自從民國89年農業發展條例修正後，新的農舍制度已經運行了六個寒暑，但由統計上的數據可得知個別農舍依然是農民們興建農舍時的主要選擇，顯見政府所欲提倡的集村興建農舍有其實施上的弱點。而在真正完成的集村農舍當中，起造人入住的真正目的，又多半與實際的農業經營管理無關。因此，集村農舍制度於制度設計與制度執行方面可能出現了若干的問題，導致政策實施的結果與政策初始的期望落差甚大。由於集村農舍制度的成效有限，反而更加襯托出個別農舍的備受青睞，這又明顯異於多數學者、官員對於個別農舍所持的負面態度。因此，吾人欲從這兩個並行制度的制度內容出發，以實際的案例進行農舍制度在規則、組織、執行層面的比較分析，據以提出下列的結論與建議。 一、研究結論 （一）個別農舍在搜尋成本、監督成本、執行成本、時間成本等交易成本上遠較集村農舍來得低廉，加上政府提供給集村農舍的誘因相對不足與個別農舍選擇的高度自由，使得目前農民在申請興建農舍時仍以個別農舍為主要的選擇。 （二）個別農舍有建築樣式的選擇自由、交易成本較低等優點，也有容易成為治安死角、公共設施不足等缺點；而集村農舍相對的有建築樣式的選擇不自由、交易成本較高等缺點，以及能夠守望相助、公共設施充足等優點。 （三）作為中央政府政策代理者的地方政府，時常會缺乏對於制度變遷的適應性（adaptation）與執行時的專業能力，加上又必須面對執政權力來源的選民壓力，所以其執行成效往往在中央政府之期待與地方選民之要求間做拉扯，而很有可能因此偏離了政策的原始理念。 二、政策建議 （一）儘速檢討集村農舍制度的偏差以回歸原始之優良理念，並僅允許集村結合原有的鄉村區去作興建，而不准許蛙躍式的、點狀式的集村興建。 （二）現在多數的個別農舍都是屬於別墅型的個別農舍與居住型的個別農舍，而與真正的農業生產經營沒什麼相關性，因此這些不符合農舍原始定義的個別農舍，應該沒有再繼續申請興建的理由，僅有農用型的個別農舍可以有限度的開放興建。 （三）目前農舍管理所面臨到的難題，多少都與完全地開放自然人進入農地市場有關，而在農發條例因為諸多現實的政治因素而難以付諸修改的情況之下，唯有從嚴認定欲申請興建農舍者的資格、加強稽查農舍的違規情形、取消部分農舍不合理的稅賦優惠，才有可能減少機會行為的發生與農舍的不斷蔓延。 （四）在中央政府組織ㄧ個事權統一的農地與農舍的主管機關，以減少目前農舍主管機關業務重疊的情形，並在地方政府正式設立一個專責農地與農舍問題的聯合審查小組，且直接地向中央的主管機關負責，以降低代理問題產生的機會。 關鍵詞: 個別農舍、集村農舍、交易成本、雙重代理、制度變遷、自我執行 、第三者執行 / The implementation of farmhouse institution has been 6 years since year 2000. From the official statistics, the individual farmhouse is still the main choice for farmers. This reveals that the cluster farmhouse which adopts and promotes by government authority has some shortcomings. In addition, the owners who own cluster farmhouse are nothing to do with agricultural operation. These may result from the rules and enforcement of cluster farmhouse. Therefore, this study conducts a comparative analysis of formal and informal rules of individual and cluster farmhouse so as to understand the reasons why farmers do not choose the cluster farmhouse with incentives provided by central government. The main conclusion and policy suggestions for farmhouse are as follows: 1. The transaction costs including searching cost, policing cost and enforcement costs for individual farmhouse is much low than that for cluster farmhouse. In addition, the incentive provided from government for cluster farmhouse is not enough. The above two reasons lead to the result that individual farmhouse is the main choice for farmers. 2. The advantage of individual farmhouse is the freedom of varied style choice and low transaction cost while its shortcoming is safety problem and lack of public facilities. The advantage and shortcoming of cluster farmhouse are opposite from individual farmhouse. 3. The implementation of farmhouse is influence by the lack of adaptation of local government, professional comprehensive and election pressure so that the implantation is different from the original basic concept of farmhouse. 4. Policy recommendation: （1） To review the original basic concept of farmhouse and to encourage the cluster farmhouse together with country district rather the scatter development. （2） To review the definition of farmhouse so that all the farmhouse can be use for agricultural function instead of accommodation. （3） To cancel the tax exemption for farmhouse that is not use for agriculture so as to prevent the opportunity behaviors. （4） To unify the responsible authority in central government so as to prevent the agency problems of implementation.

