60 percent more productive if their size distribution matched that of manufacturing.




