台灣地區由於經濟快速成長，都市化迅速，使得早期發展之舊市區逐漸呈現衰頹之景象，公共設施嚴重不足，環境品質低落，都市更新遂成為可以用來紓解舊市區土地使用、產業發展與居住環境課題之重要建設工具。臺北市早期發展之老舊住宅及屋齡在30年以上之四、五層樓以下之公寓住宅，因產權複雜所有權人眾多，整合曠日廢時又無利可圖，故開發商不願意介入，較可行的途徑是自組都市更新會辦理更新工作。至98年3月30日止，台北市政府協助自組更新團體共計25案，更新完成個案僅2件，且都為921災後重建案例，顯示都市更新會辦理更新仍有相當的困難度。 本研究嘗試從社會資本的構成內涵－社會網絡、社會信任、社會規範三大面向分析，假設更新單元內社會網絡關係、社會信任關係及社會規範會影響其參與更新意願，透過問卷及深入訪談都市更新會理監事，了解在更新重建前後，更新單元內網絡關係、信任關係及章程規範的設計對重建工作順利與否的影響，以及更新期間更新單元內社會資本的變化。本研究希冀透過對「都市更新會」的調查、研究，試圖建構「都市更新會之推動及規範機制」提供民間自辦都市更新事業整合推動之參考與建議。茲將本研究之結論與建議簡述如下： 一、根據訪談及問卷調查結果，各都市更新會執行更新成效上，可以發現，社會網絡影響所有權人參與更新之意願，社區網絡關係愈活絡，對更新重建工作推動愈順利；更新會發起人的信任關係影響所有權人參與更新的意願，尤其更新會的理事長及理事的信任關係更是更新成敗的關鍵因素，信任關係有助於拉近彼此間之距離，凝聚更新重建共識，降低交易成本，縮短更新整合時程；更新會組織章程即社會規範，促使更新單元內成員放棄自利的行為，依循更新單元整體的利益而行動，克服集體行動上的困難，社會規範有利於社區逐步實現更新重建的目標。 二、透過本研究的調查與分析結果，本研究提出以下建議：（1）社區應多舉辦活動或建立社區網站，以強化網絡聯繫，凝聚重建共識；（2）更新資訊公開透明並定期公布財務，以昭公信，可加速更新事業之進行；（3）訂定規範以為更新會會員遵循準則，以增加信任感，透過良好的規範制度的運作及管理，可以增強整體更新事業的行動力與效率，達成集體行動之共同利益。 關鍵字：社會資本、都市更新會、都市更新 / With the rapid growth of economic and urbanization in Taiwan, the early developed old districts have declined gradually. Due to the lack of public facilities and low quality of environment, urban renewal has become an important constructive tool to alleviate the land use, industry development and living environment issues. Because of the complicated property rights, too many owners among the old houses and the 4-5 floor apartments which had been built thirty years ago, the developers reveal no incentive to intervene. The practicable method is to organize an urban renewal group to access the renewal work. The Taipei city government has assisted 25 urban renewal organizations before 30 Mar. 2009, but only two cases were completed. Both of them were the reconstruction cases of 921 earthquake. This result indicates the difficulties exist in the urban renewal cases processed by the urban renewal group. This thesis tries to explore the relation between social capital and urban renewal projects in terms of social network, social trust, and social norms. It makes a hypothesis that social network relation, social trust relation, and social norms in a group would affect people to participate the urban renewal project. Through the questionnaire and interview of directors of social renewal group to understand before and after the reconstruction, whether social network relation, trust relation and the design of regulation in a renewal group would effect the success of reconstruction work, also to understand the change of social capital during the renewal period. This thesis hopes to build " the promotion and regulation by urban renewal group" through the investigation and research of " urban renewal group" to provide some useful reference and recommendation for the public to promote urban renewal business integration. The conclusion and suggestions of this thesis are as follows： 1.According to the result of interview and questionnaires in the assessment of execution of urban renewal group, it is found that social network influences the owners' willing to participate the urban renewal project. The more vigorous of the social network, the smoother the reconstruction work can be. The social trust relation of the renewal group founder would influence the owners' willing to participate the urban renewal. And the social trust relation of the general director and the directors would be the key persons of whether the urban renewal will be successfull or not in a urban renewal group. The trust relation helps to reduce the distance between the renewal group and the owners, cohere the renewal reconstruction co-awareness, reduce the transaction cost, and shorten renewal integration schedule. The regulation of the urban renewal group means the social norms, which stimulate the renewal unit members to give up the self-interest behavior, instead they act according to the renewal unit's entire interest and overcome the difficult of collective action. Further, social norm advances the community to fulfill the target of renewal reconstruction gradually. 2.Through the investigation and analysis, this thesis provides some suggestions as below:（1）Community should hold more activities or build up community website to reinforce the network relation and to cohere reconstruction co-awareness.（2）Renewal information should be transparent and the finance situation should be announced regularly to earn public trust.（3）Norms should be established as the rules to regulate the renewal members and render trust. Further, through operating and managing the well regulation system, the action power and efficiency of the whole urban renewal business can be reinforced and thus the co-interest of collective action can be achieved. Keywords：Social Capital, Urban Renewal Group, Urban Renewal

