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都市更新權利變換估價問題與權益分配之探討 / Urban renewal based on valuation of equity allocation黃國榮 Unknown Date (has links)
近年政府積極推動都市更新政策,藉以改善都市中老舊地區的窳陋環境,以及復甦都市再生機能。都市更新方法有協議合建、權利變換與自地自建等方式,其中大多數申請案件選擇以權利變換方式作為都市更新實施方式,主要原因係實施權利變換可獲得容積獎勵及稅賦減免等優惠。特別是權利變換制度主要在處理參與權利人的負擔與分配,其中引進不動產估價師評價機制以維持該制度公平、合理與客觀。
但隨著房地產市場景氣變動及都市更新個案之開發類型愈趨複雜,檢視實務上於都市更新權利變換間,各權利變換關係人常有對於評估價值認定上之爭議與衝突,特別在實施者與土地權利人間權益的分配問題,顯示現行制度對於權利變換估價的規範確有不足之處。本研究將針對權利變換估價的爭議與權益分配問題分為兩部份來探討,其一為實施者與地主之間分配分析;其二為地主與地主之間分配分析。透過對權利變換實際案例的分析以釐清權益分配上的課題與缺失。
研究結果顯示:(1)協議合建與權利變換對分配之差異、權利變換與事後清算機制之分析、更新後分配比合理性判斷、一般不動產估價與權利變換估價之差異以及更新前後估價方法影響權益分配等相關議題皆存在權利變換估價問題與權益分配之相互影響。(2)而透過模擬比較協議合建與權利變換後結果所示,以協議合建方式實施都市更新對土地所有權人較有利,而以權利變換方式實施都市更新則對實施者較有利。(3) 權利變換估價因需考慮參與更新權利人相對公平關係,而一般不動產估價只需針對評估特定標的物之絕對值;而不管權利變換估價或一般不動產估價均預估未來,造成土地所有權人對估價結果認定產生差異,特別是一樓權利價值問題最大。
基於本研究結果,本文提出相關建議為(1) 為避免實施者影響估價師的作業,建議權利變換委託估價制度應改由估價師公會、土地所有權人與實施者各自委託一家估價師進行權利變換估價,藉以消除領先估價與配合估價的情形。(2) 建立非營利專業組織(NPO)參與調整都市更新機制是有其必要性,透過建立協商之法定程序中,以及估價師角色進場,以提供合理諮商建議資料。(3) 建立房地產買賣成交案例之登錄及提供查詢制度供估價師合法收集採用。
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我國都市更新權利變換制度之研究-以實施者與土地權利人間權益分配問題為中心 / Study on property rights exchange system of urban renewal in Taiwan麥怡安, Mai,YiAn Unknown Date (has links)
權利變換為我國最重要的都市更新實施方式,該制度主要在處理權利人的負擔與分配,然而法令自1998年頒布至今已十年,在實務推動上不無發生爭議與衝突,尤其在實施者與土地權利人間權益的分配問題。本研究將權利變換權益分配問題分為兩部份來探討,其一為權利價值利益分配部份;其二為分配單元選配規則部份。並嘗試以機制設計理論(Mechanism Design Theory)作為觀察角度,透過對權利變換制度各參與角色的深入訪談及對於權利變換制度的解析以釐清該制度在權益分配上的課題與缺失。
在權利價值利益分配議題部份,本研究發現目前權利變換制度對於實施者與土地權利人的都市更新開發利益分配乃呈現其激勵不相容(Incentive Inconsistent)的情況。主因在於實施者或提供資金者對於都市更新事業所投入的創意、管理技術、資金與所承擔的風險,其所換得的報酬是以投入資金作為基數再乘以給定的費率計算,與其所創造的價值多少無關,甚至與其合作對象,即土地權利人的報酬成反向變動,導致這個制度設計會誘發實施者透過控制更新後權利價值估價與共同負擔費用提列額度這兩個變因,來滿足其期待的利益。過程中可能土地權利人的權益會遭受損害,而主管機關與更新審議會卻仍需努力的去搜尋真實訊息,耗費審議成本。而在分配單元選配規則議題部份主要的問題在於制度條文規範的缺乏,讓實施者或土地權利人分別可透過某些手法或以戰逼和來獲取利益或偏好,使得權利變換中,有關分配單元設計、選屋等程序的圓滿成就,仍需仰賴較無效率的協議行為。
本研究以機制設計理論中理想的機制設計邏輯,即激勵相容(Incentive Compatibility)、縮小資訊維度及決策分散化等論點,對於上述兩個議題面向嘗試提出機制改善方案。針對權利價值利益分配議題部份,主要是將共同負擔費用中實施者的利潤科目(台北縣市目前稱風險管理費),從前述的成本費率的計算方式修改為以實施者與土地權利人貢獻比分配開發利益的方式計算,而這樣的改善方案透過案例模擬計算發現,確實達到實施者與土地權利人激勵相容的效果。
