由於都市土地取得不易房價過高，生活居住型態改變，集合住宅大樓建築物林立，居住環境安全是人們保障生命財產首要課題。集合住宅透過每次建築物公共安全檢查申報及抽複查機制，在法令相關規定檢視居住場所是否符合相關基本規定，了解潛在危險因子進而解決。
有鑑於110年10月發生高雄市城中城大火，因未達16樓無需辦理公安檢查申報，閒置空間缺乏管理致防火區劃破壞、樓梯雜物阻塞造成住戶重大傷亡。有此可知建築物公共安全維護非僅是政府之責，更是全民之責，唯有透過建立建築物公共安全管理體制，才能達到防範未然。內政部遂於111年底公布8樓以上未達16樓的大樓於112年底前須完成申報作業，藉以了解8樓以上集合住宅不合格原因並加以列管促其改善，防範憾事再發生。
本研究針對高雄市110~112各年度8樓以上集合住宅公安抽複查案件總數及111年度8-15樓集合住宅建物公安檢查申報案件總數，進行統計及分析探討，彙整相關文獻及歷年法規，再依據分析結果提出高雄市8樓以上集合住宅影響公共安全的高風險類型與潛在危害因子。
透過高雄市政府110-112年度集合住宅公共安全抽複查及111年度公共安全檢查簽證案件數分析統計，了解集合住宅高風險類型規模與可能造成危害的主要因子。其研究結果顯示如下:
(一)針對110-112年度集合住宅公共安全抽複查結果:
(1)高風險類型: 樓層數在8F~15F間、總樓地板面積小於10,000㎡，建築物處於商業區用地，住商混合使用用途高風險類型。
(2)潛在危害因子:安全梯及直通樓梯依相關法規逐條檢查無法全數符合。
(二)111年度公共安全檢查簽證結果:
(1)高風險類型: 樓層數在8F~15F間，總樓地板面積小於10,000㎡，建築物處於商業區及住宅區用地(商業區及住宅區不合格率皆大於9成)，住商混合使用用途高風險類型。
(2)潛在危害因子:安全梯及避難層出入口依相關法規逐條檢查無法全數符合。
由上可知首次申報公安檢查之場所因使用者不諳法令或未經專業檢查人證資格之專業人士明確告知違反建築相關法令情形，讓自己居住於危險場所內，此為社會公共安全最大隱憂。
集合住宅大樓公共安全檢查不合格與建築物使用管理是否良好有極大的關係，針對提高不合格率列出下列改善對策，期望:
(一) 住戶確實遵守公寓大廈管理規約，不將公共區域納為自用範圍隨意改裝，將公共區域圈圍為自家使用。
(二) 管委會應確實執行監督責任，對於違規使用住戶能立刻要求改正或處與罰款，共同營造良好安全居住環境，提升生活品質。
(三) 為有效解決集合住宅場所不合格問題(安全梯最高)，透過公安檢查申報及公安複查機制，由第一線具專業檢查人資格與現場告知管委會及住戶，藉此溝通宣導相關法令及獎勵措施，促其了解不合格原因及未改善可能存在風險，減少民眾改善抗拒心態。
(四) 政府機關利用相關專業團體或社區鄰里拍攝影片上傳多媒體宣導。
(五) 政府機關提供優先補助改善項目，建立專案補助經費，促使場所盡速改善。
(六) 提供銀行優惠貸款，鼓勵管委會辦理改善不合格項目所需費用。
本研究以高雄市集合住宅公安檢查申報及抽複查作業樣本為例，對不合格建築物加以分類並分析，探討不合格原因及高風險類型，可能存在危害因子，期許建築物使用者及所有權人應長期共同維護管理，提供無阻礙的逃生避難空間及完好的防災設備，在遵守法令規定下，建築物內人員能盡速撤離，救難人員能安全地進入室內救災，降低生命及財產的損失。

Due to the difficulty in acquiring urban land and high housing prices, the lifestyle has changed, and residential buildings are everywhere. The safety of the living environment has become the primary issue for people to protect their lives and property. Through the public safety inspection and reporting of each building and the random review mechanism, collective residential buildings are inspected to see if the living places meet the relevant basic regulations in accordance with the relevant laws and regulations, and potential risk factors are understood and resolved.
