台北與香港集合住宅管理維護績效之比較分析

Comparative Performance Evaluation of Condominiums in Taipei and Hong Kong

香港在地理區域、都市人口密度及住宅型態等方面皆相似於台北，均為人口密集、以高層建築為主的都市地區，其住宅管理制度與法令規範相當完整，物業管理專業化程度與市場競爭性均高；台北市現階段在集合住宅管理制度面的完整性仍不及香港。雖然兩城市均屬於華人社會，因相關體制與社會環境仍有所差異，使集合住宅管理維護發展狀況不盡相同，則促成管理維護集體行動的制度途徑與社會途徑對於績效的影響是否有所差異？本文首先探討兩城市不動產物業管理的發展現況、管理組織架構、管理模式與相關課題的異同；接著以兩城市集合住宅管理維護問卷調查資料進行實證分析，探討主、客觀綜合績效的影響因素。實證結果顯示，由社會途徑發起的集體行動對兩城市的管理維護綜合績效均有正面影響，然而制度途徑僅對香港的綜合績效有顯著影響。未來台灣應借鏡香港物業管理經驗，加強正式制度規範的完整性與影響力，健全管理維護公司的體質，預期將有助於管理維護績效的提升。

Property management of condominiums in Hong Kong is highly specialized, professional and institutional, while in Taipei the industry remains immature. The main topics of this paper include discussing the present development and subjects related to real estate management, the framework of management organizations, and the management modes of both Hong Kong and Taipei, and understanding the underlying factors influencing comprehensive management performance. An ordered logistic regression model was employed to form the connections among the composed indicator of subjective and objective management performances and the underlying factors. Empirical results demonstrate that the comprehensive management performances of both cities are positively influenced by the communitarian approaches, while the institutional approach only significantly influences the comprehensive management performance of Hong Kong. Based on the positive experience of Hong Kong, heightening the formally institutional approaches into collective actions and advancing the integrity of the real estate management industry are expected to improve the management performance of condominiums in Taiwan.