III 摘要 2009 年 8 月，由北京市住房和城乡建设委员会、北京市发展和改革委员会、北京 市规划委员会和北京市国土资源局等部门联合发布的《北 京市公共租赁住房管理办法》 正式实施。2010 年 6 月，由中华人民共和国住房和城乡建设部、国家发展和改革委员会、 财政部和国土资源部等多部委共同制定的《关于加快发 展公共租赁住房的指导意见》正 式公布，这一专门针对“夹心层”住房问题出台的文件，标志着公共租赁住房正式列入 了我国城市住房保障制度。 但是，由于公租房政策制订的 不完善，在公租房规划、建设及分配入住等环节出 现了一些问题。主要体现在：公租房项目的套型、户型与申请人的需求不匹配；公租房 项目的交通、医疗、教育等配套不完善 ；公租房申请门槛的设置不够合理，一些本应该 享受到公租房保障的对象没有享受到；申请程序也相对繁琐；公租房租金价格没有发挥 资源配置作用，导致部分公租房项目房源 供不应求、“一房难求”，另一部分公租房项 目房源闲置，长期无人居住，造成住房资源、土地资源、财政资金浪费。 本论文以“北京市公共租赁住房入住率研究”为研究主题 ，将研究问题的视角聚 焦于公租房制度产生以来快速化发展的北京市。通过文献研究法提炼影响公租房入住率 的影响因子，通过结构方程定量分析影响因子的大小，通过实例研 究法和比较分析法验 证用结构方程得出的结论，并检验比较分析了北京市三个公租房项目。最终，本论文提 出如下提高北京市公租房入住率的对策及建议：第一，科学决策，提 高住房硬件因素， 在套型、面积限制下，合理设计户型；关注不同人群对房屋朝向的敏感度；合理配备房 间的屋内配置。第二，研究申请人需求特征，改善住房软件因素。强化 轨道交通引导， 加大交通沿线公租房布局；完善周边生活、医疗及教育配套。第三，适时调整国家政策 和法律。根据项目入住率情况，选择灵活的配租方式；科学合理制定公租 房分配政策； 合理设置申请门槛，及时进行动态调整；建立轮候制度，缩短轮候时间。第四，充分发 挥租金的资源配置核心作用。 [关键词] 北京市公共租赁住房；入住率；结 构方程模型（SEM）Abstract IV Abstract In August 2009, the Beijing Municipal Commission of Housing and Urban-Rural Development, Beijing Municipal Commission of Development and Reform, Beijing Municipal Commission of Planning, Beijing Municipal Bureau of Land and Resources and other departments jointly issued and officially implemented The Measures for the Administration of Public Rental Housing in Beijing. In June 2010, the Ministry of Housing and Urban-Rural Development of the People's Republic of China, the National Development and Reform Commission, the Ministry of Finance, the Ministry of Land and Resources and other ministries jointly formulated and officially released The Guiding Opinions on Accelerating the Development of Public Rental Housing. This document, which is specifically aimed at the "sandwich class" housing problem, marks that the public rental housing has been officially covered by China's urban housing security system. However, due to the imperfection of public rental housing policy, there are some problems in the planning, construction and allocation. It’s mainly reflected in the following aspects: the apartment type and house type do not match the demand of the applicant; the supporting facilities such as transportation, medical service, and education are not consummate; the setting of the application threshold is not reasonable, which has caused some eligible applicants fail to obtain the houses; the application process is relatively cumbersome to the general; the rent of the housing does not play a leading role in the resource allocation, resulting in some projects are in short supply, which is known as "a house is hard to find", while the other projects are still idle and uninhabited for a long time, resulting in waste of housing resources, land resources and financial funds. This paper focuses on the Study of Occupancy Rate of Public Rental Housing in Beijing, focusing on the rapid development of public rental housing system in Beijing. Through document research, the influencing factors of public rental housing occupancy rate are extracted, the size of the influencing factors is quantitatively analyzed by structural equation, the conclusions obtained by structural equation are verified by case study method and comparative analysis method, and three public rental housing projects