[{"data":1,"prerenderedAt":10406},["ShallowReactive",2],{"podcast-all-episodes":3},[4,422,998,1527,1927,2457,3008,3529,4106,4586,5030,5488,5985,6555,7223,7724,8295,8757,9288,9887],{"id":5,"title":6,"appleUrl":7,"audioUrl":8,"body":9,"cover":406,"date":407,"description":408,"draft":409,"duration":410,"durationFormatted":411,"episodeNumber":412,"excerpt":412,"extension":413,"firstoryId":414,"hasTranscript":415,"meta":416,"navigation":415,"path":417,"seo":418,"slug":419,"spotifyUrl":412,"stem":420,"tags":412,"__hash__":421},"podcast/podcast/bonus-代管專家從小火龍進階到噴火龍的慘痛成長史.md","【租屋怪談 #2】代管專家從「小火龍」進階到「噴火龍」的慘痛成長史","https://podcasts.apple.com/tw/podcast/id1823849848","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmjswvufl0ahf01qedlhudi0w/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmjswvufl0ahg01qe01kxbdvk.mp3?v=1767118788204",{"type":10,"value":11,"toc":393},"minimark",[12,27,30,33,41,46,49,56,62,65,69,75,82,85,91,94,103,110,114,121,124,127,131,137,140,155,162,167,174,185,190,194,201,204,210,215,222,226,229,232,237,243,247,253,260,263,270,276,283,290,293],[13,14,15],"p",{},[16,17,18,19,26],"em",{},"本集節目由臺灣雲端租屋科技 Renco 贊助播出。想找到真實房源、透明價格、安心租屋？趕快搜尋 ",[20,21,25],"a",{"href":22,"rel":23},"https://renco.tw/",[24],"nofollow","Renco 自助租屋","！",[28,29],"hr",{},[13,31,32],{},"歡迎來到「租屋怪談」第二集！上一期我們邀請到穩重的代管專家 Jim，分享了他如何在面對棘手房客時展現成熟男人的氣質、穩住場面。而這一集，Jim 要帶我們回到他還是「小火龍」的青澀時期——一段充滿心酸與血淚的成長故事。",[13,34,35,36,40],{},"正如他所說：",[37,38,39],"strong",{},"噴火龍也是從小火龍開始的","，每一個成熟的代管專家，都曾經歷過慘痛的學費期。",[42,43,45],"h2",{"id":44},"菜鳥代管的起點把所有人都當爸爸","菜鳥代管的起點：把所有人都當爸爸",[13,47,48],{},"Jim 大約在十年前進入租屋代管這一行。前一兩年的他，剛從大學畢業、對人性的險惡一無所知，覺得全世界的人都是好人，別人對你真誠、你就必須真誠以對。",[13,50,51,52,55],{},"大約入行兩年後，Jim 獨自接手了一個學長離職前留下的案件——一間月租約",[37,53,54],{},"六、七萬元","的高單價物件。成交後可以收取六、七萬元的服務費，算是一個大案子。然而，年紀尚輕的他面對這樣的案子，心裡充滿了害怕，生怕哪裡服務不周到。",[57,58,59],"blockquote",{},[13,60,61],{},"「那時候看到屋主，我們都是把他當爸爸看待。房東是爸爸，房客也是爸爸。他們的租金金額都不是我能想像的，畢竟那時候自己的薪水一個月也不到六萬，你給我機會，我什麼都可以給你。」",[13,63,64],{},"學長在交接時有提醒他：這個房東有時候會比較計較，房客如果有任何問題，房東都會追究。但當時的 Jim 覺得這很正常，自信地認為自己可以搞定。",[42,66,68],{"id":67},"高單價房東的第一堂課先確認要租再談條件","高單價房東的第一堂課：先確認要租，再談條件",[13,70,71,72],{},"這間高租金物件的房東，外表看起來就是一個成功人士，講話也算客氣。房東也給了 Jim 一個重要觀念：",[37,73,74],{},"房子租得越貴，來租的人水準也不會太差。",[13,76,77,78,81],{},"一般人的房租大約是薪水的三分之一，要租得起六萬元的房子，月薪至少要",[37,79,80],{},"十二萬元以上","，通常是科技業主管或金融業的中高階人士。所以理論上，房客方面不會有太大的問題。",[13,83,84],{},"然而，招租的過程並不順利。高單價的房子，看房的人本來就不多。好不容易找到一位有意願的房客，對方提出了一些條件——換洗衣機、換床墊等等。Jim 把這些條件收集好後，回報給房東。",[13,86,87,88],{},"房東的態度卻是：",[37,89,90],{},"「到底有沒有要租？沒有要租，你跟我講這些幹嘛？」",[13,92,93],{},"Jim 當下覺得委屈，認為房東在故意刁難、不讓他成交。但事後回想，房東教會了他一件很重要的事：",[57,95,96],{},[13,97,98,99,102],{},"就像買賣不動產一樣，",[37,100,101],{},"要先下斡旋、確定要買，才來談條件。"," 不是你隨便談條件，最後對方說「我還要再想想」，那前面的溝通不就全浪費了嗎？",[13,104,105,106,109],{},"這一課讓 Jim 改變了工作流程。後來他要求有意願的房客",[37,107,108],{},"先付訂金，確認要租之後，再來談條件","。最終也順利找到一位房客，付了訂金、談好條件，幫房東換了洗衣機和床墊，順利成交。",[42,111,113],{"id":112},"免費代管一年小火龍想進化的策略","免費代管一年：小火龍想進化的策略",[13,115,116,117,120],{},"成交後，Jim 主動向房東提出：他願意",[37,118,119],{},"無償幫忙管理這間房子一整年","。不像一般仲介，租完就不管了，他承諾會持續服務、把房客的問題都處理好，讓房東不用面對房客的心理壓力。",[13,122,123],{},"他的目的是希望透過免費代管建立信任，讓房東每年都把房子交給他，以便未來收取管理費用。這其實就是從「小火龍」進化到「火恐龍」的關鍵佈局。",[13,125,126],{},"這一年確實相安無事。房客是金融業的高階主管，水準很高，住了一年後退租也很順利。點交流程一切正常：檢查房屋狀況、確認物品完好、繳清水電費，押金也如數退還給房客。",[42,128,130],{"id":129},"真心換絕情退租後的逆轉","真心換絕情：退租後的逆轉",[13,132,133,134],{},"一切看似完美，",[37,135,136],{},"反轉卻在退租後開始。",[13,138,139],{},"房東在房客退租、重新招租的過程中，自己進去房子檢查，發現了兩個問題：",[141,142,143,149],"ol",{},[144,145,146],"li",{},[37,147,148],{},"床墊上有污漬",[144,150,151,154],{},[37,152,153],{},"牆壁上有刮痕","（椅子靠到牆壁磨出的痕跡）",[13,156,157,158,161],{},"Jim 認為這些都是",[37,159,160],{},"正常使用痕跡","，租給人住了一整年，不可能保持得跟全新一樣。但房東完全不能接受，開始對 Jim 劈頭蓋臉地教訓：",[57,163,164],{},[13,165,166],{},"「今天是我給你飯吃，你有沒有搞清楚自己的立場？我給你錢、我繼續給你租，你跟我講那麼多廢話幹嘛？這些東西是要修的，我租房子還需要你教嗎？」",[13,168,169,170,173],{},"房東從頭到尾態度都是居高臨下，讓當時的 Jim 完全招架不住。更棘手的是，",[37,171,172],{},"押金已經全數退還給房客了","，房東把矛頭指向 Jim，要求他處理這些維修費用。",[13,175,176,177,180,181,184],{},"床墊是獨立筒的高級品，房東說要價",[37,178,179],{},"三、四萬元","，加上牆壁修繕，金額不小。最終，Jim 被房東說服了——他把自己賺的服務費，分到手的",[37,182,183],{},"兩、三萬元全數賠給了房東","，等於這個案子白做了。",[57,186,187],{},[13,188,189],{},"「今天一個業務最可憐的就是被客人說服。那時候我覺得是自己的失誤，也怕被主管知道會被罵、甚至丟工作，所以就私底下自己把這件事扛下來了。」",[42,191,193],{"id":192},"賠了夫人又折兵房東的背信","賠了夫人又折兵：房東的背信",[13,195,196,197,200],{},"Jim 在賠錢的同時，向房東提出一個請求：",[37,198,199],{},"既然我這麼負責，下一次出租，能不能優先交給我？"," 讓他有機會把賠掉的錢賺回來。",[13,202,203],{},"房東口頭答應了。",[13,205,206,209],{},[37,207,208],{},"結果隔了兩天，Jim 就看到這間房子已經交給了其他仲介。"," 最終這間房子也不是由他成交的。",[57,211,212],{},[13,213,214],{},"這就是「真心換絕情」。賠了錢、賠了時間、賠了一整年的免費代管，最後什麼都沒有。",[13,216,217,218,221],{},"而事後回想，Jim 認為房東很可能",[37,219,220],{},"根本沒有把床墊換掉，也沒有去刷油漆","——那筆維修費用，本質上就是在欺負新人。",[42,223,225],{"id":224},"從小火龍到噴火龍進化後的處理方式","從小火龍到噴火龍：進化後的處理方式",[13,227,228],{},"這次慘痛的經歷，成為 Jim 職涯中最重要的一堂課。從這一刻起，他開始進化。",[13,230,231],{},"如果現在再遇到類似的情況，Jim 會這樣跟房東溝通：",[57,233,234],{},[13,235,236],{},"「大哥，你身價這麼高、房子條件這麼好，要因為一點使用痕跡去計較，花兩、三個月時間處理，有符合經濟效益嗎？你不如拿這個時間去多賺一點錢，不是更快？你有差這三萬塊嗎？」",[13,238,239,242],{},[37,240,241],{},"從被房東教育，到反過來教育房東","——這就是小火龍成長為噴火龍的關鍵轉變。現在的 Jim 不會再被任何人說服做不合理的事，而是能夠用專業的角度引導客戶做出理性的決策。",[42,244,246],{"id":245},"專業代管的價值讓房東省心省事","專業代管的價值：讓房東省心省事",[13,248,249,250],{},"Jim 目前也負責管理主持人名下的物業。實際合作的體驗是：房東收到的訊息就是「這間房子空租了」、「下禮拜就出租了」、「現在又滿租了」，",[37,251,252],{},"內容上完全不需要操心。",[13,254,255,256,259],{},"甚至有一次，房客上個月還沒繳房租，房東自己都還沒注意到，Jim 已經主動發現並追繳，",[37,257,258],{},"下午就入帳了","。這就是專業代管的效率。",[42,261,262],{"id":262},"半夜染髮沒水的插曲",[13,264,265,266,269],{},"節目中也分享了一個有趣的案例：一位女性房客因為要參加 GD 演唱會，半夜三點在家染髮，結果染劑還在頭上時，",[37,267,268],{},"房子突然沒水了","。",[13,271,272,273,269],{},"房客半夜求助，但附近是小巨蛋，演唱會期間旅館全部客滿，無法借用。最後房客只好去附近的美髮店洗頭，",[37,274,275],{},"花了三千元",[13,277,278,279,282],{},"這個案例正好說明了代管的價值：如果有專業的管理人員，",[37,280,281],{},"至少房東不用在半夜收到這種訊息、煩惱該不該回覆","。管理人員可以第一時間處理，房東只需要知道最終結果就好。",[13,284,285,286,289],{},"正如 Jim 所說的心法：",[37,287,288],{},"「先穩住，讓子彈飛一會兒。」"," 很多問題不需要立即回應，等對方自己處理完，可能最後就只是一筆小費用的事。",[42,291,292],{"id":292},"重點整理",[294,295,296,309],"table",{},[297,298,299],"thead",{},[300,301,302,306],"tr",{},[303,304,305],"th",{},"主題",[303,307,308],{},"重點內容",[310,311,312,321,329,337,345,353,361,369,377,385],"tbody",{},[300,313,314,318],{},[315,316,317],"td",{},"新人常犯的錯",[315,319,320],{},"把客戶當爸爸、有求必應，缺乏專業立場與底線",[300,322,323,326],{},[315,324,325],{},"高單價物件的招租邏輯",[315,327,328],{},"房租越高，房客水準通常越好，但看房人數也相對少",[300,330,331,334],{},[315,332,333],{},"先確認再談條件",[315,335,336],{},"房客應先付訂金確認要租，再討論換設備等條件，避免無效溝通",[300,338,339,342],{},[315,340,341],{},"免費代管的風險",[315,343,344],{},"無償服務不一定能換來長期合作，反而可能被當作理所當然",[300,346,347,350],{},[315,348,349],{},"正常使用痕跡的認定",[315,351,352],{},"牆壁刮痕、床墊污漬等屬正常使用，不應由仲介或房客全額承擔",[300,354,355,358],{},[315,356,357],{},"押金退還的時機",[315,359,360],{},"應在房東確認屋況無問題後再退押金，避免後續爭議無法追償",[300,362,363,366],{},[315,364,365],{},"被說服的代價",[315,367,368],{},"業務最怕被客戶說服做不合理的事，要有自己的專業判斷",[300,370,371,374],{},[315,372,373],{},"進化後的溝通方式",[315,375,376],{},"用經濟效益的角度引導房東理性思考，而非被動接受所有要求",[300,378,379,382],{},[315,380,381],{},"專業代管的價值",[315,383,384],{},"讓房東不用面對瑣碎問題，省下時間與心理壓力",[300,386,387,390],{},[315,388,389],{},"處理突發狀況的心法",[315,391,392],{},"「先穩住，讓子彈飛一會兒」，不急於回應，等結果出來再處理",{"title":394,"searchDepth":395,"depth":395,"links":396},"",2,[397,398,399,400,401,402,403,404,405],{"id":44,"depth":395,"text":45},{"id":67,"depth":395,"text":68},{"id":112,"depth":395,"text":113},{"id":129,"depth":395,"text":130},{"id":192,"depth":395,"text":193},{"id":224,"depth":395,"text":225},{"id":245,"depth":395,"text":246},{"id":262,"depth":395,"text":262},{"id":292,"depth":395,"text":292},"https://image.firstory-cdn.me/Avatar/cmbz80ajg0jqo01tc3lbn7go5/1750085982607.jpg","2026-01-10","本集節目由臺灣雲端租屋科技 Renco 贊助播出。想找到真實房源、透明價格、安心租屋？趕快搜尋 Renco 自助租屋！",false,1221,"20:21",null,"md","cmjswvufl0ahf01qedlhudi0w",true,{},"/podcast/bonus",{"title":6,"description":408},"bonus-property-manager-growth-story","podcast/bonus-代管專家從小火龍進階到噴火龍的慘痛成長史","WtNYkxYwoGG22BCphrfTB2VB-xiJwwpB6jnc_yv2tTU",{"id":423,"title":424,"appleUrl":7,"audioUrl":425,"body":426,"cover":406,"date":989,"description":408,"draft":409,"duration":990,"durationFormatted":991,"episodeNumber":412,"excerpt":412,"extension":413,"firstoryId":992,"hasTranscript":415,"meta":993,"navigation":415,"path":417,"seo":994,"slug":995,"spotifyUrl":412,"stem":996,"tags":412,"__hash__":997},"podcast/podcast/bonus-比鬼更可怕的是鬼房客資深代管揭露專業租屋詐騙術.md","【租屋怪談 #1】比鬼更可怕的是「鬼房客」！資深代管揭露專業租屋詐騙術","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmjswr13p000g01rpaemedcr9/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmjswr13p000h01rphn4b0mzv.mp3?v=1767118579900",{"type":10,"value":427,"toc":972},[428,435,437,441,447,458,462,476,479,491,503,514,525,529,532,558,561,565,572,591,602,616,620,623,655,665,669,672,702,705,712,716,723,726,764,771,785,789,792,796,822,825,850,853,864,867,874,876,878],[13,429,430],{},[16,431,18,432,26],{},[20,433,25],{"href":22,"rel":434},[24],[28,436],{},[42,438,440],{"id":439},"代管業者的日常不只是租房更是風險管理","代管業者的日常：不只是租房，更是風險管理",[13,442,443,444,269],{},"本集特別企劃「租屋怪談」，邀請到資深代管業者（化名「俊」）來分享他親身經歷的「鬼房客」故事。雖然農曆七月想聊鬼故事，但俊坦言自己沒遇過靈異事件，倒是遇過不少",[37,445,446],{},"行為比鬼還可怕的房客",[13,448,449,450,453,454,457],{},"俊的工作不只是帶看、開發房源，公司還提供",[37,451,452],{},"房客管理服務","：與房東簽訂合作契約後，代為管理房客、處理大小事務，房東只需負責金流收租，代管公司則按月收取",[37,455,456],{},"總租金的一定比例","作為服務費。正因為要負全責，代管業者對房客的篩選格外重要——但有時候，業績壓力會讓判斷力打折扣。",[42,459,461],{"id":460},"月黑風高的初次見面疑點重重的女房客","月黑風高的初次見面：疑點重重的女房客",[13,463,464,465,468,469,472,473,269],{},"故事發生在台北東區一間精華地段的隔間套房。這間房子條件普通，租金大約",[37,466,467],{},"九千到一萬二","，一層隔了七間套房。由於代管是按總租金抽成，俊對",[37,470,471],{},"滿租率","極為敏感——一般業者能接受空屋一個月，但他",[37,474,475],{},"空了十二天就開始焦慮",[13,477,478],{},"就在壓力逼近臨界點時，一位長髮飄逸、身穿白衣的女子前來看房。