民國60年間，房地產介紹人開始出現不動產交易市場上，民國73年經濟部開放房屋介紹公司辦理登記。「經紀」即一般大眾所稱之仲介，「仲介」一詞係太平洋房屋引入日本三井公司的制度與技術後，才開始在國內被沿用。民國77年將不動產經紀業劃歸內政部地政司管理，同時經濟部也在民國76年修訂商業團體分業標準，增列房屋仲介商業，並核准設立公會。不動產經紀業自民國73年4月經濟部正式開放登記以來，成為一項人力密集且專業走向的典型服務業。 依照統計報告指出，從91年至95年中，國內許多企業雇員減少的情況下，卻有越來越多的勞動者投入不動產經紀業。可瞭解近年來不動產經紀業需要大量勞力投入，而91至94年不動產及租賃業勞動者之平均工時增加，至95年下降，工資為逐年下降。顯示出雖然勞動條件不斷的降低，從業人員卻不斷的增加；工時與工資對勞動者來說是最重要的勞動條件，勞動者更是賴工資以生存，故此，本文欲深入瞭解國內不動產經紀業從業人員之現況，瞭解其中之原因，願能對不動產經紀業從業人員之勞動現況有更深入的瞭解。 整體而言，我國不動產經紀人在勞基法的適用上尚有許多仍待調整的地方，而不動產經紀人之勞動權益也待改進，若法令難以彈性化，企業主則必須以其他手段來改善其適法之困難。如以商業保險來加強職業災害補償之不足。而政府之方面，由於在立法上難以同一法令適用於勞動型態繁雜之服務業，而若以特別立法之手段來因應服務業之各樣態則在程序上必須花費許多時間而無法及時的解決問題，因此，以加強集體協商之方式交由勞工群體與雇主團體自行協商或許可在制度繁雜的不動產經紀業中找到一個可統一的大方向，也可讓勞工與雇主不再無所適從。 / According to the statistical report , from 2002 to 2007 , a lot of enterprise's employees reduced, but more and more labourers throw into the real estate brokerage. The labourer's working time increased from 2002 to 2006, the salary were reduced year by year. Though the reducing with constant labour condition, and labourer's number increases continuously; Man-hour and salary are the most important labour condition to labourer , the labourer hangs on the salary in order to survive especially, so, this paper wants to understand the situation of brokerage's staff members of the domestic real estate in depth, understand the reason among them, wish to have deeper understanding to the real estate broker . This article will focus on the effects of labor rights consequence of Real Estate Brokerage by reviewing the existing literature and research,providing an overview of the Labor Standard Law , and using case study to understand more about the actual effects of labor rights. Roughly, real estate broker of our country have many things that need adjusting in laws. It is difficult in legislating to be suitable for all service trades , and legislating will spend a lot of time but cannot solve problems in time. Therefore, Transfered to labourer's groups and employer's groups to consult and perhaps can find the solution by oneself . KEYWORDS: real estate broker , protection of employeement , work-hour , wage .

台灣不動產仲介業，從1977年成立公司組織發展至今32年、不動產仲介業務網路化從1996年至今13年、公部門為不動產交易安全建置e-house從2007年開始運作至今2年，對照2002年至今台灣不動產仲介交易糾紛逐年攀升現象；顯見，付出高額仲介費用買屋及賣屋的不動產消費者，並未因不動產仲介業者的組織規模龐大、營業收入豐碩、網路發達，資訊科技精進及政府成立e-house網站，而得到較完備的不動產交易安全保障。 本研究以滿足消費者需求為基礎，並以提供網絡仲介不動產交易安全環境的“推動方式和實實務層面”為主題，從不動產仲介之起源、不動產仲介市場現況、不動產仲介問題、e-house現況及e-house問題等過程為論述軸線.探討不動產仲介作業流程、不動產仲介交易糾紛原因、不動產網路仲介交易運作、聯賣制度運作不成功、自售網之崛起及e-house網站的政策目標等課題，經由(1)以交易成本及代理理論為基礎的論證；(2)對現行管理仲介業者的不動產經紀業管理條例之法制面與規範的認知；(3)對不動產消費者、不動產服務業者、政府三方不動產網路仲介交易相關主體特性的瞭解; (4)對於民間不動產網站及官方e-house網站仲介交易實務與現行法制規範相互影響，造成推動不動產交易安全障礙的課題進行探討; (5)分析影響不動產消費者使用民間不動產網站及官方e-house網站存在仲介代理問題及高昂仲介費用的交易成本等相關文獻面、法制面、實務面及一般會員使用e-house的問卷調查。綜合研究顯示：(1)台灣不動產仲介業與政府本身皆存在影響不動產交易安全推動的問題；(2)不動產仲介業對消費者可能存在委託代理問題及使用不動產網站產生交易成本的疑慮；(3)不動產仲介交易產生的代理問題及交易成本，會影響消費者對不動產交易行為的決策形式；(4)消費者利用網路進行不動產交易，是一項極為專業且繁瑣的消費活動，不動產仲介交易過程必須專業分工，才能消弭或降低代理問題及交易成本，促進交易安全。 本研究針對影響消費者使用仲介網站交易不動產的問題，嘗試建構「e-house網路交易不動產示範網站」的新思維，提供消費者消除或減少代理問題和交易成本，以促進不動產交易安全；另一方面，也考慮到其他不動產專業人士的權益及政府行政效能的提升。新思維的內容包括(1)建構“整合仲介交易過程之不動產專業分工機制” (2)改造e-house成為「e-house網路交易不動產示範網站」(3)研擬不動產網站經營者之資格條件、不動產網站作業內容及消費者與不動產業者網路作業等規範,並建議政府從「政策面」、「法制面」、「資訊面」、「推動面」及「執行面」等五個構面制定配套措施，消弭或降低代理問題及交易成本，推動不動產交易安全。 