其內容分別為： 第一章為導論：說明本文之研究動機、目的、內容、步驟與方法。第二章為現行國宅 租倍制度之分析檢討：旨在敘明我國及外國現行國宅租售制度，進而從政策、法規、 執行三方面分析檢討我國現行國宅租售制度。第三章為國宅住戶之家庭變遷與國宅租 售制度之分析：乃對國宅住戶之家庭變遷與國宅租售制度之優劣作理論性分析，再探 討兩者之關係與運作。第四章為國宅住戶問卷調查分析：係對國盛、奇岩、中正、忠 駝等社區住戶作問卷調查，俾分析其基本資料、原居住資料與居住現況。第五章為從 調查分析探討現行國宅租售制度：運用調查分析資料，對現行國宅租售制度作廣泛深 入之探討。第六章為結論與建議：現行國宅租售制度必須落實於收入較低家庭，並確 立國宅租售對象及國宅更換制度。是故在政策法規執行上必須改弦易轍，革除一切缺 失弊端，進而建立一套健全且富彈性、時空性之制度。

鑒於國內住宅需求殷切，同時卻仍有大量空屋無人居住使用，顯示居住環境需求與供給間確存有極大的差異，以致公私部門不能利用有效財源作有效的投資。本研究為縮短供需差距，摒除已往研究偏重所得與需求關係的研究，建購所得型式及居住支出之居住環境需求理論模型，複於需求模型導入住戶規模因素，使所得、支出與住戶屬性並列為需求影響因素。其次，利用住宅現況調查資料，分析居住環境水準與相關住戶屬性之對照關係，並著手分析各居住群組之居住環境需求量，以提升分析可信度，對住戶群落予以細分及區隔居住環境群落，凸顯各種影響因素特性。本研究實證結果：居住支出增加、有業人口數愈多，家計負責人教育程度提高及年齡愈大，則其住宅面積及房間數數量愈多，而且其住宅座落與各種都市服務設施距離相對縮短，但國小、工作場所與市場則無顯著關係。 有關理論模型建購，係基於Stone－greay 函數符合需求模型相關假設，及效用之可分性、可加件原則，以儲蓄率自所得中另離析支出之需求模式，再由個人居住需求累計為住戶居住環境需求模型，進一步設定其最小居住環境需求量為Barten之人口規模函數。在實證分析方面，為了瞭解住戶居住環境水準，以次數分析、關聯分析就歷年發展、地區別、住宅權屬、家計負責人屬性分析其分組水準及分析頻度，並檢定住戶與居住環境的變數關聯程度，以擇定需求量迴歸分析的應變數組及自變數組，及就具有居住支出項的大量樣本進行住戶屬性及居住環境特性的群落分析，俾進行各群組需求分析。 本研究雖已跳脫以所得推導居住環境需求窠臼，惟由於資料及分析係援用政府既成問卷，造成研究領域受限，需再就研究之主題深入設計調查問卷。本研究需求函數係設定為直線，然而居住環境需求量與住戶屬性間若非線性關係時，則其相關係數偏低，且無法驗證兩者間之需求關係。住戶自變數(行業、職業、所得等屬性)間，並未檢定其是否已存在高度相關，無法達到自變數完全獨立之要求。居住環境設施具有共用之基本生活設備時，雖可測定其居住環境水準，但無法進行其需求分析。群落分析固然能分離居住環境群及住戶群，但易使迴歸分析模型內部分虛擬變數與其他變數形成共線而無解，而且本分析僅偏重實質居住環境需求，對於住戶非實質需求、偏好及社會文化群族傾向等因素，在經濟學之需求模型中均無法予以論證，有待識者續以作為研析之題材。 / The domestic housing are in great demand, but on the other hand lots of housing remain vacant. This phenomenon reveaIs there exists a significant difference between supply and demand for housing environments. Therefore, both public and private sectors are unable to make the most use of available funds to invest effectiveIy. The purpose of this study is to lessen the above difference. Prior studies stressed the importance and the relationship between income and the demand for housing. In this study,first the anthor build up a theoretic demand model for housing environments. This demand model is mainly relevant to no only income but also household expenditure. Secondly, the author converts the factor of household scale into the model. That makes income, expenditur,and household attributes serve as three major factors affecting this demand model. Then, applying data (housing status quo ) gathering from government statistics, the author analyzes the relationships between quantities of housing environments and relevant household attributes. FinaIly,the author analyzes the quanities of living environments for each Iiving cluster,which is specified and segregated, to explicate the property of each factor,thus to enhance the reliability of this study. The result of this study indicates that those household with more living expenditure,more emplyed employed persons, higher education and more age, will have more floor area and room number. In addition, the distances between their residenes and the variety of public service facilities are relatively shoty,but they are litte related with the elementary school, work place and market. Theoretically,this model has been built based on Ston-geary utility function which is suitable for certain hypotheses for demand model. And frOm the additivity and the separability of this utilty function, the author derives the demand mode, reIevant to household expenditure, for housing environments. Then the author integrates individual demand model into the household one for living environments, and further defines the least quantities for living environments as Barten's population scaIe