帶看過程中，俊很快察覺了幾個不對勁的地方：",[57,480,481],{},[13,482,483,486,487,490],{},[37,484,485],{},"疑點一：連自己姓什麼都說不清。"," 俊問她怎麼稱呼，她先說姓「吳」，兩秒後又改口說姓「周」。以俊的經驗，",[37,488,489],{},"會刻意隱瞞身份的人，職業或背景通常有問題","——可能是沒有工作、從事較敏感的職業，或者是「骨牌型」問題房客。",[57,492,493],{},[13,494,495,498,499,502],{},[37,496,497],{},"疑點二：沒有緊急聯絡人。"," 簽約時俊要求提供緊急聯絡人，她聲稱自己",[37,500,501],{},"沒有朋友也沒有家人","，最後被逼著才勉強寫了一個名字，但看起來跟她八竿子打不著關係。",[57,504,505],{},[13,506,507,510,511,269],{},[37,508,509],{},"疑點三：職業交代含糊。"," 她自稱在「廣告業」工作，但說得不清不楚。俊指出，聲稱「自由業」、「做網拍」、「廣告業」的房客，實際上往往",[37,512,513],{},"沒有穩定工作或不方便說明真實職業",[13,515,516,517,520,521,524],{},"儘管警覺性已經拉滿，但空屋十二天的壓力讓俊的篩選標準",[37,518,519],{},"從 90 分降到了 60 分","——只要基本達標就放行。他偷瞄了一眼對方的存摺，發現扣掉兩個月押金加一個月租金後，還剩大約",[37,522,523],{},"四到五個月的房租","，勉強覺得安全。最終還是決定租了。",[42,526,528],{"id":527},"未雨綢繆簽約時的自保措施","未雨綢繆：簽約時的自保措施",[13,530,531],{},"雖然決定出租，俊並沒有放鬆戒備。他在簽約過程中做了幾件關鍵的事：",[141,533,534,540,546,552],{},[144,535,536,539],{},[37,537,538],{},"每一條合約細節都逐條講解並確認","，確保對方不能事後反悔說不知道",[144,541,542,545],{},[37,543,544],{},"全程錄音","，保留講解合約內容的完整紀錄",[144,547,548,551],{},[37,549,550],{},"交屋前拍攝所有房屋現況照片","，記錄牆壁狀況、門鎖狀態、設備原貌",[144,553,554,557],{},[37,555,556],{},"合約明訂損壞賠償金額","，每項設備壞掉要賠多少都寫得清清楚楚",[13,559,560],{},"這些看似「多此一舉」的動作，後來全都派上了用場。",[42,562,564],{"id":563},"第一波攻勢半夜的精神騷擾","第一波攻勢：半夜的精神騷擾",[13,566,567,568,571],{},"入住後平靜了大約",[37,569,570],{},"兩到三個月","，某天晚上大約十一點，這位女房客突然傳訊息給俊，聲稱：",[573,574,575,582,588],"ul",{},[144,576,577,578,581],{},"房間裡出現",[37,579,580],{},"不明怪聲","，怎麼找都找不到來源",[144,583,584,585],{},"懷疑有人在",[37,586,587],{},"外面敲門",[144,589,590],{},"她一個女生獨住，感到非常緊張害怕",[13,592,593,594,597,598,601],{},"俊先安撫她，告知大樓有監視器（雖然實際上",[37,595,596],{},"監視器已經壞了很久","）。但大約一小時後，她又開始瘋狂傳訊息，說自己",[37,599,600],{},"精神恍惚、受到精神傷害、無法入睡、影響隔天工作","，訊息一則接一則。",[13,603,604,605,608,609,612,613,269],{},"俊私下向同棟其他六間套房的房客確認，所有人都表示",[37,606,607],{},"完全沒有聽到任何異常聲響","。確認事件是子虛烏有之後，俊選擇了一個策略——",[37,610,611],{},"不回覆，以靜制動","，讓對方的情緒自行冷卻。果然，隔天早上醒來，那些訊息",[37,614,615],{},"全部被收回了",[42,617,619],{"id":618},"第二波攻勢自導自演的入室破壞與報警","第二波攻勢：自導自演的「入室破壞」與報警",[13,621,622],{},"平靜了大約二十幾天後，故事進入高潮。同樣是深夜時分，女房客開始傳照片給俊，這次的指控升級了：",[573,624,625,635,645],{},[144,626,627,630,631,634],{},[37,628,629],{},"衣服被弄髒","：拍了衣服上有髒污的照片，宣稱有人闖入破壞她的隨身衣物（實際上只是共用洗衣機的",[37,632,633],{},"棉絮殘留","，清一下濾網再洗就好）",[144,636,637,640,641,644],{},[37,638,639],{},"門鎖鏈條被破壞","：拍了房門鏈條的照片，聲稱被人強行闖入（實際上",[37,642,643],{},"鏈條本來就是壞的","，從未裝上）",[144,646,647,650,651,654],{},[37,648,649],{},"牆壁有可疑污漬","：指著牆上的白霜與汙漬說是入侵者留下的痕跡（實際上是",[37,652,653],{},"未粉刷的老舊牆面受潮後的正常現象","）",[13,656,657,658,661,662,269],{},"她聲稱",[37,659,660],{},"財物遭到損失","，要求俊協助報警，並且自己也真的報了警。她把整個房間描述得像一個",[37,663,664],{},"案發現場",[42,666,668],{"id":667},"正面對決證據就是最好的武器","正面對決：證據就是最好的武器",[13,670,671],{},"這一次，俊判斷「以靜制動」的策略已經失效，決定直接面對面處理。他到了現場，做了以下幾件事：",[141,673,674,680,686,692],{},[144,675,676,679],{},[37,677,678],{},"拿出簽約時拍攝的原始照片逐一比對","——牆壁的白霜、鏈條的缺失，每一項都跟入住前一模一樣，證明這些「損壞」本來就存在",[144,681,682,685],{},[37,683,684],{},"解釋衣服髒污的真正原因","——共用洗衣機的棉絮問題，清理濾網即可解決，在哪裡租房都會遇到",[144,687,688,691],{},[37,689,690],{},"表明監視器已查看過","，確認並無外人闖入的紀錄",[144,693,694,697,698,701],{},[37,695,696],{},"主動提出退租方案","：「如果妳真的覺得這裡危險，可以退租，我不扣任何押金。」這招",[37,699,700],{},"以退為進","，一方面展現誠意，另一方面也測試對方的真實意圖",[13,703,704],{},"最後，俊補上了關鍵的一句話：",[57,706,707],{},[13,708,709],{},[37,710,711],{},"「如果之後再發生這種查證後不存在的事件，我會直接請妳離開，並且扣除押金。」",[42,713,715],{"id":714},"真相大白這是一場有計畫的租屋詐騙","真相大白：這是一場有計畫的租屋詐騙",[13,717,718,719,722],{},"事後俊去了警察局了解狀況，得到了一個關鍵資訊：",[37,720,721],{},"這位女房客專門在這一帶租房，已經報過很多次警了。"," 她並不是第一次這樣做。",[13,724,725],{},"她的詐騙手法其實有一套固定模式：",[141,727,728,734,740,746,752,758],{},[144,729,730,733],{},[37,731,732],{},"用化名租房","，隱瞞真實身份（她一開始說的「吳」其實才是真姓，後來改口說「周」是想用化名）",[144,735,736,739],{},[37,737,738],{},"不提供真實的緊急聯絡人","，切斷外界查證的管道",[144,741,742,745],{},[37,743,744],{},"入住後製造各種「居住問題」","——怪聲、闖入、財物損失",[144,747,748,751],{},[37,749,750],{},"半夜密集傳訊息施加精神壓力","，讓房東或代管心理崩潰",[144,753,754,757],{},[37,755,756],{},"報警營造事件嚴重性","，讓對方覺得事情鬧大了",[144,759,760,763],{},[37,761,762],{},"要求賠償或退還費用","，以「財物損失」為由索取金錢",[13,765,766,767,770],{},"一般房東面對這種情況通常會害怕事情擴大，可能選擇",[37,768,769],{},"花錢消災","——「不然我賠你錢，你不要張揚。」這正是鬼房客要的結果。",[13,772,773,774,777,778,781,782,269],{},"但俊因為",[37,775,776],{},"事前做足了紀錄與證據保全","（錄音、拍照、合約細節），加上",[37,779,780],{},"冷靜判斷與果斷回應","，讓對方發現在他身上「削不到錢」。最終，這位房客安安穩穩住完一年約期，",[37,783,784],{},"合約到期後立刻被請走，雙方不再聯絡",[42,786,788],{"id":787},"代管業者的篩選心法如何辨識問題房客","代管業者的篩選心法：如何辨識問題房客",[13,790,791],{},"俊在故事尾聲分享了幾個實務上辨識問題房客的方法：",[793,794,795],"h3",{"id":795},"帶看時的觀察重點",[573,797,798,804,810,816],{},[144,799,800,803],{},[37,801,802],{},"身份資訊是否前後矛盾","：連自己姓什麼都說不清楚的人，背後一定有隱情",[144,805,806,809],{},[37,807,808],{},"緊急聯絡人是否能提供","：完全無法提供家人聯繫方式的，風險極高",[144,811,812,815],{},[37,813,814],{},"職業描述是否含糊","：說「自由業」、「做網拍」、「廣告業」但細節交代不清的，可能沒有穩定收入",[144,817,818,821],{},[37,819,820],{},"帳戶餘額是否足夠支撐數月租金","：至少要有扣完押金和首月租金後，還能維持四到五個月的餘額",[793,823,824],{"id":824},"自我保護的黃金動作",[573,826,827,832,838,844],{},[144,828,829,831],{},[37,830,544],{},"（尤其是合約講解過程）",[144,833,834,837],{},[37,835,836],{},"交屋前完整拍照存證","（牆壁、門鎖、設備、整體屋況）",[144,839,840,843],{},[37,841,842],{},"合約逐條講解確認","，確保雙方認知一致",[144,845,846,849],{},[37,847,848],{},"損壞賠償金額寫進合約","，白紙黑字不留灰色地帶",[793,851,852],{"id":852},"壓力管理的重要性",[13,854,855,856,859,860,863],{},"俊坦承，這次事件的根本原因是",[37,857,858],{},"空屋壓力導致篩選標準降低","——從 90 分降到 60 分。他建議房東：如果感覺到仲介或代管已經有壓力，",[37,861,862],{},"適時調降租金","，讓業者不必急著填補空屋，反而能更嚴格地篩選房客，對房子的安全更有保障。",[42,865,866],{"id":866},"結語",[13,868,869,870,873],{},"租屋市場裡什麼人都有，不管你是房東、房客還是仲介，遇到問題時最重要的是",[37,871,872],{},"保持冷靜、保留證據、保護自己","。如果覺得自己不擅長判斷，交給專業的仲介或包租代管公司來篩選房客，長遠來看會省去許多麻煩。",[28,875],{},[42,877,292],{"id":292},[294,879,880,890],{},[297,881,882],{},[300,883,884,887],{},[303,885,886],{},"項目",[303,888,889],{},"建議",[310,891,892,900,908,916,924,932,940,948,956,964],{},[300,893,894,897],{},[315,895,896],{},"身份核實",[315,898,899],{},"確認房客真實姓名與身份證件，注意前後說詞是否矛盾",[300,901,902,905],{},[315,903,904],{},"緊急聯絡人",[315,906,907],{},"務必要求提供家人聯繫方式，無法提供者應提高警戒",[300,909,910,913],{},[315,911,912],{},"職業與收入",[315,914,915],{},"確認職業細節與收入穩定性，存款至少能支撐四到五個月租金",[300,917,918,921],{},[315,919,920],{},"合約講解",[315,922,923],{},"每條細節逐一講解並確認，最好全程錄音存證",[300,925,926,929],{},[315,927,928],{},"屋況紀錄",[315,930,931],{},"交屋前完整拍照記錄所有設備與牆面狀況，避免事後爭議",[300,933,934,937],{},[315,935,936],{},"損壞賠償",[315,938,939],{},"合約中明訂各項設備損壞的賠償金額，白紙黑字",[300,941,942,945],{},[315,943,944],{},"異常事件處理",[315,946,947],{},"先向其他住戶查證，確認事實後再回應，切忌被情緒勒索",[300,949,950,953],{},[315,951,952],{},"證據保全",[315,954,955],{},"遇到糾紛時，錄音、照片、合約就是最有力的自保武器",[300,957,958,961],{},[315,959,960],{},"壓力管理",[315,962,963],{},"空屋壓力大時適時調降租金，避免因急著出租而降低篩選標準",[300,965,966,969],{},[315,967,968],{},"專業協助",[315,970,971],{},"若不擅長篩選房客，可委託專業仲介或包租代管公司代為處理",{"title":394,"searchDepth":395,"depth":395,"links":973},[974,975,976,977,978,979,980,981,987,988],{"id":439,"depth":395,"text":440},{"id":460,"depth":395,"text":461},{"id":527,"depth":395,"text":528},{"id":563,"depth":395,"text":564},{"id":618,"depth":395,"text":619},{"id":667,"depth":395,"text":668},{"id":714,"depth":395,"text":715},{"id":787,"depth":395,"text":788,"children":982},[983,985,986],{"id":795,"depth":984,"text":795},3,{"id":824,"depth":984,"text":824},{"id":852,"depth":984,"text":852},{"id":866,"depth":395,"text":866},{"id":292,"depth":395,"text":292},"2026-01-03",1594,"26:34","cmjswr13p000g01rpaemedcr9",{},{"title":424,"description":408},"bonus-nightmare-tenant-scam-exposed","podcast/bonus-比鬼更可怕的是鬼房客資深代管揭露專業租屋詐騙術","gsRGgyuqL3UZa5n8wzLIqxdgpFPvL279OIVY27lWxvs",{"id":999,"title":1000,"appleUrl":7,"audioUrl":1001,"body":1002,"cover":406,"date":1516,"description":408,"draft":409,"duration":1517,"durationFormatted":1518,"episodeNumber":1519,"excerpt":412,"extension":413,"firstoryId":1520,"hasTranscript":415,"meta":1521,"navigation":415,"path":1522,"seo":1523,"slug":1524,"spotifyUrl":412,"stem":1525,"tags":412,"__hash__":1526},"podcast/podcast/ep1-房東要不要報稅43-費用率社宅-15-萬免稅額一次搞懂誠實報稅不是多花錢而是用規則幫自己留下最多錢.md","EP1｜房東要不要報稅？43% 費用率、社宅 1.5 萬免稅額一次搞懂！「誠實報稅不是多花錢，而是用規則幫自己留下最多錢！」","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmcfo4rd4085n01zc2geb0es3/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmcfo4rd4085o01zc06btg7f7.mp3?v=1751080546628",{"type":10,"value":1003,"toc":1496},[1004,1011,1013,1017,1023,1030,1033,1037,1043,1046,1066,1071,1074,1081,1085,1088,1093,1097,1100,1104,1111,1115,1118,1124,1134,1137,1168,1171,1175,1178,1192,1198,1203,1207,1214,1221,1232,1236,1242,1247,1262,1265,1285,1292,1296,1299,1319,1322,1329,1332,1335,1348,1351,1354,1374,1379,1383,1386,1397,1399],[13,1005,1006],{},[16,1007,18,1008,26],{},[20,1009,25],{"href":22,"rel":1010},[24],[28,1012],{},[42,1014,1016],{"id":1015},"房東收租到底要不要報稅","房東收租，到底要不要報稅？",[13,1018,1019,1020],{},"報稅季一到，許多高收入族群都在比較「今年繳了多少稅」，但對於靠收租取得額外收入的房東來說，更根本的問題是：",[37,1021,1022],{},"租金收入到底要不要報稅？",[13,1024,1025,1026,1029],{},"答案非常明確：",[37,1027,1028],{},"不論你有幾間房、用什麼方式收租、房子位在台灣哪個縣市，租金收入都屬於個人所得，依法必須申報。"," 即使你只有一間房在出租，只要有收租行為，所有權人就需要把租金收入併入年度綜合所得稅申報。",[13,1031,1032],{},"至於擁有大量房產的「大戶」，通常會選擇直接成立公司，以公司名義持有不動產並收取租金，透過公司帳務進行合法節稅。",[42,1034,1036],{"id":1035},"不報稅國稅局查得到嗎","不報稅，國稅局查得到嗎？",[13,1038,1039,1040],{},"很多房東過去認為「租屋市場是黑市，不報稅也不會被抓」，但這個觀念已經過時了。",[37,1041,1042],{},"國稅局要查房東有沒有報稅，其實非常容易。",[13,1044,1045],{},"政府至少有以下幾種方式可以追查：",[141,1047,1048,1054,1060],{},[144,1049,1050,1053],{},[37,1051,1052],{},"水電表比對","：你的戶籍地在 A 處，但 B 處房屋的水表、電表持續在跳動，顯然有人在使用。如果你說「借給親戚住」，舉證責任在你身上。",[144,1055,1056,1059],{},[37,1057,1058],{},"租金補貼資料勾稽","：近年政府大力推動租金補貼，房客一旦申請補貼，租賃關係就會浮上檯面，國稅局可以直接比對。",[144,1061,1062,1065],{},[37,1063,1064],{},"金融與保險資料互通","：現在政府各機構資料已經高度連通，你的保險、金融商品進出、股票交易全部都有紀錄，「只是要不要查而已」。",[57,1067,1068],{},[13,1069,1070],{},"過去聽說租屋市場有八成以上的房東沒有報稅。