In a long-term relationship between a regulator and a firm the product
ion technology may change due to investment. This paper investigates h
ow the introduction of such an investment possibility influences the d
ynamic regulation problem when long-term commitments are infeasible. C
ontractible investment is shown to reduce the ratchet effect by increa
sing separation in the first period. Due to the separation effect of i
nvestment, the first-period optimal scheme converges toward the optima
l scheme with commitment as investment increases. Finally, assuming no
ncontractible investment, the paper analyzes the relationship between
separation and the degree of under-investment.