租赁型保障住房并轨运行机制研究

发布时间：2018-12-30 20:17

【摘要】：我国目前已经初步形成多层次的住房保障体系，多种类型的保障住房有效的解决了中低收入人群的住房问题。为满足夹心层人群住房需求的公共租赁住房正处于大规模的建设时期，是住房保障未来的重要发展方向。但公共租赁住房与廉租住房运行机制相似之处较多，运行过程存在着许多共同问题，例如“保障对象难界定”、“有进入、难退出”、“物业服务与社区管理落后”等。在政府积极探索新的住房保障模式背景之下，如何解决公共租赁住房与廉租住房运行各环节中的共同问题，建立科学合理的租赁型保障住房①并轨运行机制显得尤为重要。本文首先从租赁型保障住房政策发展出发，借鉴国外公共住房运行各环节的管理经验，对我国现有多层次住房保障体系存在问题进行分析，论述租赁型保障住房并轨运行的必要性，并对试点城市的主要做法进行介绍总结。其次，对租赁型保障住房并轨运行目标、具体内容做出设计构想，根据“租补分离、梯度保障”的并轨运行目标特点，构建相适应的并轨运行管理架构、运行框架及保障对象监督流程。再次，针对并轨运行框架中的收入准入线划定、租金测算定价、物业服务与社区管理三个具体问题，以西安市为例来研究。在准入机制分析中，对收入准入线划定的常用方法进行比较分析，提出基于收入核密度估计的分位数函数方法来划定准入线及梯度补贴收入层次；在租金测算定价中，从不同资金来源与投资年限的资金成本、中低收入家庭住房支付能力、租赁运营机构运行经济可行性的角度，测算得到西安市月租金水平宜维持15元/m2左右；物业服务与社区管理中，对租赁型保障住房物业服务与社区管理的参与主体责任职能进行重新定位。最后采用基于“熵权法”的保障性住房绩效评价方法，对西安市2008~2012年廉租住房绩效进行评价，评价结果表明，西安市2008年至2012年廉租住房绩效呈逐年上升趋势，并且使用基于灰色关联度的评价方法对评价结果进行对比印证。本文主要是基于政府角度来分析租赁型保障住房并轨运行的必要性及运行过程中的问题，，具有一定的理论和实践意义。通过本研究，对我国租赁型保障住房并轨运行机制的建立和并轨运行实践提供一定的理论参考，使多层次住房保障体系得到优化，租赁型保障住房运行更加科学高效。
[Abstract]:At present, our country has initially formed a multi-level housing security system, a variety of types of housing security has effectively solved the housing problem of low and middle income people. In order to meet the housing needs of the sandwich group, public rental housing is in a large-scale construction period, which is an important development direction of housing security in the future. However, there are many similarities between public rental housing and low-rent housing, and there are many common problems in the operation process, such as "hard to define the security object", "entry, difficult to withdraw", "property service and community management lag behind" and so on. Under the background of the government actively exploring the new housing security model, it is particularly important to solve the common problems in the operation of public rental housing and low-rent housing, and to establish a scientific and reasonable mechanism of parallel operation of rental housing. Based on the development of rental housing policy and the management experience of foreign public housing operation, this paper analyzes the existing problems of multi-level housing security system in China. This paper discusses the necessity of the unified operation of the rental housing and summarizes the main practices of the pilot cities. Secondly, according to the characteristics of the "separation of rent and supplement, gradient guarantee", the paper constructs a suitable management framework of parallel track operation, which is based on the objectives of the parallel operation of the rental security housing, the concrete content of the design concept, and the characteristics of the "separation of rent and supplement, gradient guarantee". Operation framework and guarantee object monitoring process. Thirdly, aiming at the three specific problems in the frame of parallel operation, such as the delineation of income access line, rent calculation and pricing, property service and community management, this paper takes Xi'an as an example. In the analysis of admission mechanism, the common methods of income access line delineation are compared and analyzed, and a quantile function method based on income kernel density estimation is proposed to delineate access line and gradient subsidy income level. In rent calculation and pricing, from different sources of funds and investment years of the capital cost, low-income families' housing affordability, rental operating institutions operating the economic feasibility of the point of view, It is estimated that the monthly rent level of Xi'an should be maintained at about 15 yuan / m ~ 2; In the process of property service and community management, the responsibility function of the main body involved in the rental security housing property service and community management is reoriented. Finally, the performance evaluation method of affordable housing based on entropy method is used to evaluate the performance of low-rent housing in Xi'an from 2008 to 2012. The evaluation results show that the performance of low-rent housing in Xi'an from 2008 to 2012 is increasing year by year. And the evaluation method based on grey correlation degree is used to verify the evaluation results. This paper is mainly based on the government perspective to analyze the necessity of the rental housing and the problems in the process of operation, which has a certain theoretical and practical significance. Through this research, it provides a certain theoretical reference for the establishment of the parallel operation mechanism and the practice of the parallel operation of the rental housing in China, so that the multi-level housing security system can be optimized, and the operation of the rental security housing will be more scientific and efficient.
【学位授予单位】：西安建筑科技大学
【学位级别】：硕士
【学位授予年份】：2014
【分类号】：F299.23

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