但隨著租金補貼政策推動、資料系統整合，租屋黑市正在快速消失。",[42,1072,1073],{"id":1073},"房東報稅常見的三大地雷",[13,1075,1076,1077,1080],{},"節目中特別提醒，以下這些做法雖然在房東圈流傳，但",[37,1078,1079],{},"風險極高，千萬不要嘗試","：",[793,1082,1084],{"id":1083},"地雷一簽-ab-約壓低租金","地雷一：簽 AB 約壓低租金",[13,1086,1087],{},"有些房東為了規避二代健保或降低申報所得，會把實際租金壓低在兩萬元以下，私下另簽一份合約收取差額。但這麼做不僅違法，還可能反過來讓房客拿著「低租金合約」拒付差額，房東反而求助無門。",[57,1089,1090],{},[13,1091,1092],{},"曾有房東把三萬元租金拆成兩份一萬五的合約，結果房客直接說：「合約上寫一萬五，我就付一萬五。」房東有苦說不出。",[793,1094,1096],{"id":1095},"地雷二拆約分帳用不同帳戶收租","地雷二：拆約分帳、用不同帳戶收租",[13,1098,1099],{},"把一筆租金拆成多份合約、要求房客匯入不同帳戶，試圖分散收入。這些手法在國稅局的追查能力面前都不堪一擊。",[793,1101,1103],{"id":1102},"地雷三虛報修繕費用","地雷三：虛報修繕費用",[13,1105,1106,1107,1110],{},"明明花了三千元修馬桶，卻拿一萬元的收據來申報扣除。",[37,1108,1109],{},"政府不只會查你，還會去查開收據給你的廠商。"," 廠商的公司帳目必須對得上，一旦查出虛報，廠商的公司也會有麻煩。國稅局內部有非常多調查方法，他們只是「要不要查」的問題。",[42,1112,1114],{"id":1113},"合法節稅第一招43-標準費用扣除","合法節稅第一招：43% 標準費用扣除",[13,1116,1117],{},"這是最簡單、對大多數房東最有利的報稅方式。",[13,1119,1120,1123],{},[37,1121,1122],{},"計算方法","：全年租金收入 × (1 - 43%) = 應申報租金所得",[13,1125,1126,1127,1130,1131,269],{},"也就是說，政府直接認定你有 ",[37,1128,1129],{},"43% 的必要費用","（包含折舊、修繕、管理等各項開支），不需要提供任何收據或發票，",[37,1132,1133],{},"只要把租金收入打 57 折後列入所得即可",[13,1135,1136],{},"舉例來說：",[573,1138,1139,1150,1158],{},[144,1140,1141,1142,1145,1146,1149],{},"年租金收入 ",[37,1143,1144],{},"100 萬元","，只需申報 ",[37,1147,1148],{},"57 萬元","為租賃所得",[144,1151,1141,1152,1145,1155],{},[37,1153,1154],{},"50 萬元",[37,1156,1157],{},"28.5 萬元",[144,1159,1160,1161,1164,1165],{},"月租金 ",[37,1162,1163],{},"1 萬元","，等於每月只需申報 ",[37,1166,1167],{},"5,700 元",[13,1169,1170],{},"這個扣除比例其實非常優惠。一般執行業務所得大約只能扣除兩成（打八折），但租賃所得可以扣除 43%（打五七折），差距相當大。",[42,1172,1174],{"id":1173},"合法節稅第二招列舉扣除實際費用","合法節稅第二招：列舉扣除實際費用",[13,1176,1177],{},"如果你的實際支出確實超過租金的 43%，也可以選擇用「列舉扣除」的方式申報。適用的費用包括：",[573,1179,1180,1183,1186,1189],{},[144,1181,1182],{},"房屋修繕費",[144,1184,1185],{},"仲介費",[144,1187,1188],{},"保險費",[144,1190,1191],{},"房屋折舊",[13,1193,1194,1197],{},[37,1195,1196],{},"但要注意","：採用列舉式，所有收據和發票都必須完整保存，報稅時需要附上證明文件。",[57,1199,1200],{},[13,1201,1202],{},"一位資深房東的簡易記帳法：準備一個牛皮紙袋，一整年遇到跟這間房子相關的收入和支出單據，全部丟進去。年底的時候再整理計算，看看該選哪種申報方式比較有利。",[793,1204,1206],{"id":1205},"什麼時候適合用列舉式","什麼時候適合用列舉式？",[13,1208,1209,1210,1213],{},"列舉式比較適合",[37,1211,1212],{},"新交屋、剛完成大筆裝潢","的房東。因為這時候有大量的硬體設備支出，實際費用可能超過 43%。",[13,1215,1216,1217,1220],{},"但對大多數房東來說，尤其是都會區的老公寓，",[37,1218,1219],{},"43% 標準扣除通常比列舉式更划算","。因為：",[573,1222,1223,1226,1229],{},[144,1224,1225],{},"老房子折舊金額很低（屋齡超過 30-40 年的房子，房屋評定現值可能低於 10-12 萬，連房屋稅都不用繳）",[144,1227,1228],{},"如果房客穩定長租，每年的仲介費、修繕費加起來可能不到兩萬元",[144,1230,1231],{},"月租三萬元的 43% 就是一萬多元，單靠日常修繕很難超過這個金額",[42,1233,1235],{"id":1234},"社會住宅房東專屬每月-15-萬免稅額","社會住宅房東專屬：每月 1.5 萬免稅額",[13,1237,1238,1239,269],{},"這是政府為鼓勵房東加入社會住宅體系所提供的額外優惠，",[37,1240,1241],{},"非常划算",[13,1243,1244,1080],{},[37,1245,1246],{},"計算方式採用兩階段扣除",[141,1248,1249,1255],{},[144,1250,1251,1252],{},"先從每月租金中扣除 ",[37,1253,1254],{},"15,000 元免稅額",[144,1256,1257,1258,1261],{},"扣除後的餘額再乘以 ",[37,1259,1260],{},"(1 - 43%)","，才是應申報的租賃所得",[13,1263,1264],{},"舉例來說，假設月租金 30,000 元：",[573,1266,1267,1273,1279],{},[144,1268,1269,1270],{},"先減去免稅額：30,000 - 15,000 = ",[37,1271,1272],{},"15,000 元",[144,1274,1275,1276],{},"再乘以 57%：15,000 × 57% = ",[37,1277,1278],{},"8,550 元",[144,1280,1281,1282,1284],{},"等於月租三萬，每月只需申報 ",[37,1283,1278],{}," 所得",[13,1286,1287,1288,1291],{},"這就像百貨公司周年慶的「",[37,1289,1290],{},"先打八折，滿額再折抵","」，兩個階段都在幫你減少稅負。如果你的房子月租在一萬五以下，加入社宅後幾乎等於不用繳稅。",[793,1293,1295],{"id":1294},"如何申請成為社會住宅房東","如何申請成為社會住宅房東？",[13,1297,1298],{},"申請並不複雜：",[573,1300,1301,1307,1313],{},[144,1302,1303,1306],{},[37,1304,1305],{},"政府窗口","：各地社會住宅業務單位都有專門窗口",[144,1308,1309,1312],{},[37,1310,1311],{},"民間配合","：政府委託包租代管公司協助辦理，他們會幫你準備好所有文件",[144,1314,1315,1318],{},[37,1316,1317],{},"審核寬鬆","：因為政府希望廣泛招募房東加入，所以基本上都會通過",[13,1320,1321],{},"加入的原因在於：都會區政府沒有那麼多土地可以蓋公共住宅，因此透過委託民間仲介業者合作，讓既有的空餘房屋加入社會住宅行列，實現居住正義政策。",[13,1323,1324,1325,1328],{},"不過要注意，",[37,1326,1327],{},"社會住宅的房客是由政府篩選的","，通常是社會上有居住需求、需要幫助的族群。",[42,1330,1331],{"id":1331},"累進稅率不可怕",[13,1333,1334],{},"有些房東擔心租金收入讓自己「跳稅率級距」，例如從 12% 跳到 20%，就以為所有收入都要按 20% 課稅。",[13,1336,1337,1340,1341,1344,1345,269],{},[37,1338,1339],{},"這是誤解。"," 台灣的綜合所得稅採用",[37,1342,1343],{},"累進稅率（GT 式）","，不是一律制。即使跳到更高的級距，也只有超過門檻的部分才按新稅率計算，中間還有累進差額可以扣除，",[37,1346,1347],{},"實際影響沒有想像中那麼大",[42,1349,1350],{"id":1350},"報稅還有額外的好處",[13,1352,1353],{},"除了合法節稅之外，誠實報稅還能帶來額外的保障：",[573,1355,1356,1362,1368],{},[144,1357,1358,1361],{},[37,1359,1360],{},"法律保護更完整","：有報稅紀錄，遇到問題房客時，政府和警察單位更能依法協助處理",[144,1363,1364,1367],{},[37,1365,1366],{},"不怕房客威脅","：不用再擔心房客用「我要去檢舉你沒報稅」來要脅",[144,1369,1370,1373],{},[37,1371,1372],{},"心安理得","：不用活在隨時可能被查稅的陰影下",[57,1375,1376],{},[13,1377,1378],{},"曾有一位房東非常擔心自己兩間房的租金會讓稅負爆表，結果請專人試算完畢後發現：扣除各項免稅額和費用後，根本不用繳任何稅。",[42,1380,1382],{"id":1381},"怕麻煩找專業租屋公司幫忙","怕麻煩？找專業租屋公司幫忙",[13,1384,1385],{},"如果覺得報稅流程太複雜，可以考慮和大型租屋公司合作：",[573,1387,1388,1391,1394],{},[144,1389,1390],{},"他們有完整的體系和專業知識，能協助處理稅務問題",[144,1392,1393],{},"出租過程中能提供房東保障，不用擔心房客問題",[144,1395,1396],{},"社會住宅加盟、稅務試算等服務都能一站搞定",[42,1398,292],{"id":292},[294,1400,1401,1410],{},[297,1402,1403],{},[300,1404,1405,1407],{},[303,1406,886],{},[303,1408,1409],{},"內容",[310,1411,1412,1423,1434,1442,1453,1461,1472,1480,1488],{},[300,1413,1414,1417],{},[315,1415,1416],{},"租金要不要報稅？",[315,1418,1419,1422],{},[37,1420,1421],{},"一定要。"," 不論間數多寡，租金收入都屬於個人所得，依法必須申報",[300,1424,1425,1428],{},[315,1426,1427],{},"不報稅會被抓嗎？",[315,1429,1430,1433],{},[37,1431,1432],{},"會。"," 國稅局可透過水電表、租金補貼資料、金融紀錄等方式輕鬆追查",[300,1435,1436,1439],{},[315,1437,1438],{},"千萬別做的事",[315,1440,1441],{},"AB 約壓低租金、拆約分帳、虛報修繕費用，風險極高且容易被查",[300,1443,1444,1447],{},[315,1445,1446],{},"最簡單的節稅方式",[315,1448,1449,1452],{},[37,1450,1451],{},"43% 標準費用扣除","：租金收入直接打 57 折後才計入所得，不需任何收據",[300,1454,1455,1458],{},[315,1456,1457],{},"列舉扣除適用情境",[315,1459,1460],{},"新交屋或大筆裝潢支出時，實際費用可能超過 43%，可選擇列舉",[300,1462,1463,1466],{},[315,1464,1465],{},"社宅房東免稅額",[315,1467,1468,1469,1471],{},"每月最高 ",[37,1470,1254],{},"，扣除後再乘以 57%，兩階段打折非常划算",[300,1473,1474,1477],{},[315,1475,1476],{},"累進稅率",[315,1478,1479],{},"採累進制（GT 式），跳級距不代表全部收入都按高稅率課稅",[300,1481,1482,1485],{},[315,1483,1484],{},"報稅的額外好處",[315,1486,1487],{},"法律保護更完整、不怕房客威脅檢舉、遇糾紛時政府能依法協助",[300,1489,1490,1493],{},[315,1491,1492],{},"覺得麻煩怎麼辦？",[315,1494,1495],{},"找大型租屋公司或包租代管業者合作，一站式處理稅務與出租事宜",{"title":394,"searchDepth":395,"depth":395,"links":1497},[1498,1499,1500,1505,1506,1509,1512,1513,1514,1515],{"id":1015,"depth":395,"text":1016},{"id":1035,"depth":395,"text":1036},{"id":1073,"depth":395,"text":1073,"children":1501},[1502,1503,1504],{"id":1083,"depth":984,"text":1084},{"id":1095,"depth":984,"text":1096},{"id":1102,"depth":984,"text":1103},{"id":1113,"depth":395,"text":1114},{"id":1173,"depth":395,"text":1174,"children":1507},[1508],{"id":1205,"depth":984,"text":1206},{"id":1234,"depth":395,"text":1235,"children":1510},[1511],{"id":1294,"depth":984,"text":1295},{"id":1331,"depth":395,"text":1331},{"id":1350,"depth":395,"text":1350},{"id":1381,"depth":395,"text":1382},{"id":292,"depth":395,"text":292},"2025-06-28",1300,"21:40",1,"cmcfo4rd4085n01zc2geb0es3",{},"/podcast/ep1-43-15",{"title":1000,"description":408},"ep1-landlord-tax-guide","podcast/ep1-房東要不要報稅43-費用率社宅-15-萬免稅額一次搞懂誠實報稅不是多花錢而是用規則幫自己留下最多錢","HFggLVhmoOGW2TvN-jwlhYrqFDW5zSP3acCeWn-EfLE",{"id":1528,"title":1529,"appleUrl":7,"audioUrl":1530,"body":1531,"cover":406,"date":1916,"description":408,"draft":409,"duration":1917,"durationFormatted":1918,"episodeNumber":1919,"excerpt":412,"extension":413,"firstoryId":1920,"hasTranscript":415,"meta":1921,"navigation":415,"path":1922,"seo":1923,"slug":1924,"spotifyUrl":412,"stem":1925,"tags":412,"__hash__":1926},"podcast/podcast/ep10-房東與房仲必看如何選對租屋平台不花冤枉錢還能快速成交.md","EP10｜房東與房仲必看！如何選對租屋平台，不花冤枉錢還能快速成交？","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmetw4mnu00su01v97ijc0p97/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmetw4mnv00sv01v92i1f89j3.mp3?v=1756294082301",{"type":10,"value":1532,"toc":1901},[1533,1540,1542,1546,1553,1556,1559,1562,1568,1574,1583,1593,1599,1602,1605,1637,1646,1656,1660,1663,1668,1673,1678,1692,1697,1700,1703,1707,1714,1717,1721,1724,1728,1734,1738,1741,1745,1748,1754,1764,1778,1784,1790,1796,1802,1805,1811,1817,1823,1825],[13,1534,1535],{},[16,1536,18,1537,26],{},[20,1538,25],{"href":22,"rel":1539},[24],[28,1541],{},[42,1543,1545],{"id":1544},"為什麼平台選擇對房仲和房東這麼重要","為什麼平台選擇對房仲和房東這麼重要？",[13,1547,1548,1549,1552],{},"做房仲多年，官老頭深刻體會到：",[37,1550,1551],{},"平台曝光是成交的第一步","。選對平台，客源自然湧入，不論是買房還是租房都能事半功倍；選錯平台，錢花了卻石沉大海，毫無意義。",[13,1554,1555],{},"隨著 3C 與網路使用習慣普及，人們越來越依賴線上平台處理生活大小事。早期找房子靠的是路邊的紅紙條、社區公佈欄上手寫的「學生套房出租」傳單，下面撕成一條條的電話號碼——這就是最原始的「曝光」。但時代變了，現在搜尋「租屋」，平台多到滑都滑不完，好幾頁的選擇讓人眼花撩亂。",[42,1557,1558],{"id":1558},"傳統數位廣告平台的困境",[13,1560,1561],{},"經營超過二十年的傳統數位廣告平台，確實累積了龐大的流量與市場認知度。然而，老牌平台也面臨幾個結構性問題：",[13,1563,1564,1567],{},[37,1565,1566],{},"包袱沉重，轉型困難。"," 一個企業走了二十年，要突然轉型迎合市場變化非常困難。這些平台為了拓展營收，不斷增加廣告格數——從租屋到買賣，再到代銷、土地開發、新建案，頁面上塞滿了各種類型的資訊，使用介面已經難以符合新世代使用者的期待。",[13,1569,1570,1573],{},[37,1571,1572],{},"一屋多刊，資訊氾濫。"," 房仲公司接到一個案件後，一家店裡可能就有五到十個業務同時上架同一間房子；如果委託了五家店，那同一間房子可能出現將近三十筆廣告。",[57,1575,1576],{},[13,1577,1578,1579,1582],{},"官老頭親身經歷：在三重看一間電梯大樓，搜尋後發現同一間房子竟然出現了 ",[37,1580,1581],{},"29 筆刊登","，照片大概只有三個版本，其他全是複製貼上。到底該聯繫誰？完全靠緣分。",[13,1584,1585,1588,1589,1592],{},[37,1586,1587],{},"花錢買「置頂」，效果有限。"," 平台的解決方案是推出黃金版位、置頂、每日更新等付費服務。但消費者搜尋時，發現第一筆和後面的 28 筆都是同一間房，前五筆隨機點選的機率都差不多，置頂未必佔到便宜。",[37,1590,1591],{},"29 筆廣告費，最終只會有一組成交","，甚至成交的可能根本不是從這個平台來的——很多業務會把資訊轉貼到社群、臉書社團等其他管道。",[13,1594,1595,1598],{},[37,1596,1597],{},"流量大但不精準。"