從家戶租屋需求觀點探討台灣租金補貼與租賃住宅政策

The Tenant's Perspective on Rent Subsidies and Rental Housing Policy in Taiwan

台灣過去的住宅政策多以自有住宅市場為重心，因導致租賃住宅市場的弱化。雖然近十餘年來住宅補貼政策以租金補貼為主並逐年增加預算，但仍無法滿足弱勢者之租屋需求。本文從租屋需求觀點探討租屋家戶對租金補貼與租賃住宅政策的意見與地區差異。實證結果發現六都會區低收入租屋家戶皆面臨相當沉重的租金負擔壓力，透過租金補貼則可明顯改善低收入家戶的租金負擔。大多數租屋家戶希望政府提供租金補貼，且以中南部都會區的比例較高。對於社會住宅的需求以臺北市最高，但中南部都會區亦仍有一成的社會住宅需求。低收入戶、高齡及身心障礙家戶接受租金補貼的機率較高，但是離婚或寡居以及獨居家戶卻獲得租金補貼的機率較低。此外在已接受租金補貼的租屋家戶，其租屋需求仍以租金較便宜地區為優先考量因素，其次為考量子女的學區，而距工作地點近反而是未接受租金補貼家戶的主要考量因素。此結果可供政府興辦社會住宅區位選擇之參考。本文建議各級政府可依照租屋家戶的租金可負擔能力實施分級租金補貼，以達到補貼之公平性。中南部直轄市政府應打破數字的迷思，除租金補貼外，應積極提供社會住宅，讓少數無法利用租金補貼來改善居住品質的弱勢租屋家戶有適合的住宅，保障其居住權利。

For a long time, Taiwan's housing policy has been focused on owner-occupied housing market and thus weakened the rental housing market. Although rental assistance to tenants has steadily increased in the past decade, it cannot meet the tenant's need. This study, from the tenant's perspectives, analyzes the tenant's demand for rent subsidies and their opinions on rental housing policies between different metropolitan areas. It was found that many low-income tenants have suffered serious affordability problem in six metropolises. Rent subsidy indeed improved their rental affordability. With respect to rental assistance, most low-income tenants expected the government to provide rent subsidies in particularly in central and southern metropolitan areas. The demand for social housing is higher in Taipei City but there still have 10 percent of tenants demanding for social housing in central and southern areas. Low-income, elderly and disabled tenants have higher propensity to claim rent subsidy but divorced and alone elderly tenants have lower propensity to claim rent subsidy. Our results also show that cheaper rents have become first priority concern for most low-income tenants who have claim rent subsidy and following is the school zone while the distance to workplace becomes most important concern for tenants without rent subsidy. It is suggested that rent subsidies should be divided into to various levels based on the tenant's affordability in order to achieve the equality of housing subsidy. In addition to rent subsidies, the municipal governments in central and southern areas of the island should vigorously provide social housing in order to ensure that small numbers of socio-economic minority tenants who cannot find suitable homes even though they have received rent subsidies have decent and affordable homes.