本論文首先介紹臺灣老人的居住安排基本概況。接著，以交換理論與家庭價值觀，分析居住安排的轉換。同時，從經濟因素與需要因素的推拉作用以及家庭價值觀與交換理論，分析老人「移與子女居」和「子女回居」。再接著，應用相同樣本探討年歲增長與居住安排的關係，分析一群老人從初老經過中老到老老三個階段的居住安排。最後，以人與環境一致模式、基本生活需求滿足假說，分析老人居住安排滿意與否的改變。 以往討論老人居住安排的轉換，大多以家庭價值觀解釋，強調感情因素，當老人有最大需要時，例如，健康惡化或從有偶變成無偶，更可能發生轉換為與子女同住。但現代化社會，經濟因素轉趨重要，可能需要以交換理論補強。因此，本論文使用我國行政院衛生署與密西根大學合作之「臺灣地區中老年身心社會生活狀況長期追蹤調查」縱斷面調查資料，進行老人居住安排轉換的分析研究，觀察居住安排轉換行為，以檢視這兩種觀點對於居住安排轉換的解釋力。又，以往的相關研究大多以靜態變數為解釋變數，本論文貢獻主要在於以動態的變數－相關變數前後期的變化－為解釋變數，檢視其對老人居住安排轉換的影響。結果發現：以家庭價值觀或以交換理論解釋老人居住安排的轉換，都獲得部分支持；但沒有足夠的證據支持健康惡化或從有偶變無偶是影響老人轉換為與子女同住的關鍵因素；相反地，與交換理論相關的重大經濟決策權的改變變得比較重要，造成更可能發生轉換為不與子女同住或與子女同住。隱含著家庭價值觀對老人居住安排轉換的影響逐漸式微，而交換理論的影響力則越來越強，可彌補以家庭價值觀解釋之不足。 本論文亦使用縱斷面調查資料，以相關變數前後期的變化為解釋變數，檢視臺灣老人從不與子女同住變成「移與子女居」及「子女回居」的影響因素。結果隱含老人正向經濟因素的轉變更可能發生「子女回居」，需要因素及負向經濟因素的轉變則更可能發生「移與子女居」，而且沒有證據足認健康狀況轉差是影響轉換為與子女同住的關鍵因素。 有別於以往許多老人居住安排的文獻常將65歲以上的人當作一個群體，或有的橫斷面研究使用不同樣本，抑或即使以縱斷面研究亦使用不同樣本，進行老化研究，本論文利用相同樣本縱斷面研究分析老年人在初老、中老、老老階段的居住安排，回答「隨著年齡的增長，老人與子女共住的比例是呈U型或直線下降的關係？」、「老化對居住安排有何影響？」的問題。研究結果顯示隨著年齡的增長，老人與子女共住的比例呈直線下降。本論文發現一些因素在某階段有顯著影響，而在其他階段未發現有顯著影響，此即與老化有關；除此，對三個階段的居住安排均發生顯著影響的因素，其影響程度亦隨著年齡的增長而有不同，均為預測老人各階段居住安排決定的良好指標。 本論文為檢視究竟何因素影響老人居住安排滿意與否之改變，使用縱斷面調查資料，應用人與環境一致和基本生活需求滿足之理論基礎，以動態的變數－相關變數前後期的改變－為解釋變數，檢視其影響。結果發現：以人與環境一致或基本生活需求滿足，解釋居住安排滿意與否之改變，都獲得部分支持，同時，「愛屋及烏」假說亦獲得支持。顯示居住安排滿意與否之改變，主要歸因於環境與個體間之一致及合適與否。 總結而言，老人隨著年歲增長，居住安排從滿意變為不滿意者的比例增加，健康狀況亦呈直線下降，但不與子女同住的比例遞增，與子女同住的居住安排則呈直線下降，許多影響因素已顯示老人由家庭照護的傳統價值日漸式微。無論老人採行何種居住安排，理應以提高居住安排滿意度，提昇老人福祉為依歸。此際，除了由政府提出有效對策以為改善之外，老人宜自求多福，例如，改善居住環境、移居良好醫療環境，家庭重大決策放手由子女承擔，多多參與社交性或拜訪親友、鄰居的活動，快樂邁向成功老化。 / This dissertation, firstly, introduces the basic overview of living arrangements of the elderly in Taiwan. Then, it analyzes the transitions in living arrangements among elderly of family values and exchange theory, meanwhile, it also analyzes “moving to be with children” and “returning to the nest” from needs factors and economic factors as well as family values and exchange theory. Then, it uses a panel study to examine the living arrangements of young-old, old-old, and oldest-old. Finally, it applies a theoretical basis of person-environment congruence and basic-needs content to analyze the changes in satisfaction with living arrangements of the elderly. The value placed on family was often used to explain the influence on living arrangements transitions in previous literature. Yet economic factors have become important in modern society, therefore we need to use exchange theory to strengthen the explanation on transitions. This dissertation, therefore, attempts to compare these two explanations through analyzing transitions, and to examine the effects of these two viewpoints on transitions. Using a longitudinal data source, the Survey of Health and Living Status of the Elderly in Taiwan, produced by the Department of Health (Taiwan) and the University of Michigan, a binomial logit model is used to observe the behavior of transitions. The contribution of this dissertation mainly lies in taking the dynamic variables, the changes of related variables between baseline and follow-up, as independent variables to examine the influence on the transitions. Empirical results show that both family value and exchange theory cause the living arrangements transitions, but lack evidence to prove that a senior’s health deterioration or the loss of a spouse was the major determinant of the transition to live with children. Contrarily, transitions of living arrangements are more likely to occur when a senior changes her/his role as the economic decision-maker into the non economic