," 這些平台涵蓋租屋、買賣、商辦、代銷、預售等六七個品類，客源來源雜，雖然數字上流量很高，卻無法精準對應到你的目標客群。",[42,1600,1601],{"id":1601},"社群媒體租屋的風險",[13,1603,1604],{},"有人會想：不花錢上平台，直接用 Facebook、IG 社群不就好了？實際操作起來問題不少：",[573,1606,1607,1613,1619,1625,1631],{},[144,1608,1609,1612],{},[37,1610,1611],{},"曝光效率不穩定","：貼文很快被洗版，觸及率不確定",[144,1614,1615,1618],{},[37,1616,1617],{},"管理困難","：有些社團嚴禁租屋貼文，貼了會被刪除",[144,1620,1621,1624],{},[37,1622,1623],{},"廣告不實風險","：業務在各處貼文後根本記不得貼了哪些，資訊若有錯誤（樓層、地址、坪數打錯），一錯就全部都錯",[144,1626,1627,1630],{},[37,1628,1629],{},"同業檢舉問題","：最近新聞報導，新北市某區域的同業專門互相檢舉 FB 與 IG 上的廣告不實",[144,1632,1633,1636],{},[37,1634,1635],{},"詐騙猖獗","：社群社團上的租屋資訊缺乏把關",[57,1638,1639],{},[13,1640,1641,1642,1645],{},"官老頭的親身經歷：曾在臉書上看到中山區一間「一萬五、一房一廳、電梯大樓」的物件，照片超漂亮，但仔細一看——",[37,1643,1644],{},"插座竟然是大陸規格的","。聯繫後對方表示「目前是第九組租客」，要求先匯兩個月押金才能優先看房。這是典型的租屋詐騙手法，而且不只出現在臉書，連知名的數位廣告平台上都曾發生過。",[13,1647,1648,1651,1652,1655],{},[37,1649,1650],{},"長輩房東更是頭痛。"," 六十幾歲的房東要自己拍照、寫精美的介紹文案、發佈到社群，操作門檻太高。曾有房東在臉書刊登物件，照片一張拍沙發、一張拍床、一張拍電熱水器，看起來像在賣家具而非租房，而且租金還誤植為 ",[37,1653,1654],{},"15 萬元","，讓人啼笑皆非。",[42,1657,1659],{"id":1658},"什麼人可以不用平台","什麼人可以不用平台？",[13,1661,1662],{},"根據官老頭的經驗，市場上大約有兩種人可以不依賴平台：",[13,1664,1665],{},[37,1666,1667],{},"第一種：深耕社區的「個人品牌」型房仲。",[57,1669,1670],{},[13,1671,1672],{},"新店的山上社區有位 Top Sales，從小在那裡長大，親戚擔任社區總幹事和主委，所有鄰居都認識他。社區裡不論誰要買房、賣房或租房，第一個想到的就是他。他等於把自己經營成了一個「個人平台」。但這種人非常稀少，是天時地利人和的結果，六七萬名從業人員中不可能人人都有這樣的條件。",[13,1674,1675],{},[37,1676,1677],{},"第二種：剛需極強的特殊物件。",[573,1679,1680,1686],{},[144,1681,1682,1685],{},[37,1683,1684],{},"大型社區、捷運共構宅","：鄰居問一問、管理員幫忙介紹，剛性需求就在社區裡，不太需要額外平台",[144,1687,1688,1691],{},[37,1689,1690],{},"黃金地段的店面或辦公室","：例如西門町全盛時期的潮流商圈，店家搬走前隔壁鄰居就已經幫忙介紹好下一個租客，無縫接軌。不過這種情況現在越來越少見了",[13,1693,1694],{},[37,1695,1696],{},"除了這兩種特殊情況，絕大多數的房東和房仲仍然需要仰賴平台來獲取曝光。",[42,1698,1699],{"id":1699},"選擇租屋平台的四大關鍵指標",[13,1701,1702],{},"官老頭建議房東和房仲在選擇平台時，不能只看表面的流量數字，而是要關注以下四個面向：",[793,1704,1706],{"id":1705},"_1-精準流量-vs-虛胖流量","1. 精準流量 vs. 虛胖流量",[13,1708,1709,1710,1713],{},"流量當然重要，但",[37,1711,1712],{},"精準的轉換率比表面的流量數字更有價值","。傳統平台什麼都做、什麼客源都收，流量看起來很大，但真正落到你那間房子的精準客戶有多少？",[13,1715,1716],{},"像 Renco 這樣專注只做住宅租屋的平台，鎖定明確的服務領域，流量雖然可能不是最大，但來的人就是有租屋需求的人。",[793,1718,1720],{"id":1719},"_2-資料真實性與安全性","2. 資料真實性與安全性",[13,1722,1723],{},"平台上的房源資訊是否真實、是否過濾重複刊登，直接影響使用體驗。如果搜尋一間房子結果出現 29 筆重複廣告，房客的信任感會大打折扣。",[793,1725,1727],{"id":1726},"_3-是否有後續服務與專業團隊","3. 是否有後續服務與專業團隊",[13,1729,1730,1733],{},[37,1731,1732],{},"平台只是工具，有沒有服務和專業才是核心。"," 買賣市場有永慶、信義等品牌，網站上的每個物件背後都有業務在服務；但傳統的租屋平台只是一個廣告看板，貼上去就沒人管了。租屋其實更需要有人去服務——協助帶看、簽約、處理後續問題。",[793,1735,1737],{"id":1736},"_4-能否真正節省時間提升成交率","4. 能否真正節省時間、提升成交率",[13,1739,1740],{},"好的平台不只幫你曝光，還要幫你省下時間、提高成交效率。",[42,1742,1744],{"id":1743},"renco-平台的差異化特色","Renco 平台的差異化特色",[13,1746,1747],{},"在討論中，艾爾總監也介紹了 Renco 平台幾個與眾不同的設計：",[13,1749,1750,1753],{},[37,1751,1752],{},"單一房源、不重複刊登。"," Renco 嚴格要求一個房源只上一筆廣告，重複案件直接下架。房客搜尋時不會看到滿畫面都是同一間房子的情況。",[13,1755,1756,1759,1760,1763],{},[37,1757,1758],{},"保證金機制，保障看房品質。"," 房客在 Renco 預約看房前需要先繳交一筆保證金，退還條件包括看房不遲到、不放鴿子，以及在 ",[37,1761,1762],{},"60 天內租到房子","。這個機制帶來兩大好處：",[573,1765,1766,1772],{},[144,1767,1768,1771],{},[37,1769,1770],{},"減少房東被放鴿子的機會","：如果房客遲到或爽約，平台會補貼車馬費給房東",[144,1773,1774,1777],{},[37,1775,1776],{},"確保房客有真實的租屋需求","：願意付保證金、且需要在 60 天內租到房子的人，不太可能只是「隨便看看了解行情」",[13,1779,1780,1783],{},[37,1781,1782],{},"免費刊登，成交才收費。"," 房東不用付廣告費，有專人到府拍照、製作刊登內容。全程服務包含媒合、帶看、簽約，甚至提供平台自製的租約範本。",[13,1785,1786,1789],{},[37,1787,1788],{},"租客零服務費。"," 對租客而言，除了看房保證金（正常使用可退還）之外，不收取服務費。",[13,1791,1792,1795],{},[37,1793,1794],{},"自助看房服務。"," 部分房源提供自助看房功能，房客可以在沒有業務陪同的情況下自行看屋，減少被逼迫立即成交的壓力，也降低仲介反覆跑現場的負擔。",[13,1797,1798,1801],{},[37,1799,1800],{},"透明的價格與行情資訊。"," 不論是房東想了解出租行情，還是房客想知道某區域的租金水準，都可以直接在 Renco 網站上看到真實的價格資訊。",[42,1803,1804],{"id":1804},"給不同階段從業者的建議",[13,1806,1807,1810],{},[37,1808,1809],{},"新人階段：善用平台建立基礎。"," 新進房仲務必仰賴平台曝光來接觸案件和客戶。透過平台接案、累積經驗，同時在負責的行政區深耕扎根。",[13,1812,1813,1816],{},[37,1814,1815],{},"中期階段：平台搭配個人口碑。"," 在一個區域扎根久了，屋主和房客都會認識你、主動介紹轉介，此時對平台的依賴度可以降低，但平台仍有其群聚效應的價值。",[13,1818,1819,1822],{},[37,1820,1821],{},"房東的建議：多平台並行嘗試。"," 如果你已經在其他平台付了廣告費，那就繼續刊登沒關係。但既然 Renco 刊登免費，不妨同時把房源交給 Renco，體驗有專人服務的差異。說不定用一次，就會有完全不一樣的感受。",[42,1824,292],{"id":292},[294,1826,1827,1835],{},[297,1828,1829],{},[300,1830,1831,1833],{},[303,1832,886],{},[303,1834,1409],{},[310,1836,1837,1845,1853,1861,1869,1877,1885,1893],{},[300,1838,1839,1842],{},[315,1840,1841],{},"平台重要性",[315,1843,1844],{},"曝光是成交的第一步，選對平台客源自然來，選錯則花錢無效",[300,1846,1847,1850],{},[315,1848,1849],{},"傳統平台問題",[315,1851,1852],{},"一屋多刊（最多可達 29 筆）、流量大但不精準、付費置頂效果有限",[300,1854,1855,1858],{},[315,1856,1857],{},"社群媒體風險",[315,1859,1860],{},"貼文易被洗版、廣告不實易被檢舉、詐騙頻繁、長輩操作門檻高",[300,1862,1863,1866],{},[315,1864,1865],{},"可以不用平台的人",[315,1867,1868],{},"深耕社區的個人品牌型房仲、剛需極強的大型社區或黃金地段店面",[300,1870,1871,1874],{},[315,1872,1873],{},"選平台四大指標",[315,1875,1876],{},"精準流量、資料真實性、後續服務與專業團隊、能否節省時間與提升成交率",[300,1878,1879,1882],{},[315,1880,1881],{},"Renco 特色",[315,1883,1884],{},"單一房源不重複刊登、保證金機制保障看房品質、免費刊登成交才收費、提供自助看房與租約範本",[300,1886,1887,1890],{},[315,1888,1889],{},"新人建議",[315,1891,1892],{},"善用平台曝光接案，在負責區域深耕扎根，累積客戶與經驗",[300,1894,1895,1898],{},[315,1896,1897],{},"房東建議",[315,1899,1900],{},"原有平台繼續刊登，同時免費試用 Renco 平台體驗有專人服務的差異",{"title":394,"searchDepth":395,"depth":395,"links":1902},[1903,1904,1905,1906,1907,1913,1914,1915],{"id":1544,"depth":395,"text":1545},{"id":1558,"depth":395,"text":1558},{"id":1601,"depth":395,"text":1601},{"id":1658,"depth":395,"text":1659},{"id":1699,"depth":395,"text":1699,"children":1908},[1909,1910,1911,1912],{"id":1705,"depth":984,"text":1706},{"id":1719,"depth":984,"text":1720},{"id":1726,"depth":984,"text":1727},{"id":1736,"depth":984,"text":1737},{"id":1743,"depth":395,"text":1744},{"id":1804,"depth":395,"text":1804},{"id":292,"depth":395,"text":292},"2025-08-28",1663,"27:43",10,"cmetw4mnu00su01v97ijc0p97",{},"/podcast/ep10",{"title":1529,"description":408},"ep10-choosing-rental-platform","podcast/ep10-房東與房仲必看如何選對租屋平台不花冤枉錢還能快速成交","LT_812ljVkL9odzHj6HMOSL0SceY-NEIuTSts2vpk9o",{"id":1928,"title":1929,"appleUrl":7,"audioUrl":1930,"body":1931,"cover":406,"date":2446,"description":408,"draft":409,"duration":2447,"durationFormatted":2448,"episodeNumber":2449,"excerpt":412,"extension":413,"firstoryId":2450,"hasTranscript":415,"meta":2451,"navigation":415,"path":2452,"seo":2453,"slug":2454,"spotifyUrl":412,"stem":2455,"tags":412,"__hash__":2456},"podcast/podcast/ep11-拒絕當租屋小白房東不敢告訴你的租補眉角與稅務減免.md","EP11｜拒絕當租屋小白！房東不敢告訴你的租補眉角與稅務減免","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmieeojue000v01zq9knxh0hr/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmieeojuf000w01zq6fb238la.mp3?v=1764064909540",{"type":10,"value":1932,"toc":2421},[1933,1940,1942,1949,1952,1963,1966,1970,1977,1993,1996,2000,2011,2014,2018,2024,2027,2031,2034,2039,2043,2046,2049,2061,2068,2071,2075,2078,2081,2127,2130,2134,2140,2143,2146,2153,2157,2160,2163,2168,2182,2187,2192,2199,2202,2209,2214,2217,2222,2229,2232,2236,2243,2246,2253,2256,2259,2277,2282,2288,2291,2298,2322,2328,2330],[13,1934,1935],{},[16,1936,18,1937,26],{},[20,1938,25],{"href":22,"rel":1939},[24],[28,1941],{},[13,1943,1944,1945,1948],{},"本集由主持人凱莉與資深房仲關老頭，深入聊聊年輕人最關注的話題之一——",[37,1946,1947],{},"租屋補助","。從租補的基本概念、申請條件，到最新通過的青年婚育協助專案，以及租賃市場修法方向，一次帶你搞懂所有眉角。",[42,1950,1951],{"id":1951},"租屋補助的基本概念",[13,1953,1954,1955,1958,1959,1962],{},"租屋補助的觀念其實很早就有，政府長期推動「公益出租人」等制度，目的有兩個：一是",[37,1956,1957],{},"實現居住正義","，幫助民眾解決基本居住需求；二是",[37,1960,1961],{},"強化報稅觀念","，讓租賃市場走向透明合法。",[13,1964,1965],{},"早期政府希望透過優化國有地、自己興建社會住宅來解決問題，但發現蓋房子的效率太慢——需要租屋的人很多，政府蓋的速度遠遠跟不上。因此轉而委託民間，與地方的租屋公司合作，協助媒合符合條件的房源。",[793,1967,1969],{"id":1968},"什麼樣的房子可以申請","什麼樣的房子可以申請？",[13,1971,1972,1973,1976],{},"符合申請的房屋必須是",[37,1974,1975],{},"一般住宅用途","，不論是隔間套房或整層住家都可以。但以下類型排除在外：",[573,1978,1979,1985,1990],{},[144,1980,1981,1984],{},[37,1982,1983],{},"商辦用途","的房屋",[144,1986,1987],{},[37,1988,1989],{},"工業廠房",[144,1991,1992],{},"土地為工業用地或商業用地，且房屋用途非住宅的物件",[13,1994,1995],{},"簡單來說，房屋用途必須是「住」，非住宅用途的房子一律不能申請。",[793,1997,1999],{"id":1998},"什麼人可以申請","什麼人可以申請？",[13,2001,2002,2003,2006,2007,2010],{},"過去很多人以為租屋補助是「家境困難」才能申請，必須有低收入戶證明之類的。但現在條件已經大幅放寬——",[37,2004,2005],{},"一般中收入族群，月收入大約四、五萬元以內，基本上都可以申請","。最新方案甚至將所得門檻拉高到約",[37,2008,2009],{},"五萬七、五萬八千元","以內的收入都符合資格，單身也可以申請。",[13,2012,2013],{},"早期需要特殊身份（如原住民、單親撫養等特殊境遇家庭）才能申請的限制，現在已經放寬許多。",[42,2015,2017],{"id":2016},"房東為什麼會拒絕租補真相是什麼","房東為什麼會拒絕租補？真相是什麼？",[13,2019,2020,2021,269],{},"在租屋平台上常看到「可租補」或「不可租補」的標示，但關老頭直言：",[37,2022,2023],{},"這樣的做法其實是不太恰當的",[13,2025,2026],{},"長期以來，台灣許多房東習慣將租金收入「放口袋當零用錢」，不主動申報。政府無法一步到位強制要求，所以採取漸進式策略——透過補助房東裝潢修繕、減免持有稅等方式，鼓勵房東正式進入合法報稅體系。",[793,2028,2030],{"id":2029},"政府已明文規定房東不能拒絕房客報稅設籍","政府已明文規定：房東不能拒絕房客報稅設籍",[13,2032,2033],{},"這項政策已經下達，房東不能拒絕房客報稅設籍。而報稅設籍本身就包含了申請租補的條件。換句話說，即使房東不願意，房客若自行去申報，房東其實也無法阻止。",[57,2035,2036],{},[13,2037,2038],{},"不過關老頭也提醒：盡量不要「偷偷去報」而不跟房東溝通，因為這樣只會讓居住環境變差。房東心情不好，等租約到期就可能不續約。如果透過租屋公司或房仲居中協調溝通，效果會好很多。",[42,2040,2042],{"id":2041},"房東加入公益出租人其實不吃虧","房東加入公益出租人，其實不吃虧",[13,2044,2045],{},"很多房東擔心「房客申請租補，我就要多繳很多稅」，但事實並非如此。",[13,2047,2048],{},"房東加入公益出租人行列後，可以獲得：",[573,2050,2051,2056],{},[144,2052,2053],{},[37,2054,2055],{},"持有稅的減免",[144,2057,2058],{},[37,2059,2060],{},"個人綜合所得稅的大幅減免",[13,2062,2063,2064,2067],{},"減免後實際到手的金額，",[37,2065,2066],{},"跟原本直接放口袋的錢差不多","。