而對於分配單元選配規則部份,研究結果所提出的改善方案有三個面向:其一為分配規則應予以細緻化,包括分配單元的設計原則、選配額度、區位及順序等規則;其二為分配權的改善,主要是建議修法使土地權利人的分配資格與更新事業的實際單元設計脫鉤,並使實施者在進行分配原設計時,必須考量土地權利人的分配需求;其三是異質性分配單元的分配規則,指當同一權利變換範圍內有多種異質性分配單元設計且存在著量身訂作的情形時,在權利變換分配上應修法考量先進行重劃換地,再進行房屋分配兩階段的負擔與分配計算較為公平,而上述的改善方案應可一定程度的消弭無效率的問題。
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民間參與都市更新災區重建-兼論容積獎勵之迷思蘇英瑋, Su, Ying-Wei Unknown Date (has links)
民國八十八年九月二十一日凌晨一點四十七分,台灣發生百年來規模最大的一次地震,在最迫切的緊急救災之後,家園重建問題立刻浮上檯面,這也是國家未來數年間必須嚴肅面對的課題。本研究首先對於國外災後住宅重建的經驗與台灣的政策進行比較,再以災後民間參與住宅整體重建作為研究的主體,並以一般都市更新情境與921災後更新重建情境作為兩大主軸,分析此兩種情境下所產生的差異,發現其差異主要可以分為程序上的差異和本質上的差異。至於以都市更新方式重建災區住宅所遭遇的問題,也歸納分析出下列四大項包括:居民缺乏重建共識、缺乏法令認知、新建商投入不積極與重建貸款問題等。
接下來,從民間參與災區住宅重建報酬風險評估作為切入點,討論影響住宅更新重建風險報酬的因素,進一步去探討不同角色在報酬風險計算方式的選擇,以實施者而言,本研究採取現金流量折現模型(DCF)中的NPV、ROE與IRR作為評定的基準;對土地所有權人而言,則著重在其可分回多少樓地板面積,或需要再拿出多少錢以回復其原來之生活水準面積;另外對於政府,則計算出不同模式、情境下政府所補貼的額度。關於風險分析,則利用敏感度分析,來找尋影響報酬的重要關鍵因素,發現營建成本、銷售房價、銷售率是共同關鍵變數,本研究也針對此類變數做了更進一步的分析。
最後運用一個最有可能採取整體更新重建的集合住宅個案,作為模擬的例子,企圖瞭解集合式住宅,在運用整體更新重建所可能產生的分配與報酬狀況。模擬了在無任何獎勵情境下、都市更新條例情境下、921相關重建規定的情境下,不同模式:包括合建模式、部分合建與買回混合模式、部分合建與賣地混合模式的報酬與風險情況。結果發現,921情境優於都市更新條例情境更優於無任何獎勵之情境,且部分合建與買回混合模式、部分合建與賣地混合模式將會是市場上最常遭遇的狀況。但以本研究所採用的個案與假設前提而言,整體更新重建依目前的規定,實施者將不願意接受此類行投資案。就一般都市更新條例的情境,此個案應屬於更新成熟度不足的地區,除非具有強烈的不良外部性政府願意增加補貼,否則將不會自然進行更新重建,至於921情境下政府已投入較都市更新條例情境多的補貼,仍不足以吸引實施者投入,其原因可能就存在於實施者對未來市場信心不足,導致容積獎勵無法落實。
對於以上的缺失,本研究針對財務機制面與非財務機制面做出下列建議,首先對於財務機制面提出:容積獎勵的彈性運用,包括容積獎勵與補助金互補的關係和容積移轉配套實施、融資制度的建立、土地價值計算方式、拆遷補償費正當性的思考。至於非財務機制面則提出協商機制的建構,與更新機構的確實建立的建議。
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國有不動產參與都市更新權利變換權益分配之研究 / The Study of National Real Estate Participation in Urban Renewal Rights Transformation Benefit Distribution.林櫻櫻, Lin, Ying Ying Unknown Date (has links)
臺灣在以往的半個世紀,歷經工商業快速地成長,當時都市計畫與建築未能跟上其腳步,爰於都市計畫法以「舊市區更新」因應改善。然政府機關採「徵收」或「區段徵收」方式實施,受限於財力、人力之不足,及未透過協商機制取得私有土地,引起民眾反抗心理,以致成效不彰。部分地方政府為解決此一困境,開始制訂獎勵民間辦理都市更新,藉以引入民間資源,推動都市更新。
1998年「都市更新條例」公布施行,強制規範公有土地及建築物,依核定版都市更新事業計畫處理,而民間實施更新事業計畫重建方式,主要為協議合建及權利變換,然公有土地尚無法與實施者以協議合建方式進行更新事業,因此,公有土地參與都市更新方式,係以權利變換方式為主軸。
本研究於國有不動產參與都市更新權利變換權益分配個案中發現:
1.適時挹注國有土地參與都市更新事業,得以達到更新事業門檻,進而促成更新事業產權整合。
2.都市更新審議委員會負責審議都市更新事業計畫及權利變換計畫,包括核定共同負擔,為把關國有土地權益最重要防線。
3.權利變換範圍內國有土地面積與共同負擔費用呈現正向比例,國有土地面積愈大,樓地板愈大,則營建成本相對愈高,而權利變換之共同負擔費用,原則提列上限,得否調整,需由審議會議決通過。
建議:
