Syfte: Syftet med studien är att studera hur ledare jobbar för att åstadkomma ett kundorienterat klimat på en arbetsplats med ett provisionsbaserat lönesystem. Metod: En kvalitativ metod har använts i den här studien. Semi-strukturerade intervjuer gav oss det empiriska underlaget som analyserades med hjälp av den systematiska, strukturerade och abduktiva metoden Well-grounded theory. Resultatet presenteras i empirin med hjälp av mönster som upptäckts. Resultat & slutsats: Vi har överlag kommit fram till att praktiken i stora drag stämmer överens med teorin. De intervjuade ledarna har en överensstämmande uppfattning om kundorienteringens innebörd, men har vissa skiljaktigheter i bland annat deras syn på provisionens inverkan. Ledarens roll ansågs även i praktiken vara avgörande för att de anställda ska vara kundorienterade. Förslag till fortsatt forskning: Studien har utförts med inriktning på enbart fastighetsmäklarbranschen. Vi skulle gärna se en fortsatt forskning kring provisionens inverkan på kundorienteringen i branscher med förhållandevis mindre försäljningar, för att se om det skiljer sig åt. Vidare skulle en studie som liknar vår kunna göras på de anställda för att se om uppfattningen mellan ledare och anställd är annorlunda. Det vore också intressant att få in kundernas uppfattning och undersöka om den överensstämmer med ledarnas och de anställdas uppfattning. / Aim: The aim of this study is to study how leaders are working to achieve a customer-oriented climate in a workplace with a commission -based salary system. Method: A qualitative approach was used in this study. Semi - structured interviews gave us the empirical data that were analyzed using the systematic, structured and abductive method Well- grounded theory. The results are presented in the empirical data using patterns that were located. Result & Conclusions: We have generally concluded that the practice is closely matching what prevails in the theory. The interviewed managers and scientists have a consistent view of customer orientation significance but have some differences as well, in particular their views on the impact of commission. The role of the leadership was also considered essential for employees to be customer-oriented. Suggestions for future research: The study was conducted focusing only on the real estate business. We would like to see further research on the commission impact on customer orientation in industries with relatively minor sales, to see if it differs. Moreover, a study similar to ours could be made on the employees to see if the perception between managers and employees is different. It would also be interesting to add the customers’ opinions and compare these with the managers and the employees’ opinions.

隨著網路的崛起，傳統實體通路的存在價值與市場地位也飽受威脅，在市場上的實際演變，書店、銀行、證券、旅遊、機票等中介者的角色，明顯的已可被電子商務網站所取代，因此在國外已經有很多針對網路對實體通路產生「去中介化」之研究，在國內雖然也有類似的現象產生，但迄今還沒有類似的研究，所以本研究有開啟此議題研究先河之意義。 與其他遭到「去中介化」產業或服務比較，不動產仲介業更倚賴「人」之中介角色，但其銷售之產品又具有高度不易「去中介化」的特性：異質性、高總價、少交易經驗等，所以其面臨「去中介化」之威脅，的關鍵因素是什麼，其受到「去中介化」衝擊之程度到底多大，都是本研究想要探討之課題。 根據問卷調查，本研究發現交易成本是不動產仲介業面臨「去中介化」的關鍵原因，不過在目前之環境下，不動產仲介業還是不可能完全被不動產自售網站所取代，而不動產自售網站如果想要發揮自售之功效，還需多強化網頁內容呈現、提升網站知名度以及增加配套服務。 / Following the emerging of internet, traditional retail channels of books, banks, stocks, tourism and ticketing have faced the challenges from many internet-based businesses (electronic commerce) which eliminating intermediary between buyers and sellers make products or services to sell cheaper and faster. And there are many researches on such kind of disintermediation effects in foreign society. But till now there is not any kind of disintermediation study in Taiwan. This study is a beginning research of disintermediation in Taiwan. Though the real estate brokerage industry, which relying more on middleman (broker) than others, has the high-priced and idiosyncratic product features, it also faces the direct challenges from for-sale-by-owner (FSBO) websites. So the study tries to find out what is the key factor that caused the disintermediation and how far it goes in the real estate brokerage industry. The major findings of the study are that transaction cost is the real factor that caused the disintermediation, the functions and status of real estate brokers are still not easily to take place by FSBO websites and the later has to intensify content layouts, increase website’s reputation and offer extra services to attract more users to FSBOs.

