從集體行動看社區意識與管理制度對公寓大廈管理維護之影響──管理維護客觀績效與社區主委主觀滿意度分析

Impact of Community Cohesion and Institutionalized Management on Collective Action-An Analysis of Subjective Satisfaction and Objective Performance in Condominium Management and Maintenance

社區意識與管理制度是促成公寓大廈管理維護集體行動的兩種途徑，前者可提升鄰里情誼與環境認同，後者可促使居住品質維持一定水準，兩者對於管理維護表現也都有所影響。透過管理維護主、客觀表現之衡量，社區意識與管理制度對於住宅管理維護有何影響？結合主、客觀二者來看，真正好的管理維護其意涵為何？較佳的管理維護表現組合（主觀滿意度高、客觀績效表現亦好）會受到哪些因素影響？乃本文所關注之焦點。實證結果發現，社區意識與管理制度對於管理維護的主、客觀表現皆有顯著的影響，不過委外管理程度（管理制度）的重要性大於社區意識，顯示在促成公寓大廈管理維護的集體行動時，制度途徑（管理制度）的效果比社會途徑（社區意識）來得大。此外，真正好的管理維護應該是「住家環境非常安全、舒適，住戶也感到很滿意」，透過實證分析可知，社區戶數愈多、屋齡愈新、決議事項執行效率愈好、社區意識凝聚情形愈佳、委外程度愈高，管理維護表現出現「較佳組合」的機率會比「較差組合」來得大。

Community cohesion and institutionalized management are perceived as the communitarian and institutional solutions to collective action in condominium management and maintenance; the community cohesion enhances resident relationships and “sense of community” whereas institutionalized management helps retain living quality. Based on the analysis of subjective satisfaction and objective performance, community cohesion and institutionalized management appear to co-exist in housing management. However, the effect of the degree of delegation (institutionalized management) is more significant than community cohesion in performance of management. This analytical finding suggests institutional solutions have a greater impact that communitarian solution on collective action in housing management. Moreover, “good” housing management and maintenance requires a high degree of subjective satisfaction and quality objective performance with “satisfied residents in safe, clean, and comfortable homes.” Empirical results also indicate that condominium size, house age, management efficiency, community cohesion, and degree of delegation contribute to good performance of housing management and maintenance.