1.審議會所列機關代表,應包括公產管理機關,以求公正客觀維護公產權益。
2.更新事業計畫擬定階段,規劃可供公務、公共使用性質房地,以利於相關機關視業務需要依法辦理撥用,並預估公產管理期間需負擔管(處)理成本,列為共同負擔費用,由參與者共同負擔。
3.公有土地參與都市更新,係為實現公共利益配合政策而執行,無論其參與更新事業目的,應考量維護全民財產權益。 / Taiwan, in the past half of century, has experienced the period of industry and commerce rapid expanding, but the urban plan and architecture couldn’t keep pace with them at that time. Therefore, “old town urban area renewal” came out and improved. However, limited to insufficiency of financial, human resources, and acquirement of private land without negotiation, the government agencies conducted “expropriation” or “zone expropriation” and the result was ineffective. In order to solve this dilemma, some local governments established the system of incentive of the private participation of urban renewal, introduced private power effectively, and promoted urban renewal fast.
Urban Renewal Act was promulgated and conducted on 1998. It forces all the public lands and constructions should deal with the approved urban renewal business plan area. The ways of reconstruction dealing with the urban renewal business plan of non-governmental organizations are joint construction and rights transformation. However, the public lands can’t be proceeded urban renewal business plan by using the wayof reconstruction with implementers. Therefore, the main way of public lands participation in urban renewal is rights transformation.
We realize on the case of national real estateparticipation in urban renewal rights transformationbenefit distribution on this study:
1.By pouring national real estate into the participation of urban renewal business plan, we are able to surpass threshold of urban renewal business plan, and promote the integration of property rights of renewal business plan.
2.The committee of urban renewal is in charge of reviewing renewal business plan and rights transformation, including approved common expense sharing.
3.There is a positive correlation between national land area within the area rights transformation and common expense sharing. If the common expense sharing which takes into upper limit is able to adjust, it should be passed a resolution by the committee.