Made available in DSpace on 2014-12-17T14:20:04Z (GMT). No. of bitstreams: 1 RainolenesMS_DISSERT.pdf: 2942907 bytes, checksum: 5c9161e3e9ad850202c86adb4b846590 (MD5) Previous issue date: 2011-09-21 / Coordena??o de Aperfei?oamento de Pessoal de N?vel Superior / This research proposed to question the development of what was defined as historical practices (commercial, social and political institutions), of the economic activity of the real estate brokerage in the Rio Grande do Norte from the progressive institutionalization of economic agents - individuals (realtors) and legal (real estate) - based on two main approaches: a) the development of economic activity as an integral segment of a fraction of capital (POULANTZAs, 1985; LESSA, 1981). This work set out from a socio-historical approach of the historical practices development the of real estate brokerage in Brazil started in the Southeast, especially in the cities of Rio de Janeiro and S?o Paulo as a result of the "expansion of capitalist relations by the housing sector" (RIBEIRO , 1996). especially the real estate capital ; b) the historical development of relations between labor and capital within the activity, in other words, the development of the relationship between realtors and Real Estate in relation to "group of interests" and their "collective actions" (OFFE, 1984). These historical practices are defined in this research as: 1) mercantile practices, times when there was no distinction between the activity of real estate brokerage and other forms of mercantile capital; 2) social practices, which began in the 1930s, when agents of real estate are to be distinguished from each other within the activity through Taylorist division of labor between workers realtors and developers of real estate; 3) political and institutional practices, initiated in 1962, characterized by State action, in the individualization and distinction of the agents of real estate brokerage as socioprofessional category regulated throughout Brazil by Law 4.116/62 and 6.530/78. The results achieved by the present study showed that in Rio Grande do Norte, due to the specifics as to the peripheral processes of urbanization of the constitution of the land market, as well as the process of conservative modernization of the oligarchic State from the 1960s (CLEMENTINE, 1995; FERREIRA, 1996, 2010, TRINDADE, 2004), the State was led to the development of a late manifestation of the historical practices of real estate brokerage. In other words, it was a process in which historical practices, in particular social practices, not fully developed, mitigating, thus the perception of realtors from his position in the process of exploitation of labor by the Real Estate. And, as a result, of their collective interests front of them. / Esta pesquisa se prop?s a perquirir o desenvolvimento do que foi definido como pr?ticas hist?ricas (mercantis, sociais e pol?tico-institucionalizadas), da atividade econ?mica da corretagem de im?veis no Rio Grande do Norte a partir da progressiva institucionaliza??o de seus agentes econ?micos pessoas f?sicas (corretores de im?veis) e jur?dicas (imobili?rias) com base em dois enfoques principais: a) o desenvolvimento da atividade econ?mica enquanto segmento integrante de uma fra??o de capital (POULANTZAS, 1985; LESSA, 1981), em especial da fra??o imobili?ria do capital ; b) o desenvolvimento hist?rico das rela??es entre o trabalho e o capital no interior da atividade, ou seja, o desenvolvimento das rela??es entre corretores de im?veis e imobili?rias no que tange aos grupos de interesse e de suas a??es coletivas (OFFE, 1984). Este trabalho partiu de uma abordagem socio-hist?rica do desenvolvimento das pr?ticas hist?ricas da corretagem de im?veis no Brasil iniciadas no Sudeste, especialmente nas cidades do Rio de Janeiro e S?o Paulo como resultado do processo de expans?o das rela??es capitalistas pelo setor habitacional (RIBEIRO, 1996). Tais pr?ticas hist?ricas est?o definidas no presente trabalho como: 1) pr?ticas mercantis: momentos em que n?o havia distin??o entre a atividade da corretagem de im?veis e outras manifesta??es do capital mercantil; 2) pr?ticas sociais: iniciadas nos anos de 1930, momento em que os agentes da corretagem de im?veis passam a se distinguir entre si, no interior da atividade atrav?s da divis?o taylorista do trabalho entre trabalhadores corretores de im?veis, e empres?rios das imobili?rias; 3) pr?ticas pol?tico institucionalizadas: iniciadas em 1962 caracterizadas pela a??o do Estado na individualiza??o e distin??o dos agentes da corretagem de im?veis, como categoria socio-profissional regulamentada em todo Brasil pelas Leis 4.116/62 e 6.530/78. Os resultados alcan?ados pelo presente estudo mostraram que no Rio Grande do Norte, em decorr?ncia das especificidades quanto aos processos de urbaniza??o perif?rica da constitui??o do mercado de terras, assim como, do processo de moderniza??o conservadora do Estado Olig?rquico a partir da d?cada de 1960 (CLEMENTINO, 1995; FERREIRA, 1996; 2010; TRINDADE, 2004), o Estado foi levado ao desenvolvimento de uma manifesta??o tardia das pr?ticas hist?ricas da corretagem de im?veis. Em outras palavras, um processo no qual as pr?ticas hist?ricas, em especial as pr?ticas sociais, n?o se desenvolveram plenamente, mitigando, dessa forma, a percep??o dos corretores de im?veis de sua posi??o no processo de explora??o do trabalho pelas imobili?rias. E, como consequ?ncia, de seus interesses coletivos frente ?s mesmas.