decision-maker of the household or vice versa. That implies the influence of family values on transitions is decreasing, and the influence of exchange theory is increasing. This dissertation also uses a longitudinal data source and takes the changes of related variables between baseline and follow-up as independent variables to examine what factors are associated with “moving to be with children” and “returning to the nest” among those living apart from children at baseline of Taiwanese seniors. Empirical results imply that “returning to the nest” is more likely to occur when a senior’s positive economic factors are changed; while “moving to be with children” is more likely to occur when a senior’s needs factors and negative economic factors are changed, and lacking evidence to prove that health deterioration was the major determinant of the transition to live with children. Most previous research on elderly living arrangements examined all people aged 65 and over as a whole. Some cross-sectional studies on aging employed different samples, as did some longitudinal studies. This dissertation examines the living arrangements of young-old, old-old, and oldest-old in Taiwan. A panel study was used to answer the following questions: Is the proportion of coresidence with increased age U-shaped or decreased linearly? What influence does aging have on living arrangements? Analytical results show that the proportion of coresidence decreased linearly among the same samples for the young-old, old-old, and oldest-old. Empirical results show that some factors were significant at some stages, while not significant at other stages, that is, they were affected by aging. Additionally, some factors related to living arrangements for all three age groups, and their effects differed with increased age. All of them are good indicators in predicting the determinants of elderly living arrangements for the three groups. This dissertation also uses a longitudinal data source, applies a theoretical basis of person-environment congruence and basic-needs content, and takes the dynamic variables, the changes in related variables between the baseline and follow-up, as independent variables to examine the determinants of changes in satisfaction with living arrangements of the elderly. Empirical results indicate that both person-environment congruence and basic-needs content partially cause changes in satisfaction with living arrangements, and the “love me, love my dog” hypothesis is also fulfilled. This dissertation suggests that changes in satisfaction with living arrangements are mainly attributed to the congruence or fit between the environment and the individual. Summarily, the proportion of dissatisfaction with living arrangements increases as age increases, the condition of health worsened linearly and the proportion of living with children is decreased with increased age, many factors have been implied the influence of traditional values on family care is decreasing. No matter what kind of living arrangement the elderly adopted, they should improve the living arrangement satisfaction, and enhance the welfare. At this time, beyond the improvements through effective measures of the government, the elderly should fend for themselves by improving the living environment, moving to a good medical environment, transferring the power of decision-making to children, and more involving in sociability or visiting relatives, friends and neighbors. And then they achieve successful aging happily.