In summary, the study proposes suggestions as below:
1.The committee which lists governmental agencies should consist of public owned property managing authority, so that it is able to protect the rights of public property.
2.In the stage of renewal business plan, it should planfor office and public use real estate in order to help relative governmental agencies appropriate it, evaluates the management cost within the period of public management, and takes common expense sharing which should be shared by participators into account.
3.The aim of public land participation in urban renewal is to bring about public rights coordinating public policy. No matter what thepurposes of participation in urban renewal are, it should protect the all citizens’ rights.
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以土地信託實施都市更新機制之研究顏宏叡 Unknown Date (has links)
隨著都市的發展與老化,都市更新勢必成為我國未來的重要都市政策,然目前都市更新推動速度緩慢,究其原因可能有更新制度設計、人才不足、更新資金募集、政府對更新的態度…等問題,本研究認為都市更新無法順利推動主要應為都市更新實施方式的問題,本研究擬從都市更新條例第二十五條所列都市更新的實施方式加以探討,透過文獻的分析與實際訪談,發現現行都市更新實施方式均存在問題,徵收與區段徵收造成政府財政負擔,且過去以區段徵收辦理的都市更新成果並不佳,市地重劃平面分配不符都市土地使用效率,協議合建缺乏公平機制的規範,權利變換存在估價與利潤問題,因此,從都市更新條例第十三條思考以土地信託作為都市更新實施方式之可能性,發現土地信託實施都市更新可達到1.土地及合法建物所有權人無須籌集或提供都市更新資金,並解決更新區內部分的土地權利人債信不良無法籌得更新資金的困境 2.基於信託特性,降低都市更新事業所存在的風險3.落實土地政策與土地有效利用 4.加速都市更新的推動。
透過現行土地信託實施課題的探討,發現土地信託實施都市更新主要的課題存在三方面,包括以土地信託實施都市更新法令層面不足、受託銀行貸款或擔任更新實施者的問題、土地信託制度執行上的問題。
本研究基於現行都市更新與信託相關法令規定和土地信託實際辦理的現況,並透過深入訪談了解實際辦理上面臨的問題,作為建構兩套以土地信託實施都市更新的操作模式基礎,第一套配合現況受託銀行不擔任都市更新實施者時的土地信託實施都市更新的模式一,作為初期相關規定未能及時調整時,以土地信託實施都市更新參考的依據;第二套乃在模式一的架構基礎上,從委託代理理論切入,思考在簡化委託代理關係的基礎上建構受託銀行擔任都市更新實施者的模式二,並提供以土地信託實施都市更新時的配套措施,並建議未來可針對都市更新相關法規修正、開放銀行擔任都市更新實施者、強化土地信託實施都市更新下各機構的整合與強制信託的思考,俾使土地信託實施都市更新能更順利的推動,透過土地信託方式的引入,使都市更新的推動上更為快速,並為都市更新的實施注入新思維。
關鍵字:都市更新、都市更新實施方式、土地信託、權利變換
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以「權利變換方式」推行都市更新產權處理之研究黃國堅, HUANG, GUO-JIAN Unknown Date (has links)
一、研究目的
本研究有三個目的﹕(一)引進日本「權利奱換方式」之產權處理觀念,並本法制「
恆定性」及「不得不變性」之原則,在修改現有法令最少的原則下,建立適合我國體
質的產權處理模式。(二)產權處理成功之關鍵,除權利之變換設計外,就是權利價
值之評估。故本研究第二個目的就是嘗試擬定一套產權評估之方法。(三)「權利變
換方式」之產權處理模式除在都市更新之應用外,相關方面是否也有值得應用者?本
研究最後想探討的就是這一點。
三、參考文獻
本研究係搜集中、日二國有關「權利變換方式」及都市更新等相關書籍、研究報告及
統計資料,比較研究發現,日本之權利變換方式似可解決我國都市更新問題之癥結。
惟國內相關之文獻尚屬粗略,尤其在產權處理方面,迄無系統性之論列,故關於權利
變換方式之述論,大抵以日本資料為主。
三、研究方法
本研究採「文獻回顧法」及「歸納」、「演繹」之方法,搜集、比較、檢討並檢驗相
關文獻資料及各國制度,以建立適合我國之產權處理制度。
四、研究內容
本研究之重點有四﹕(一)檢討我國都市更新之問題點,並比較各國制度,結果以日
