集合住宅管理維護模式及績效表現之分析：代理關係之探討

Performance Evaluation of Condominium Management and Maintenance Modes: From a Perspective of Principal-Agent Relationship

集合住宅社區管理委員會透過決策控制權及管理權不同程度的移轉方式，建構出不同代理模式，亦衍生代理問題。本文依據代理理論、公司治理機制及相關文獻，重新定義集合住宅社區的事務管理模式：所有權人控制模式、部分委託控制模式及完全委託控制模式，分析事務管理模式與管理維護效率間的關係，並進一步探討影響管理維護效率的因素。本文實證結果顯示，採所有權人控制模式的社區有較高的管理維護效率；事務管理模式、戶數規模、屋齡、住宅使用類型及社區意識凝聚度等因素對於效率有顯著影響。建議可借鏡非營利組織的獎勵機制，減輕代理問題的影響；採部分委託控制模式社區可致力於提升社區意識凝聚度，以利達成管理效率目標。

Two types of principal-agent relationship existed in the process of condominium management in Taiwan: relationship between owners and management committees and relationship between management committees and management services providers. Condominium management and maintenance modes were redefined by the transfer degree of decision control right and management right according to the frameworks of principal-agent theory, corporate governance and related literature: owner control, partial third-party control, and fully third-party control modes. This paper mainly investigated which mode would result in good performances and what factors might account for the performance differences among these condominiums. Empirical results showed that communities using owner control mode had higher management and maintenance efficiency. Moreover, management modes, household number, building age, usage pattern and cohesiveness of sense of community were significant factors affecting management efficiency. It was suggested to refer to NGO’s reward system to lessen agency problems and that communities using partial third-party control mode could make efforts in enhancing cohesiveness of sense of community in order to achieve efficient management.