集合住宅社區共同使用部份屬於住戶分別共有的「共有資產」，具有類似公共財的特性，可能會因為相關使用衝突課題，或集體行動困境，而減損多數願意配合社區事務的住戶之使用效益。此外，代理問題可能衍生自管理委員會所建立的管理模式，其影響程度可能因決策控制權及管理權不同程度的委外而有異。 因此，本論文主要有三個探討課題：第一，從集體行動困境角度分析並釐清管理委員會自治管理問題；第二，依據代理理論、公司治理機制，從決策控制權移轉的程度來重新定義集合住宅社區的事務管理模式，分析事務管理模式對於管理維護效率的影響；第三，了解使用混合與面積混合所產生的使用衝突與管理維護績效間的相互關係。本文使用台北集合住宅管理維護現況調查的問卷資料進行實證研究，期望透過上述課題的探討，釐清管理維護潛在問題，並對不同類型社區提出適宜管理維護方式的建議，產生兼具學術與實務面之貢獻。 / Common property belonging to all owners of a condominium may cause usage conflicts or collective action dilemmas, due to the characteristic of quasi-public goods diminishing most residents' utility or benefits. Besides, agency problems derived from different management modes established by management committees may have unfavorable influence on management performance to some extent ccording to the delegation degree of decision control and management. Therefore, the main topics of this dissertation are as follows: First, analyzing and cectifying the collective action dilemmas through the self-organized CPR regimes; Secondly, redefining condominium management modes through delegation or outsourcing degrees of decision control according to agency theory and corporate governance framework and analyzing the effects of these modes on management performance; Thirdly, discovering the relationship between usage conflicts derived from the features of housing mix and usage mix and management performance of condominiums. Data collected from a postal questionnaire survey in Taipei city was used in several empirical analyses based on the main topics. Clarify the potential problems of condominium management and proposing appropriate management modes and approaches according to various features of condominiums are expected to be both academic and practical contributions.

在民國50年代興建的臺北市整建住宅社區（簡稱整宅）歷經近50年的超值使用及增建、違建的超負荷累贅，已使整宅更新改建議題，成為都市統理者與追求社會公平正義的都市計畫研究學者關注的焦點，自民國70年代就取得整宅更新迫切需求的共識，為何又歷經近30年的整宅更新研究與推動，遲遲不見整宅更新的明顯成效，令無數關心社會邊緣弱勢族群整宅住戶的研究學者苦研其癥結，思謀對策提供都市統理者發揮統合公權力，展現整宅更新決策執行的有效方法。 本研究鑑於整宅更新議題的學術研究，有從公私協力方向做實施思考者，有從容積獎勵的提高思考者，有從政府強制公權力排除整宅更新障礙思考者，其思考方向都在以整宅之外部因素做思量，欠缺由整宅住戶社會網絡結構思考者。而本研究除了關注整宅更新的外部因素，更注重整宅住戶的內部因素，也就是摒棄外部與內部的區隔，融洽內外部的更新因素，統合思考整宅更新的全面因素。 本研究就臺北市整建住宅社區全體23處做研究母體，以臺北市信義區吳興街二期整建住宅社區為研究樣本，做社區個案全體住戶普查，以住戶基本社經資料、社區內外部統合社會網絡互動關係，社區住戶關注的影響更新關鍵因素為問卷調查內容，加上對整宅更新研究學者、更新主管機關承辦人員、更新實施建築業者、更新規劃諮詢推展機構、不動產估價師、建築師及稅務、法律等整宅更新有深入鑽研的相關產、經、學界做全面深度訪談，探尋整宅更新現階段的法令規範，實施推展狀況，研究成果與心得，求出整宅更新現階段的阻礙難行癥結，藉資本研究主題的深入瞭解，使整宅更新的困境較清晰浮現，俾以謀求解決對策。 本研究結論：一、整建住宅社區更新有集體行動困境 二、關鍵行動者有信任危機與道德風險 三、不確定風險的承擔機制薄弱 四、選配房屋意願不容易滿足 五、建築融資責任主體有爭議 六、期待利益超越現實 七、政府對整宅社區更新輔導態度消極 本研究提出建議：一、政府依法展現公權力，強制排除非理性反對更新者，積極參與更新推展過程 二、建立社區強聯結管道，透明更新作業系統，爭取社區認同與支持 三、建立風險管控機制 / The Taipei Resettled Tenement Communities were formed in the early years, However; Resettled projects are stalled mostly by reasons of － over usage, increasing buildings and buildings constructed without licenses. Those reasons make resettled tenement communities become to be a new issue to a lot of researchers and scholars. Renewal and /or reconstruction are urgent needed in these communities nowadays. According to academic researches of renewal issue, there are thinking points from