本之「權利變換方式」最能解決我國之問題。(二)研擬以權利變換方式推行都市更
新之產權處理模式之應用。
五、研究結果
(一)建立權利變換方式之產權處理模式及產棤評價方法。
(二)前揭模式及方法,除適用於都市更新外,在合建、聯合開發,取得公共設施保
留地及開發新市區等方面猶有可行之處。
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都市更新權利變換制度實施之研究-以台北市更新重建個案為例林美娟, Lin,Mei-Chuan Unknown Date (has links)
本論文由都市政權理論觀點切入,並連結台灣政治經濟環境及結構變遷過程,探討都市更新權利變換制度建置之政治經濟背景、實際執行狀況及面臨的課題。由於推動更新的最大的困難仍在於取得更新地區內土地及合法建築物所有權人之同意,因此都市更新條例規定強制參與更新之權利變換制度,以多數決的同意門檻並透過鑑價方式查估更新地區內各權利人之權利價值後,循法定程序據以執行更新。經研究發現權利變換制度的設計係賦予實施者具有關鍵的決定權,以作為協調的中介機制,進而調合各方利益及衝突。結論並指出由於權利變換制度係將價值分配予以檯面化,因此各權利人間對於價值的認知差異及利益的分配產生之爭議,仍造成該制度在法令及實際執行上的困難。因此,尚需仰賴政府適時挹注公有土地資源,以促使更新順利推動。嗣後並據以提出對於都市更新權利變換制度的後續執行方向之建議。 / In this research, I approach the subject from an urban regime perspective and connect it with the transition process in the political and economic environment and structure.Then, I examine the political and economic background, the actual implementation and the issues faced in the establishment of a property rights exchange system during urban renewal. The most difficult part in promoting redevelopment is to obtain the agreement from the owners of the land and of legally built structures on the areas slated for redevelopment, thus the regulations for urban renewal provide for forced participation in the property rights exchange system, with the threshold for agreement fixed at a majority rule and the value of the rights for each right-holder in the redeveloped area determined by appraisal; legal procedures are then used to implement the redevelopment. This study reveals that the property rights exchange system as it is designed endows those implementing it with crucial decision powers as an intermediary system for mediation and then for harmonizing the interests of each side and preventing conflicts. The conclusion shows that the open nature of the value distribution in the property rights exchange system leads to controversies due to the perceived differences and benefits in the apportioned value to each right-holder, creating legal and practical difficulties in the implementation of this system. Thus it is dependent on the government allotting enough funding at the necessary time for public land resources so that the renewal project can process smoothly. Finally, I offer some suggestions on the direction for the follow-up to the implementation of a property rights exchange system during urban renewal.
