臺灣社會住宅包租代管計畫的形成過程：以公私協力的公共利益為分析視角

Abstract

不同於興建的社會住宅，包租代管計畫是由政府補助租賃住宅服務業業者運用民間空屋資源以提供出租管理服務。近年來，公部門與民間團體紛紛檢討包租代管計畫成效，認為政策出現媒合率不如預期、服務品質參差不齊、民眾信心缺乏的狀況。包租代管計畫面對政策成效與規劃執行過程間動態調整的樣貌，說明政策的變動特性。 本研究為深入了解臺灣社會住宅包租代管計畫的推動狀況，採用了田野調查、次及資料研究法和訪談法。首先，研究者透過田野調查，實際進入租賃相關公司實習，觀察租賃服務和倡議現場狀況。其次，本研究運用次級資料研究法和訪談法，補足對研究內容的掌握和驗證。此外，本研究也闡明了田野調查中涉及倫理議題說明研究限制。 本研究結果顯示臺灣的包租代管計畫在實施過程中面臨多重挑戰與矛盾。首先，公私協力的過程中顯示政府與租賃業者在政策目標和利益分配上存在一定的緊張和需求關係。許多業者對於政策的執行和變革，帶來的利益和風險有不同的看法。當包租代管計畫透過扶植租賃產業提升租屋市場的服務時，業者與房東以受理租金上限推算租金擬定，使得租金被抬價的現象出現，進而造成公共利益減損（Public Interest Diminish）。此外，研究發現房東與業者的尋租（Rent-seeking）行為，進一步導致弱勢群體被排除於政策外，減損包租代管計畫的公共利益。

Unlike the construction of social housing, the Sublease and Management Policy(SMP) is supported by government subsidies to rental housing service providers, utilizing private vacant housing resources to offer rental management services. In recent years, both public and private sectors have reviewed the effectiveness of the SMP, identifying issues such as lower-than-expected matching rates, inconsistent service quality, and lack of public confidence. The dynamic adjustments in the policy's effectiveness and execution highlight the inherent variability of the program.

This study aims to gain an in-depth understanding of the implementation status of Taiwan's social housing SMP. It employs fieldwork, secondary data research, and interviews. First, the researcher conducted fieldwork by interning at relevant rental companies to observe the rental services and advocacy activities. Secondly, secondary data research and interviews were used to supplement the understanding and validation of the study's content. Additionally, this research elucidates the ethical issues involved in fieldwork, outlining the study's limitations.

The findings of this study reveal that Taiwan's SMP faces multiple challenges and contradictions during its implementation. First, the process of public-private partnership shows a certain level of tension and need for adjustment between the government's policy goals and the interests of rental service providers. Many providers have differing views on the benefits and risks brought by policy implementation and changes. When the SMP fosters the rental industry to improve market services, the flexibility in rent setting allowed for by providers and landlords has led to inflated rent prices, resulting in public interest diminish. Moreover, the study found that rent-seeking behaviors by landlords and providers further exclude vulnerable groups from the policy benefits, diminishing the public interest of the SMP.