function. In empirical performance, the author applies frequency analysis and Chi-square analysis to analyze physical Iiving environments,respecting the past 20 yeare, different districts, household tenure, and household attributes. Ih addition. the author examines the co-relations of those variables between dwelling units and household environments to determine dependent and independent variables for regression. Besides, a great deal of samples with household expenditure has been inspected by cluster anaiyis. Although this paper analyzes the demand function for housing environments on many factors instead of only on income (elasticity, the study is somehow limited since the data acquired from government tatistics.It would be more appropriate if we design a better questionnaire proper to this subject. Also, in this paper,the demand function has been defined as linearity,but if the demand quantities of living environment and household properties develop as a non-linear reationship, then the multiple coefficient of determination appears low,hence the demand relationship can not be tested between them.Moreover, the independent variables for resident themse1ves, such as industry,occupation, and income, have not been tested whether if they are highly related,thus these bariables do not fit in the requirement of complete classified into different living environment Ievels, their demands can not be anaIyzed. Likewise, cluster analysis can segregate living environment clusters and resident clusters, it is apt tO make some variables, especiaIIy those in those regression models with dummy variables, convert into the combination of other variables thus can not be explained. Ih summary,this study underlines the demand for physical living environments. To those factors, such as non-realistic demand, preference, and social/cultural inclinations, they can not be tested in the demand models of economic theories, nowadays. This challenge stiII needs more endeavors to make.

本文以「公寓大廈駐衛保全服務契約」為題，探討保全人員失職致社區住戶受到人身或財物的損害時，包括區分所有權人、承租人等「居住者」，是否得對保全公司請求損害賠償。第五章「造成損害之原因的類型與責任根據」，依住戶損害發生之原因，可分為三節，分別為「因第三人侵入造成損害」、「因保全人員自身行為造成損害」、「因災害造成損害」。在「因第三人侵入造成損害」的案例中，本文又從債務不履行責任、侵權責任、消保法服務責任而為檢討。而探討債務不履行時，就必須與第三章契約當事人的問題綜合觀之。 保全服務契約之當事人的認定，實務見解不一，本文認為存在「全體區分所有權人」與保全公司之間。此處之「全體區分所有權人」乃指社區每一個區分所有權人而言，但就此一契約之法律關係應適用民法第293條不可分債權之規定。因此，個別區分所有權人不得對保全公司主張契約上請求權，但仍得依民法第184條第1項前段以下之規定、消保法第7條第3項、保全業法第15條第2項等規定而為請求。 其中，保全業法第15條第2項是一無過失責任的規定，但請求主體限於「委任人」，即具備契約關係的區分所有權人，至於區分所有權人以外之住戶，例如承租人，則不得據此規定而為請求。未來修法時，應於保全業法第15條第2項委任人後增訂「或其他利害關係人」的文字，使居住於社區之住戶均得依此一規定請求保全業者負損害賠償責任。

住戶對其居家環境每日必需的管理維護工作通常有兩大類選擇：住戶自行負責或委託管理維護公司。目前國內集合住宅在管理維護執行上的現況，係「自行管理」佔了68﹪，「委託管理」佔32﹪，這樣的比例與香港及日本的集合住宅大部分係屬委託管理的情形相差甚遠。為何台灣集合住宅委託管理的情形較不普遍？究竟是什麼因素在影響住戶對管理維護模式的選擇？而不同的管理模式其管理維護的效果有何不同？又是哪一種管理維護模式最能讓住戶感到滿意？此乃本研究關注之焦點。 實證結果發現，集合住宅的「規模」與「價格」是影響管理模式選擇的關鍵，當戶數規模與管理費用越足夠，選擇委託管理模式的機率將越大。平均而言，高層大廈與社區，選擇委託管理較自行管理的勝算分別為公寓的6．357倍與4．245倍。此外，當戶數規模平均每增加10戶，選擇委託管理模式的機率就會增加3．9﹪；而當管理費用平均每坪增加10元時，選擇委託管理模式的機率亦會增加6．5﹪。 至於管理維護模式與住戶滿意度的探討，委由管理維護公司來維護社區的結果均比自行管理來得讓住戶滿意，而「部分委託管理模式」則是四種模式中滿意度最高者。究其原因，管理公司雖有其專業知能與經驗的優勢，但也可能存在著代理問題，受到這二者相互權衡（trade-off）的影響，全部委託管理的滿意度便不如部分委託管理。 為使理論實證結果能與實務連結，本研究對「規模」與「價格」做門檻值推估，發現委託大樓管理業者的社區，住戶至少每月每坪需繳交70元的管理費，且該社區的總戶數應該在100戶左右，由此可知，台北市集合住宅的平均戶數可能因未達經濟規模門檻值（因為目前已報備管理組織的公寓大廈有八成其戶數都在百戶以下），致使台北市委託管理的情形並不普遍。此外，集合住宅內生存在的協商困難與外部性問題，也是委託管理比例偏低的原因，建議政府應藉租稅優惠方式來使外部效果內部化，並直接或委託民間非營利團體協助輔導集合住宅管理組織之報備，減少其中的協商成本。 　　