預售屋制度在臺灣地區已行之多年，惟預售屋交易金額龐大、興建期間長又不固定、簽約到履約歷時久，且涉及諸多法律及地政登記等專業知識，此外，投入預售屋交易者，除消費者外，還有建設公司、代銷公司、提供土地之地主、承包工程廠商、金融服務業等，預售屋交易模式極為複雜，再加上消費者購買經驗有限，及購屋資訊不足，其衍生出之消費糾紛不勝枚舉。 內政部公布之『預售屋買賣定型化契約應記載及不得記載』 及修訂公布之『預售屋買賣契約書範本』，其中『預售屋買賣定型化契約應記載及不得記載』依消費者保護法第17條第2項規定違反公告之定型化契約之一般條款無效，使該上開公告事項具有法律上強制規定之效力，而該公告事項依內政部（90）內中地字第9083627號函稱「本應記載及不得記載事項自公告六個月後生效」，所以該公告事項自91年3月6日起對預售屋交易之當事人發生強行法規之拘束力，締約雙方對此應有所認識。本文以91年3月6日『預售屋買賣定型化契約應記載及不得記載』生效後，最高法院對預售屋定型化契約條款見解，作一分析，希望能分析出內政部公布『預售屋買賣定型化契約應記載及不得記載』及『預售屋買賣契約書範本』，對預售屋實務上產生之影響及產生何種新型態的紛爭，並尋求解決之道。

目前台灣地區農村發展之生產與生活面功能係由農地重劃、農村社區土地重劃及農地興建農舍等三個制度執行來達成，其中透過農地重劃達經濟面之生產功能，而藉由農村社區土地重劃與農地興建農舍制度提供生活面之需求。然制度個別執行之結果，不僅導致生產農地之破壞與流失，亦增加農地利用之交易成本。面臨這些問題，生產農地之維護為當務之急。雖然長期以來農地重劃為維護農地生產力之主要制度，但由於農地重劃之發展受到制度變遷路徑相依之影響，不易因應社會變遷而改變其只具單一生產功能之制度內涵，故若要同時達到農村地區之生產與生活功能，或可透過農地重劃之制度調整解決問題並兼顧生產與生活功能之農村發展。 　　因此本研究基於制度變遷之理論基礎，針對台灣地區實施農地重劃之制度變遷進行分析，探討於社經環境變動過程，農地重劃所扮演角色之轉變，以為檢視現行農地重劃制度問題之基礎。並透過政府嘗試結合辦理農地重劃與農村社區土地重劃進行個案分析，揭示目前農村地區追求生產與生活功能同時兼備之必要性，以及於現行制度環境下，二個制度進行結合辦理之制度調整方向，產生了執行時程、重劃負擔及土地分配等問題與困難。故本研究進一步提出三個制度調整方案，利用ANP之多準則決策分析方法，評選出於多功能農地重劃之制度調整發展方向，為兼顧生產與生活等多功能目標之最佳制度調整方案。此外，針對多功能農地重劃制度之調整提出制度環境面與執行機制面之政策性建議，期望能對正在研擬與即將立法之農村再生條例草案中，整合型農地重劃之研擬與方向，提供於制度結合或制度創新上有所助益。 / Farmland consolidation institution in Taiwan has only been applied to improve the production environment during the past 50 years. Nowadays, due to the dramatic change of social and economic environment in Taiwan as well as the tendency of multifunctional rural community and agricultural development, the institution is due to proper consideration to be altered. In addition, the separately enforcement of three institutions i.e. farmland consolidation, building of farmhouse and rural community consolidation, results in the serious pollution of agricultural environment and the loss of high- quality farmland. How to adjust the current institution of farmland consolidation so as to reach the objectives of both better production and living environment in rural areas is an important issue. This study, based on the institutional change theory, investigates the changing role of farmland consolidation in Taiwan. Moreover, examines the problems of integrating farmland consolidation and rural community land readjustment at Shihfen area located in Tainan County Cigou Towship is examined. After literatures review and the investigation of farmhouse as well as farmland use problems, proposes three alternative institutions of farmland consolidation. Analytical Network Process (ANP) Approach is employed to evaluate. Furthermore, the criteria and implication of the choosing institution are discussed so as to benefit the framework of integrated farmland consolidation in the Bill of the Revival of Rural Community.

