中華民國內政部建築研究所中華民國內政部建築研究所

一、研究源起
國內現行已有許多縣市陸續興建社會住宅，政府興辦社會住宅，從規劃興建到使用階段的物業管理，都是讓社會住宅環境得以形塑永續經營，且與在地社區互利共生的關鍵。
本研究希望透過研究社會住宅應用智慧化管理，瞭解環境監控、安全防災、資通訊系統、健康照護、影像監視系統、停車場管理等設施設備如何對使用者提供服務，並針對國外對智慧化產業趨勢與配套作法，提出未來我國社會住宅應用於智慧化管理的方向及建議內容，並提供給地方政府興辦社會住宅之參考。
二、研究方法及過程
根據「內政部不動產資訊平台」直至2018年底所統計之直轄市、縣（市）政府社會住宅興辦計畫統計，目前台灣已進行營運使用的社會住宅共有17案，興建中共34案，多數分別位於台北市、新北市、桃園市、台中市以及高雄市五處，為了解社會住宅導入智慧化物業管理的實際操作方式，以及探討目前社會住宅的居住環境與智慧化管理是否符合使用者的生活需求；研究初期以文獻回顧方式探討智慧化設備、物業管理方式及社會住宅之間的相互關係，建立社會住宅應用智慧化管理應符合需求之項目檢核表，藉以分析9處案例調查之空間與設備檢討，並以訪談方式探討社會住宅智慧化管理的建議、策略與技術缺口。
三、調查內容
為了解台灣目前對於智慧化設備應用於社會住宅的使用現況，以及物業管理公司於應用智慧化之管理模式與困境，本研究對台北市松山健康公宅、台北市興隆公宅D2、台北市東明公宅、信義區廣慈博愛園區、永和秀朗派出所青年社會住宅、新莊新豐青年社會住宅、桃園區中路二號宅、高雄市鳳山共合宅以及藤澤永續智慧社區(Fujisawa SST)共9處社會住宅進行案例調查，並將對於目前台灣已進行營運智慧化’社會住宅之物業管理公司代表以及當地縣市政府承辦進行訪談，以蒐集社會住宅服務鏈內不同層級對於智慧化管理之看法與建議，同時積極參與相關學術研討會及業界展覽，進而獲取最新之相關應用設備資訊。
四、研究發現
本研究經8處國內案例調查訪談及1處國外案例之交叉比對可得知，目前台灣近年所規劃與新建社會住宅之智慧化導入，依循規劃手冊及智慧建築標章的引導，在管理層面上已趨近於完整，但對於住戶使用者的智慧化設備選擇，還須依照該建築的發展定位做為選用建置項目的考量，而在實際操作的現場中，面對管理者與使用者的各項溝通與使用問題，尚有需要強化並解決的項目，本節將針對受訪者之見解進行整理論述提出初步建議與對策，主要依照訪談大項分為硬體設施、管理配套、異業結合、設備維護以及未來發展等五項，其初步結論建議歸納如下：
1.硬體設施
(1)強化物業管理公司對於智慧化設備的專業知能
(2)進行智慧化管理系統操作人員培訓以降低磨合時間
(3)以現有智慧化社會住宅案例作為示範點提供參訪
(4)建立業主、建商、設備商及物業管理公司的妥善溝通平台
2.管理配套
(1)降低智慧面板及其他智慧化設備的操作複雜度
(2)定時辦理居民的智慧化設備參訪活動
(3)利用智慧化社會住宅作為出租住宅標竿，提升居住品質
3.異業結合
(1)由上部機關主導物業管理公司之異業結合
(2)強化社會住宅內高齡照顧單元的多元性，推動社區連續性照顧
(3)以社會住宅內公共空間辦理社區活動，降低鄰避效應
(4)使用異業資源創造創新產業及就業機會
4.設備維護
(1)智慧化設備的選用依據為手冊及智慧建築標章等級
(2)維護排程為物業管理公司自行依據設備銷售商提供的資訊作調整
(3)既有建築改修之社會住宅導入智慧化管理設備議題應納入未來規劃
5.未來發展
(1)太陽能光電板應用於智慧電網的效能相關研究
(2)以智慧化設備協助社會住宅的避難逃生議題討論
(3)撰寫上述研究成果於智慧公宅之相關手冊內容
五、建議
1.本研究成果提出之智慧化項目可納入國內社會住宅興建及維護管理推動政策之參考：立即可行建議
主管機關：內政部營建署
協辦機關：內政部建築研究所
2.辦理應用智慧化設施設備防範高齡者居家意外之研究：立即可行建議
主辦機關：內政部建築研究所
協辦機關：內政部營建署

I.The Research Origin
At present, many counties and cities in Taiwan have successively built social housing. The government's establishment of social housing, from the planning and construction to the property management, is the key to the develop social housing in a sustainable way and is also the key to the symbiosis with and the mutual benefit of the local communities.
