Loading...
|
Please use this identifier to cite or link to this item:
https://nccur.lib.nccu.edu.tw/handle/140.119/57969
|
| Title: | 集合住宅管理維護績效之研究：集體行動、管理模式、使用衝突之影響探討
Performance Evaluation of Property Management Services for Condominiums: A Research of Collective Action, Management Modes, and Usage Conflicts |
| Authors: | 朱芳妮
Chu, Fang Ni |
| Contributors: | 張金鶚
Chang, Chin oh
朱芳妮
Chu, Fang Ni |
| Keywords: | 集合住宅管理維護模式
代理理論
公司治理
集體行動
公共財
使用衝突
績效指標
Condominium management modes
principal-agent theory
corporate governance
collective action
public goods
usage conflicts
indicators of management performance |
| Date: | 2011 |
| Issue Date: | 2013-05-01 11:51:12 (UTC+8) |
| Abstract: | 集合住宅社區共同使用部份屬於住戶分別共有的「共有資產」，具有類似公共財的特性，可能會因為相關使用衝突課題，或集體行動困境，而減損多數願意配合社區事務的住戶之使用效益。此外，代理問題可能衍生自管理委員會所建立的管理模式，其影響程度可能因決策控制權及管理權不同程度的委外而有異。
因此，本論文主要有三個探討課題：第一，從集體行動困境角度分析並釐清管理委員會自治管理問題；第二，依據代理理論、公司治理機制，從決策控制權移轉的程度來重新定義集合住宅社區的事務管理模式，分析事務管理模式對於管理維護效率的影響；第三，了解使用混合與面積混合所產生的使用衝突與管理維護績效間的相互關係。本文使用台北集合住宅管理維護現況調查的問卷資料進行實證研究，期望透過上述課題的探討，釐清管理維護潛在問題，並對不同類型社區提出適宜管理維護方式的建議，產生兼具學術與實務面之貢獻。
Common property belonging to all owners of a condominium may cause usage conflicts or collective action dilemmas, due to the characteristic of quasi-public goods diminishing most residents` utility or benefits. Besides, agency problems derived from different management modes established by management committees may have unfavorable influence on management performance to some extent ccording to the delegation degree of decision control and management.
Therefore, the main topics of this dissertation are as follows: First, analyzing and cectifying the collective action dilemmas through the self-organized CPR regimes;
Secondly, redefining condominium management modes through delegation or outsourcing degrees of decision control according to agency theory and corporate governance framework and analyzing the effects of these modes on management performance; Thirdly, discovering the relationship between usage conflicts derived from the features of housing mix and usage mix and management performance of condominiums. Data collected from a postal questionnaire survey in Taipei city was used in several empirical analyses based on the main topics. Clarify the potential problems of condominium management and proposing appropriate management modes and approaches according to various features of condominiums are expected to be both academic and practical contributions. |