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從產權結構論都市更新之權利變換制度 / Application The Property Theory on the Rights Transformation System of Urban Renewal鍾中信, Chung, Chung Shin Unknown Date (has links)
都市的發展隨著時間而不斷地演變,都市內會不斷產生不能適應今日都市生活活動需求的地區,所以需要更新之地區會不斷的產生。從都市有限的土地資源來看,都市更新是要促進土地使用的合理化與使用強度的提高,所以都市更新是土地資源的一種再生型態。都市更新為現代台灣不動產開發之主流,為改善都市早期發展的舊城市,及促進都市的永續發展,都市更新將是未來都市發展政策的必然趨勢。然而,「都市更新不是目標,而是工具」。增進都市機能,改善生活環境,促進都市健全發展,才是都市更新的主要目的,惟應經由何種方式(工具),方能順利達成上述目標,厥為都市更新所應關注之重點。而權利變換是實施都市更新的方式之一,本研究是從產權理論之產權結構的觀點出發來探討它在權利變換制度實務操作上的影響。
本論文主要在說明,從都市更新條例(以下簡稱本條例)第3條有關權利變換的定義來看,更新單元內之土地所有權人、合法建築物所有權人、他項權利人及實施者是一種「合夥」的關係,但依本條例第30、31條的規定,實施者則又成了代工者,然而在實務操作上實施者掌握了整個權利變換的控制權,在實施者追求利潤或利益極大化的前題下,實施者只好隱藏利潤於費用之中,以獲取剩餘利益。本研究以產權結構的理論為基礎,用已完成之案例來分析,以說明上述現象的存在事實,以為後續修法的參考。
本研究的論述重點,主要是在說明權利變換的生產要素經整合後組成了一個新的產權,而這個新產權是由參與權利變換的權利人所共有,而產權結構裡的控制權與剩餘收入權,是由實施者掌握了控制權,而土地所有權人則擁有剩餘收入權,在實施者與土地所有權人不能同時控制權與剩餘收入權的情形下,所產生的利益衝突現象,以致造成實施者與土地所有權人的利益目標或利益函數不一致,制度的設計應該是將資源分配的私下協議的障礙降至最低,換言之,應該要設計成實施者與土地所有權人的利益目標或利益函數一致,才會使實施者與土地所有權人為這個事業共同去努力,這樣才有助於都市更新事業的推動。
本研究透過理論與實證只是證明目前權利變換存在的不合理現象,至於權利變換的性質或定性應該是屬何種,例如:合夥、代理(承攬)或互易,則非本研究的範圍,有待後續的先進繼續探討。 / The development of urban is proceeding with the time, there are areas that can not accommodate the needs of urban life activities nowadays in the urban, thus those areas need to renew are continually generated. We could see from the view that land resource in the urban are limited, urban renewal help forward rationalize land use and raise the use intensity, thus urban renewal is one kind of revive types of land resource. Urban renewal is the mainstream in the development of modern Taiwan real estate; in order to improve the old town in the early urban development, and promote the sustainable urban development, urban renewal will be the consequential trend in the urban development policy in the future. However, “Urban renewal is not a goal, it is a tool.” The main goals of urban renewal shall be building up urban function, improving living environment and advancing well-balanced urban development. The emphasis of urban renewal shall be in which way (tool) to achieve the above goals. Right transformation is one kind of ways to improve urban renewal, in this study we use the view from the structure of property rights in Property Theory to discuss its effects in the Right transformation system manipulation.
This essay is mean to explain that form the Urban Renewal Act (The Act for short) clause 3 about right transformation definition, the land owner, legal building owner, other owner and implementer are kind of “partnership” relation in renewal unit, but according to the rules in The Act 30 and 32 clauses, implementer become OEM command the control right in the whole rights transformation in manipulation process, implementer pursuits benefit or in the premise of maximize profit, implementer has to hide the benefit behind the cost, to obtain the residual benefit. Property right structure theory is the basis of this study, analyzed by the finished case study to explain the above exist fact for the reference of amendment hereafter.
The emphasis of this study is to explain there is a new property right generated after integrating the produce factors in rights transformation, and this new property right is co-owned by the oblige who participated the right transformation. As the control right and the residual income right in the right structure, the implementer command the control right and the land owner command the residual income right, when implementer and the land owner can not command the control right and the residual income right at the same time, the benefit conflict will make the different profit goal or the different profit function between the implementer and the land owner. The system should be designed to minimize the obstacle of private negotiated resource allocation. In other words, it should be designed as a same profit goal or function to make the implementer and the landowner to exert themselves for this career, thus make for the advance of the urban renewal career.
Through the theory and real demonstration in this study is only to prove the existing unreasonable phenomena in rights transformation, as for the character or the qualitative of right transformation shall be, for example, partnership, agent(to take full charge of responsibility)or trade, is not in the study range, and need the fellow successor to discuss about .