關鍵字：不動產仲介業、不動產經紀人、交易成本理論、代理理論、代理問題、e-house網路交易不動產示範網站 / Taiwan real estate brokerage industry appeared as company organization in 1977. In 1996, the real estate brokerage business launched onto internet website. In 2007, Public Security Department setup “e-house” network platform. However, from 2002 till now, the real estate transaction disputes still increase annually. Obviously, large organized real estate firms, developed network, sufficient information nor “e-house” network platform will not guarantee consumers who pay high broker fees to receive better and comprehensive real estate transaction safety. This study is to provide “promoting and practicing aspects” to real estate transaction safety network environment to satisfy consumers’ demands. It intends to look into the starting of real estate brokerage business, the current status of real estate brokerage market, the real estate broker problems, the current “e-house” status and its problems by examining the process of Taiwan real estate brokerage, the real estate transaction disputes, the real estate broker operating network, the failure of MLS, the rise of free broker fee network, and the policy objectives of “e-house” network platform by: (1) Demonstration on the basis of transactional cost and broker theory; (2) Comprehension on the procedures and the norms of Real Estate Broker Management Act; (3) Understand the characteristics of three participants, government, real estate service providers and the consumers, in the real estate transaction; (4) Investigate the conflicts between real estate operation network and the existing regulations that makes the promoting real estate transaction safety to be difficult; (5) Analyze the cost structure between private brokerage system and the official “e-house” system and how a consumer may react to two different systems with regards to legal system, practice and survey. A general conclusion from research indicates the following: (1) Problems appear on both sides of private and government agencies to promote safer and more transparent real estate transaction (2) Real estate brokers have doubts on buyers/seller’s trust on representation issue and the actual transactional cost for using a on-line web-site (3) Cost and representation issue arising from the actual real-estate transaction may Affect forms of consumers’ decision making. (4) Procedures for making an online real estate transaction are very complicated for consumers. Professional brokers have to monitor every step of the way in order to eliminate representation issue, reduce transactional cost, and promote safer transactional security. This study focuses on the problems emerging from consumers using an online real-estate website, while trying to demonstrate a safe “e-house” network platform can actually complete the real estate transaction. Once consumers have enough trust in the “e-house” network platform, it could potentially reduce representation issue problems and transactional cost. On the other hand, this system also protects brokers’ privileges while enhancing government’s efficiency. New concepts to be discussed in this study will include (1) Create a professional and integrated real-estate transactional mechanism. (2) Transform “e-house” into a demonstrated network platform for online real-estate transaction. (3) Set strict standards for qualifying private brokerage to operate an online real-estate network platform, to provide website contents, and operational model between consumer and real-estate broker. (4) Propose necessary measures to government in five aspects: “policy”, “legal system”, “information”, “promotion”, “implementation”. Keywords: Real estate brokerage industry, Real estate broker, Agency theory, Transaction cost theory, Representation issue, E-house network of real estate transactions demonstration platform.