台灣不動產仲介業，從1977年成立公司組織發展至今32年、不動產仲介業務網路化從1996年至今13年、公部門為不動產交易安全建置e-house從2007年開始運作至今2年，對照2002年至今台灣不動產仲介交易糾紛逐年攀升現象；顯見，付出高額仲介費用買屋及賣屋的不動產消費者，並未因不動產仲介業者的組織規模龐大、營業收入豐碩、網路發達，資訊科技精進及政府成立e-house網站，而得到較完備的不動產交易安全保障。 本研究以滿足消費者需求為基礎，並以提供網絡仲介不動產交易安全環境的“推動方式和實實務層面”為主題，從不動產仲介之起源、不動產仲介市場現況、不動產仲介問題、e-house現況及e-house問題等過程為論述軸線.探討不動產仲介作業流程、不動產仲介交易糾紛原因、不動產網路仲介交易運作、聯賣制度運作不成功、自售網之崛起及e-house網站的政策目標等課題，經由(1)以交易成本及代理理論為基礎的論證；(2)對現行管理仲介業者的不動產經紀業管理條例之法制面與規範的認知；(3)對不動產消費者、不動產服務業者、政府三方不動產網路仲介交易相關主體特性的瞭解; (4)對於民間不動產網站及官方e-house網站仲介交易實務與現行法制規範相互影響，造成推動不動產交易安全障礙的課題進行探討; (5)分析影響不動產消費者使用民間不動產網站及官方e-house網站存在仲介代理問題及高昂仲介費用的交易成本等相關文獻面、法制面、實務面及一般會員使用e-house的問卷調查。綜合研究顯示：(1)台灣不動產仲介業與政府本身皆存在影響不動產交易安全推動的問題；(2)不動產仲介業對消費者可能存在委託代理問題及使用不動產網站產生交易成本的疑慮；(3)不動產仲介交易產生的代理問題及交易成本，會影響消費者對不動產交易行為的決策形式；(4)消費者利用網路進行不動產交易，是一項極為專業且繁瑣的消費活動，不動產仲介交易過程必須專業分工，才能消弭或降低代理問題及交易成本，促進交易安全。 本研究針對影響消費者使用仲介網站交易不動產的問題，嘗試建構「e-house網路交易不動產示範網站」的新思維，提供消費者消除或減少代理問題和交易成本，以促進不動產交易安全；另一方面，也考慮到其他不動產專業人士的權益及政府行政效能的提升。新思維的內容包括(1)建構“整合仲介交易過程之不動產專業分工機制” (2)改造e-house成為「e-house網路交易不動產示範網站」(3)研擬不動產網站經營者之資格條件、不動產網站作業內容及消費者與不動產業者網路作業等規範,並建議政府從「政策面」、「法制面」、「資訊面」、「推動面」及「執行面」等五個構面制定配套措施，消弭或降低代理問題及交易成本，推動不動產交易安全。 關鍵字：不動產仲介業、不動產經紀人、交易成本理論、代理理論、代理問題、e-house網路交易不動產示範網站 / Taiwan real estate brokerage industry appeared as company organization in 1977. In 1996, the real estate brokerage business launched onto internet website. In 2007, Public Security Department setup “e-house” network platform. However, from 2002 till now, the real estate transaction disputes still increase annually. Obviously, large organized real estate firms, developed network, sufficient information nor “e-house” network platform will not guarantee consumers who pay high broker fees to receive better and comprehensive real estate transaction safety. This study is to provide “promoting and practicing aspects” to real estate transaction safety network environment to satisfy consumers’ demands. It intends to look into the starting of real estate brokerage business, the current status of real estate brokerage market, the real estate broker problems, the current “e-house” status and its problems by examining the process of Taiwan real estate brokerage, the real estate transaction disputes, the real estate broker operating network, the failure of MLS, the rise of free broker fee network, and the policy objectives of “e-house” network platform by: (1) Demonstration on the basis of transactional cost and broker theory; (2) Comprehension on the procedures and the norms of Real Estate Broker Management Act; (3) Understand the characteristics of three participants, government, real estate service providers and the consumers, in the real estate transaction; (4) Investigate the conflicts between real estate operation network and the existing regulations that makes the promoting real estate transaction safety to be difficult; (5) Analyze the cost structure between private brokerage system and the official “e-house” system and how a consumer may react to two different systems with regards to legal system, practice and survey. A general conclusion from research indicates the following: (1) Problems appear on both sides of private and government agencies to promote safer and more transparent real estate transaction (2) Real estate brokers have doubts on buyers/seller’s trust on representation issue and the actual transactional cost for using a on-line web-site (3) Cost and representation issue arising from the actual real-estate transaction may Affect forms of consumers’ decision making. (4) Procedures for making an online real estate transaction are very complicated for consumers. Professional brokers have to monitor every step of the way in order to eliminate representation issue, reduce transactional cost, and promote safer transactional security. This study focuses on the problems emerging from consumers using an online real-estate website, while trying to demonstrate a safe “e-house” network platform can actually complete the real estate transaction. Once consumers have enough trust in the “e-house” network platform, it could potentially reduce representation issue problems and transactional cost. On the other hand, this system also protects brokers’ privileges while enhancing government’s efficiency. New concepts to be discussed in this study will include (1) Create a professional and integrated real-estate transactional mechanism. (2) Transform “e-house” into a demonstrated network platform for online real-estate transaction. (3) Set strict standards for qualifying private brokerage to operate an online real-estate network platform, to provide website contents, and operational model between consumer and real-estate broker. (4) Propose necessary measures to government in five aspects: “policy”, “legal system”, “information”, “promotion”, “implementation”. Keywords: Real estate brokerage industry, Real estate broker, Agency theory, Transaction cost theory, Representation issue, E-house network of real estate transactions demonstration platform.

