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 .
| Identifer | oai:union.ndltd.org:CHENGCHI/G0929230181 |
| Creators | 鍾中信, Chung, Chung Shin |
| Publisher | 國立政治大學 |
| Source Sets | National Chengchi University Libraries |
| Language | 中文 |
| Detected Language | English |
| Type | text |
| Rights | Copyright © nccu library on behalf of the copyright holders |
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