public and private interests and bonus regulation, but there is no taking point from the social network of reconstruction. Not only the renewal elements of resettled tenement, but also the residents are the focus of my research. Through those elements deliberate the impacts of renewal. The research takes 21 resettled tenement communities of Taipei city as a population. During the communities the second period of the resettled tenement community in Wu-Xing St as a research sample carries out a census. From those residential backgrounds, interaction of social network in communities and the impacts of renewal as the questionnaire and makes an in-depth interview from people of industry, economy and academy. The key of the questionnaire consists of residential background, interaction of social network in communities, the impacts of renewal and the interview of specialists in industry, economy and academy. Finally, we can understand the bottleneck of renewal and the strategy for solution. It concluded in seven points: (1) the dilemma of collective actor. (2) the crisis from key actor. (3) the weak mechanism to uncertainly risk. (4) the unsatisfied willing of chosen house. (5) the debt in reconstructed finance. (6) the overtaking interests. (7) the passive attitude from government. It provided several suggestions that one is government should exclude irrational against in forced and positively to participate the process of renewal. The other is to build up connection in community, to purify the work of renewal, and to strive for support and identification in community. Thirdly is to build up mechanism to carry on risk.

近年來，國內有許多研究提倡大眾運輸導向發展 (Transit Oriented Development)的理念，政府也大力推動大眾運輸系統的建設，其中最為重要的是捷運的建設，在台北都會區，捷運路網的建設正逐步完成，與捷運建設息息相關的捷運聯合開發(Transit Jointed Development)也隨之蓬勃發展，同時，捷運聯合開發亦是我國推動大眾運輸導向發展普遍的作法之一。目前台北都會區目前共有82處聯合開發基地，已完工基地有35處，可容納6,317個家戶，以及755,773.69帄方公尺樓地板面積，對於減緩日益嚴重的都市住宅問題，有一定程度的幫助。但在規劃聯合開發住宅時，聯合開發住宅在不同類型、特性之捷運場站中，將面臨到許多問題，如：純住宅型態或住商混合型態較能符合民眾之需求？哪些家戶會選擇聯合開發住宅？又其家戶類型以及選擇原因為何？這些問題如何解決，係本研究欲探討之內容，因此，本研究以台北捷運聯合開發已完工且辦理租售作業之開發基地作為研究對象，並篩選出9處聯合開發基地進行實證研究，透過問卷調查的方式，瞭解民眾之聯合開發住宅選擇行為與旅運行為，並透過二項與多項羅吉特模型，探討影響民眾聯合開發住宅選擇行為之影響因素。 實證結果發現，在旅運行為方面，聯合開發住宅住戶之大眾運輸使用率大幅增加，在通勤時間與花費方面，通勤時間與花費均減少。除此之外，聯合開發住宅住戶之汽車持有率與使用頻率均大幅減少。在家戶特性方面，捷運聯合開發住宅住戶之家戶規模普遍較小，且家計負責人之年紀普遍較為年輕，進一步形成其他特性，如：就學人口比例較低、家戶月收入較低等。在影響因素方面，家戶規模、住宅帄均單價、住宅規模對民眾選擇不同類型之聯合開發住宅有顯著影響。最後依據實證結果，建議未來聯合開發住宅之規劃應加入TOD的規劃原則，對於聯合開發住宅之坪數、商業面積，應依捷運場站之類型進行調整，使聯合開發住宅之效益達到最大。 / In recent years, there are many researches promote the idea of the transit-oriented development. The government also vigorously promotes this infrastructure projects. One of the most important projects is the development of the MRT system. In Taipei metropolitan area, while the construction of the MRT network is gradually completed, the transit jointed dvelopment is also flourishing. Moreover, transit jointed development is the most common way in order to promote TOD. Currently, there are 82 Transit Jointed Development bases in Taipei metropolitan area. 35 of the bases have already completed, which can accommodate 6,317 household with 75,577,369 