集合住宅面積混合對社區管理維護影響之線性結構分析A Linear Structural Analysis of the Influence of a Mixture of Houses with Different Floor Area Measures in a Condominium Community on Community Management and Maintenance

我國集合住宅社區常見一建築開發案有數種面積產品混合之現象，住宅混合隱含購屋者其生活水平及背景之異質性之社會混合，將可能造成社區管理維護上之不易。本研究採台北市建管處公寓大廈科已報備管理組織之公寓大廈社區為研究對象，建立「面積混合度」指標，探討住宅社區的面積混合是否透過社區衝突、社區意識和社區參與進而影響管理維護的績效和滿意度。實證結果顯示，建商之面積混合策略對於住宅社區管理維護是間接且負面影響，面積混合後不但沒有解決社區意識與社會參與之社會問題，反而不利於管理維護，可見國內建商坪數混合之規劃對於後續管理維護之影響很大。

關鍵詞：住宅混合、社會混合、管理維護、線性結構方程式

The following phenomenon is common in the condominium communities in Taiwan:a building development project includes different products (i.e., buildings or houses) with a variety of floor area measures. This housing mix implies a social mix where homebuyers’ living standards and backgrounds are different. The heterogeneous social characteristics of the residents might lead to difficulties in managing and maintaining a community. The present study has selected the condominium communities in Taipei, which are governed by the Taipei City Construction Management Office, as the research subject. Through the analysis of the communities, this study has attempted to build the “housing mix index” and has explored whether the housing mix would affect the performance and satisfaction of the community management and maintenance from the perspectives of community conflict, community consciousness and community involvement. The results of this study show that the builders’ strategy regarding the housing mix has had an indirect and negative impact on community management and maintenance. This implies that the housing mix has neither resolved social problems, such as community consciousness and community involvement, nor benefited community management and maintenance. Consequently, builders’ building plans regarding the housing mix have greatly influenced community management and maintenance.

Key words: housing mix, social mix, community management, linear structural modeling