臺北市公共住宅物業管理模式之探討

Investigation of property management model of public housing in Taipei

公共住宅的興建是為提供都市地區特定族群短期的居住需求，而臺北市政府公共住宅物業管理模式之委外執行方式不符市場預期，且在管理費的收支上產生赤字。因應未來50,000戶規劃及開發中的公共住宅，臺北市政府應參考其他住宅個案之管理手段與策略，增進既有公共住宅的物業管理模式。因此，本研究目的為：（1）調查公寓大廈個案之物業管理模式，（2）評估並比較公寓大廈各類物業管理模式績效，（3）研擬公共住宅物業管理模式。本研究透過文獻回顧法進行資料的收集，個案研究法探討各類物業管理模式之特色，實務業者檢視本研究績效評估架構，後再與不同業者進行訪談，以提出新的物業管理模式之改善建議。本研究結果簡要如下：1.本研究共進行四類的物業管理模式之調查，分別有六個所屬案例。大龍峒公宅、懷生國宅及永平中繼宅個案的物管模式為全權委託，後兩者分項委託。而汐止、中山及文山公寓大廈個案的物管模式，前兩者為委託統籌，後者為自行聘僱。2.物管模式績效評估與比較：依綜合績效評結果，「自行聘僱」物管模式在生活行政、安全防災與環境清潔管理的表現較佳。「委託統籌」與「分項委託」兩類物管模式同時在生活行政與設施維護管理的表現較佳。3.公共住宅管理模式之研擬：本研究建議政府以「分區委託統籌」物業管理模式管理未來的公共住宅。此物管模式係參考「委託統籌」及「分區管理」的手段，將公共住宅案場的事務委託一家公廈管維公司，統籌社區物業服務，並以分區統一的方式管理。

Public housing is a short-term period dwelling for certain identities. The outsourcing model of property management (PM) of Taipei City Government doesn’t meet the market needs and its operating fee doesn’t balance in income and outcome. However, there are 50,000 dwelling units under developing. Thus, the research objectives are: (1) investigate different types of PM model of the condominium, (2) evaluate and compare the performance of different types of PM model and (3) design a PM model which works as a conceptual framework for future public housing. The literature review, case study and PM business man interview are adopted and exploration of operating difficulties which affecting the implementation of the PM model are extracted. The results are as following: 1. The PM models of Dalungdung, Huaisheng and Yungping public housing are “fully outsourcing” and the others are “partially outsourcing”. The PM models of Xizhi, Zhongshan and Wenshan apartment buildings, First two are “outsourcing to assist” and the other is “hiring personnel yourself”. 2. The “hiring personnel yourself” model has a good performance in administration, security and cleaning. Both “outsourcing to assist” and “partially outsourcing” model have a good performance in administration and maintenance. 3. Designing the PM model of public housing: the research suggests local government to adopt “outsourcing to assist regionally” PM model. This PM model is to outsource the on-site service to a PM company and control the PM service in working district.