This study hopes to understand the environmental monitoring, security and disaster prevention, information and communication systems, health care, image monitoring systems, parking lot management and other facilities and services can provide services to users through the intelligent management of social housing, in addition, the study also refers to the trends and supporting measures of smart industries abroad and puts forward the directions and suggestions for the application of intelligent management in social housing in Taiwan in the future, and provide a reference for local governments to build social housing.
II.Research Method and Process
According to the statistics the municipality or county (city) government social housing plan on “Ministry of the Interior Real Estate Information Platform”, until the end of 2018, there are currently 17 cases of social housing in operation in Taiwan and 34 cases are now under construction, most of which are located in Taipei City, New Taipei City, Taoyuan City, Taichung City, and Kaohsiung City. To understand the practical operation mode of introducing intelligent property management into social housing and to explore whether the living environment and intelligent management of current social housing meet the living needs of users, in the early stage of the study, the relationship between intelligent equipment, property management methods and social housing was explored through a literature review method, and a project checklist for intelligent management of social housing applications that should meet the needs was established to analyze the space and equipment review of 9 cases. The study also discusses the suggestions, strategies and technical gaps of intelligent management of social housing through interviews.
III.Survey Content
In order to understand the current use of intelligent devices in social housing in Taiwan, as well as the management model and dilemma of property management companies in the application of smart management, the study conducted case investigations on 9 social housing, including Taipei Songshan Health Public Rental Housing, Taipei Xinglong Public Rental Housing D2, Taipei City Dongming Public Rental Housing, Guangci Bo'ai Park in Xinyi District, Youth Social Housing of Yonghe Xiulong Police Station, Xinzhuang Xinfeng Youth Social Housing, No. 2 Taoyuan Zhonglu housing, Kaohsiung Fengshan Gonghe Housing, and Fujisawa SST. Interviews are also conducted with representatives of property management companies operating intelligent homes in Taiwan and local county and city government agencies to collect opinions and suggestions on intelligent management at different levels in the social housing service. Moreover, the researchers of the study actively participate in relevant academic seminars and industry exhibitions to obtain the latest relevant application equipment information.
IV.Research Findings
From 8 domestic case investigation interviews and 1 foreign case cross-comparison in this research, it is known that the introduction and plan of intelligent buildings in newly-built social housing in Taiwan in recent years follow the guidance of the planning manual and Intelligent Building Label. On the management level, it is almost complete, but for the selection of intelligent equipment for residents, it is necessary to consider the development positioning of the building. In the actual operation, faced with various communication and use problems between managers and users, there are still some items to be strengthened and solved. This section organizes and discusses the opinions of the interviewees and puts forward preliminary suggestions and countermeasures. According to the interview items, they are divided into five items: hardware facilities, management support, cross-industry alliance, equipment maintenance and future development:
1.Hardware Facilities
(1)Strengthen the property management company's professional knowledge of intelligent equipment
(2)Conduct intelligent management system operator training to reduce breaking-in period 
(3)Provide visits using the existing intelligent social housing case as a demonstration site
(4)Establish a proper communication platform for owners, builders, equipment vendors and property management companies
2.Management Support
(1)Reduce the operation complexity of smart panel and other smart equipment
(2)Hold residents' intelligent equipment visit activities regularly
(3)Use intelligent social housing as a benchmark for rental housing to improve living quality
3.Cross-Industry Alliance
(1)Cross-industry integration of property management companies led by upper authorities
(2)Strengthen the diversity of elderly care units in social housing and promote continuous care in the community
(3)Hold community activities in public space of social housing to reduce “Not-In-My-Back-Yard” situation
(4)Use innovative resources of cross-industry alliance to create innovative industries and employment opportunities
4.Equipment Maintenance
(1)The selection basis of intelligent equipment is the manual and Intelligent Building Label.
(2)The property management company adjusts the maintenance schedule based on the information provided by the equipment seller.
(3)The issue of the introduction of intelligent management equipment for the social housing of existing buildings should be included in future planning
5.Future Development
(1)Research the efficiency of photovoltaic panels applied to smart grids
(2)Discuss the topic of evacuation and escape of social housing with intelligent equipment
(3)Write the above research results in the content of the relevant manual of the intelligent public rental housing
V.Suggestions
3.Improve the adaptability of property management professionals to intelligent management: immediately feasible suggestions
Competent Authority: Architecture and Building Research Institute, MOI
Co-organizer: Department of Urban Development, Taipei City Government
1.Handle the training of intelligent equipment operators: mid- and long-term recommendations
Competent Authority: Architecture and Building Research Institute, MOI & equipment suppliers
Co-organizer: Department of Urban Development, Taipei City Government
2.Conduct research on disaster protection and rescue for social housing: mid- and long-term recommendations
Competent Authority: Architecture and Building Research Institute, MOI
Co-organizer: Department of Urban Development, Taipei City Government