臺中市社會住宅物業管理與居住品質探討

Discussion on Property Management and Housing quality of Social Housing in Taichung City.

為落實居住正義與實踐住宅政策，臺灣政府於2011 年底通過《住宅法》訂有「社會住宅」及「居住品質」專章。依據內政部統計至2021 年1 月底，已完工及興建中之社會住宅戶數合計40,736 戶，由於興進度未達政府目標12 萬戶的50%，故現階段目標為增加社會住宅數量。然政府於增加社會住宅「量」的同時，對於社會住宅「質」的要求是否也同樣重視？社會住宅社區物業管理與居住品質是否符合《住宅法》之規範？因此，本文以《住宅法》居住品質之規範：「營造住宅景觀及風貌」、「基本居住水準」、「住宅計畫事項」、「居住環境改善之評鑑」與「住宅性能評估」為檢視項目，同時回顧住宅居住品質相關文獻、實地調查臺中市已完工入住之社會住宅，並對臺中市社會住宅主管機關、社會住宅設計建築師、社會住宅社區管理人員及社會住宅住戶，進行深度訪談，以瞭解並分析臺中市社會住宅社區管理與居住品質。本文發現臺中市已完工入住社會住宅社區，尚稱符合《住宅法》居住品質之規範，但社會住宅社區大樓非屬區分所有權建築物，未受公寓大廈管理條例規範以成立管理委員會，未來社會住宅社區物業管理的「量」與「質」問題，仍需主管機關提前因應與規劃，而且社會住宅座落區位環境亦影響社會住宅的整體居住品質。

The Taiwan government promulgated the Housing Law in 2011 to practice housing rights, the government will provide 200,000 rent-only social housing units within 8 years from 2017. The number include 120,000 units built by the government. According to Ministry of the Interior, the number of units completed and under construction are 40,736 in the end of Jan 2021. Due to the rate not reached 50%, the government's goal at this stage is still to increase the number of social housing. However, while the government increase the ''quantity'' of social housing, it also should pay the same attention to the ''quality'' of social housing. This study uses the Chapter 4 of the ''Housing Act'' on housing quality, it includes： developing housing landscapes and features, basic housing standards, housing plans, housing environment improvement evaluations, housing performance evaluation. We reviewed relevant literature on housing quality through field surveys, experts and interviewed with current residents to examine and analyze the living quality of the completed social housing in Taichung City. This study found that the social housing quality of the Taichung City Government conforms to the ''Housing Act'' norms and legislative spirit on housing quality. But social housing apartments are not buildings of unit ownership, so the “Condominium Administration Act Building Administration Division” is not applicable. The ''quantity'' and ''quality'' issues of social housing community management still require the competent authorities to respond and plan. Moreover, the location environment of social housing also affects the living quality.