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都市更新權利變換制度的委託代理、產權結構與契約關係之研究 / A study on the principal-agent relationship, structure of property rights,and the contractual relationship of rights transformation system for urban renewal卓輝華, Cho, Hui Hua Unknown Date (has links)
都市更新權利變換運作過程中的土地權利人與實施者的關係,是現代經濟活動典型的專業分工委託代理關係。土地權利人與實施者基於都市更新法制下相關的權利義務契約,執行都市更新事業,由於訊息不對稱、目標不一致與風險偏好之差異,實施者基於機會主義的決策或行動,經常不利於土地權利人的利益,於是產生代理問題、增加代理成本,雙方無法產生高度互信的基礎,而成為都市更新延宕與成效不彰的主因。本論文從土地權利人與實施者之間,於都市更新條例機制下的互動契約中,探討分析雙方之委託代理關係,並從土地權利人的角度設計監督方式,以維護土地權利人的權益,促進都市更新事業之實施。
當土地權利人與實施者,共同於一都市更新單元,組成生產團隊時,土地權利人初期擁有較強的提議與同意之控制權,隨著實施者握有超過都市更新法定之同意書門檻後,實施者掌握較強的執行控制權,土地權利人擁有較弱的監督控制權。又現行都市更新權利變換的價值分配,是實施者投入共同負擔費用,並以更新完成後之土地與建築物部分折價抵付,其餘土地及建築物則分配與原土地所有權人,因此土地權利人得到大部分的剩餘索取權。這樣的控制權與剩餘索取權分離狀態下,其權利變換價值分配模式,是否為適當的產權安排?對於都市更新參與人能否有所激勵?能否促進都市更新之推動效率?是本論文主要的探討分析重點。
此外,同一更新單元之土地權利人與實施者,具有短期且為一次性合作的特性,依現行都市更新法律規範,交易雙方以簽訂同意書做為實施都市更新事業的關鍵契約,由於契約簽定後,交易雙方所投入的特殊投資比例不相同,因而普遍引起期初契約簽署的遲疑,甚而契約簽定後,仍有權利義務不明確之爭議。本論文透過不完全契約理論的思維,探討分析土地權利人與實施者的契約關係與特殊投資關係,並建議一個新的交易契約模式,以降低雙方之機會主義行為,進而希能促進都市更新事業之推動。 / In the process of rights transformation of urban renewal, the relationships between land owners and the implementers are the typical Principal-Agent Relationship in modern economic activities. Based on the related rights and obligations under the regulations of urban renewal, land owners and the implementers execute urban renewal business. Due to the differences of asymmetric information, inconsistent goals, and risk preference, the decision-making and/or actions of implementers based on the opportunism, will often unfavorable to the benefits of land owners. Therefore, the problem of Principal-Agent Relationship arises that increases agent cost. Both sides cannot generate the foundation of highly mutual trust, and thus creates the major reason of delaying and inefficiency for urban renewal. This paper studies and analyzes the Principal-Agent Relationship of both land owners and the implementers from both sides with their interaction of contract under unban renewal regulation mechanism, and further from the land owners perspective to design ways of monitoring to protect rights and benefits of land owners, to facilitate the implementation of urban renewal business.
When the land owners and the implementers organize as a「Production Team」on a very urban renewal unit, the land owners initially hold stronger control rights on both proposing step and agreement step; along the implementers hold agreement letters exceeding the official threshold of urban renewal regulations, they will control better execution rights, and the landowners hold weaker surveillance control rights. The current value allocation of rights transformation for urban renewal employs common sharing of expenses with the implementers. After deducting the common sharing of the discounted price substitute payment of the land and buildings after the rights transformation, the remaining lands and buildings shall be allocated to the original landowners according to the rights value proportion before each piece of land rights was transformed. In so doing, the land owners obtain most of the residual claim. Under such separation of the control rights and the residual claim, whether the value allocation of the rights transformation is as suitable arrangement for property rights? Will it be the incentives to the urban renewal participants? Whether it will facilitate the efficiency of urban renewal promotion? These are the main points of the analysis of this paper.