對於一般只有一、兩間房子出租、租金在三、四萬以內的房東來說，影響真的非常小。",[13,2069,2070],{},"至於那種擁有大量房產的「大地主」，他們早就已經透過成立公司來處理，用公司做帳務，做法完全不同，不在一般討論範圍內。",[42,2072,2074],{"id":2073},"青年婚育租屋協助專案最新加碼內容","青年婚育租屋協助專案：最新加碼內容",[13,2076,2077],{},"這是上個月剛通過、明年即將上路的新制度，針對青年婚育族群提供更優渥的租屋補助。",[793,2079,2080],{"id":2080},"補助加碼幅度",[294,2082,2083,2093],{},[297,2084,2085],{},[300,2086,2087,2090],{},[303,2088,2089],{},"條件",[303,2091,2092],{},"加碼幅度",[310,2094,2095,2106,2116],{},[300,2096,2097,2100],{},[315,2098,2099],{},"結婚兩年內",[315,2101,2102,2103],{},"補助金額 ",[37,2104,2105],{},"加碼 50%",[300,2107,2108,2111],{},[315,2109,2110],{},"每多生一胎",[315,2112,2113,2114],{},"再 ",[37,2115,2105],{},[300,2117,2118,2121],{},[315,2119,2120],{},"補助條款總年限",[315,2122,2123,2124],{},"可拉長至 ",[37,2125,2126],{},"12 年（6+6）",[13,2128,2129],{},"與舊制相比，結婚補助從原本的 30% 提高到 50%，生育加碼從原本每胎加 10% 直接躍升到每胎加 50%，比例上差非常多。",[793,2131,2133],{"id":2132},"為什麼這很重要","為什麼這很重要？",[13,2135,2136,2137],{},"台灣少子化已經到了非常嚴重的程度。關老頭觀察到，許多到了適婚年齡的年輕人，因為經濟壓力而選擇「先不結婚」，甚至連帶不敢生小孩。政府這次的政策，等於是告訴大家：",[37,2138,2139],{},"你儘管結婚、儘管生，我來保護你、贊助你。",[13,2141,2142],{},"補助設計也很貼心——聚焦在小孩出生後的頭一、兩年，這通常是家長最需要在旁照顧、工作時間被壓縮、經濟壓力最大的時期。額外的部分則搭配政府的公托、非營利托育等配套，加上租補年限可延長至 12 年，讓育兒家庭有更長期的保障。",[793,2144,2145],{"id":2145},"社會住宅婚育保留名額",[13,2147,2148,2149,2152],{},"政府也推出婚育宅保留名額政策，但關老頭坦言：",[37,2150,2151],{},"保留名額有限，競爭非常激烈","。政府的地本來就不多，每次蓋一棟大概一、兩百戶，保留約 20% 給婚育家庭，但符合條件的人遠比名額多。他建議政府未來應繼續擴大，與民間租屋公司合作，提高整體供給比例。",[42,2154,2156],{"id":2155},"租賃住宅市場修法租期保障與租金漲幅限制","租賃住宅市場修法：租期保障與租金漲幅限制",[793,2158,2159],{"id":2159},"租期保障延長至三年",[13,2161,2162],{},"新修法方向是將租期保障延長到三年，房東不能在三年內強制請房客離開。",[13,2164,2165],{},[37,2166,2167],{},"這項政策的好處：",[573,2169,2170,2176],{},[144,2171,2172,2175],{},[37,2173,2174],{},"對房客","：住得安心，願意投入裝潢布置，把房子當成自己的家經營",[144,2177,2178,2181],{},[37,2179,2180],{},"對房東","：減少空租風險，穩定的租客也會更珍惜房屋",[57,2183,2184],{},[13,2185,2186],{},"關老頭舉例：如果只能住一年，很多人的心態就是「隨便弄一弄搬進去」，想做自己的風格也覺得花個幾千塊不划算，明年就要搬了。但如果能住三年以上，房客會願意好好布置、遇到問題自己先處理，甚至自費油漆翻新，這對房東其實也是好事。",[13,2188,2189],{},[37,2190,2191],{},"房東的擔憂與回應：",[13,2193,2194,2195,2198],{},"有些房東擔心三年租期會遇到惡劣房客，但關老頭強調：",[37,2196,2197],{},"絕大部分房客搬進去就是想安身立命，不會故意搞破壞","。媒體報導的都是那 1% 的極端個案，不應因此恐慌。政府也有配套——如果房東要收回自住是可以的，但如果是虛假理由收回則不允許。",[793,2200,2201],{"id":2201},"租金漲幅限制",[13,2203,2204,2205,2208],{},"政府也在研擬限制租金漲幅，以今年 8 月的數據為例，漲幅比率大約是 ",[37,2206,2207],{},"2.89%","，房東調漲租金不能超過這個比例。",[13,2210,2211],{},[37,2212,2213],{},"潛在的問題：",[13,2215,2216],{},"關老頭也指出這項政策存在一些需要注意的地方：",[57,2218,2219],{},[13,2220,2221],{},"以關老頭自家為例：家裡有房子租給房客大約 10 年，當初因為覺得對方辛苦而收很便宜的租金。結果鄰居一直說「你這破壞行情」，加上 10 年間房價漲了非常多，現在想調回合理價格，卻受限於漲幅比例，只能每次加幾百塊。",[13,2223,2224,2225,2228],{},"另外，",[37,2226,2227],{},"包租代管業者","也面臨困境：投入裝潢讓房屋煥然一新，但受限於 2% 多的漲幅上限，根本無法攤回裝潢成本。目前政府的漲幅限制是綁合約而非綁地址，換手後可以調整，但這中間的模糊地帶仍有待進一步討論。",[13,2230,2231],{},"不過整體來看，租金市場目前已趨於穩定，前幾年曾出現 3%、4%、5% 的誇張漲幅，但該漲的大多已經反映完畢。",[42,2233,2235],{"id":2234},"合租情況下如何申請租補","合租情況下如何申請租補？",[13,2237,2238,2239,2242],{},"這是很多人關心的實務問題。政府原則上是",[37,2240,2241],{},"一個門牌對應一個租補案件","，但現在已經有放寬。",[793,2244,2245],{"id":2245},"隔套分租的情況",[13,2247,2248,2249,2252],{},"如果一間房子被隔成不同的獨立套房，每個獨立空間有不同的租約，只要",[37,2250,2251],{},"在合約上寫清楚各自承租的空間與租金","，就可以分別申請。",[793,2254,2255],{"id":2255},"兩人合租一個空間",[13,2257,2258],{},"如果兩人合租同一間公寓，承租人寫兩位的情況：",[573,2260,2261,2268,2274],{},[144,2262,2263,2264,2267],{},"需要做",[37,2265,2266],{},"租金分算","，寫清楚各自負擔多少",[144,2269,2270,2271],{},"如果沒有特別註明，政府就認定",[37,2272,2273],{},"一人一半",[144,2275,2276],{},"例如月租三萬，每人負擔一萬五，租補就以一萬五為上限去計算",[57,2278,2279],{},[13,2280,2281],{},"實際案例：有一對男女朋友合租一間公寓，兩人各自申請租金補貼，解釋清楚各自使用的空間與租金分擔方式後，兩份申請都通過了。",[13,2283,2284,2287],{},[37,2285,2286],{},"關鍵原則：政府不會讓你「賺錢」","，補助金額不會超過你實際負擔的租金。",[42,2289,2290],{"id":2290},"申請租補的實用建議",[13,2292,2293,2294,2297],{},"關老頭建議大家",[37,2295,2296],{},"不管符不符合條件，都先上網申請看看","，但申請前務必確認以下三點：",[141,2299,2300,2306,2316],{},[144,2301,2302,2305],{},[37,2303,2304],{},"房屋用途確認","：確認房屋用途是「住宅」，非住宅用途無法申請",[144,2307,2308,2311,2312,2315],{},[37,2309,2310],{},"租金上限確認","：各縣市有不同的租金上限（如台北市上限約",[37,2313,2314],{},"五萬五千元","），超過上限代表你有能力負擔，不符合補助精神",[144,2317,2318,2321],{},[37,2319,2320],{},"個人條件確認","：確認自己的收入是否在門檻以內，目前條件已大幅放寬",[13,2323,2324,2327],{},[37,2325,2326],{},"最重要的一句話：不要讓權利睡著了。"," 政府提供的幫助，是你去申請才會有的，不申請就什麼都沒有。",[42,2329,292],{"id":292},[294,2331,2332,2340],{},[297,2333,2334],{},[300,2335,2336,2338],{},[303,2337,305],{},[303,2339,308],{},[310,2341,2342,2350,2358,2366,2374,2382,2390,2397,2405,2413],{},[300,2343,2344,2347],{},[315,2345,2346],{},"租補申請資格",[315,2348,2349],{},"月收入約五萬七、五萬八以內即可申請，單身也符合資格，不再限定弱勢族群",[300,2351,2352,2355],{},[315,2353,2354],{},"房屋條件",[315,2356,2357],{},"必須是住宅用途，工業用地、商辦、非住宅用途不可申請",[300,2359,2360,2363],{},[315,2361,2362],{},"房東權益",[315,2364,2365],{},"加入公益出租人可獲持有稅與綜合所得稅減免，實際收入影響很小",[300,2367,2368,2371],{},[315,2369,2370],{},"房東拒絕租補",[315,2372,2373],{},"政府已規定不能拒絕房客報稅設籍，建議透過溝通而非強行申報",[300,2375,2376,2379],{},[315,2377,2378],{},"青年婚育專案",[315,2380,2381],{},"結婚兩年內加碼 50%，每生一胎再加 50%，補助年限可達 12 年",[300,2383,2384,2387],{},[315,2385,2386],{},"租期保障",[315,2388,2389],{},"修法方向為三年租期保障，房東不可無故提前終止",[300,2391,2392,2394],{},[315,2393,2201],{},[315,2395,2396],{},"目前漲幅約 2.89%，房東調漲不可超過此比例",[300,2398,2399,2402],{},[315,2400,2401],{},"合租申請方式",[315,2403,2404],{},"獨立套房可分別申請；合租需寫清租金分算，未註明則一人一半",[300,2406,2407,2410],{},[315,2408,2409],{},"租金上限",[315,2411,2412],{},"台北市約五萬五千元，超過則不符合申請資格",[300,2414,2415,2418],{},[315,2416,2417],{},"核心建議",[315,2419,2420],{},"不管是否確定符合資格，都建議先上網申請，不要讓權利睡著了",{"title":394,"searchDepth":395,"depth":395,"links":2422},[2423,2427,2430,2431,2436,2440,2444,2445],{"id":1951,"depth":395,"text":1951,"children":2424},[2425,2426],{"id":1968,"depth":984,"text":1969},{"id":1998,"depth":984,"text":1999},{"id":2016,"depth":395,"text":2017,"children":2428},[2429],{"id":2029,"depth":984,"text":2030},{"id":2041,"depth":395,"text":2042},{"id":2073,"depth":395,"text":2074,"children":2432},[2433,2434,2435],{"id":2080,"depth":984,"text":2080},{"id":2132,"depth":984,"text":2133},{"id":2145,"depth":984,"text":2145},{"id":2155,"depth":395,"text":2156,"children":2437},[2438,2439],{"id":2159,"depth":984,"text":2159},{"id":2201,"depth":984,"text":2201},{"id":2234,"depth":395,"text":2235,"children":2441},[2442,2443],{"id":2245,"depth":984,"text":2245},{"id":2255,"depth":984,"text":2255},{"id":2290,"depth":395,"text":2290},{"id":292,"depth":395,"text":292},"2025-12-04",1380,"23:00",11,"cmieeojue000v01zq9knxh0hr",{},"/podcast/ep11",{"title":1929,"description":408},"ep11-rental-subsidy-tax-deduction","podcast/ep11-拒絕當租屋小白房東不敢告訴你的租補眉角與稅務減免","BwLusNPdRpy6GXOYeRu5YC50UNmHpsX3xFSVhojdYCw",{"id":2458,"title":2459,"appleUrl":7,"audioUrl":2460,"body":2461,"cover":406,"date":2997,"description":408,"draft":409,"duration":2998,"durationFormatted":2999,"episodeNumber":3000,"excerpt":412,"extension":413,"firstoryId":3001,"hasTranscript":415,"meta":3002,"navigation":415,"path":3003,"seo":3004,"slug":3005,"spotifyUrl":412,"stem":3006,"tags":412,"__hash__":3007},"podcast/podcast/ep12-告別左邊右邊看完就結束租房五大需求清單讓你在台北也能住得舒服.md","EP12｜告別「左邊右邊看完就結束」！租房五大需求清單，讓你在台北也能住得舒服","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmiekyet70070011ffvd6goyb/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmiekyet70071011f0uechebr.mp3?v=1764075450585",{"type":10,"value":2462,"toc":2971},[2463,2470,2472,2475,2479,2485,2490,2496,2500,2507,2511,2514,2518,2521,2525,2532,2536,2543,2547,2550,2554,2558,2565,2572,2575,2578,2592,2597,2603,2607,2613,2616,2632,2635,2640,2643,2647,2653,2667,2670,2674,2681,2684,2691,2694,2697,2702,2705,2712,2715,2718,2723,2729,2733,2793,2798,2805,2809,2816,2825,2831,2835,2841,2855,2862,2864],[13,2464,2465],{},[16,2466,18,2467,26],{},[20,2468,25],{"href":22,"rel":2469},[24],[28,2471],{},[13,2473,2474],{},"本集由主持人凱莉與資深房仲「官老頭」一起聊聊：在台北租屋，到底該怎麼選房型？怎麼在有限預算裡住得舒服？從五大需求清單、分租合租的眉角，到看房的實戰觀察技巧，一次說清楚。",[42,2476,2478],{"id":2477},"台北的居住現實空間就是這麼小","台北的居住現實：空間就是這麼小",[13,2480,2481,2482,269],{},"很多從中南部北漂到台北的朋友，第一個感受就是：房間怎麼這麼小？官老頭自己也是土生土長的台北人，但他坦言：",[37,2483,2484],{},"台北的居住空間確實很不舒服",[57,2486,2487],{},[13,2488,2489],{},"「我大學時去中南部同學家，他的房間大到可以在裡面運球。而我的房間呢？一進去，左邊右邊看完就結束了。」",[13,2491,2492,2493,269],{},"不只是北漂族有這樣的困擾，連台北本地人也一樣。寸土寸金的環境，空間感本來就是犧牲品。很多人留在台北，純粹是為了工作，所以",[37,2494,2495],{},"選對房型就格外重要",[42,2497,2499],{"id":2498},"租屋五大需求清單先列出來再找房","租屋五大需求清單：先列出來再找房",[13,2501,2502,2503,2506],{},"官老頭建議，在開始找房之前，先列出自己最重要的",[37,2504,2505],{},"五大需求","，而不是盲目追求漂亮或高級的房子。租越大、越漂亮、越頂級就越貴，應該從實用性出發。",[793,2508,2510],{"id":2509},"一空間需求","一、空間需求",[13,2512,2513],{},"你真正需要多大的空間？如果有老家可以放東西，其實不需要在租屋處準備太多收納。先想清楚「必要的空間」到底是什麼。",[793,2515,2517],{"id":2516},"二通勤距離","二、通勤距離",[13,2519,2520],{},"有些人優先考量上班距離，有些人則想離特定生活圈近一些。距離直接影響你每天的通勤時間和生活品質。",[793,2522,2524],{"id":2523},"三租金承受範圍","三、租金承受範圍",[13,2526,2527,2528,2531],{},"政府推廣的原則是",[37,2529,2530],{},"租金不超過月薪的三分之一","。舉例來說，月薪六萬元，租金就控制在兩萬元以內。尤其是剛出社會的新鮮人，第一份工作薪水有限，更需要務實地設定預算。",[793,2533,2535],{"id":2534},"四設備需求","四、設備需求",[13,2537,2538,2539,2542],{},"你需要房東提供哪些設備？冷氣、洗衣機、冰箱、家具——設備越好越多，租金一定越高，因為",[37,2540,2541],{},"羊毛出在羊身上","。先想清楚哪些是必要的，哪些可以自己添購。",[793,2544,2546],{"id":2545},"五合租意願","五、合租意願",[13,2548,2549],{},"如果預算充裕，可以自己租大一點的。但如果想省錢，也可以考慮合租。這一點需要根據自己的個性和生活習慣來決定。",[42,2551,2553],{"id":2552},"分租房型比較合租雅房隔間套房共生宅","分租房型比較：合租、雅房、隔間套房、共生宅",[793,2555,2557],{"id":2556},"找朋友合租-vs-找陌生人分租","找朋友合租 vs. 找陌生人分租",[13,2559,2560,2561,2564],{},"找朋友一起租聽起來很美好，但官老頭提醒：",[37,2562,2563],{},"好朋友住在一起，最容易因為生活習慣不同而鬧翻","。大學時期這種案例特別多，最後友情破裂的不在少數。",[13,2566,2567,2568,2571],{},"反而跟陌生人分租，大家會「相敬如賓」，客氣一些。三個陌生人共用客餐廳和廚房，只要有公約講好規則，",[37,2569,2570],{},"CP 值其實很高","——好地點、有空間感、使用感也不錯。缺點就是要承擔室友的生活習慣差異，尤其是公用廁所的衛生問題。",[793,2573,2574],{"id":2574},"隔間小套房",[13,2576,2577],{},"很多房東會把房子隔成多間小套房出租。官老頭個人不太推薦這類房型，原因是：",[573,2579,2580,2586,2589],{},[144,2581,2582,2585],{},[37,2583,2584],{},"沒有公共區域","，所有空間都被隔成房間",[144,2587,2588],{},"房間極小，有些開門後唯一的走道就是門的位置",[144,2590,2591],{},"家具不合規格，床和書桌擺放位置尷尬",[57,2593,2594],{},[13,2595,2596],{},"「我遇過那種房間，打開門前面就是床，關上門才能去開廁所門——因為廁所門在大門的背後，而且還只能用拉門。