建築物前期規劃設計導入物業管理之研究

Research on the introduction of building planning and design into property management.

為了提高物業管理的價值，物業管理應介入物業的早期規劃設計，物業管理公司也應參與物業的決策階段、規劃設計和施工階段，藉由本身過往之經驗，從物業管理的角度提出意見和建議，以便使物業建成後能更滿足用戶的需求。本研究首先針對物業管理、前期物業管理、文獻等進行探討，其次針對物業管理公司進行訪談，確認物業管理在前期規劃設計上之因子、目前管理現況之問題與問卷之建立，經由兩次訪談與問卷發放結果，共得到17項前期規劃設計之指標，並將指標設計成第三回合問卷，針對建設公司、建築師與物業管理公司進行問卷發放，做交叉比對及驗證。最後則利用模糊品質機能展開法（Fuzzy Quality Function Deployment，FQFD）中的品質屋（House of Quality，HOQ）矩陣協助規劃設計，找出顧客需求與設計之間關係。研究結果顯示，不論是一般統計之結果或將指標帶入模糊品質機能展開之品質屋之結果，都可得知人身安全、設施（備）配置與維護、設備安全、動線規劃與空間配置等均排列於前5名，顯示出此5項指標在建築物前期規劃設計上是相當重要。此外，也根據專家訪談時，物管專家所提出目前管理現況上之問題提出相對之技術改善建議，期盼此17項指標與技術改善建議能供建設公司與建築師在建築物前期規劃設計上之參考。

Property management should be involved in the early planning and design period of the property，and the property management company should also participate in any stage of the property. Based on past experience，it can make suggestions from the perspective of property management to meet the needs of users. This study first discusses property management and early property management theory，etc.，and then conducts interviews with property management companies to confirm the factors of property management in the early planning and design，the current management problems and the establishment of questionnaires. After two interviews and questionnaire results，A total of 17 indicators of the preliminary planning and design were obtained，and the indicators were designed into the third round of questionnaires，and the questionnaires were distributed to construction companies，architects and property management companies. Finally，the house of quality matrix in the fuzzy quality function expansion method is used to find out the relationship between customer needs and design. The research results show that personal safety，equipment configuration and maintenance，equipment safety，circulation planning and space configuration are very important. In addition，relative improvement suggestions are also put forward based on the current management problems raised by property management experts. It is hoped that these improvement suggestions can be used as a reference for construction companies and architects in the early planning and design of buildings.