按都市更新條例第10 條第1 項，經劃定應實施更新之地區，土地及合法建築物所有權人，得依法自行組織更新團體，實施都市更新事業。政府推動都市更新已行之多年，近年更將都市更新事業列為主要土地政策，惟申請自辦更新者甚少。以新北市為例，自辦更新案例多為921、331 地震受災之震損戶，其更新實具有高急迫性，但所有權人之間、與銀行、政府溝通時，卻面臨許多困境，不僅震損戶須負擔高額的貸款，也延遲災後重建與更新完成之時程，爰引發本研究探討自行組織更新團體實施都市更新事業之動機。 　　因此，本研究希冀透過文獻分析、個案研究、理論分析等方法，以代理理論為基礎，以土城延和里金城路社區自辦更新案為例，探討自辦更新案例甚少之原因，分析此過程中所有權人與更新會、其他參與業者之關係，釐清自辦更新相關資訊、代理問題，與自辦更新運作相關困境，進而提出相關因應建議，以作為日後震損戶自辦更新者推動工作之參考，協助具高急迫性的個案能順利且儘速完成更新，希冀提高自辦更新之成功率。 　　經探討上述議題後，本研究認為自辦更新成功的關鍵，包含以下條件：（1）所有權人間及對更新會具有較高的信任感，（2）所有權人與更新會確實掌握相關資訊，（3）更新會具備較佳的解決問題能力，及積極付出的心態，（4）所有權人與更新會具備較佳的財力或取得足夠的融資貸款，（5）政府機關的積極協助，（6）經驗足夠、本於職責的規劃團隊協助。自辦更新案例唯有具備以上條件，方能以較低成本及較短時間取得所有權人間的共識，盡可能地縮短更新時程，減少資訊問題、代理問題的發生，降低更新成本，進而使自辦更新過程具有效率。 　　據此，本研究提出以下建議：（1）政府應增加震災戶更新的容積獎勵，（2）政府應公開更新的資訊，並教育及輔導所有權人及更新會，（3）政府應提供自辦更新的優惠低利貸款，（4）政府應建立優良專業代理人的評選機制，（5）更新會與專業代理人應定期向所有權人彙報工作情形，（6）更新會與所有權人應建立信任關係，共同協力合作，（7）更新會與規劃團隊應盡心盡責，積極推動更新工作，以供政府與其他自辦更新推動工作者參酌。 / According to the Article 10 of the Urban Renewal Act, the owners of the lands and legal buildings of an area that has been designated for renewal implementation may organize a renewal group to implement the urban renewal business of that area. The government has carried out the urban renewal policy for years, and recently, it regards the urban renewal group as main land policy. But applying to organize the urban renewal group is not much. Take New Taipei City for example, most of the urban renewal group cases are stricken households of 921 and 331 earthquake. The urban renewal work of theirs is urgent, but the communication among the land owners, the bank, and the government is difficult. The stricken households not only have to bear highly loan but also delay the rebuilding work after the earthquake and the process of the urban renewal work. Therefore, this study is going to discuss the motive of organizing the urban renewal group to operate the urban renewal work. 　　This study is based on Agency Theory and through reference analysis, case study and theory analysis and take Tu Cheng District Jin Cheng Road Community for example, to discuss the reason why the renewal group is rare. In addition, the study is going to analyze the relationship among the land owners, renewal group and other participating members to define clearly the information and agency problems of the urban renewal group. This study also provides some suggestions to be the reference resources of the stricken households in the future, and help urgent cases to implement the urban renewal work rapidly and successfully. 　　This study considers that the keys to organizing the urban renewal group to operate the urban renewal work successfully are: (1) the land owners highly trust the renewal group; (2) the land owners and the renewal group know information well; (3) the renewal group have excellent ability to solve problems and try it best to devote; (4) the land owners and the renewal group have good financial capability or can get enough loan; (5) the government can provide assistance; (6) the professional and experimental team can provide assistance. Above-mentioned, the renewal group can get common consensus among the land owners by less time and lower cost, and shorter the process and time of renewal work, reduce information and agency problems and lower down renewal cost as far as possible, and then the renewal work can be efficiency. 　　Thus, this study proposes the following suggestions : (1) the government should increase additional building bulk of stricken households’ renewal work; (2) the government should make public the renewal information and teach and guide the land owners and the renewal group; (3) the government should provide low-rate loan for the renewal group; (4) the government should set up the evaluation of excellent professional agency team; (5) the renewal group and agency team should make a collective report regularly to the land owners; (6) the renewal group and the land owners should trust each other and cooperate; (7) the renewal group and agency team should implement the urban renewal work positively and responsibly.

The aim of this diploma thesis is to explain the branch of renewal models and clear up their application in examples. The first part of the thesis is concerned with the characteristics of renewal models provided that the elements are homogeneous. The reliability theory is also described because it's closely associated with renewal models. The second part of the thesis explains the problematic of group-homogeneous elements renewal models, their assumptions and solution. The final part of the diploma thesis point out practical application of individual models in objective examples.