square meters of floor area. It certainly will help to alleviate the problem of urban housing. However, in planning of the Jointed Residential Development, it will face many problems due to the different types of characteristics of the MRT station. For example, which households will choose a jointed development dewilling? What is the reason of choosing jointed development dewilling? How to solve these problems? These are the contents of the study. Therefore, in this study, we target the bases that have already been completed and applied for rental operations in transit jointed development as the research object, and select 9 of them for the empirical research. In order to understand people’s choice behavior in jointed development dewilling, we use survey as a method, and explore the factors that affect people’s choice behavior by applying Binary Logit and Multinomial Logit Models. The results of empirical research show that households in the jointed development dewilling increase their public transport usage and reduce their commuting time and costs. In addition, their car ownership rate and frequency of use are significantly reduced. In the aspect of household characteristics, the households in the jointed development in the household scale are generally small and relatively young age of the householder. Those characteristics are going to further the formation of the other features, such as: the lower the proportion of student population and lower income households. Impact factors, such as the size of the household, the average residential price, residential scale on the people choose different types of joint development dewilling have a significant effect. Finally, according to the empirical results, it is recommended that the TOD should be added to the planning principle of the future Joint Residential Development. For the Jointed Residential Development, the size of house and commercial area should be adjusted along with the MRT in order to maximize the efficiency.

Kyoto University (京都大学) / 0048 / 新制・課程博士 / 博士(工学) / 甲第15004号 / 工博第3178号 / 新制||工||1478(附属図書館) / 27454 / UT51-2009-R728 / 京都大学大学院工学研究科都市環境工学専攻 / (主査)教授 髙田 光雄, 教授 加藤 直樹, 教授 髙橋 大弐 / 学位規則第4条第1項該当

政府為照護青年及弱勢族群的居住權利，興辦社會住宅為首要政策，然當前政府財政困境及資源不足情形，得運用民間資源以「公私協力夥伴(public-private partnerships，下稱PPP)」模式共同興辦社會住宅。惟現行促進民間參與公共建設法有政府不出資金及民間財務自償率適用門檻等特性，民間企業對於低自償性且具高益性之公共建設案件投資意願低；若開放附屬事業增加投資誘因，則產生政府未達公共建設目的、犧牲弱勢權益及公益性不足等爭議及輿論。 為提高民間企業投資誘因及推動社會住宅政策，本研究以我國BOT(Build-Operate-Transfer，建設-營運-移轉)模式導入國外民間融資提案(Private Finance Initiative，PFI)制度之營運績效付款概念為基礎，透過個案研究財務模擬，在促參法BOT制度下，進行現有民間自主營運及導入營運績效付款機制等兩模式進行財務效益分析，並以此作為深度訪談題綱資料，進行產、官、學三類型受訪者之個別訪談。 最後，經彙總深度訪談意見及各章節分析後，本研究得到下列幾點「運用營運績效付款興辦社會住宅」之重要結論與後續建議，以資作為未來政府機關以民間參與模式推動社會住宅或其他低自償高公益性類型之公共建設案件參考： 1.政府擔負租金率和租金調整風險，可降低民間企業營運風險，增加政府機關政策調整彈性和監督管理權力，具有達到興辦社會住宅政策目的及風險控制效益。 2.政府於營運期依營運績效給付固定價金予民間企業，除可提升公共建設服務品質，於民間企業可收取穩定租金現金流量佳，具投資誘因。 3.提供評估社會住宅之重大參數建議，包含：特許年期設定於20年~25年區間、合理利潤率設定於稅後報酬率8%~10%區間、付款機制於營運期間依服務可用度及績效評估分年付款，及土地租金得以公告地價1%或約定固定費率計收等，降低雙方案件執行風險及保障利潤。 4.促使案件順利執行之應配套事項，包含：政府機關確保長期預算編列及確保給付性、融資機構願專案融資可行性及合理制定成果規範、評核項目及扣款機制。 / To ensure the housing for young people and vulnerable social groups, implementing social housing is a top priority. Given the government’s financial difficulties and lack of resources, “public-private partnerships” (PPP) could be used to provide social housing. However, the Act for Promotion of Private Participation in Infrastructure Projects (the Act) stipulates that the government provides no funding nor an applicable threshold of self-liquidation ratio (SLR) for private enterprises. Private enterprises do not have such a great interest in investing in infrastructure projects with a low SLR or benefits. If affiliated business have a greater incentive to invest, it will result in a dispute or argument over the government’s disregard for infrastructure projects, the rights and interests of vulnerable groups, and public welfare. To increase private enterprises’ incentive to invest and promote the social housing policies, the study has introduced the concept of operating performance payment in the foreign PFI (Private-Finance-Initiative) system based on the BOT (Build-Operate-Transfer) model under the Act and has analyzed the financial benefits of private enterprises and the operating performance payment through a case study. The analysis was applied to develop in-depth individual interview questions with respondents from the businessman, the government, and specialist. According to feedback gathered from in-depth interviews and the summary of each chapter, the study drew the following conclusions and recommendations for the implementation of social housing through operating performance payment. The conclusion and recommendations could be used as future references in the implementation of social housing through PPP or infrastructure projects with a low SLR and high benefits： 1.The government shall bear the risks of adjustments to rental rates and rent to reduce the operational risk of private enterprises and increase the flexibility and power of supervision and management of its policies with the aim of implementing social housing and controlling risks. 2.During operation, the government pays a fixed amount to private enterprises based on their operating performance, which can improve the quality of service of infrastructure projects and provide a more stable rent for private enterprises thus further increasing their incentive to invest. 3.Major parameters of social housing are proposed, including a concession period of 20~25 years, a reasonable profit margin set at 8%~10% of after-tax as a rate of return, the annual payment of which shall made according to the availability of services and performance evaluation during operations, and land rent charged based on 1% of the published land price or an agreed fixed rate. These parameters can help reduce the risks of implementation and guarantee profits. 4.Mechanisms that support the implementation of social housing are proposed, including the government’s guarantee of budgets and payments, the feasibility of project financing and the establishment of proper standards for evaluating the results, determining the evaluation citeria, and deduction mechanisms.