| Reference: | 一、中文文獻
江哲銘、王文安（1994），〈台灣地區集合住宅室內空氣環境使用後評估實證分析〉《住宅學報》2：107-132。
朱政德、林昭邑（2007），〈集合住宅類型對鄰里關係與居住意識的影響－以台北市集合住宅為例〉，《設計學研究》，10(1): 115-137。
李佩芬、胡學彥（2002），〈集合住宅大樓共用設施對住戶使用與不動產價值關係之探討：以高雄市三民區『園冶獎』個案為例〉，《建築與規劃學報》，3(1): 37-54。
林卓民、陳明麗、陳佳儷（2003），〈信用合作社生產力分析－拔靴法之應用〉，《台灣金融財務季刊》，4(1): 79-95。
林欣柔、彭建文、曾明遜（2004），〈起造人於公寓大廈管理維護作用之探討〉，《臺灣土地研究》，7(2): 1-26。
林享博（1993），〈建築物壽命的研究：在台北市的一個實證分析〉，《住宅學報》，1: 47-74。
林淑雯（2006），〈以財產權理論分析大陸地區之徵地補償制度〉，《土地問題研究季刊》，5(3): 29-38。
周文賢（2002），《多變量統計分析：SAS/STAT使用方法》，台北：智勝文化。
洪幸妙、張金鶚（1993），〈住宅管理維護對住宅品質之影響研究〉，《都市與計畫》，20(1): 1-22。
洪子茵、張金鶚（2002），〈台北市集合住宅管理維護模式之研究〉，《都市與計劃》，29(3): 421-444。
高強、黃旭男、Toshiyuki Sueyoshi（2003），《管理績效評估：資料包絡分析法》，台北：華泰文化發行。
高蘭芬、陳安琳、余育欣、盧正壽（2007），〈運氣好或操作策略好？－拔靴法下共同基金之績效衡量〉，《管理與系統》， 14(3): 341-358。
孫煒（2004），〈非營利管理的責任問題：政治經濟研究途徑〉，《政治科學論叢》，20: 141-166。
陳亮全（1989），《台北市土地混合使用適宜尺度之研究》，台北市政府工務局都市計畫處委託研究案。
陳覺惠（1999），《公寓大廈共用部份適宜性與使用管理之調查研究─以台中市為例》，內政部建築研究所專題研究計畫成果報告。
陳彥仲、陳佳欣（2002），〈都市土地使用條件對住宅市場流動性之邊際影響效果〉，《都市與計劃》29(1)：67-87。
陳香妃、葉毅明、張金鶚（2007），〈從集體行動看社區意識與管理制度對集合住宅管理維護之影響：主觀滿意度與客觀績效分析〉，《都市與計劃》，34(2): 139-163。
陳雪如、黃劭彥、林琦珍、蘇愛軫（2008），〈非營利組織治理機制之研究－以社會福利慈善事業基金會為例〉，《臺灣企業績效學刊》，2(1)，31-53。
陳建元（2010），〈變遷的公共財理論與都市治理結構從新古典到新制度經濟學之引介〉，《地理學報》，58 (4): 65-88。
許金田、彭文彥、胡秀華、劉勇呈（2008），〈道德推理能力與衝突處理傾向之關聯性研究－人格特質的調節效果〉，《交大管理學報》28(1): 63-103。
許戎聰、黃健二（2001），〈住宅區相容性土地混合使用評估指標之研究－以台北市為例〉，《技術學刊》，16(1): 27-36。
黃名義、張金鶚（2001），〈辦公室、住宅與住辦混合租金之比較分析－面積、區位與產品異質性之影響〉，《都市與計劃》28(3)：303-321。
張珩、邢志航（2004），〈住宅特性與居住機能滿意程度關聯之研究－以公寓大廈式集合住宅為例〉，《建築學報》，47: 89-106。
溫豐文（1997），《公寓大廈管理問題之研究》，臺北：行政院研究發展考核委員會。
楊宗憲、張金鶚（2001），〈台北都會區第二屋購屋行為之研究－從第一屋與第二屋特徵差異分析〉，《住宅學報》10(2)：77-90。
楊宗憲（2003），〈住宅市場之產品定位分析—建商推案行為之研究〉，《住宅學報》12(2)：123-139。
鄭弘岳（2003），〈組織內衝突與衝突管理研究之回顧與前瞻〉，《應用心理研究》，20: 53-82。
鄭紹材、陳佳伶、曾瀞萱（2005），〈以Kano二維模式探討公寓大廈管理維護公司服務品質特性之研究〉，《中華建築學刊》，1(2): 29-42。
劉媛（2008），〈業主委員會的集體行動邏輯及其善治路徑〉，《社會科學論壇》，2008(6B): 39 -43。
賴春綢（1990），〈住商工混合地區生活環境之研究：以台北市大同區大同段為例〉，國立政治大學地政研究所碩士論文。
賴榮平、蔡岡廷（2002），〈都市商業區商業空間使用者對音環境評價之研究〉，《建築學報》，41：77-92。
謝哲勝（2006），〈區分所有的理論與實務〉，《中正大學法學集刊》，21: 71-94。
二、英文文獻
Akerlof, G. A. (1980), “A theory of social custom, of which unemployment may be one consequence, ” Quarterly Journal of Economics, 94: 749-775.
Aggarwal, R. and G. Mandelker (1987), “Managerial Incentives and Corporate Investment and Financing Decisions”, Journal and Finance, 42(4):823 -837.
Berle, A. A. and G. Means (1932), The Modern Corporate and Private Property, New York: Macmillan.
Boulding, K. E.(1963), Conflict and Defense: a General Theory. New York: Harper & Row.