In light of the October 2011 fire at Kaohsiung's City Center, where buildings below the 16th floor were not required to undergo public security inspections, poor management of unused space resulted in damaged fire zoning and clogged stairways, resulting in significant casualties among residents. This demonstrates that maintaining public safety in buildings is not solely the responsibility of the government, but of all citizens. Only by establishing a public safety management system can we prevent future incidents. The Ministry of the Interior announced at the end of 2012 that buildings with 8 floors or more but less than 16 floors must complete the inspection process by the end of 2013. This will help identify the reasons for non-compliance with the regulations for residential complexes above the 8th floor, identify them, and urge improvements to prevent such incidents from recurring.
Through analysis and statistics from the Kaohsiung City Government's public safety spot checks at residential complexes from 2011 to 2012, as well as the number of public safety inspection visa cases in 2012, we were able to understand the scale of high-risk types in residential complexes and the main factors that may cause harm. The research results are as follows:
(I) Results of the public safety inspection of residential complexes in 2011-2012:
(1) High-risk type: The number of floors is between 8F and 15F, the total floor area is less than 10,000 m2, the building is located in a commercial area, and the residential and commercial use is mixed.
(2) Potential hazard factors: The safety ladders and direct staircases cannot be fully compliant with the relevant regulations.
(II) Results of the public safety inspection and certification in 2011:
(1) High-risk type: The number of floors is between 8F and 15F, the total floor area is less than 10,000 m2, the building is located in a commercial area and a residential area (the failure rate of the commercial area and the residential area is greater than 90%), and the residential and commercial use is mixed.
(2) Potential hazard factors: The safety ladders and the entrances and exits of the refuge floor cannot be fully compliant with the relevant regulations.
From the above, we can see that the places that are reported for public security inspection for the first time are not familiar with the laws and regulations, or the users have not been clearly informed by qualified professionals that they violate relevant building laws and regulations, which makes them live in dangerous places. This is the biggest concern for social public safety.
Failure of public safety inspections in residential complexes is closely linked to the effectiveness of building management. To improve the failure rate, the following improvement measures are listed, with the following expectations:
(1) Residents must strictly abide by building regulations and refrain from arbitrarily modifying or enclosing common areas for personal use.
(2) The management committee should effectively enforce its supervisory responsibilities and promptly require corrections or impose fines on residents who violate regulations, thereby contributing to a safe and healthy living environment and improving quality of life.
(3) To effectively address the issue of non-compliant facilities in residential complexes (e.g., the highest safety ladder), a public security inspection reporting and review mechanism will be implemented. Qualified frontline inspectors will inform the management committee and residents on-site, communicating and promoting relevant laws and incentives, helping them understand the reasons for non-compliance and the potential risks of inadequate improvements, and reducing public resistance to improvement.
(4) Government agencies should utilize relevant professional groups or community members to film and upload multimedia promotional videos.
(5) Government agencies should prioritize subsidy improvements for these projects and establish dedicated funding to expedite improvements. (6) Provide preferential bank loans to encourage the management committee to handle the expenses required to improve unqualified projects.
This study uses a sample of Kaohsiung's collective housing complexes, including inspections, declarations, and random re-inspections, as an example to categorize and analyze unqualified buildings, exploring the causes of failure and high-risk types, as well as potential hazards. It encourages building users and owners to collaborate on long-term maintenance and management, providing unobstructed escape and refuge spaces and adequate disaster prevention equipment. This ensures that, in compliance with legal regulations, building occupants can evacuate as quickly as possible, allowing rescue workers to safely enter indoor spaces and reduce loss of life and property.

