集合住宅使用衝突與管理維護績效關係之探討Analysis of the Relationships Among Usage Conflicts and Management Performance of Condominiums

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， 可能會產生相關使用衝突課題，減損多數願意配合社區事務的住戶之使用效益。因此，使用衝突與管理維護績效間的相互關係及影響因素為何？為本文主要探討課題。本文使用台北市集合住宅管理維護現況調查的問卷資料，以三階段聯立方程式模型建構使用衝突指標與績效指標之關係。實證結果顯示，管理組織運作的客觀效率與使用衝突之間具有反向的相互影響關係；住宅面積混合與使用類型混合分別是使用衝突的直接與間接影響因素。經本文研究可知，面對社區集體行動課題時，除運用制度途徑並配合有效的衝突管理機制外，妥善發揮社會途徑的功能亦應有助於管理維護績效的提升。
關鍵詞：公共財、使用衝突、管理維護績效指標

Common property belonging to all owners of a condominium may cause usage conflicts, such as free-rider problems, due to the characteristic of quasi-public goods diminishing most residents’ utility or benefits. The main topics of this paper include discovering the relationship between usage conflicts and the management performance of condominiums, as well as understanding the underlying factors influencing such conflicts and performance. Data collected from a postal questionnaire survey were used in the empirical analysis. A simultaneous equations model with three-stage least squares (3SLS) estimates was employed to form the connections among indicators of usage conflicts and management performance. The empirical results show that negatively reciprocal causation exists between usage conflicts and management efficiency. Housing mix and usage mix might be determinants of usage conflicts in a direct and indirect way, respectively. When facing the problems of collective action, institutional approaches and conflict management mechanisms should be implemented, and management performance can also be improved if the social approach is effectively applied.
Key words: public goods, usage conflicts, indicators of management performance