Buchanan, J. M. (1965), “An Economic Theory of Clubs,” Economica, 32(125): 1-14.
Banker, R.D., A. Charnes and W.W. Cooper (1984), “Some Models for Estimating Technical and Scale Inefficiencies in Data Envelopment Analysis,” Management Science, 30 : 1078-1092.
Buzas, J. S. (1997), “Fast estimators of the jackknife, ” The American Statistician, 51(3): 235-240.
Bengtsson, B. (1998), “Tenants’ Dilemma-On Collective Action in Housing,” Housing Studies, 13(1): 99-120.
Bengtsson, B. (2000), “Solving the Tenants? Dilemma: Collective Action and Norms of Co-operation in Housing,” Housing, Theory and Society, 17(4): 175-187.
Barki, H. and J. Hartwick (2001), “Interpersonal conflict and its management in information system development,” MIS Quarterly. 25(2): 195-228.
Brickley, J. A., and R. L.Van Horn (2002), “Managerial incentives in nonprofit organizations: Evidence from hospitals, ” Journal of Law and Economics, 45(1), 227-249.
Baber, W. R., P. L. Daniel and A. A. Roberts (2002), “Compensation to managers of charitable organizations: An empirical study of the role of accounting measures of program activities,” The Accounting Review. 77(3): 679-693.
Calabresi, G. and Melamed, A. D. (1972), “Property Rules, Liability Rules, and Inalienability: One View of the Cathedral,” Harvard Law Review, 85(6):1089-1128.
Chamberlin, J. (1974), “Provision of Collective Goods as a Function of Group Size,” The American Political Science Review, 68(2): 707-716.
Charnes, A., W. W. Cooper and E. Rhodes (1978), “Measuring the Efficiency of Decision.Making Units,” European Jourmal of Operational Research, 2:429-444.
Crawford, S. E. S. and E. Ostrom (1995), “A grammar of institutions,” The American Political Science Review, 89(3): 582-600.
Chinloy, P. and E. Maribojoc (1998), “Expense and Rent Strategies in Real Estate Management”, Journal of Real Estate Research, 15(3):267-282.
Coelli, T. (1998), “A Multi-Stage Methodology for the Solution of Orientated DEA Models,” Operations Research Letters, 23(3-5): 143-149.
Cetin, M. O. & O. Hacifazlioglu (2004), “Conflict Management Styles: A Comparative Study of University Academics and HighSchool Teachers,” Journal of American Academy of Business . 5(1/2): 325-332.
Chen, S. C. Y. and C. J. Webster (2005), “Homeowners Associations, Collective Action and the Costs of Private Governance,” Housing Studies, 20(2):205-220.
Demsetz, H. (1967), “Towards A Theory of Property Rights”, The American Economics Review, 57(2): 347-359.
Demsetz, H. (1970), “The Private Production of Public Goods,” Journal of Law and Economics, 13 (2): 293-306.
Dragun, A. K. (1983), “Externalities, Property Rights, and Power,” Journal of Economic Issues, 17(3): 667-680.
DiCiccio, T. J. and B. Efron (1996), “Bootstrap confidence intervals,” Statistical Science, 11(3): 189-228.
Efron, B. and R. J. Tibshirani (1993), An introduction to the bootstrap, New York : Chapman & Hall.
Engerer, H. (2011), “Security as a Public, Private or Club Good: Some Fundamental Considerations,” Defence and Peace Economics, 22(2): 135-145.
Fisher I. (1923), Elementary Principles of Economics, New York: Macmillan.
Farrell, M. J (1957), “The Measuring of Productive Efficiency,” Journal of Royal Statistical Society, 120(3): 253-281.
Fama, E. F. (1980), “Agency problems and the theory of the firm”, Journal of Political Economy , 88(2):288-307.
Fama, E. F. and M. C. Jenson (1983), “Separation of ownership and control,” The Journal of Law and Economics, 26(2): 301-325.
Foldvary, F. E.(1994), Public Goods and Private Communities : The Market Provision of Social Services, Aldershot: Edward Elgar.
Fierro, M. R. (1999), “Condominium Association Remedies Against a Recalcitrant Unit Owner, ” St. John’s Law Review. 73(1): 247-272.
