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ethics." Certainly our industry is bound by the formal constraints of law in national, state, and local jurisdictions. What this volume reminds us, however, is that those laws are only as good as the personal "sea of ethics" in which each of us operates. THE ETHICS OF PROPERTY INVOLVEMENTS Stephen E. Roulac The Roulac Group San Rafael, California and Visiting Professor University of Ulster Ethical considerations are a dominant theme in the management literature. As "Ethics and ethical issues surround our liver, ... ethics has become one of the most rapidly growing areas of management research, with over 800 articles and 1,400 books appearing since 1990" (Schminke, Ambrose, and Miles, 1998). Compared to business and business management,however, the research and writing on real estate in an ethics context is in the very early stages of development. The lack of a developed literature on ethics in real estate is reflected in the response by one highly placed executive to my solicitation for funding to support the publication of this volume: "I didn't know there were any ethics in real estate!" Fortunately, the Summa Corporation and the Amer­ ican Real Estate Society believe in the importance of ethics in real estate, for their cosponsorship has made possible this special monograph on the subject of Ethics in Real Estate. The support of the Summa Corporation and the American Real Estate Society of this pioneering volume is warmly and appreciatively acknowledged.

Foreword; G. Jones. Editor's Introduction; S.E. Roulac. Policy Issues. 1. Being Right - In Speech, Action, and Livelihood - in Property Involvements; S.E. Roulac. 2. Ethical Choice in Real Estate: Toward a Comprehensive Framework; L.E. Wofford. 3. Professionalism, the Market for Services and Real Estate; R. Small. 4. Toward a Common Perception of Ethical Behavior in Real Estate; M.L. Wolverton, M. Wolverton. Industry Practice. 5. And Their Right Hand is Full of Bribes; J. Broeders, J. Hakfoort. 6. Ethics in Real Estate: Can a Code of Conduct Support the Implementation of Ethics in the German Real Estate Industry? K. Homann. 7. Ethics as Economically and Culturally Influenced; N. Miller. 8. War Is When They Kill Your Children: Ethics and Modern Property Development; M. Benfield. Environmental Issues. 9. Good Intentions, Poor Execution: Ethical Dilemmas of the Superfund Legislation; E. Weisbord. 10. Brownfields: Are They an Ethical Solution to a Major Urban Pollution Problem? R.L. Shedlarz, K. Eilers Lahey. Ethical Issues in the Context of Transactions. 11. Ethical Standards for Buyers and Sellers of Real Estate; C. Manning. 12. Ethical Codes of Conduct for Business Simplified: The Case of the National Association of REALTORS; N. Miller. 13. An Empirical Analysis of Real Estate Brokerage Ethics; A.A. Okoruwa, F. Thompson. Tenants and Ethics. 14. Sexual Harrassment of Tenants in Rental Housing: An Ethical and Legal Debate in the Wake of the Shellhjammer and Gnerre Cases; T. Clauretie, R. Aalberts. 15. The Normative Aspects of Rent Control; C.P. Dunn, A.Q. Do. Editorial Review Board.