1.BPM is a trademark of OOSGA. (2023, December 23). 都市化 (Urbanization) 的定義為何？有哪些影響？ https://bpm.com.tw/explainer/urbanization-definition
2.內政部. (2025, March 21). 不動產資訊平台。https://pip.moi.gov.tw/Publicize/Info/E1030
3.內政部主管法規共用管理系統. (2025, May 19). 公寓大廈管理條例。https://glrs.moi.gov.tw/index.aspx
4.內政部主管法規共用系統. (2025, May 19). 建築物公共安全檢查簽證及申報辦法。https://glrs.moi.gov.tw/LawContent.aspx?id=FL003883
5.內政部主管法規管理系統. (2025, May 19). 消防法。https://glrs.moi.gov.tw/LawContent.aspx?id=GL000065
6.內政部國土管理署. (2024, December 23). 建築物使用類組及變更使用辦法。https://www.nlma.gov.tw/ch/legislation/law&regusw/194
7.內政部國土管理署. (2025, March 23). 維護公共安全方案-營建管理部分。https://www.nlma.gov.tw/ch/legislation/law&regusw/226
8.內政部國土管理署. (2025, May 19). 加強建築物公共安全檢查及取締執行要點。https://www.nlma.gov.tw/ch/legislation/law&regusw/219
9.內政部國土管理署. (2025, May 19). 建築法。https://www.nlma.gov.tw/ch/legislation/regsearch/219?utm_source=chatgpt.com
10.內政部國土署. (2025, May 17). 建築物公共安全檢查簽證及申報辦法。https://www.nlma.gov.tw/uploads/files/41060a6bfc794e666e519469df4399c0.pdf
11.內政部建築研究所委託研究報告. (2016). 建築物設施管理維護關鍵績效指標之研究。
12.全國法規資料庫. (2025, May 19). 建築技術規則。https://law.moj.gov.tw/LawClass/LawAll.aspx?pcode=D0070115
13.吳信輔 (2014) 。《台灣建築物公共安全檢查實務》。
14.吳明隆 (2013) 。《統計學》。台北市：五南圖書出版公司。
15.朱政德、龔哲永 (2018) 。《高雄市民間大坪數積層式集合住宅之建築計畫的發展脈絡與供給實態》。
16.李明鴻 (2020) 。《工廠類建築物公共安全檢查缺失改善之研究－以高雄市為例》。
17.林清琴 (2018) 。《台北市建築物公共安全檢查缺失探討－以集合住宅為例》。
18.洪翠芳 (2014) 。《違章建築拆除管理之研究－以高雄市住宅型態為例》。
19.消防局. (2024, November 10). 112消防統計年報。https://orgws.kcg.gov.tw/001/KcgOrgUploadFiles/310/relfile/68107/65310/631601ff-0d8b-4ffa-9d23-dcf9ae38f780.pdf
20.王昌偉 (2023) 。《老舊複合用途建築物防火避難及消防安全對策之研究》。
21.高雄市建築物公安安全檢查申報案件複查作業原則。
22.高雄市政府主管共用共用系統. (2025, May 19). 高雄市加強建築物公共安全管理自治條例。https://outlaw.kcg.gov.tw/LawContent.aspx?id=GL001166&utm_source=chatgpt.com
23.高雄市政府主管法規共用系統. (2025, May 19). 高雄市公寓大廈輔導管理自治條例。https://outlaw.kcg.gov.tw/LawContent.aspx?id=GL001976
24.高雄市政府全球資訊網 .(n.d.) 。集合住宅防災對策之探討。https://pwb.kcg.gov.tw/Web/ActivitiesDetailC001100.aspx?Cond=190bc1bc-2187-403e-972d-f85ae17477ac
25.高雄市政府 (2021) 。《110年度「高雄市建築物公共安全檢查簽證及申報案件委外辦理抽複查工作」》。
26.高雄市政府 (2022) 。《111年度「高雄市建築物公共安全檢查簽證及申報案件委外辦理抽複查工作」》。
27.高雄市政府 (2022) 。《111年度本市8樓至15樓集合住宅首次辦理公共安全檢查》。
28.高雄市政府 (2023) 。《112年度「高雄市建築物公共安全檢查簽證及申報案件委外辦理抽複查工作」》。
29.黃書禮等 (2018) 。《接軌「都市化與環境變遷」國際研究－台灣研究議題》。