Gomes, M. I. , M. J. Martins and M. Neves (2000), “Alternatives to a Semi-Parametric Estimator of Parameters of Rare Events－The Jackknife Methodology,” Extremes, 3(3): 207-229.
Greene, W.(2003), Econometric Analysis . 5th ed. Upper Saddle River, NJ: Prentice Hall.
Heckman, J. (1976), “The Common Structure of Statistical Models of Truncation, Sample Selection, and Limited Dependent Variables and a Simple Estimator for Such Models,” Annals of Economic and Social Management, 5: 475-492.
Haugen, R. A. and L. W. Senbet (1981), “Resolving the agency problems of external capital through options”, Journal of Finance, 36(3): 629-647.
Helmig, B., M. Jegers and I. Lapsley (2004), “Challenges in Managing Nonprofit Organizations: A Research Overview,” Voluntas: International Journal ofVoluntary and Nonprofit Organizations, 15(2): 101-116.
Henderson, A. R. (2005), “The bootstrap: A technique for data-driven statistics. Using computer-intensive analyses to explore experimental data,” Clinica Chimica Acta, 359(1-2): 1-26.
Jensen, M. C. and W. H. Meckling (1976), “Theory of the Firm: Managerial Behavior, Agency Cost and Ownership Structure,” Journal of Financial Economics, 3: 305-360.
Jehn, K. A. and E. A. Mannix (2001), “The Dynamic Nature of Conflict：A Longitudinal Study of Intragroup Conflict and Group Performance, ” The Academy of Management Journal . 44(2): 238-251.
Knapp, K. (1991), “Private contracts for durable local public good provision,” Journal of Urban Economics, 29: 380-402.
Kemp, P.A. (1995), “Researching Housing Management Performance”, Urban Studies, 32(4-5):779-790.
Kearns, A and A. Parkes (2003), “Living in and Leaving Poor Neighbourhood Conditions in England,” Housing Studies. 18(6): 827-851.
Kao, C. and S. T. Liu (2005), “Data envelopment analysis with imprecise data- an application of taiwan machinery firms,” International Journal of Uncertainty, Fuzziness and Knowledge-Based Systems, 13(2): 225-240.
Lu, M. (1999), “Determinants of Residential Satisfaction: Ordered Logit vs. Regression Models”, Growth and Change, 30:264-287.
Lee, L. F. (1978), “Unionism and wage rates: A simultaneous equation model with qualitative and limited dependent variables,” International Economic Review, 19(2): 415-433.
Lerman, B. R.(2006), “Mandatory Inclusionary Zoning- The Answer to the Affordable Housing Problem, ”Boston College Environmental Affairs Law Review. 33(2): 383-416.
Mollen, S. E. (1999), “Alternate Dispute Resolution of Condominium and Cooperative Conflicts,” St. John`s Law Review, 73(1): 75-100.
Musterd, S. amd R. Andersson (2005), “Housing Mix, Social Mix, and Social Opportunities,” Urban Affairs Review. 40(6): 761-790.
Neil, M. (2004), “Dream Home Nightmares,” ABA Journal . 90: 46-53.
Olson, M. (1971), The Logic of Collective Action: Public Goods and Theory of Groups, Cambridge: Harvard University Press.
Oliver, P. (1984), “If you don’t do it, nobody else will: Active and token contributors to local collective action,” American Sociological Review, 49(5): 601-610.
Ostrom, E., R. Gardener and J. Walker (1994), Rules, Games, and Common-Pool Resources, Ann Arbor: University of Michigan Press.
Ostrom, E. (2007), “Collective Action and Local Development Processes,” Sociologica (Italian Journal of Sociology), 3: 1-32.
Pennington, M. (2000), Planning and the political market : public choice and the politics of government failure, London: Athlone Press.
Prietoa, A. M. and J. L. Zofío (2007). “Network DEA efficiency in input–output models: With an application to OECD countries,” European Journal of Operational Research, 178(1), 292-304.
Powell, J. L. (1986), “Symmetrically Trimmed Least Squares Estimation for Tobit Models,” Econometrica (1986-1998), 54(6), 1435-1460.
Ross, S. A. (1973), “The Economic Theory of Agency: the Principal’s Problem”, American Economic Review, 63:134-139.
