Many regulatory programs such as environmental regulation are effective onl
y if firms make irreversible investments that reduce the cost of compliance
. A firm potentially subject to regulation may therefore behave strategical
ly by not investing, thereby forcing the regulator to void the proposed reg
ulation. We show that such incentives, which resemble a hold-up problem, ma
y not be overcome when government's only tool is the imposition of an emiss
ions tax. The hold-up problem can be overcome by the issuance of tradeable
permits. A time-consistent equilibrium exists with all firms investing and
the government imposing regulations, even if no permits are traded and thei
r market price is low. Indeed, an observation of no trade may indicate that
pollution abatement is great. (C) 1999 Academic Press.