包租代管政策下承租戶住宅選擇特性之研究—以臺北市為例

包租代管（Rental Incentives）旨在解決我國目前居高不下的空屋率與租屋困難的窘境，在住宅政策上具有相當的意義，其承租戶的租屋選擇行為影響因素是重要的研究課題。而據內政部營建署2019年臺北市住宅需求動向調查，包租代管在居住協助措施偏好中，低於其他以租金補貼、興建只租不售的社會住宅、修建或購置住宅的貸款利息補貼的協助措施；又2018年臺北市的住宅低度用電統計比例達7.05%，顯見目前情況與包租代管政策欲解決的問題仍有很大的落差，本研究透過調查承租戶的租屋選擇特性，提出改善建議，使包租代管更能符合承租戶（Lessee）需求並擴大計畫的參與程度。本研究以計畫行為理論（TPB）與住宅選擇理論（Residential Choice）為基礎設計問卷，調查現有承租戶與潛在承租戶，針對在臺北市的兩個群體以問卷調查法，分別取樣206人與187名，藉主成分分析法（PCA）將問卷資料縮減與重組後，再以二元羅吉特模型（Binary Logit Model）調查現有承租戶續租意願、包租代管方案選擇及潛在承租戶的承租意願。經研究結果顯示，在現有承租戶的續租意願中，居住坪數與主觀規範（Subjective Norm）具有顯著性；在現有承租戶的包租代管方案選擇中，婚姻、居住時間、區位屬性的認知具有顯著性，而成員人數與成員小孩人數具有高度顯著性；在潛在承租戶承租意願中，成員小孩、教育程度、區位屬性的認知具有顯著性，而主觀規範上則具有高度顯著性。研究成果未來可供政府相關部門、業者等參考依據，以預測承租戶的特性與相關部門進行資源整合及改善。

關鍵字

包租代管；住宅選擇；計畫行為理論；二元羅吉特模型；主成分分析

並列摘要

Rental incentives, hugely significant in housing policy, aim to solve the dilemma of high vacancy rate and difficult rental housing in Taiwan, with its influencing factors of lessees' rent choice behavior being an important research topic. According to the Housing Demand Survey conducted by the Construction and Planning Agency, Ministry of the Interior (MOI) in 2019, the preference of rental incentives within residential assistance measures is lower than other measure types, such as those with rent subsidies, construction of social housing for rent only, and loan interest subsidies for building or purchasing houses. Moreover, the statistical proportion of low-level residential electricity consumption reached 7.05% in 2018, implying a remaining large gap between the status quo and the prospects of rental incentives. This study proposes improvement suggestions by investigating the characteristics of the lessees' choice of rental housing in order for rental incentives to meet the demands of the lessees and expand participation in the scheme. This study designed a survey based on the theory of planned behavior (TPB) and residential choices to investigate the existing and potential lessees, from which 206 and 187 subjects from Taipei city were sampled respectively by questionnaire survey. After the questionnaire data was reduced and reorganized by principal component analysis (PCA), the Binary Logit Model was used to investigate the existing lessees' willingness to renew the lease, choices of rental incentives, and the potential lessees' intent to rent. The results indicate that the ping number (1 ping= 35.58 sq ft) and the subjective norm are statistically significant in existing lessees' intent to renew their rents. Among the existing lessees' choices of rental incentives, the cognitions of marriage, residence time, and location attributes are statistically significant, while the numbers of members and their children are highly significant. Within the potential lessees' intents to rent, the cognitions of the members' children, education level, and location attributes are statistically significant, whereas the subjective norm is highly significant. These results can be used as a reference for relevant government departments and businesses to predict the characteristics of lessees and improve and integrate resources with applicable authorities.