En fastighetsförmedlingsprocess skiljer sig markant mellan Sverige och Frankrike, vilket kan påverka uppfattningen hos köpare och säljare. I Sverige betonas transparens och trygghet genom en opartisk fastighetsmäklare, medan Frankrike använder sig av separata köp- och säljmäklare, med en notarie som hanterar den slutgiltiga affären. Skillnader i dessa processer skulle kunna leda till varierande kundupplevelser och därmed direkt påverka kundens nöjdhet. Att förstå dessa skillnader och anpassa tjänsterna därefter är avgörande för fastighetsmäklarens framgång och för att upprätthålla ett fungerande mäklarsystem i landet. Denna studie syftar till att undersöka och mäta kundupplevelsen från förmedlingsprocesserna i Sverige och Frankrike för att förstå vilken process som uppskattas mest av kunden.  I studien har en kvalitativ metod valts där semistrukturerade intervjuer har använts för att samla in material. Den grundar sig i teorier om kundens upplevelse, nöjdhet, upplevda servicekvalitet och lojalitet samt olika mätinstrument som kan fånga upp de olika aspekterna. Arbetet har belyst kundernas perception utifrån skillnaderna i de olika processerna enligt sju olika dimensioner från mätinstrumentet RESERV. Dessa är pålitlighet, beredskap, säkerhet, empati, materiella tillgångar, professionalism och tillgänglighet.  Studien har visat att kundens upplevelse påverkas av de olika förmedlingsprocesserna. Områden som säkerhet, beredskap och professionalism har dominerat de insamlade svaren och har ansetts ha en stor betydelse för kundens upplevelse. Sverige utmärker sig inom områdena beredskap och professionalism och Frankrike inom säkerhet. Studien konstaterar att olika processer föredras utifrån ett sälj- och ett köpperspektiv. Vidare går det att konstatera att kunderna värderade beredskapen mer än säkerheten eftersom de inte upplevde något av länderna som direkt osäkert. Studien resulterade i att den svenska processen var mer omtyckt än det franska i helhet - men att en kombination av de båda hade varit det bästa alternativet. Detta där en förmedlingsprocess både innehåller hög säkerhet men även hög beredskap som gör processen smidig och snabb. / The mediation process differs significantly between Sweden and France, which can affect the perception of buyers and sellers. In Sweden, transparency and security are emphasised through an impartial Real Estate Broker, while France uses separate buyer and seller Brokers, with a Notary handling the final transaction. Differences in these processes could lead to varying customer experiences and thus directly impact customer satisfaction. Understanding these differences and adapting services accordingly is crucial for a Broker's success and to maintain a functioning Brokerage system in the country. This study aims to investigate and measure the customer experience from the mediation processes in Sweden and France to understand which process is most appreciated by the customer.  In the study, a qualitative method was chosen where semi-structured interviews were used to collect material. It is based on theories of customer experience, satisfaction, perceived service quality, and loyalty, as well as various measurement instruments that can capture these different aspects. The work has highlighted customers' perceptions based on the differences in the processes according to seven different dimensions from the RESERV measurement instrument. These are reliability, responsiveness, assurance, empathy, tangibles, professionalism, and availability.  The study has shown that the customer experience is influenced by the different mediation processes. Areas such as security, readiness, and professionalism have dominated the collected responses and have been considered to have a significant impact on the customer experience. Sweden stands out in the areas of readiness and professionalism, and France in security. The study concludes that different processes are preferred from a seller and buyer perspective. Furthermore, it can be noted that customers valued readiness more than security because they did not perceive any of the countries as directly unsafe. The study results in Sweden being considered to have a somewhat more preferred process overall - but that a combination of the two would have been the best option. This meaning that the process contains both a high level of security but also a high level of readiness for a smooth and fast process.