關鍵字：集合住宅、管理維護、管理模式、住戶滿意度、戶數與管理費門檻值 / Households typically manage their living environment using one of two modes. Under the first, household conducts all of the basic and day-to-day management functions. Under the second approach, the household hires a property management company to provide and monitor a number of services such as repair and maintenance quality control. In Taiwan, the current proportion of the implementation of condominium ( collective housing ) management and maintenance is 68% of owner management and 32@/o of company management. Comparing to Hong Kong and Japan where the company management is more common than owner management, this proportion is far behind. This research is focus on the reason of less popular of company management in Taiwan collective housing and the factors of affecting the choice of management mode. Moreover this research also discusses the results and effects of different management modes and which management mode can provides the highest degree of satisfaction. The empirical results show that the main factors of selections between different management modes are the "scale" and the "price" of the condominium. On average, comparing company management and owner management, the possibility of choosing company management is 6.357 times more in high-rise buildings (above 13 floor) than in apartment (under 5 floor) and 4.245 times more in the community (large projects) than in apartment. Besides, when the scale of the quantity increases additional ten units averagely, the possibility of choosing company management will increase 3.9% ; and when the management cost averagely goes up extra ten dollars per Pin, the possibility of choosing company management will also increase 6.5 % . As for the discussion of the relationship between the management modes and the household satisfaction, general speaking, the household can get more satisfaction from the result of appointing building management & maintenance companies. Moreover, the outcome of "part company management mode" is the most outstanding one in the four types. The reason is that although the company has the professional knowledge and superior management skills, there does also exist the problem of agency. Due to the trade-off relationship, the satisfaction of complete company management mode is less than part company management mode. In order to relate the theoretical model to the practice, this research infers the thresholds of "scale" and "price". The results show that every household in the community which has hired the building management & maintenance industry has to pay 70 NT$ per Pin-Month in average; furthermore, the number of its households should be approximate 100 units. Therefore it can be said because of the fact that the average number of the household in condominium in Taipei might not excess the threshold of economic scale, company management is not very common in Taipei.( note that at this stage 80% of the registered condominium is less than hundred households.). Besides, the reason of low proportion of company management is that there does exist the difficulty in negotiations and externalities. Consequently, it is suggested that government should use the effect of tax policy to intemalize the externalities. It is also recommended that government can direct or indirectly authorize the non-profit organizations to assist home owners associations to register, so that the cost of negotiations can be reduced. keywords: condominium、 management & maintenance 、 management mode、household satisfaction 、 thresholds of "scale" & "price"