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  • 學位論文

中國城市小區業委會自管和委託管理之比較

A Comparative Study of Self-managed and Entrusted Property Management Model by Homeowners’ Association in China’s Urban Community

指導教授 : 徐斯儉
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摘要


近十年來,由於中國小區業主開始積極地團結起來對抗開發商、物業公司和政府層出不窮的侵權行為,因而吸引許多研究者關注此議題,並大都聚焦在業主維權的成因、過程與後果,較少關注業委會成立之後對於小區管理的面向,因此,本研究希望針對此問題作一些探討。關於小區的物業管理模式,世界上其他國家較普遍採取的方式是由業主自行成立的組織管理小區的各項物業服務,然而因為中國城市小區的規模動輒上千戶,且改革開放以來單位聯繫的瓦解,以及國家並不鼓勵社會團結起來,委託一家物業公司管理小區反倒成為中國特有的物業管理模式,因而在這種背景下,業委會自管小區能在中國出現是一個新的現象且難得的發展,也因此何以能自管是本研究的主要問題。為此,本研究針對兩個城市的八個小區進行比較研究發現:業委會成立前後小區內部業主間「黏合性社會資本」的累積,使得業委會擁有足夠的籌碼去與物業公司協商物業合同的簽署,進而以合同主體身分將小區物業服務委託一家物業公司,或是選擇直接自管小區物業服務。此外,由於小區外部的業主顧問和業主組織具備知識、經歷與資源的優勢,主動或被動地介入小區的治理之中,因此業主與業主組織和業主顧問間的「連接性社會資本」也成為業主能夠落實其共同管理權的一大利器。所以,本研究認為,在「黏合性社會資本」和「連接性社會資本」相互作用之下,促使業委會的成立與管理主體的取得成為可能。

並列摘要


Over the last decade, since homeowners in communities in China have actively begun to team up against the endless encroachment of developers, property management companies, and government, many researchers have been concerned with this topic. Much attention has been focused on the causes, processes, and effects of the safeguard of homeowners’ rights. Less attention has been paid on the management of the communities by homeowners’ association after its establishment. Therefore, the study addresses this problem with further discussions. Regarding the property management model of communities, it is commonly seen that most countries in the world allow homeowners to set up organizations for the management of property services within their communities. However, due to several reasons such as the large size of urban communities in China, the collapse of links between units after the reform, and the country’s discouragement of team collaboration, entrusting a property management company to manage communities is a rarely seen property management model in China. In this context, self-management of communities by homeowners’ association is a new phenomenon and a rare development. Therefore, the main question of this study is how can self-management be possible. In this study, comparative study was done between eight communities in two cities. Results showed accumulation of “Bonding Social Capital” between homeowners before and after the establishment of homeowners’ association, making it possible for homeowners’ association to negotiate with property management companies regarding the signing of property-related contracts. As a subject of contract, the homeowners’ association can entrust property services to a property management company or choose directly from the self-managed property services within the communities. In addition, since the external consultants and organizations of homeowners, actively or passive involved in governance of communities, have rich knowledge, experience and resources, the “Bridging Social Capital” between homeowners and consultants and organizations has become the driving force for the implementation of shared management that homeowners desire. Therefore, this study suggests that, under the interactions between “Bonding Social Capital” and “Bridging Social Capital,” it is possible to establish homeowners’ associations and obtain a body of management.

參考文獻


潘維庭,2008,《中國城市小區的「業主維權」:成因與發展》。新竹:清華大
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鄭淑美,2006,〈中國大陸城市基層管理體制轉型中的小區自治組織:以「業主
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