21世紀的今日，都市化程度日益提升，公寓大廈逐漸成了人們主要居住的場所，隨著大樓設施的老化，相關運作管理與維護問題逐漸浮上檯面，如何達成良善的運作管理與設施維護，更是大家所關心的議題。本研究採用學者Elinor Ostrom所提出「自主治理理論」作為分析工具，透過文獻分析將公寓大廈管理運作問題分成「先天因素」、「住戶之權利義務」、「管理組織」、「管理服務人」與「其它」五大類別，並藉由深度訪談，從台中市優良公寓大廈獲獎社區管理委員會中找尋公寓大廈管理運作問題的解決良方。本研究針對公寓大廈管理運作問題建議如下，首先對於社區財務管理方面，繳費相關資訊須清楚訂立，同時須留意人員經手可能產生的道德風險，支出除了必須要有主委、監委、財委的印章之外，也可授權小筆的金額給權責委員或社區經理使用；管理組織方面，管委會委員應避免一次性全部替換，讓管理經驗能夠傳承，對於住戶違規的處理，應採取分級制裁，而區分所有權人會議出席率問題，可透過修改規約與發放獎金等方式鼓勵住戶出席會議；管理服務人方面，社區可透過親朋好友與優良公寓大廈獲獎名單當中挑選適合自己的物管公司，此外，社區也應避免頻繁的更換物管公司；其它管理問題方面，管委會可定期的舉辦活動，凝聚社區居民情感，對於衝突管理上，應由物管公司或管委會出面溝通協調，而管委會委員面對利益衝突時應當迴避，藉此取得住戶的信任。 With the development of urbanization, apartment has become the main type of residence in the city which, however, has also generated related problems. The objective of this study is to identify the common issues through literature review and find solutions to ensure a more proper management of apartments.Through literature review, the study finds that the common issues of the management of apartments include: low participation in the Community Rights Meeting; vacancies in the management committee; low participation in community affairs; public funds dilemma without any concept of life cycle and savings; poor public space management; difficulty in selecting property management companies and the agency problems.After conducting interviews, the result shows that a sound financial condition is fundamental to the management of apartments and the establishment of a sound system improvement is necessary. In addition, the study has also put forward relevant suggestions and solutions to the issues such as residential repair, the inheritance of management experience, the selection of property management companies that are suitable for the community and the organization of community activities.