in Beijing are tested and analyzed. Finally, this paper puts forward the following countermeasures and suggestions to improve the occupancy rate of public rental housing in Beijing: first, by scientific decision-making, improve the housing hardware conditions, under the restrictions of apartment type and area, reasonably design the house type; pay attention to the demand of house direction by different people; reasonably equip the rooms. Second, study the demand characteristics of applicants and improve the housing software conditions. Strengthen the guidance of rail transit system, increase the allocation of public rental housing along the traffic lines, and improve the relative living, medical and education facilities. Third, adjust the national policies and laws in a timely manner. Flexibly select the allocation mode based on the occupancy rate of the project; scientifically and reasonably formulate the allocation policy; reasonably set up and adjust the application threshold; establish a scientific waiting system and shorten waiting time. Fourth, give a full play to the core role of the rent in resource allocation. Keywords: Beijing public rental housing; occupancy rate; structural equation model (SEM)目 录 V 目 录 北京建筑大学硕士学位论文原创性声明 北京建筑大学硕士学位论文使用授权书 摘 要......................III Abstract....................IV 第 1 章 绪 论............1 1.1 研究背景...........................1 1.1.1 北京市大力发展公租 房...........................1 1.1.2 租售并举，以租为主的提出...................1 1.1.3 公租房入住率面临挑战...........................2 1.2 研究目 的...........................2 1.3 国内外研究现状...............2 1.3.1 国外研究现状............2 1.3.2 国内研究现状............4 1.3.3 文献评 述....................6 1.4 研究内容...........................6 1.5 研究方法...........................7 1.6 创新点7 第 2 章 公共租赁住房的相关概念及理论基 础...................9 2.1 公共租赁住房的相关概念..............................9 2.1.1 公共租赁住房............9 2.1.2 入住率和配租率........9 2.1.3 空置 率........................9 2.1.4 租售并举....................9 2.2 公共租赁住房的理论基础............................10 2.2.1 住房过滤理论..........10 2.2.2 社会保障理论..........10 2.2.3 公平与效率理论......10 第 3 章 北京市公租房现状及存在的问题.........................11 3.1 北京市公租房现状.........11 3.1.1 北京市公共租赁住房发展概述.............11 3.1.2 北京市公租房管理机构设置.................12 3.2 北京市公租房存在的问题............................13 3.2.1 住 房保障政策不稳定，缺乏前瞻性.....13 3.2.2 公租房制度不完善、更新不及时.........13 3.2.3 公租房区位不尽合理、周边配套有待提高........................14 3.2.4 公租房房屋设计前期调查不充分.........15 3.2.5 租金水平未能有效调节公租房项目的需求情况................15 第 4 章 北京市公租房入住率影响因素及其关联性分析.16 4.1.公租房入住率影响因素的逻辑关系............16 4.2 影响北京市公租房入住率的指标选择........16目 录 VI 4.2.1 住房硬件因素（HF：Hardware facilities for housing）.....16 4.2.2 住房软件因素（SF：Software facilities for housing）.......18 4.2.3 国家政策和法律因素（PR:National policies and Regulations）.......................19 4.2.4 租金水平因素（RL：Rent level）.......20 4.3 数据收集与变量设计.....21 4.4 基于 SEM 的因子分析.. 22 4.4.1 信度和 收敛效度分析.............................22 4.4.2 区分效度分析..........23 4.4.3 模型拟合度指标分析.............................24 4.4.4 结果分 析..................24 4.5 北京市典型公租房入住率案例分析与比较26 4.5.1 瑞湾家园公租房入住率状况分析.........26 4.5.2 燕保·马泉营项目公租房入住率状况分 析.......................... 27 4.5.3 燕保·马驹桥项目公租房入住率状况分析.......................... 29 4.5.4 三个典型公租房项目入住率比较分析.30 第 5 章 提 高北京市公租房入住率的对策..............