物業管理介入社會住宅前期規劃之研究

Study of Introducing Property Management into Social Housing Planning Stage

蔡佳桂(Chia-Kuei Tsai)

指導教授 ： 詹明勇

義守大學/理工學院/土木與生態工程學系/碩士(2017年)

摘要

台灣地狹人稠的環境下，社會住宅朝向高樓層集合住宅的設計導致營運維護管理更加困難，由此顯示物業管理的重要。因此為避免社會住宅發生與早期國民住宅相同問題，如何透過物業管理將社會住宅營運維護管理於規劃設計階段時，即考慮真正符合使用者需求之項目，以達到降低後續維護管理困難及成本。
本研究彙整社會住宅特性及常見之問題，針對物業管理時常遇到因前期規劃設計不良而導致後續營運維護困難的問題，利用文獻探討確立影響之項目歸納層級架構中的目標及準則建立問卷，使用層級分析法(AHP)進行問卷分析得知影響後續營運維護的要因。本研究將受訪者分為高雄地區及台東地區探討城鄉之間看法是否有明顯之差異。
本研究得到三點研究之結論。(1)住宅基本設計為社會住宅成功之要件。(2)從物業管理模式融入社會住宅規劃設計階段以問卷分析可得知，安全規劃管理因子、智慧建築因子、環境品質管理因子、設備設施維修管理因子等四項重要影響因子。(3)不同地域性及專業屬性對於影響後續營運維護管理的因子會因地區性及專業經驗而有不同的重要性排序。

關鍵字

社會住宅 ； 物業管理 ； 層級分析法

並列摘要

Due to dense population around the urban area, public housing demands and supplying become an important topic in Taiwan. Limited area for new buildings but more people come from suburban for jobs, some of them cannot afford the expensive rent，some of them expected to move back to hometown as quick as possible. These people stay at urban now but will leave for a certain conditions. To buy a house is impossible, to find a shelter is urgent. Social housing seems to be one of the solutions to solve the problem describe above. But public housing needs a sound planning and design for its sustainable operation, so some innovative concepts must introduce into the life cycle of social housing.
This paper reviews the characters of social housing management and maintenance through published literatures or professional interview. Results showing that preliminary planning or design plays critical factor on the social housing management. If property management skills or considerations can get involve during the planning phase, social housing will be easily conducted during the operating phase. Analytical Hierarchy Process (AHP) method is adopted for finding out the relative significant factors of property management introduced at the planning phase. Engineer and employees in the field of social housing are invited to answer the questionnaire. 30 respondents from Kaohsiung and Taitung replied the questionnaire.
Results of this study show that (1) basic design is the most important factor for a successful social housing project, (2) safety management, intelligent facility, environment friendly, easily design for equipment repair are the key factors for social housing operation from the view point of property managers, (3) factors affecting social housing operation depend on different region and households.
This paper indicates that introducing property management skill during the planning phase is positive strategy for social housing project.

並列關鍵字

Social housing ； Property management ； Analytical Hierarchy Process

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