我國都市土地採用土地使用分區管制制度，然而於此制度下，卻出現許多違規使用情形。而違規使用將可能破壞土地使用分區管制對社會財產權之配置，故考量整體社會福利，違規使用之問題實有必要妥善處理。 但面對違規使用，過去文獻與實務多就問題直接提出解決方式，而未討論問題肇因於制度的哪一個階段、或是制度階段之間是否存在矛盾，才進而導致違規使用，如此之解決方式將可能無法有效對症下藥，甚至產生新的問題。 又，隨著都市人口增加、商業活動趨於頻繁，住宅與商業使用在有限的土地競爭下，住宅區與商業區土地違規使用問題趨於明顯，有其必要加以重視。 因此，本研究利用住商違規使用代表個案—住宅區作不當商業違規使用之師大商圈，以及特定商業區作住宅違規使用之基隆河截彎取直地區，運用文獻歸納法，以及制度經濟之制度層次理論為基礎，將案例問題分為三階段，包含(1)制度制定：政府有限理性與機會主義之公共選擇問題、(2)制度本身：不完全制度之闕漏、(3)制度執行：政府內部與對外資訊不對稱、目標不一致之代理問題，將案例就各階段進行分析，找出問題根源；在釐清違規使用問題根源後，利用文獻之歸納找出可能解決方式，並對過去提出解決方式之應用限制加以改善，嘗試研擬個案問題之對策，並對類似之通案建立完整策略。 本研究分析結果發現 (1)師大商圈：制度本身、制度執行存在問題，而本研究針對制度本身問題提出重疊分區管制與投票式分區管制互相配合加以解決；至於制度執行問題短期應對地方政府給予監督及誘因，並可建立民眾檢舉違規使用資訊揭露之平台，改善制度環境，長期則應從改革政治機制做起。(2)基隆河截彎取直地區：制度制定、制度本身、制度執行三階段皆存在問題；由於制度制定問題既已產生，則短期內應從制度本身與制度制定階段改善，彌補制度制定之缺陷；至於制度本身問題，當前作法可採用浮動式規劃允許修改制度之限制；制度執行問題解決方式則同師大商圈。此外，本研究亦利用上述案例結果對未來通案建立完整解決對策，而本研究發現，在擬定完整對策前，必須先釐清制度之立法本意(即初始財產權賦予對象)，才能擬定一套完整對策，令不同階段制度之解決對策在應用上能相互串連、呼應。 本研究冀利用制度階段分析與解決對策之整合，嘗試建構住商違規使用問題之完整對策，以期未來能預防違規使用問題產生，或於問題產生時能有效處理，減少違規使用對財產權之損害。 / The land institution of urban land in Taiwan is “Zoning”. Even with the strict rules of zoning to control land use, there are still a lot of illegal land use cases. These illegal land uses may break the arrangements of social property rights and the entire social welfare. While most of the studies focus on finding the solution to the illegal land use problems, the causes of those problems are rarely discussed., which may not solve the illegal land use problems efficiently, or lead to more problems. Also, due to the increase of population in the cities and the business activities in the limited land, the illegal land use problems between housing and business land become more serious and need more attention. This research analyzes typical cases of illegal land use between housing and business in Taiwan. One of the cases is “Shida Business District”, where the business activities over used the land in the mixed residential commercial district. The other case is “Kee-Lung River Short Cut District”, which is low used as housing in the special business district. The research method is literature induction. On the basis of Institutional Economics (IE), this research divides the illegal land use problems into three levels: the institution making, the institution, and the institution performing. This research tries to analyze each level, find the source of the problems, and improve the restriction of past proposed solutions as well as build comprehensive strategies to these typical type cases. The results of the research show in the case of “Shida Business District”, the reasons of illegal land use problems exist in the level of the institution making and institution. The overlying zone and voting zone can solve the problems in the level of the institution making. The public oversight and intensive are the strategies to the institution performing problems in the short term. But in the long run, the political system needs improving. In the case of “Kee-Lung River Short Cut District”, the reasons of illegal land use problems exist in all three levels. In the short term, the institution correction by floating zone can modify the institution making and the institution problems. The solution of the institution performing problems is the same with the case of “Shida Business District”. Moreover, the analysis process of this research indicates that, before making any strategy, the most important thing is to clarify the original intention of the institution. It will be used to decide that who should won the initial property rights and develop complete strategies. This research analyzes the institution levels and integrates the solutions of illegal land use between housing and business to develop the strategies. We hope that in the future, this research can prevent the causes of illegal land use, or deal with illegal land use problems effectively to cut down the damages of property rights.