Rasmusen, E. (1989), Game and Information: An Introduction to Game Theory, New York: B. Blackwell.
Rosenberg, S. B. & J. B. Corgel (1990), “Agency Costs in Apartment Property Management Contracts,” AREUEA Journal, 18(2): 184-201.
Rutherford, R. C., T. M. Springer and A. Yavas (2007), “Evidence of Information Asymmetries in the Market for Residential Condominiums, ”Journal of Real Estate Finance and Economics. 35(1): 23-38.
Steinberg, R. (1990), “Profits and incentive compensation in nonprofit firms,” Nonprofit Management and Leadership, 1(2): 137-151.
Sirmans, G. S. and C. F. Sirmans (1991), “Property manager designations and apartment rent,” Journal of Real Estate Research, 7(1): 91-106.
Springer, T. M. and N. G. Waller (1996), “Maintenance of residential rental property: an empirical analysis,” Journal of Real Estate Research, 12(1): 89-99.
Sirmans, G. S., C. F. Sirmans, and G. K. Turnbull (1999), “Prices, incentives and choice of management form,” Regional Science and Urban Economics, 29: 173-195.
Staat M. (2002). “Bootstrapped efficiency estimates for a model for groups and hierarchies in DEA,” European Journal of Operational Research, 138(1): 1-8.
Stone, M. M. (1996), “Competing contexts: The evolution of a nonprofit organizations governance system in multiple environments,” Administration & Society, 28(1): 61-89.
Stošić, B. and M. C. Sampaio de Sousa (2005), “Technical Efficiency of the Brazilian Municipalities：Correcting Nonparametric Frontier Measurements for Outliers,” Journal of Productivity Analysis, 24(2):157-181.
Simar, L. and P. W. Wilson (2007). “Estimation and inference in two-stage, semi-parametric models of production processes,” Journal of Econometrics, 136(1): 31-64.
Thomas, K. W. & W. H. Schmidt (1976), “A Survey of Managerial Interests with Respect to Conflict,” Academy of Management Journal, 19(2): 315-318.
Valentinov, V. (2007), “The Property Rights Approach to Nonprofit Organization：The Role of Intrinsic Motivation,” Public Organization Review, 7(1): 41-55.
Wittman, D.(1980), “First Come, First Served: An Economic Analysis of Coming to the Nuisance,” Journal of legal Studies, 9: 557-568.
Wu, C. F. J. (1986), “Jackknife, Bootstrap and Other Resampling Methods in Regression Analysis,” The Annals of Statistics, 14(4): 1261-1295.
Wall, Jr. J. A. and R. R. Callister (1995), “Conflict and its management,” Journal of Management, 21(3): 515-558.
Walters, M. and P. Kent (2000), “Institutional economics and property strata tile – a survey and case study,” Journal of Property Research, 17(3): 221-240.
Walters, M. (2002), “Transaction costs of collective action in Hong Kong high rise real estate,” International Journal of Social Economics, 29(3/4):299-314.
Weiss, J. & J. Hughes (2005), “Want Collaboration? Accept-and Actively Manage-Conflict,” Harvard Business Review. 83(3): 92-101.
Yip, N.M. and R. Forrest (2003), “Property Owning Democracy: the Owners Corporation of Hong Kong”, Housing Studies, 17(5):703-720.
Yip, N.M. , C.O. Chang and T.Y. Hung (2007), “Modes of Condominium Management: A Principal-Agent Perspective,” Facilities, 25(5/6):215-226.
Yiu, C.Y., S. K. Wong and Y. Yau (2006), “Property management as property rights governance: Exclusion and internal conflict resolution,” Property Management, 24(2): 87-97.
Zhu, J. (2003), “Imprecise data envelopment analysis (IDEA)：A review and improvement with an application,” European Journal of Operational Research, 144(3): 513-529. |
| Description: | 博士
國立政治大學
地政研究所
95257502
100 |
| Source URI: | http://thesis.lib.nccu.edu.tw/record/#G0095257502 |
| Data Type: | thesis |
| Appears in Collections: | [地政學系] 學位論文
|
Files in This Item:
| File |
Size | Format | |
|---|
| index.html | 0Kb | HTML2 | 421 | View/Open |
|
All items in 政大典藏 are protected by copyright, with all rights reserved.
|
