國宅社區適用公寓大廈管理條例後管理維護問題之研究－以高雄市為例

A Study on Public Housing Management and Maintenance in Kaohsiung City—An Application of the Apartment and Mansion Management Regulations.

楊士賢(Shr-Shian Yang)

指導教授 ： 謝博明

長榮大學/管理學院/土地管理與開發研究所/碩士(2009年)

https://doi.org/10.6833/CJCU.2009.00114

摘要

國民住宅條例訂定之初，為保障政府直接興建國民住宅的品質，明定由政府負責國民住宅社區管理維護工作。惟公寓大廈管理條例施行後，一般住宅社區係由區分所有權人共同參與自主管理，因此，屢有國民住宅承購人陳情，希望適用公寓大廈管理條例，取得社區管理及基金運用之自主權。此外，在適用公寓大廈管理條例後完成報備成立管委會與未完成報備成立管委會之國宅社區居民對於管理維護滿意度為何？上述之問題皆是本研究論述之重點。另外，本研究主要探討國宅管理維護滿意度，並以次序羅吉特方法，分析完成報備成立管委會、未完成報備成立管委會以及不同型態之國宅社區管理維護滿意度。最後則從實證結果與深度訪談，歸納出國宅管理維護課題與政策涵義。
經由本研究實證結果發現，在已報備成立管委會之國宅社區中，影響社區管理維護滿意度最顯著的是公共環境與設備層面、行政庶務層面與社區安全層面，其次為是否繳交管理費。此外，在未報備成立管委會之國宅社區中，影響社區管理維護滿意度最顯著的是公共環境與設備層面、公共安全與環境層面與行政庶務層面，其次為婚姻狀況。然而，在一般興建之國宅社區對於社區管理維護滿意度影響最顯著的是公共環境與設備層面、社區安全層面與行政庶務層面，其次為教育程度。而眷村改建之國宅社區對於社區管理維護滿意度影響最顯著的是公共環境層面、公共設備層面與行政庶務層面，其次為年齡與公共安全層面。
另外，本研究以邊際效果實證發現，各國宅社區在各項管理維護工作事項方面對社區管理維護滿意度皆有非常顯著之影響，因此各社區管委會應積極提升各項管理維護工作效率，以趨使國宅社區管理維護成效愈佳。並由從課題研擬發現，國宅社區管理維護基金使用問題，以及公共開放空間將使社區在安全上受到阻礙，又國宅社區在消防安全上有很大之問題，國宅社區皆未加強防火安檢工作。

關鍵字

國宅社區 ； 住宅管理維護 ； 次序羅吉特模型

並列摘要

In earlier stage of public housing development, the government is responsible for the public housing community management and maintenance based on the Public Housing Act. After 2005, the public housing management and maintenance work was back to public housing residents under the Apartment and Mansion Management Regulation. In this sense, local public housing authorities encouraged public housing residents to engage the Community Management Committee (CMC) and thus taking charge of the management and maintenance work during these years. This study primarily discusses the difference of public housing management and maintenance work between CMC and Non-CMC communities, and also analyzes the resident’s housing satisfaction among those public housing communities. Implicated from the empirical results, some issues and strategies are discussed in this study.
The results show that the resident’s satisfaction with community environment and facilities and has the most significant influence on their overall housing satisfaction in both CMC and Non-CMC communities, following by the resident’s satisfaction with community safety and affairs. Whether the resident to pay management fees and the resident’s marriage status have significant influences on their overall housing satisfaction in CMC and Non-CMC communities, respectively. Again, the resident’s satisfaction with community environment and facilities and has the most significant influence on their overall housing satisfaction in general public housing communities and military family communities. The resident’s education level and the resident’s age have significant influences on their overall housing satisfaction in general public housing communities and military family communities, respectively.
In addition, the results of marginal effect show that the resident’s satisfaction with various public space and facility management work have most important and significant influences on their overall housing satisfaction. Therefore, the CMC should engage into the improvement of those public space and facility management work. Some problems like the misuse of management funds and a lack of fire service safety facilities are explored and some strategies are discussed. Finally the difference of the resident’s housing satisfaction and the housing management problems among various public housing community types can be referred to the development of housing management strategies in the public housing communities.

並列關鍵字

Public housing communities ； Housing management and maintenance ； Ordered logit model

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