衣櫃打開後人就不能走了。」",[13,2598,2599,2600,269],{},"這種房型雖然看似便宜，但房東花了裝潢錢也會反映在租金上，",[37,2601,2602],{},"使用感卻差很多",[793,2604,2606],{"id":2605},"共生宅包租代管","共生宅（包租代管）",[13,2608,2609,2610,269],{},"近年越來越多的「共生宅」是另一種選擇。與一般分租最大的差異在於：",[37,2611,2612],{},"有專業業者在管理",[13,2614,2615],{},"包租代管業者會做到：",[573,2617,2618,2621,2626,2629],{},[144,2619,2620],{},"基本的天地壁裝修、廁所整理乾淨",[144,2622,2623],{},[37,2624,2625],{},"定期請人打掃清潔",[144,2627,2628],{},"制定生活公約，維持居住品質",[144,2630,2631],{},"針對不同族群（年輕人、上班族、學生）設計不同的管理規則",[13,2633,2634],{},"租金會比一般分租稍貴一點，但品質有保障。有了第三方管理，就不會碰到雷室友卻無可奈何的窘境。",[57,2636,2637],{},[13,2638,2639],{},"官老頭自己以前在新店分租時，屋主長期不在國內，只請親人偶爾來看一下，很多問題根本管不到，住起來相當痛苦。有了代管業者之後，這類問題就大幅改善。",[13,2641,2642],{},"台北市的租賃住宅服務公會在這方面做得不錯，以人為出發點在推動，讓租屋環境持續進步。",[42,2644,2646],{"id":2645},"看房實戰技巧兩個地方見真章","看房實戰技巧：兩個地方見真章",[13,2648,2649,2650,269],{},"如果你要去看分租的房子，",[37,2651,2652],{},"判斷室友衛生習慣最簡單的方法就是看廁所和廚房",[573,2654,2655,2661],{},[144,2656,2657,2660],{},[37,2658,2659],{},"廚房","：看洗手台下面有沒有泡麵殘渣、有沒有油膩感，瞄一眼就知道了",[144,2662,2663,2666],{},[37,2664,2665],{},"廁所","：衛生用品的擺放和清潔程度，一個「feel」就能感受到",[13,2668,2669],{},"客餐廳反而看不出太多，因為大部分人不會在公共區域待太久。如果廁所和廚房的狀況讓你不舒服，建議趕快離開。",[42,2671,2673],{"id":2672},"居住細節觀察隔音通風安全","居住細節觀察：隔音、通風、安全",[13,2675,2676,2677,2680],{},"台北很多房子屋齡已經 ",[37,2678,2679],{},"40 到 50 年","，早期的屋主沒有隔音、通風的概念，加上房子是租給別人住的，更不會花心思處理這些問題。",[793,2682,2683],{"id":2683},"公共區域安全",[13,2685,2686,2687,2690],{},"進到房子裡，先看",[37,2688,2689],{},"公共走廊有沒有堆放雜物","。這攸關逃生安全，非常重要。",[793,2692,2693],{"id":2693},"隔音問題",[13,2695,2696],{},"比較新式的隔間套房會做吸音泡棉，隔音效果好一些。但老式的木板隔間就很糟糕。",[57,2698,2699],{},[13,2700,2701],{},"官老頭分享一個案例：有位房客的隔壁住了一位阿婆，每天早晚唸三次經，而且還開收音機播放。因為木板隔間太薄，聽得一清二楚。原本房客的作息跟阿婆一樣很正常，雅房租金才五、六千元，還算能忍受。但後來房客換成夜班保全，白天需要睡覺，中午的唸經聲就完全無法接受了。",[793,2703,2704],{"id":2704},"水電管線",[13,2706,2707,2708,2711],{},"進到房子裡可以檢查：",[37,2709,2710],{},"水龍頭有沒有通、馬桶會不會堵、有沒有異味","。如果有異味，代表管線可能有問題。",[793,2713,2714],{"id":2714},"通風採光",[13,2716,2717],{},"通風採光一般被認為是優點，但也有人持完全相反的看法。",[57,2719,2720],{},[13,2721,2722],{},"官老頭遇過一位房客，指名要找「沒有對外窗」的房間，因為他極度怕吵，最後租了地下室，買了兩台除濕機天天開著，寧可犧牲通風也要絕對安靜。",[13,2724,2725,2726,269],{},"所以這些條件真的",[37,2727,2728],{},"因人而異，取決於你的工作型態和個人需求",[42,2730,2732],{"id":2731},"公寓-vs-電梯大樓各有取捨","公寓 vs. 電梯大樓：各有取捨",[294,2734,2735,2747],{},[297,2736,2737],{},[300,2738,2739,2741,2744],{},[303,2740,886],{},[303,2742,2743],{},"公寓",[303,2745,2746],{},"電梯大樓",[310,2748,2749,2760,2771,2782],{},[300,2750,2751,2754,2757],{},[315,2752,2753],{},"空間",[315,2755,2756],{},"相同房數下空間較大",[315,2758,2759],{},"扣掉公設後坪數較小",[300,2761,2762,2765,2768],{},[315,2763,2764],{},"租金",[315,2766,2767],{},"相對便宜",[315,2769,2770],{},"較貴（屋齡新、屋主成本高）",[300,2772,2773,2776,2779],{},[315,2774,2775],{},"管理",[315,2777,2778],{},"無管理員，一扇門就上樓",[315,2780,2781],{},"有管理員，收發包裹、進出管理較安全",[300,2783,2784,2787,2790],{},[315,2785,2786],{},"無障礙",[315,2788,2789],{},"無電梯，不適合長者或行動不便者",[315,2791,2792],{},"有電梯，適合有無障礙需求的家庭",[57,2794,2795],{},[13,2796,2797],{},"官老頭自己目前住公寓五樓，他笑說自己就是故意找這種房子，因為平時懶得運動，爬樓梯當作強迫自己健康。",[13,2799,2800,2801,2804],{},"選擇公寓或大樓，關鍵還是在於你的",[37,2802,2803],{},"實際需求","：有沒有長者同住？需不需要無障礙空間？在意管理和安全嗎？",[42,2806,2808],{"id":2807},"租房要務實看現在不要想太遠","租房要務實：看現在，不要想太遠",[13,2810,2811,2812,2815],{},"官老頭特別提醒：",[37,2813,2814],{},"租房子只要看現在的需求，頂多規劃兩年內就好","。不要因為「未來可能買車」「未來可能交男朋友結婚生小孩」就把預算拉高。",[57,2817,2818],{},[13,2819,2820,2821,2824],{},"有一位女生本來要租大直重劃區的挑高兩房，月租 ",[37,2822,2823],{},"四萬八千元","，還綁車位——但她根本還沒有車。官老頭觀察到她的媽媽從中南部特地上來陪看房，家裡經濟狀況其實普通，於是建議她改租附近的國宅。最後租金控制在四萬以內，而且是平面格局，媽媽上來探望時也不用爬挑高的陡內梯。",[13,2826,2827,2828,269],{},"租屋是現階段的過渡，不需要把未來所有可能性都納入考量。華人社會大部分人最終還是希望有自己的房子，所以租屋就專注解決",[37,2829,2830],{},"當下的需求",[42,2832,2834],{"id":2833},"租屋市場正在變好不用恐慌","租屋市場正在變好：不用恐慌",[13,2836,2837,2838,269],{},"官老頭最後想告訴大家：",[37,2839,2840],{},"現在的租屋環境越來越友善，不需要恐慌",[573,2842,2843,2846,2849,2852],{},[144,2844,2845],{},"政府的租金補貼持續加碼，目前 300 億的額度即將用完，預計會再追加",[144,2847,2848],{},"弱勢族群的補助範圍將持續擴大",[144,2850,2851],{},"包租代管業者受到法規規範，品質越來越好",[144,2853,2854],{},"租屋仲介的服務也越來越透明",[13,2856,2857,2858,2861],{},"同時也呼籲房東：",[37,2859,2860],{},"不要試圖逃漏稅","，配合租補政策是趨勢，抵擋不了。",[42,2863,292],{"id":292},[294,2865,2866,2874],{},[297,2867,2868],{},[300,2869,2870,2872],{},[303,2871,886],{},[303,2873,889],{},[310,2875,2876,2884,2892,2900,2907,2915,2923,2931,2939,2947,2955,2963],{},[300,2877,2878,2881],{},[315,2879,2880],{},"租屋前第一步",[315,2882,2883],{},"列出五大需求：空間、距離、租金範圍、設備、合租意願",[300,2885,2886,2889],{},[315,2887,2888],{},"租金原則",[315,2890,2891],{},"不超過月薪的三分之一",[300,2893,2894,2897],{},[315,2895,2896],{},"合租對象",[315,2898,2899],{},"陌生人分租優於朋友合租，避免因生活習慣破壞友情",[300,2901,2902,2904],{},[315,2903,2574],{},[315,2905,2906],{},"空間極小、使用感差，不特別推薦",[300,2908,2909,2912],{},[315,2910,2911],{},"共生宅",[315,2913,2914],{},"有專業管理、定期清潔，租金稍高但品質有保障",[300,2916,2917,2920],{},[315,2918,2919],{},"看房關鍵",[315,2921,2922],{},"檢查公用廁所和廚房的清潔狀況，判斷室友衛生習慣",[300,2924,2925,2928],{},[315,2926,2927],{},"安全觀察",[315,2929,2930],{},"注意公共走廊有無雜物堆放（逃生動線）",[300,2932,2933,2936],{},[315,2934,2935],{},"隔音檢查",[315,2937,2938],{},"關門聽噪音，注意隔間材質（木板 vs. 吸音泡棉）",[300,2940,2941,2944],{},[315,2942,2943],{},"管線檢查",[315,2945,2946],{},"試水龍頭、沖馬桶、聞有無異味",[300,2948,2949,2952],{},[315,2950,2951],{},"公寓 vs. 大樓",[315,2953,2954],{},"依據無障礙需求、管理需求、預算綜合判斷",[300,2956,2957,2960],{},[315,2958,2959],{},"租屋規劃",[315,2961,2962],{},"只看當下需求，最多規劃兩年，不要為遠期假設多花錢",[300,2964,2965,2968],{},[315,2966,2967],{},"租補政策",[315,2969,2970],{},"善用政府租金補貼，額度持續加碼中",{"title":394,"searchDepth":395,"depth":395,"links":2972},[2973,2974,2981,2986,2987,2993,2994,2995,2996],{"id":2477,"depth":395,"text":2478},{"id":2498,"depth":395,"text":2499,"children":2975},[2976,2977,2978,2979,2980],{"id":2509,"depth":984,"text":2510},{"id":2516,"depth":984,"text":2517},{"id":2523,"depth":984,"text":2524},{"id":2534,"depth":984,"text":2535},{"id":2545,"depth":984,"text":2546},{"id":2552,"depth":395,"text":2553,"children":2982},[2983,2984,2985],{"id":2556,"depth":984,"text":2557},{"id":2574,"depth":984,"text":2574},{"id":2605,"depth":984,"text":2606},{"id":2645,"depth":395,"text":2646},{"id":2672,"depth":395,"text":2673,"children":2988},[2989,2990,2991,2992],{"id":2683,"depth":984,"text":2683},{"id":2693,"depth":984,"text":2693},{"id":2704,"depth":984,"text":2704},{"id":2714,"depth":984,"text":2714},{"id":2731,"depth":395,"text":2732},{"id":2807,"depth":395,"text":2808},{"id":2833,"depth":395,"text":2834},{"id":292,"depth":395,"text":292},"2025-12-11",1360,"22:40",12,"cmiekyet70070011ffvd6goyb",{},"/podcast/ep12",{"title":2459,"description":408},"ep12-rental-checklist-taipei","podcast/ep12-告別左邊右邊看完就結束租房五大需求清單讓你在台北也能住得舒服","CXftz0mGmGglkBFpwT_iC3tJ0iRS_4a9ng6c_eqbzEs",{"id":3009,"title":3010,"appleUrl":7,"audioUrl":3011,"body":3012,"cover":406,"date":3518,"description":408,"draft":409,"duration":3519,"durationFormatted":3520,"episodeNumber":3521,"excerpt":412,"extension":413,"firstoryId":3522,"hasTranscript":415,"meta":3523,"navigation":415,"path":3524,"seo":3525,"slug":3526,"spotifyUrl":412,"stem":3527,"tags":412,"__hash__":3528},"podcast/podcast/ep13-房東隱瞞事故屋怎麼辦租屋糾紛處理三部曲與法律求償權益.md","EP13｜房東隱瞞事故屋怎麼辦？租屋糾紛處理三部曲與法律求償權益","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmiekz63a009001zpav2d9a6f/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmiekz63b009101zp4pfn757c.mp3?v=1764075483053",{"type":10,"value":3013,"toc":3498},[3014,3021,3023,3026,3030,3036,3042,3046,3049,3081,3088,3092,3095,3115,3118,3121,3125,3135,3139,3144,3150,3154,3157,3161,3168,3172,3183,3187,3192,3198,3202,3209,3229,3232,3237,3243,3247,3254,3272,3276,3282,3288,3294,3300,3305,3309,3314,3321,3324,3327,3347,3361,3365,3372,3404,3406],[13,3015,3016],{},[16,3017,18,3018,26],{},[20,3019,25],{"href":22,"rel":3020},[24],[28,3022],{},[13,3024,3025],{},"本集由主持人凱莉與資深房仲官老頭，一起討論如何辨識事故物件、租屋糾紛的處理方式，以及房客與房東各自的權益保障。",[42,3027,3029],{"id":3028},"時事案例租屋糾紛引發的悲劇","時事案例：租屋糾紛引發的悲劇",[13,3031,3032,3033,269],{},"11 月 3 日，台中市烏日區發生一起因租屋糾紛引發的報復事件。一名男子不滿前屋主不再續租，加上雙方存有訴訟糾紛，凌晨駕駛箱型車衝撞前屋主弟弟的住家，引發火勢，造成屋內母女兩人送醫，",[37,3034,3035],{},"17 歲女兒不幸身亡",[13,3037,3038,3039,269],{},"官老頭指出，類似的暴力糾紛在業界其實並不罕見。過去租屋市場常被視為「一方強勢、一方弱勢」的結構，屋主自認是所有權人而占優勢，房客則長期感到被壓榨。近年來隨著租屋權益意識抬頭與政府法令介入，雙方的地位已逐漸趨向平等。仲介業者的角色也從單純媒合，轉向",[37,3040,3041],{},"協助雙方達成平衡、化解對立",[42,3043,3045],{"id":3044},"什麼是事故物件","什麼是「事故物件」？",[13,3047,3048],{},"「事故物件」的範圍比一般人想像的更廣。老一輩口中的「凶宅」只是其中一類，廣義來說包含以下幾種：",[573,3050,3051,3057,3063,3069,3075],{},[144,3052,3053,3056],{},[37,3054,3055],{},"凶宅","：發生過非自然身故事件的房屋（當事人並非自願離世）",[144,3058,3059,3062],{},[37,3060,3061],{},"災損屋","：曾發生火災或天災人禍，導致房屋有毀損紀錄",[144,3064,3065,3068],{},[37,3066,3067],{},"輻射鋼筋屋","：建材中含有超標輻射的鋼筋，長期居住對人體有害",[144,3070,3071,3074],{},[37,3072,3073],{},"海砂屋","：氯離子含量過高，結構容易劣化，影響建物安全",[144,3076,3077,3080],{},[37,3078,3079],{},"汙染土壤","：近年出現的液化土壤問題，也屬於廣義事故物件",[13,3082,3083,3084,3087],{},"簡言之，事故物件的定義涵蓋了",[37,3085,3086],{},"影響人身安全或居住品質的各種瑕疵","，差別只在於問題出在「物件本身」還是「曾發生的事件」。",[42,3089,3091],{"id":3090},"如何查詢事故物件紀錄","如何查詢事故物件紀錄？",[13,3093,3094],{},"目前有多種管道可以查詢：",[573,3096,3097,3103,3109],{},[144,3098,3099,3102],{},[37,3100,3101],{},"凶宅網","：專門收錄非自然身故案件的資料庫",[144,3104,3105,3108],{},[37,3106,3107],{},"各大房仲平台","：許多房仲品牌已建立自己的事故案件查詢系統，可查詢土壤液化、違建、凶宅、報案紀錄等",[144,3110,3111,3114],{},[37,3112,3113],{},"新聞搜尋","：部分社會事件可透過新聞報導查到相關資訊",[42,3116,3117],{"id":3117},"看房時的實戰辨識技巧",[13,3119,3120],{},"除了事前線上查詢，到現場看房時也有許多端倪可以觀察：",[793,3122,3124],{"id":3123},"_1-檢查增建與權狀","1. 檢查增建與權狀",[13,3126,3127,3128,3131,3132,269],{},"確認房屋是否有權狀、是否存在增建。增建部分屬於二次加工，結構安全性往往有疑慮，常見於",[37,3129,3130],{},"一樓增建","和",[37,3133,3134],{},"頂樓加蓋",[793,3136,3138],{"id":3137},"_2-觀察油漆與牆面","2. 觀察油漆與牆面",[57,3140,3141],{},[13,3142,3143],{},"官老頭分享親身經歷：曾看過一間房子，進門後發現廚房區域的油漆顏色灰灰的、不太自然。