A study on the principal-agent relationship, structure of property rights,and the contractual relationship of rights transformation system for urban renewal

都市更新權利變換運作過程中的土地權利人與實施者的關係，是現代經濟活動典型的專業分工委託代理關係。土地權利人與實施者基於都市更新法制下相關的權利義務契約，執行都市更新事業，由於訊息不對稱、目標不一致與風險偏好之差異，實施者基於機會主義的決策或行動，經常不利於土地權利人的利益，於是產生代理問題、增加代理成本，雙方無法產生高度互信的基礎，而成為都市更新延宕與成效不彰的主因。本論文從土地權利人與實施者之間，於都市更新條例機制下的互動契約中，探討分析雙方之委託代理關係，並從土地權利人的角度設計監督方式，以維護土地權利人的權益，促進都市更新事業之實施。 當土地權利人與實施者，共同於一都市更新單元，組成生產團隊時，土地權利人初期擁有較強的提議與同意之控制權，隨著實施者握有超過都市更新法定之同意書門檻後，實施者掌握較強的執行控制權，土地權利人擁有較弱的監督控制權。又現行都市更新權利變換的價值分配，是實施者投入共同負擔費用，並以更新完成後之土地與建築物部分折價抵付，其餘土地及建築物則分配與原土地所有權人，因此土地權利人得到大部分的剩餘索取權。這樣的控制權與剩餘索取權分離狀態下，其權利變換價值分配模式，是否為適當的產權安排？對於都市更新參與人能否有所激勵？能否促進都市更新之推動效率？是本論文主要的探討分析重點。 此外，同一更新單元之土地權利人與實施者，具有短期且為一次性合作的特性，依現行都市更新法律規範，交易雙方以簽訂同意書做為實施都市更新事業的關鍵契約，由於契約簽定後，交易雙方所投入的特殊投資比例不相同，因而普遍引起期初契約簽署的遲疑，甚而契約簽定後，仍有權利義務不明確之爭議。本論文透過不完全契約理論的思維，探討分析土地權利人與實施者的契約關係與特殊投資關係，並建議一個新的交易契約模式，以降低雙方之機會主義行為，進而希能促進都市更新事業之推動。In the process of rights transformation of urban renewal, the relationships between land owners and the implementers are the typical Principal-Agent Relationship in modern economic activities. Based on the related rights and obligations under the regulations of urban renewal, land owners and the implementers execute urban renewal business. Due to the differences of asymmetric information, inconsistent goals, and risk preference, the decision-making and/or actions of implementers based on the opportunism, will often unfavorable to the benefits of land owners. Therefore, the problem of Principal-Agent Relationship arises that increases agent cost. Both sides cannot generate the foundation of highly mutual trust, and thus creates the major reason of delaying and inefficiency for urban renewal. This paper studies and analyzes the Principal-Agent Relationship of both land owners and the implementers from both sides with their interaction of contract under unban renewal regulation mechanism, and further from the land owners perspective to design ways of monitoring to protect rights and benefits of land owners, to facilitate the implementation of urban renewal business. When the land owners and the implementers organize as a「Production Team」on a very urban renewal unit, the land owners initially hold stronger control rights on both proposing step and agreement step; along the implementers hold agreement letters exceeding the official threshold of urban renewal regulations, they will control better execution rights, and the landowners hold weaker surveillance control rights. The current value allocation of rights transformation for urban renewal employs common sharing of expenses with the implementers. After deducting the common sharing of the discounted price substitute payment of the land and buildings after the rights transformation, the remaining lands and buildings shall be allocated to the original landowners according to the rights value proportion before each piece of land rights was transformed. In so doing, the land owners obtain most of the residual claim. Under such separation of the control rights and the residual claim, whether the value allocation of the rights transformation is as suitable arrangement for property rights? Will it be the incentives to the urban renewal participants? Whether it will facilitate the efficiency of urban renewal promotion? These are the main points of the analysis of this paper. Land owners and the implementers with the same Renewal Unit retain a short-term and once-for-all cooperative nature. According to the regulations of current Urban Renewal Act, both parties of the transaction by signing an agreement as the key contract of implementing urban renewal business. After signing up the contract, due to the different ratio of specific investment input by both sides of the transaction, the initial contract thus normally has been delaying or doubtfully signed. Even worse, after eventually signing the contract, there are still uncertain disputes on rights and obligations. Via the thoughts of Incomplete Contracts Theory, this paper not only analyzes the contractual relationship and the specific investment relationship of land owners and the implementers, but also recommends a new transaction contract model to decrease the opportunism behaviors of both sides, and further more, to facilitate the implement of urban renewal business