集村興建農舍制度是2000年農地政策劇烈轉變的重要一環。制度執行涉及代理關係，以往集村農舍相關文獻大多偏重於特定地區個案及建築景觀或住宅功能的探討，也缺乏探討政府內部執行分工及互動對制度執行成效的影響，而代理理論中的多重委託多重代理觀念，不僅更貼近社會的真實情況，也能解析集村農舍制度的執行結構與執行結果間的關係。因此本研究從中央主管機關的委託及地方政府的執行代理結構，就集村農舍制度設計初始農地政策目標，分別探討制度執行規則與政府同一層級及不同層級的委託代理安排，調查分析整體執行現況及不同區域案例對農地利用與管理的影響，以釐清制度執行的問題真相，期望作為農地政策與農舍制度執行相關研究之基礎。 傳統的委託代理研究途徑，都描述了一部分制度或政策執行的現象。多重委託多重代理理論可以更完整作為分析階層政府推動政策或制度執行過程中複雜的互動與回應基礎，而政府內部多重委託代理及複雜的訊息問題，也比模型化的理論更加複雜。除了制度環境以外，也因為集村農舍制度執行分工安排不當，致使組織職能目標及資訊傳遞太過複雜，且未建立協商平台，加深執行結果偏離維護完整農業生產環境之政策目標。本研究建議必須回歸集村興建農舍制度原本立法目的調整中央農業主管機關內部制度安排，並透過多重委託代理雙方協商平台機制，促進正確資訊流通及共同合作。最後，如果執行一再偏離農地政策目標且陷於無效率狀態，也必須考慮制度予以廢除。 / The Concentrated Farmhouses Institution was an important part in the drastic change of Farmland Policy in 2000. As the institution implementation was conceded involved agency relationship, previous literatures mostly only focused on explorations of specific regional cases and structure landscape or residential functionalities. Furthermore, it also lacked explorations on the influence of institution implementation effects from government internal implementation of work diversification and interaction. Therefore, from principal of the central government authority to implementing agency structure of the regional government, and by basing on the initial Farmland Policy aim of the Concentrated Farmhouses Institution plan, this study explored on the institutional implementation regulation and principal agent arrangement within same-level and different levels of government. It investigated the entire implementing status and cases in different regions that influence on farmland utilization and management, and expected to clarify the actual problems of institutional implementation. The outcome seeks to be the foundation of relevant studies on Farmland Policy and farmhouses institution implementation. The approach of traditional principal agency studies all described a part of institution or norms of policy implementation. The concept of Multi-Principal and Multi-Agent could be more complete in analyzing various levels of the government in promoting the policy, or the complex interaction and response basis of institutional implementation process. In addition, the problem of governmental internal multi-principal agency and complicate messages were more complex in comparison to the model theory. Despite of the institutional environment, inappropriate diversification of work in implementation of the Concentrated Farmhouses Institutional has led to over-complexity of organizational function aim and message transmission. As there was no establishment of consultation platform, the implemented outcome has intensified the deviation on policy aim of maintaining a complete agriculture production environment. This study suggested that the internal institution arrangement in agriculture authority of the central government was required to readjust its original legislative aim of the Concentrated Farmhouses Institution. Through multi-principal agency of consultation platform mechanism of both parties, it would encourage accurate information circulation and cooperation. Lastly, if the implementation deviated constantly from Farmland Policy aim, it would fall into an ineffective status, and eventually the consideration of institution abolishment would be required.