屋主聲稱是發霉，但後來向鄰居一問才知道，前任房客曾煮開水燒乾，導致小型火災，廚房牆面經過重新粉刷才變成那個顏色。",[13,3145,3146,3149],{},[37,3147,3148],{},"重點提醒","：如果房間內某一區塊的油漆顏色明顯與其他地方不同，或看起來特別新，很可能是在掩蓋漏水、火災或其他損壞痕跡。",[793,3151,3153],{"id":3152},"_3-留意傢俱擺放","3. 留意傢俱擺放",[13,3155,3156],{},"注意傢俱的擺放位置是否有刻意移動過的跡象，側邊或背面是否有煙燻痕跡。這些小細節在現場仔細觀察都看得出來。",[793,3158,3160],{"id":3159},"_4-檢查建材材質","4. 檢查建材材質",[13,3162,3163,3164,3167],{},"進入房間後可以輕敲牆壁，了解是實心還是空心。特別是頂樓加蓋或一樓平台加蓋的部分，要注意是",[37,3165,3166],{},"鋼骨結構、鋼筋混凝土（RC）","，還是僅用木板或矽酸�ite板隔間。簡易材質的隔間不僅隔音差，遇到風雨時安全性也堪憂。",[793,3169,3171],{"id":3170},"_5-測試基本設施","5. 測試基本設施",[573,3173,3174,3177,3180],{},[144,3175,3176],{},"沖馬桶、開水龍頭，測試水管是否正常",[144,3178,3179],{},"關門後感受隔音效果",[144,3181,3182],{},"查看天花板有無水漬、潮濕或漏水痕跡",[793,3184,3186],{"id":3185},"_6-主動向鄰居探聽","6. 主動向鄰居探聽",[57,3188,3189],{},[13,3190,3191],{},"官老頭表示，鄰居通常非常樂意分享資訊。看房時到附近走走，鄰居常會主動好奇詢問「這房子要做什麼？」，話匣子一開，關於房子的歷史就都出來了。",[13,3193,3194,3197],{},[37,3195,3196],{},"鄰居是最直接、最真實的資訊來源","，千萬不要不好意思開口。",[42,3199,3201],{"id":3200},"房東的法律義務誠實告知","房東的法律義務：誠實告知",[13,3203,3204,3205,3208],{},"在法律上，房東（或仲介）對房屋的瑕疵負有",[37,3206,3207],{},"誠實告知義務","。如果房東刻意隱瞞事故資訊：",[573,3210,3211,3217,3223],{},[144,3212,3213,3214],{},"房客有權要求",[37,3215,3216],{},"全額退還押金與租金",[144,3218,3219,3220],{},"可要求補償",[37,3221,3222],{},"搬遷費用",[144,3224,3225,3226],{},"若造成其他損失（如工作損失），房客",[37,3227,3228],{},"有權進一步求償",[13,3230,3231],{},"官老頭強調，誠實告知其實並不難。有些房客根本不在意事故歷史，只要租金合理就願意承租。",[57,3233,3234],{},[13,3235,3236],{},"例如曾有一位基督教徒房客，得知房子曾出過事後完全不介意，認為房子已經淨化處理過、租金合理，就直接決定入住。",[13,3238,3239,3242],{},[37,3240,3241],{},"隱瞞才是最大的風險","——一旦被發現，房東在法律上將完全失去保障。",[42,3244,3246],{"id":3245},"危及安全的事故物件絕對要避開","危及安全的事故物件：絕對要避開",[13,3248,3249,3250,3253],{},"有些事故物件不只影響心理感受，更直接",[37,3251,3252],{},"危及人身安全","，必須堅決避開：",[573,3255,3256,3262,3267],{},[144,3257,3258,3261],{},[37,3259,3260],{},"頂樓違建 / 一樓法定空間違建","：結構不符法規，颱風季節尤其危險。官老頭提到曾有房客反映，颱風來時屋頂幾乎要被掀開",[144,3263,3264,3266],{},[37,3265,3073],{},"：氯離子過高，結構容易劣化崩壞，長期居住在高濕氣環境對關節健康也有不良影響",[144,3268,3269,3271],{},[37,3270,3067],{},"：輻射超標對人體有明確危害，網路上可查詢相關列管名冊",[42,3273,3275],{"id":3274},"房東遇到問題房客怎麼辦三步驟處理","房東遇到問題房客怎麼辦？三步驟處理",[13,3277,3278,3279,1080],{},"現在的房東也不是絕對優勢的一方。當房東發現房客行為異常、感到不安全時，官老頭建議採取",[37,3280,3281],{},"三步驟處理",[13,3283,3284,3287],{},[37,3285,3286],{},"第一步：通報備案","\n向警察機關通報，將房客的異常行為做正式備案。如果行為涉及刑法或騷擾，先建立法律紀錄。必要時可申請保護令。",[13,3289,3290,3293],{},[37,3291,3292],{},"第二步：理性溝通協商","\n嘗試好好溝通解決租約問題。可以用合理的理由（如收回自住、調整租金等），在合法範圍內協商提前終止租約。",[13,3295,3296,3299],{},[37,3297,3298],{},"第三步：出售房屋（大絕招）","\n如果前兩步都無法解決，最終手段就是將房子賣掉。新的房東在租約到期後有權收回房屋，不再續租。",[57,3301,3302],{},[13,3303,3304],{},"官老頭分享，曾遇過房東與房客相處十幾二十年，房東實在不好意思趕人，最後只能選擇賣房，讓新房東在租約到期後自行處理。",[42,3306,3308],{"id":3307},"真實案例住進去才發現是事故屋","真實案例：住進去才發現是事故屋",[57,3310,3311],{},[13,3312,3313],{},"官老頭曾處理過一個案例：房客入住後，透過鄰居得知房子曾發生非自然身故事件。屋主本身是後來才買下這間房子的善意第三方，前任房仲在告知時語焉不詳，暗示「是在送醫途中才斷氣的」，但鄰居都說當事人在現場就已經沒有氣息了。最終經過仲介協調，房客選擇搬離，屋主退還押租金並補償搬遷費用。",[13,3315,3316,3317,3320],{},"官老頭也特別呼籲：",[37,3318,3319],{},"如果自身狀態不好，請務必尋求專業幫助","。在法律上，若房客在租屋處發生非自然身故事件，繼承人有可能需要對屋主負賠償責任，會牽連到家人。",[42,3322,3323],{"id":3323},"租屋權益與政府資源",[13,3325,3326],{},"近年來政府已大幅強化租屋市場的保障機制：",[573,3328,3329,3335,3341],{},[144,3330,3331,3334],{},[37,3332,3333],{},"房東端","：登記為公益出租人可享有持有稅減免、租金收入稅收減免",[144,3336,3337,3340],{},[37,3338,3339],{},"房客端","：租金補貼、社會住宅方案等",[144,3342,3343,3346],{},[37,3344,3345],{},"糾紛調解","：過去必須經由法院，現在各區公所（鄉公所）的調解會即可直接受理租屋糾紛，流程更簡便快速，且調解人員具備法律專業知識，有政府背書",[13,3348,3349,3352,3353,3356,3357,3360],{},[37,3350,3351],{},"千萬不要私下與屋主協調","。官老頭提醒，許多房客因為不懂流程，私下與屋主談完就直接搬走，結果不僅喪失了求償權利，連押金都被扣住。一定要透過",[37,3354,3355],{},"政府調解管道","或",[37,3358,3359],{},"仲介協助","來處理。",[42,3362,3364],{"id":3363},"找房五步驟避開事故物件的完整攻略","找房五步驟：避開事故物件的完整攻略",[13,3366,3367,3368,3371],{},"官老頭最後總結出",[37,3369,3370],{},"五個步驟","，建議所有租客遵循：",[141,3373,3374,3380,3386,3392,3398],{},[144,3375,3376,3379],{},[37,3377,3378],{},"線上做功課","：利用凶宅網、各大房仲平台的列管案件資料庫，以及社會新聞進行事前調查",[144,3381,3382,3385],{},[37,3383,3384],{},"現場多問","：看房時不要不好意思，有任何疑問都要開口問房東或仲介。房子是自己要住的，問清楚才安心",[144,3387,3388,3391],{},[37,3389,3390],{},"仔細觀察","：看完房子後，針對覺得奇怪的地方進一步查證，善用手機和 AI 工具查詢相關資訊",[144,3393,3394,3397],{},[37,3395,3396],{},"合約保障","：在租賃合約中確認相關條款，法律對隱瞞瑕疵的行為有明確的保障規定",[144,3399,3400,3403],{},[37,3401,3402],{},"正式協調","：遇到問題一定要透過政府單位（區公所調解會）或仲介進行協調，切勿私下處理，以免喪失權益",[42,3405,292],{"id":292},[294,3407,3408,3417],{},[297,3409,3410],{},[300,3411,3412,3414],{},[303,3413,305],{},[303,3415,3416],{},"重點建議",[310,3418,3419,3427,3435,3443,3451,3459,3467,3475,3482,3490],{},[300,3420,3421,3424],{},[315,3422,3423],{},"事故物件定義",[315,3425,3426],{},"不只凶宅，還包括火災損毀、輻射鋼筋、海砂屋、汙染土壤等廣義瑕疵",[300,3428,3429,3432],{},[315,3430,3431],{},"查詢管道",[315,3433,3434],{},"凶宅網、各大房仲平台資料庫、新聞搜尋",[300,3436,3437,3440],{},[315,3438,3439],{},"看房觀察重點",[315,3441,3442],{},"油漆色差、傢俱擺放、牆壁材質、水管測試、天花板漏水痕跡",[300,3444,3445,3448],{},[315,3446,3447],{},"鄰居探聽",[315,3449,3450],{},"最直接的資訊來源，鄰居通常很樂意分享房屋歷史",[300,3452,3453,3456],{},[315,3454,3455],{},"房東法律義務",[315,3457,3458],{},"誠實告知，隱瞞瑕疵需賠償押金、搬遷費，甚至其他損失",[300,3460,3461,3464],{},[315,3462,3463],{},"安全警示物件",[315,3465,3466],{},"頂樓違建、海砂屋、輻射鋼筋屋，務必避開",[300,3468,3469,3472],{},[315,3470,3471],{},"房東處理問題房客",[315,3473,3474],{},"三步驟：通報備案 → 理性溝通 → 出售房屋",[300,3476,3477,3479],{},[315,3478,3345],{},[315,3480,3481],{},"透過區公所調解會處理，不要私下協調以免喪失權益",[300,3483,3484,3487],{},[315,3485,3486],{},"政府資源",[315,3488,3489],{},"公益出租人稅收減免、租金補貼、社會住宅方案",[300,3491,3492,3495],{},[315,3493,3494],{},"找房原則",[315,3496,3497],{},"五步驟：線上查詢 → 現場多問 → 仔細觀察 → 合約保障 → 正式協調",{"title":394,"searchDepth":395,"depth":395,"links":3499},[3500,3501,3502,3503,3511,3512,3513,3514,3515,3516,3517],{"id":3028,"depth":395,"text":3029},{"id":3044,"depth":395,"text":3045},{"id":3090,"depth":395,"text":3091},{"id":3117,"depth":395,"text":3117,"children":3504},[3505,3506,3507,3508,3509,3510],{"id":3123,"depth":984,"text":3124},{"id":3137,"depth":984,"text":3138},{"id":3152,"depth":984,"text":3153},{"id":3159,"depth":984,"text":3160},{"id":3170,"depth":984,"text":3171},{"id":3185,"depth":984,"text":3186},{"id":3200,"depth":395,"text":3201},{"id":3245,"depth":395,"text":3246},{"id":3274,"depth":395,"text":3275},{"id":3307,"depth":395,"text":3308},{"id":3323,"depth":395,"text":3323},{"id":3363,"depth":395,"text":3364},{"id":292,"depth":395,"text":292},"2025-12-18",1235,"20:35",13,"cmiekz63a009001zpav2d9a6f",{},"/podcast/ep13",{"title":3010,"description":408},"ep13-haunted-house-dispute-legal","podcast/ep13-房東隱瞞事故屋怎麼辦租屋糾紛處理三部曲與法律求償權益","E1gmlpaNCDcwMA1N9d_k09QxFwaV7sleKEMGIGB1qR4",{"id":3530,"title":3531,"appleUrl":7,"audioUrl":3532,"body":3533,"cover":406,"date":4095,"description":408,"draft":409,"duration":4096,"durationFormatted":4097,"episodeNumber":4098,"excerpt":412,"extension":413,"firstoryId":4099,"hasTranscript":415,"meta":4100,"navigation":415,"path":4101,"seo":4102,"slug":4103,"spotifyUrl":412,"stem":4104,"tags":412,"__hash__":4105},"podcast/podcast/ep14-包租代管是什麼資深房仲帶你了解好處與風險.md","EP14｜包租代管是什麼？資深房仲帶你了解好處與風險","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmizum6ry000h01tfcj9sb5c2/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmizum6ry000i01tf8k3r3lqw.mp3?v=1765361471927",{"type":10,"value":3534,"toc":4061},[3535,3542,3544,3548,3559,3565,3569,3579,3582,3586,3592,3602,3609,3613,3616,3636,3650,3654,3657,3664,3667,3670,3675,3681,3684,3691,3702,3705,3708,3728,3731,3735,3746,3750,3753,3773,3776,3780,3783,3787,3790,3795,3801,3804,3811,3814,3817,3823,3826,3829,3832,3838,3849,3856,3859,3866,3870,3877,3883,3886,3890,3918,3922,3929,3933,3936,3940,3943,3946,3966,3968],[13,3536,3537],{},[16,3538,18,3539,26],{},[20,3540,25],{"href":22,"rel":3541},[24],[28,3543],{},[42,3545,3547],{"id":3546},"新聞快訊新北市推出線上租屋平台","新聞快訊：新北市推出線上租屋平台",[13,3549,3550,3551,3554,3555,3558],{},"上週新北市地政局與新北市租賃住宅服務商業同業公會攜手合作，在地政局的官網設置了「有新租屋平台」。這個平台原本是實體櫃台服務，主要目的是",[37,3552,3553],{},"推廣社會住宅的包租代管政策","以及",[37,3556,3557],{},"協助解決租屋糾紛","。現在升級為線上平台後，提供 AI 智能客服、電話諮詢以及 LINE 真人互動服務，讓民眾不必再親自到櫃台排隊抽號碼牌，就能即時獲得協助。",[13,3560,3561,3562],{},"而這個平台正是為了推廣社會住宅的包租代管，也帶出了今天的核心主題——",[37,3563,3564],{},"包租代管到底是什麼？",[42,3566,3568],{"id":3567},"為什麼台灣需要包租代管","為什麼台灣需要包租代管？",[13,3570,3571,3572,3575,3576,269],{},"都會區發展得早，很多房子的屋齡已經達到 ",[37,3573,3574],{},"30、40 年，甚至 50、60 年","。老一輩的屋主通常不願意花大錢去做裝修整理，況且現在的裝修人力成本和裝潢費用，基本上已經是以前的",[37,3577,3578],{},"兩三倍甚至更多",[13,3580,3581],{},"對租客來說，花了不少租金，卻要忍受老舊的居住環境，心裡自然不平衡。包租代管這種模式正好能解決這個痛點——讓專業業者介入，把老舊房屋活化，提升居住品質，同時讓屋主省心。",[42,3583,3585],{"id":3584},"包租代管-vs-社會住宅包租代管差別在哪","包租代管 vs. 社會住宅包租代管：差別在哪？",[13,3587,3588,3589,269],{},"簡單來說，差別在於",[37,3590,3591],{},"有沒有政府介入",[13,3593,3594,3595,3598,3599,269],{},"社會住宅的概念，原本是希望",[37,3596,3597],{},"活化國有地","，把蓋出來的房子租給有需要的人。但國有地有限，都會區的需求又非常龐大，政府蓋的社宅供給量與實際需求量相比，",[37,3600,3601],{},"不到十分之一",[13,3603,3604,3605,3608],{},"於是政府轉而與民間的包租代管業者結盟合作，讓業者用政府的條件幫租客爭取福利，並協助媒合房屋。加入社會住宅包租代管的業者，",[37,3606,3607],{},"連服務費都不用向房東或房客收取，直接由政府支付","，形成政府、房東、房客三贏的局面。",[42,3610,3612],{"id":3611},"代租代管與包租用時間點來理解","代租、代管與包租：用時間點來理解",[13,3614,3615],{},"這三個名詞聽起來很像，但用時間點來切分就很清楚：",[573,3617,3618,3624,3630],{},[144,3619,3620,3623],{},[37,3621,3622],{},"代租","：在簽約前的空屋期間，幫屋主做仲介、媒合租客的服務",[144,3625,3626,3629],{},[37,3627,3628],{},"代管","：簽約入住後，一直到租約結束退租這段期間的管理服務",[144,3631,3632,3635],{},[37,3633,3634],{},"包租","：同時包含代租與代管，等於是整個流程一手包辦",[13,3637,3638,3639,3642,3643,3646,3647,269],{},"至於",[37,3640,3641],{},"物業管理","則是另一個層面，針對的是整個社區的管理，包括大樓清潔、維護、人員管理、包裹收發等。包租代管針對的是",[37,3644,3645],{},"單一門牌的個體","，而物業管理針對的是",[37,3648,3649],{},"整個社區",[42,3651,3653],{"id":3652},"直租仲介包租代管費用與權責比較","直租、仲介、包租代管：費用與權責比較",[793,3655,3656],{"id":3656},"關於服務費的法律規範",[13,3658,3659,3660,3663],{},"一個重要的法律觀念：",[37,3661,3662],{},"只有仲介才能收取服務費","。屋主直租不能收，包租代管業者以代理人身份行事時也不能收取服務費。