公寓大廈管理維護成效之研究-以台南市東區為例

Condominium Management Performance - East District of Tainan City Case Study

林肇炫(Jan-Shiuan Lin)

指導教授 ： 李泳龍 ； 黃宗誠

長榮大學/管理學院/土地管理與開發研究所/碩士(2007年)

摘要

本研究首先建立公寓大廈之主觀滿意度迴歸模型與客觀績效迴歸模型，探討公寓大廈本身的基本屬性與管理維護模式等因素，對主觀滿意度迴歸模型與客觀績效迴歸模型之影響。其次，建立公寓大廈管理維成效之特徵價格模型，探討公寓大廈整體管理維護成效與影響房地價格之相關因素，對公寓大廈房地交易價格之影響。
實證結果發現，對主觀滿意度迴歸模型與客觀績效迴歸模型均有顯著影響的自變數為屋齡、管理維護模式分數，屋齡與主觀滿意度分數、客觀績效分數為負相關，表示屋齡愈少，主觀滿意度分數與客觀績效分數愈高；管理維護模式分數與主觀滿意度分數、客觀績效分數為正相關，管理維護模式分數愈高，代表委外管理的程度愈高，公寓大廈的管理維護工作需具有專業知識與人力的投入，將公寓大廈管理維護工作委託予專職人員（例如聘顧保全人員、清潔公司）進行部分管理工作或全部委託專業管理公司進行管理工作，可促使公寓大廈管理維護品質維持應有的水準。
其次，建立公寓大廈管理維成效之特徵價格模型。實證結果發現，影響公寓大廈房地交易價格的主要特徵為建坪面積，其次為公寓大廈整體管理維護成效，其餘具有顯著影響的特徵為屋齡、總戶數、與市中心最短路徑距離、與最近學區（國小）最短路徑距離。由此可得知，公寓大廈管理維護成效與房地交易價格呈現正相關且有顯著的影響，公寓大廈實施管理維護的成效愈好，代表提供給予住戶的生活品質愈高，可提高房地交易價格。

關鍵字

管理維護模式 ； 特徵價格模型 ； 公寓大廈管理維護成效

並列摘要

This research first discussed the influence of some factors like the basic characteristics of the condominium and its management and maintenance mode on the regression models of subjective satisfaction and of objective performance by establishing the regression models of subjective satisfaction and of objective performance for condominium. And then, it discussed the influence of the condominium management performance and the factors affecting house and land prices on the trade price of condominium by establishing the hedonic price model of condominium management performance.
The results showed that the independent variables significantly affecting the regression models of both subjective satisfaction and objective performance were the age of house and the fraction of management and maintenance mode, and that the negative correlation existed between the age of house and the fractions of both subject satisfaction and objective performance, indicating that the fractions of both subject satisfaction and objective performance would be higher when the age of house was younger; the positive correlation existed between the fraction of management and maintenance mode and the fractions of both subject satisfaction and objective performance, indicating that the level of outsourcing management would be higher and the condominium management and maintenance would need more expertise and manpower when the fraction of management and maintenance mode was higher. In other words, entrusting professionals (such as security guards and cleaning companies) with several tasks of condominium management and maintenance, or entrusting professional managing companies with all of it, could improve the quality of condominium management and maintenance.
Furthermore, the result of establishing the hedonic price model of condominium management performance showed that the main factors affecting the trade price of condominium were gross floor area, then condominium management performance, and age of house, total households, the shortest distance to the downtown and to the neighboring schools (elementary schools). From it, we could know that the positive correlation did exist between the condominium management performance and its trade price, and they influenced each other significantly, indicating that the household life quality would be improved and the trade price of condominium would be increased when the condominium management performance became better.

並列關鍵字

management and maintenance mode ； hedonic price model ； condominium management performance

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