社會住宅包租代管計畫租金檢核方式之研究

A Study on the Rent Anomalies of Property Subletting for Social Tenants

2017年政府推動「社會住宅包租代管試辦計畫」，弱勢家庭能夠以低於市場的價格租屋。歷經二期計畫，相關新聞媒體和學術文章，提及該政策之市場租金可能超出市場價格，然而沒有相關研究數據進行分析。本研究利用特徵價格理論建立「獨立套房」及「整層住家」之市場租金模型，以591租屋平台之臺北市2018年1月至2020年8月成交案件作為樣本。檢核臺北市第一期計畫案例之市場租金，並運用深度訪談瞭解市場租金異常之可能原因。實證結果顯示，異常租金案件容易受租屋面積大小、傢俱設備多寡及人為因素影響，並且異常租金案件為「包租」居多。據訪談得知，市場租金為簽約租金反推之結果，缺乏租金評估調整比率標準化，易增加異常租金案件。本研究建議增加租金模型檢核系統，納入社會住宅包租代管計畫，以減少異常租金案件。通過檢核系統對租金進行評估，協助單位主管機關即時審查案件，減少因價格不合理而引起之爭議。

In 2017, the government promoted the “Property Subletting for Social Tenants”, disadvantaged households have been able to rent housing at a price lower than the market price. News outlets and academic articles that the market rent of the policy may have exceeded the market price, but there is no relevant data for analysis. This study selects the cases of 591 rental platforms from January 2018 to August 2020 in Taipei City as the sample. To establish rent models for studios and apartments using the hedonic price theory. And to examine the market rent anomalies of the first phase of this project. We interview participants to analyze the possible causes of market rent anomalies. The empirical results show that abnormal rent cases are easily affected by the size of rented houses, the amount of furniture and equipment, and human factors. In addition, most of the abnormal rent cases were subleasing. According to the interviews, the market rent was a back-projection of the contract rent. And the rent assessment adjustment ratio is not standardized, which is easy to increase abnormal rent cases. This study suggests that the rent review should incorporate into the rent model system to reduce rent anomalies. Through the rent model system to evaluate and identify abnormal cases, the authority can quickly review cases reducing disputes caused by unreasonable prices.