Land owners and the implementers with the same Renewal Unit retain a short-term and once-for-all cooperative nature. According to the regulations of current Urban Renewal Act, both parties of the transaction by signing an agreement as the key contract of implementing urban renewal business. After signing up the contract, due to the different ratio of specific investment input by both sides of the transaction, the initial contract thus normally has been delaying or doubtfully signed. Even worse, after eventually signing the contract, there are still uncertain disputes on rights and obligations. Via the thoughts of Incomplete Contracts Theory, this paper not only analyzes the contractual relationship and the specific investment relationship of land owners and the implementers, but also recommends a new transaction contract model to decrease the opportunism behaviors of both sides, and further more, to facilitate the implement of urban renewal business.
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現行都市更新條例中協議合建之定位與相關法律問題研究 / A study on the Characterization of Joint Construction Agreement and Relevant Legal Problems within Urban Renewal Act張芳清, Chang, Fang Chin Unknown Date (has links)
本文以研究採「協議合建」方式進行都市更新之初衷,試圖從本土傳統合建制度之演進歷程為本,復以引進日本都市再開發法中權利變換制度而制定之我國都市更新條例,根據其立法主軸之「權利變換」制度為綱,經由比較分析與歸納,嘗試建置出我國都市更新條例中「協議合建」應有之法制規範及應注意事項。
本於協議合建方式下進行都市更新,在斟酌當事人真意及都市更新之目的下,本文將所簽訂之合建契約定性為「承攬與互易之混合契約」,作為法律關係分析之依據。文中,並對權利變換之多階段行政程序,詳加論述與研究,可做為瞭解都市更新條例立法主軸之認識與發現爭議之所在。
針對協議合建具有全體權利人同意之最重要特徵,本文引據公寓大廈管理條例中關於重建之規範,與新北市率全國之冠,於民國102年所推出之「簡易都更」政策加以研究比較,從而得以回饋至協議合建,更加認清其本質上具有之特質。
最後本文強調,協議合建具有濃厚的私法自治特徵,本身只是一個都市更新可據以採用的可行方式,並無法直接對其做出評價;而是都市更新條例中之立法制度,允許私人基於較偏私益之目的下,於劃定更新地區外自行劃設更新單元申請實施更新事業,從而造就協議合建雙面刃之性格。是以,在規範協議合建時,當制度面向不同時,可能導致效果扭轉之認知,這是我國協議合建制度所面臨之最大挑戰。
結論中,為確立協議合建於都更條例中應有之定位,將本質上屬重要之事項,以修法建議加以確立。惟政策立法論非在本文主題所強調之列,其他影響協議合建之法條規範,當可從法解釋論與司法救濟上尋求解決之道。 / This thesis is based on the concept of traditional joint construction in Taiwan and "the rights transformation" which is the main idea of Urban Renewal Act in Taiwan transplanted from Urban Redevelopment Act in Japan to study on the "joint construction agreement" in Urban Renewal Act in Taiwan. By comparison and generalization, try to find the instructions for legislation of "joint construction agreement" in Urban Renewal Act in Taiwan.
Based on the urban renewal using the method of joint construction agreement, the intent of the parties and the purpose of urban renewal, the contracts of joint construction mentioned in the thesis are identified as the mixed contract of exchanging and contracting to analyze the legal relationships. Besides, discussing the multi-leveled administrative procedure of rights transformation could help us find the issue of Urban Renewal Act.
By researching on the regulation of reconstruction in Condominium Administration Act Building Administration Division and the policy of "Simple Urban Renewal" that New Taipei City government has promoted since 2013, we could clarify the character of the agreement among right holders of joint construction agreement.
Joint construction agreement having the character of autonomy of private law is one method to urban renewal so it is hard to value it directly. Because of the legislation of Urban Renewal Act allowing people to designate renewal unit besides the designation of the renewal area for personal interests, the joint construction agreement becomes a double-edged sword. Therefore, the challenge of joint construction in Taiwan is the effects will differ from the purposes of joint construction agreement.
In conclusion, the important things of joint construction agreement should be mentioned in the legislation amendment proposals to clarify the joint construction agreement in Urban Renewal Act. However, the policy of legislation is not emphasized in the thesis. Problems of other regulations affecting the joint construction agreement could be solved by the interpretation of law and judicial relief.
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