【摘要】：我國目前已經(jīng)初步形成多層次的住房保障體系，多種類型的保障住房有效的解決了中低收入人群的住房問題。為滿足夾心層人群住房需求的公共租賃住房正處于大規(guī)模的建設(shè)時期，是住房保障未來的重要發(fā)展方向。但公共租賃住房與廉租住房運行機制相似之處較多，運行過程存在著許多共同問題，例如“保障對象難界定”、“有進入、難退出”、“物業(yè)服務(wù)與社區(qū)管理落后”等。在政府積極探索新的住房保障模式背景之下，如何解決公共租賃住房與廉租住房運行各環(huán)節(jié)中的共同問題，建立科學合理的租賃型保障住房①并軌運行機制顯得尤為重要。 本文首先從租賃型保障住房政策發(fā)展出發(fā)，借鑒國外公共住房運行各環(huán)節(jié)的管理經(jīng)驗，對我國現(xiàn)有多層次住房保障體系存在問題進行分析，論述租賃型保障住房并軌運行的必要性，并對試點城市的主要做法進行介紹總結(jié)。其次，對租賃型保障住房并軌運行目標、具體內(nèi)容做出設(shè)計構(gòu)想，根據(jù)“租補分離、梯度保障”的并軌運行目標特點，構(gòu)建相適應(yīng)的并軌運行管理架構(gòu)、運行框架及保障對象監(jiān)督流程。再次，針對并軌運行框架中的收入準入線劃定、租金測算定價、物業(yè)服務(wù)與社區(qū)管理三個具體問題，以西安市為例來研究。在準入機制分析中，對收入準入線劃定的常用方法進行比較分析，提出基于收入核密度估計的分位數(shù)函數(shù)方法來劃定準入線及梯度補貼收入層次；在租金測算定價中，從不同資金來源與投資年限的資金成本、中低收入家庭住房支付能力、租賃運營機構(gòu)運行經(jīng)濟可行性的角度，測算得到西安市月租金水平宜維持15元/m2左右；物業(yè)服務(wù)與社區(qū)管理中，對租賃型保障住房物業(yè)服務(wù)與社區(qū)管理的參與主體責任職能進行重新定位。最后采用基于“熵權(quán)法”的保障性住房績效評價方法，對西安市2008~2012年廉租住房績效進行評價，評價結(jié)果表明，西安市2008年至2012年廉租住房績效呈逐年上升趨勢，并且使用基于灰色關(guān)聯(lián)度的評價方法對評價結(jié)果進行對比印證。 本文主要是基于政府角度來分析租賃型保障住房并軌運行的必要性及運行過程中的問題，，具有一定的理論和實踐意義。通過本研究，對我國租賃型保障住房并軌運行機制的建立和并軌運行實踐提供一定的理論參考，使多層次住房保障體系得到優(yōu)化，租賃型保障住房運行更加科學高效。
[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.
【學位授予單位】：西安建筑科技大學
【學位級別】：碩士
【學位授予年份】：2014
【分類號】：F299.23

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