國內近年來有許多文獻在進行特徵價格模型預測時，避免樣本中存在異常點會造成模型估計值產生偏差，會使用統計軟體進行異常點檢測，但皆是直接將檢測出的異常點刪除，未加以著墨探究這些異常點的特徵結構、成因及特色等。因此，本研究透過統計檢定方法，探討刪除異常點前後整體樣本的特徵結構變化，並以個別估價觀點加以探討住宅交易樣本異常點的成因與特色，藉此歸納出實價登錄資料未揭露的重要特徵，以及迴歸模型搜尋疑似申報不實案件之可行性。 透過敘述統計及樣本結構差異檢定結果發現，異常樣本的離散程度相對原始樣本與正常樣本較大，且經過刪除異常點的正常樣本特徵結構差異程度縮小；異常點的形成可能受到區位變數無法反映實際情況及樣本群聚程度影響，也可能因模型未納入某些重要的特徵變數，而使隱含該變數的樣本被判斷為異常點；異常樣本與正常樣本的成交總價、土地坪數、建物坪數、總樓層、所在樓層及屋齡等變數平均數、變異數及中位數有顯著差異。 藉由個案分析結果歸納，可能因異常個案的住宅屬性存在整幢大樓住商混合使用、特殊鄰居、附屬建物占比過高、高總價豪宅產品、都更效益、增建效益、裝潢效益、約定專用空間效益、樓層高度挑高、獨特視野景觀或特殊區位條件；外部環境存在鄰近嫌惡設施或迎毗設施；交易情況存在買方身分特殊之影響，但受限於實價登錄未要求登載並揭露這些特徵，故模型未考量這些因素對價格的影響，使得模型可能將隱含這些特徵的樣本判斷為異常點，並進而影響模型預測結果。另外也發現，實價登錄資料存在登載錯誤及價格申報不實的情況，且可能被模型判斷為異常點。 / Many literatures use statistics-way to detect outliers in preventing any extreme deviation in hedonic price model prediction. Nevertheless, deleting the outliers instead of investigation into the structures, causes and features. Hence, this thesis studies the feature structures variation of the sample before and after deleting the outliers and with the valuations by appraisers’ perspective to inquire into the factors and features of the outliers in residential transactions. Thereby to summarize the significant features that are not disclosed by real price registration and feasibility in searching the possible false declaration of price by regression. Through descriptive statistics and sample structural difference parametric and nonparametric test shows the discreteness level of singular (outliers only) samples is greater than the primary (outliers including) and normal (outliers deleting) samples and the feature structure variation lessened after deleting the outliers in normal samples. The formation of outliers may be influenced by location variable not able to reflect actual circumstances and level of clustering in samples. Maybe some significant variables are not subsumed into the model, which leads to the judgement of samples with this variable to be outliers. The mean, variance and median in total traded price, land size, building size, total floors, exact floor and house age of singular samples are notably different with normal ones. With the analysis of cases, the possible reasons may be residential and commercial mixed-use in building, peculiar neighbors, high proportion of accessory building, luxury houses, urban renewal benefits, building addition benefits, interior decoration benefits, agreed space benefits, high-ceiling benefits, unique view or location, YIMBY and NIMBY property in environment and special relationship between the buyer and seller. Nevertheless, due to the nondisclosure of these features in real price registration that the model does not take these into consideration. That leads to the judgement of samples with these features as outliers and affects the model prediction. Also the registration error and false declaration in price may also be judged as outliers.

九二一大地震發生之後，社會上對於住宅地震保險之需求日增。社會輿論與學術界也呼籲政府應建構一套適宜我國國情之住宅地震保險制度。經過政府官員、學者以及產險業界等代表之討論、規劃，我國終於民國九十年四月一日實施住宅地震保險。此一住宅地震保險制度並非完全補償民眾所面臨之地震危險，其僅係提供一基本保障，使得民眾能降低其所面臨之地震風險並且讓政府財政不致因地震而造成沈重負擔。我國住宅地震保險制度實施至今已逾四年，其中住宅地震保險共保及危險承擔機制相關法規於民國九十四年十二月一日以及九十五年十二月廿九日有所修正。惟雖現行制度因前次修正而稍完善，然細究住宅地震保險制度之相關法規內容，仍可見有所爭議之處。本文乃先予探述地震之成因、地震所致之災害類型以及透過保險制度分散地震風險可能面臨之問題，期能對地震風險有一概略之認識。此外，本文亦提出近期美國加州、日本以及紐西蘭等先進國家之住宅地震保險制度之運作概況，期能就我國住宅地震保險制度有缺失時，能作為一參考依據並更新現行文獻未更新之處。而本文重點即係探究我國住宅地震保險制度之相關之法律問題，期能為住宅地震保險制度之完善盡棉薄之力。