仲介牌和包租代管牌是兩張不同的政府特許牌照，業者不可混淆身份。",[793,3665,3666],{"id":3666},"直租的風險",[13,3668,3669],{},"很多房客覺得直接找屋主租就好了，可以省房仲費、還能殺價。但事實往往沒這麼簡單。",[57,3671,3672],{},[13,3673,3674],{},"關老頭分享了一個案例：一位租客在網路上找到屋主後直接簽約，但雙方對合約精神的理解不同，合約本身又有問題。房客覺得權益受損想申訴，卻因為合約瑕疵求償無門，不僅不能住，還一直在付租金。而他當初想要繞過仲介的原因，只是為了省那筆服務費。",[13,3676,3677,3678,269],{},"此外，有些特殊類型的房子，比如住商混合型，或是地目為工業用地的房屋，如果租客不知情就承租，後來想申請租屋補助卻發現不符合資格，這時怪房東也沒用——",[37,3679,3680],{},"房東認為他只是租房子給你，能不能申請補助不關他的事",[793,3682,3683],{"id":3683},"仲介的價值",[13,3685,3686,3687,3690],{},"透過仲介，你付出的是",[37,3688,3689],{},"一次性的服務費","，但換來的是：",[573,3692,3693,3696,3699],{},[144,3694,3695],{},"專業的合約把關與條件協商",[144,3697,3698],{},"有問題時可以找仲介處理",[144,3700,3701],{},"若有隱瞞或不平等的條件，仲介需要負責",[793,3703,3704],{"id":3704},"包租代管的優勢",[13,3706,3707],{},"包租代管業者會把房子整理好後轉租，租金雖然會高一些，但相對的保障也更完善：",[573,3709,3710,3716,3722],{},[144,3711,3712,3715],{},[37,3713,3714],{},"合法經營","：以公司名義承租再轉租，必須報稅、辦理設籍",[144,3717,3718,3721],{},[37,3719,3720],{},"房屋保固","：各方面維護都由業者負責",[144,3723,3724,3727],{},[37,3725,3726],{},"有問題有人處理","：業者會協助申請各種補助",[42,3729,3730],{"id":3730},"房東找包租代管的四大好處",[793,3732,3734],{"id":3733},"一房產價值提升","一、房產價值提升",[13,3736,3737,3738,3741,3742,3745],{},"包租代管業者整理房子後，房屋的價值一定會提升。現在很多人買房後，因為房地合一稅需要綁定 ",[37,3739,3740],{},"5 到 6 年","，就直接交給包租代管業者經營。這段時間穩定收租，業者幫忙整理維護，等到合約期滿歸還時，房子狀況更好，等於",[37,3743,3744],{},"免費賺到了整修效果","，加上租金收入還能慢慢 cover 銀行利息。",[793,3747,3749],{"id":3748},"二專業節稅服務","二、專業節稅服務",[13,3751,3752],{},"包租代管業者懂得如何幫屋主節稅，包括：",[573,3754,3755,3761,3767],{},[144,3756,3757,3760],{},[37,3758,3759],{},"降低持有稅","（房屋稅、地價稅）",[144,3762,3763,3766],{},[37,3764,3765],{},"租金減免扣除額","最大化",[144,3768,3769,3770],{},"協助向政府",[37,3771,3772],{},"申請修繕補助",[13,3774,3775],{},"這些無形的專業價值，不只是把房子弄漂亮而已。",[793,3777,3779],{"id":3778},"三第一手市場資訊","三、第一手市場資訊",[13,3781,3782],{},"包租代管業者在市場第一線，有任何市場動態都會主動告知屋主。相比之下，自行出租時房客根本不會主動跟你分享這些資訊。業者與屋主是合作關係，會主動提供對屋主有利的法規資訊，幫忙申請各種政府優惠。",[793,3784,3786],{"id":3785},"四糾紛全權處理","四、糾紛全權處理",[13,3788,3789],{},"不論是房客的糾紛，甚至連鄰居的糾紛，包租代管業者都會幫忙處理。",[57,3791,3792],{},[13,3793,3794],{},"關老頭舉了一個例子：有包租代管業者遇到鄰居因清洗水塔問題產生糾紛，二話不說，整棟樓梯間加水塔清洗費用全部買單，才五六千塊，直接解決問題，避免老鄰居之間的爭執。",[13,3796,3797,3798,269],{},"屋主完全不需要出面，享受的是",[37,3799,3800],{},"保姆式的服務",[793,3802,3803],{"id":3803},"別忘了空租期的成本",[13,3805,3806,3807,3810],{},"有些屋主覺得自己直租可以收更高的租金，但別忘了考量",[37,3808,3809],{},"空租期","的損失。自己招租可能要花兩三個月，期間還要顧家庭、顧工作、監工、發佈網路廣告、安排帶看，把自己搞得很累。退租後又要空置一兩個月重新招租——相比之下，把房子交給包租代管業者，可能 5 年、8 年甚至 10 年都不用煩惱。",[42,3812,3813],{"id":3813},"房客找包租代管的好處",[793,3815,3816],{"id":3816},"及時的維修服務",[13,3818,3819,3820,269],{},"包租代管業者自己通常就有工班。房子有任何問題，能立刻處理。相比之下，找屋主處理：屋主可能不在同縣市、要親自來現場確認、再找工班評估、換個工班再評估——光是一個水管破裂，可能就要拖上",[37,3821,3822],{},"三到四個禮拜",[793,3824,3825],{"id":3825},"包租代管公會的支援",[13,3827,3828],{},"包租代管業者有所謂的租賃公會，會員之間會互相分享工班資源和經驗，服務非常到位且團結。",[793,3830,3831],{"id":3831},"被尊重的租屋體驗",[13,3833,3834,3835,1080],{},"包租代管業者與一般房東的最大差異在於",[37,3836,3837],{},"心態",[573,3839,3840,3843],{},[144,3841,3842],{},"有些房東巴不得你快點搬走",[144,3844,3845,3846],{},"包租代管業者則是希望",[37,3847,3848],{},"幫你解決問題、留住你",[13,3850,3851,3852,3855],{},"業者會用服務業的態度對待租客，因為他們在意品牌口碑。很多包租代管業者已經建立起",[37,3853,3854],{},"品牌知名度","，房客之間會互相推薦「你就找這家包租代管的業者」，形成市場品牌效應。",[793,3857,3858],{"id":3858},"公會監督機制",[13,3860,3861,3862,3865],{},"包租代管業者如果有重大瑕疵被投訴，",[37,3863,3864],{},"會被停牌","。一旦停牌，所有管理中的案件都會受影響，之前投入的成本等於打水漂。所以業者絕對不敢怠慢租客。",[42,3867,3869],{"id":3868},"拎包入住-vs-自行佈置","拎包入住 vs. 自行佈置",[13,3871,3872,3873,3876],{},"對於北漂族或年輕人來說，不想搬家具、希望",[37,3874,3875],{},"直接拎包入住","，找包租代管業者的房子最方便——家具家電齊全，業者也知道租客需要什麼。",[13,3878,3879,3880,3882],{},"如果是已經落地生根、長期定居的租客，也可以選擇找空屋自己佈置。",[37,3881,2541],{},"，整理好的房子自然租金較高，但省下的時間和精力也是一種價值。",[42,3884,3885],{"id":3885},"包租代管的風險與注意事項",[793,3887,3889],{"id":3888},"一務必確認業者合法性","一、務必確認業者合法性",[573,3891,3892,3898,3905,3912],{},[144,3893,3894,3895],{},"一定要確認業者擁有",[37,3896,3897],{},"合法的包租代管牌照",[144,3899,3900,3901,3904],{},"確認業者是",[37,3902,3903],{},"公會會員","（網上都查得到）",[144,3906,3907,3908,3911],{},"合約上的對照人",[37,3909,3910],{},"一定是公司","，不是個人",[144,3913,3914,3917],{},[37,3915,3916],{},"個人轉租是違法行為","——如果合約寫的是個人名義，要特別注意",[793,3919,3921],{"id":3920},"二合約要走公證","二、合約要走公證",[13,3923,3924,3925,3928],{},"合法的包租代管業者一定會走",[37,3926,3927],{},"公證程序","，並且以公司名義成租。走公證才能獲得政府的保障，有任何問題都有法律依據可以處理。",[793,3930,3932],{"id":3931},"三租金成本較高","三、租金成本較高",[13,3934,3935],{},"透過包租代管承租，租金確實會比直接找屋主租稍高一些，但換來的是完善的服務與保障。",[793,3937,3939],{"id":3938},"四合約條款較繁複","四、合約條款較繁複",[13,3941,3942],{},"包租代管業者的合約通常比較詳細，可能包含寵物條款、家具家電使用規範等。畢竟業者也要保護自己投入的資產。只要正常使用，業者不會刁難。",[42,3944,3945],{"id":3945},"不建議使用包租代管的情況",[141,3947,3948,3954,3960],{},[144,3949,3950,3953],{},[37,3951,3952],{},"即將都更的房子","：如果房子已經準備都更，可能一兩年內就會被收回，租客要有隨時搬家的心理準備",[144,3955,3956,3959],{},[37,3957,3958],{},"非住宅用途的房屋","：房屋必須符合住宅用途，才能申請租屋補助",[144,3961,3962,3965],{},[37,3963,3964],{},"無法確認業者合法性的情況","：找不到牌照、非公會會員、以個人名義簽約的，都應該避開",[42,3967,292],{"id":292},[294,3969,3970,3979],{},[297,3971,3972],{},[300,3973,3974,3976],{},[303,3975,886],{},[303,3977,3978],{},"說明",[310,3980,3981,3989,3997,4005,4013,4021,4029,4037,4045,4053],{},[300,3982,3983,3986],{},[315,3984,3985],{},"包租代管定義",[315,3987,3988],{},"代租（媒合租客）+ 代管（入住後管理）= 包租，由專業業者一手包辦",[300,3990,3991,3994],{},[315,3992,3993],{},"社會住宅包租代管",[315,3995,3996],{},"有政府介入，業者服務費由政府支付，房東房客皆享補貼，三贏模式",[300,3998,3999,4002],{},[315,4000,4001],{},"物業管理差異",[315,4003,4004],{},"包租代管針對單一門牌；物業管理針對整個社區",[300,4006,4007,4010],{},[315,4008,4009],{},"房東好處",[315,4011,4012],{},"房產價值提升、專業節稅、第一手市場資訊、糾紛全權處理、免煩空租期",[300,4014,4015,4018],{},[315,4016,4017],{},"房客好處",[315,4019,4020],{},"及時維修、公會監督、品牌化服務、拎包入住、被尊重的租屋體驗",[300,4022,4023,4026],{},[315,4024,4025],{},"費用規範",[315,4027,4028],{},"僅仲介可收服務費，包租代管業者不得以代理人身份收取",[300,4030,4031,4034],{},[315,4032,4033],{},"風險注意",[315,4035,4036],{},"確認業者有合法牌照與公會會員資格，合約對象須為公司，個人轉租屬違法",[300,4038,4039,4042],{},[315,4040,4041],{},"不建議情況",[315,4043,4044],{},"即將都更的房子、非住宅用途房屋、無法確認業者合法性",[300,4046,4047,4050],{},[315,4048,4049],{},"合約提醒",[315,4051,4052],{},"包租代管合約較繁複，需仔細閱讀寵物條款、家具使用規範等細節",[300,4054,4055,4058],{},[315,4056,4057],{},"直租風險",[315,4059,4060],{},"省了仲介費，但合約缺乏專業把關，糾紛時求償無門",{"title":394,"searchDepth":395,"depth":395,"links":4062},[4063,4064,4065,4066,4067,4073,4080,4086,4087,4093,4094],{"id":3546,"depth":395,"text":3547},{"id":3567,"depth":395,"text":3568},{"id":3584,"depth":395,"text":3585},{"id":3611,"depth":395,"text":3612},{"id":3652,"depth":395,"text":3653,"children":4068},[4069,4070,4071,4072],{"id":3656,"depth":984,"text":3656},{"id":3666,"depth":984,"text":3666},{"id":3683,"depth":984,"text":3683},{"id":3704,"depth":984,"text":3704},{"id":3730,"depth":395,"text":3730,"children":4074},[4075,4076,4077,4078,4079],{"id":3733,"depth":984,"text":3734},{"id":3748,"depth":984,"text":3749},{"id":3778,"depth":984,"text":3779},{"id":3785,"depth":984,"text":3786},{"id":3803,"depth":984,"text":3803},{"id":3813,"depth":395,"text":3813,"children":4081},[4082,4083,4084,4085],{"id":3816,"depth":984,"text":3816},{"id":3825,"depth":984,"text":3825},{"id":3831,"depth":984,"text":3831},{"id":3858,"depth":984,"text":3858},{"id":3868,"depth":395,"text":3869},{"id":3885,"depth":395,"text":3885,"children":4088},[4089,4090,4091,4092],{"id":3888,"depth":984,"text":3889},{"id":3920,"depth":984,"text":3921},{"id":3931,"depth":984,"text":3932},{"id":3938,"depth":984,"text":3939},{"id":3945,"depth":395,"text":3945},{"id":292,"depth":395,"text":292},"2025-12-25",1477,"24:37",14,"cmizum6ry000h01tfcj9sb5c2",{},"/podcast/ep14",{"title":3531,"description":408},"ep14-property-management-pros-cons","podcast/ep14-包租代管是什麼資深房仲帶你了解好處與風險","j970zSM3YLiR22CtI7Q5erLBQqsvSP9ogpqUtp3xy6I",{"id":4107,"title":4108,"appleUrl":7,"audioUrl":4109,"body":4110,"cover":406,"date":4575,"description":408,"draft":409,"duration":4576,"durationFormatted":4577,"episodeNumber":4578,"excerpt":412,"extension":413,"firstoryId":4579,"hasTranscript":415,"meta":4580,"navigation":415,"path":4581,"seo":4582,"slug":4583,"spotifyUrl":412,"stem":4584,"tags":412,"__hash__":4585},"podcast/podcast/ep15-租屋也能養寵物寵物友善租屋完全攻略.md","EP15｜租屋也能養寵物！寵物友善租屋完全攻略 ","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmjswkgqw0agb01qeb35z6ztk/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmjswkgqw0agc01qeej1fa5ym.mp3?v=1767118266754",{"type":10,"value":4111,"toc":4553},[4112,4119,4121,4124,4128,4131,4134,4163,4170,4173,4176,4181,4184,4188,4192,4199,4204,4208,4211,4225,4230,4237,4241,4244,4249,4253,4260,4265,4269,4272,4283,4287,4293,4297,4300,4304,4307,4311,4314,4318,4321,4332,4337,4340,4343,4363,4368,4371,4377,4397,4406,4409,4412,4439,4443,4452,4459,4461],[13,4113,4114],{},[16,4115,18,4116,26],{},[20,4117,25],{"href":22,"rel":4118},[24],[28,4120],{},[13,4122,4123],{},"本集由主持人凱莉與資深房仲「官老頭」一起聊聊寵物友善租屋的大小事。在少子化的趨勢下，越來越多人選擇養寵物作為生活的陪伴，寵物友善租屋也成為不可忽視的議題。這一集從房東的顧慮、租客的應對策略、到合約條款的擬定，帶你全面了解如何順利帶著毛孩找到理想的家。",[42,4125,4127],{"id":4126},"房東為什麼不願意租給養寵物的人","房東為什麼不願意租給養寵物的人？",[13,4129,4130],{},"一位網友分享了自己第一次當房東的經歷：好不容易在租屋平台上篩掉了詐騙，終於找到感覺還不錯的租客，結果對方養了貓，讓他猶豫是否要出租。這則貼文在網上引發兩派意見——一方認為「貓沒什麼味道，還好啦」，另一方則警告「千萬不要，你會後悔」。",[13,4132,4133],{},"房東拒絕寵物的原因，主要來自以下幾點：",[573,4135,4136,4142,4148,4154],{},[144,4137,4138,4141],{},[37,4139,4140],{},"異味殘留","：尿漬滲入地板或牆面後，味道很難完全消除，影響下一任租客的入住意願。",[144,4143,4144,4147],{},[37,4145,4146],{},"家具損壞","：沙發被抓傷、木質地板被刮花，修復成本不低。",[144,4149,4150,4153],{},[37,4151,4152],{},"噪音問題","：尤其是養狗的租客，狗吠聲容易引起鄰居抗議。",[144,4155,4156,4159,4160,269],{},[37,4157,4158],{},"牆面與建材汙損","：尿液滲入矽酸鈣板等隔間材質後，無法只靠表面清潔處理，",[37,4161,4162],{},"整面牆可能需要打掉重做",[13,4164,4165,4166,4169],{},"官老頭指出，隨著房價與裝潢成本越來越高，房東自然更加重視房屋的維護。以前的觀念是「反正房子沒在住，你看著用」，但現在一套裝潢動輒數十萬，",[37,4167,4168],{},"光靠兩三萬的月租金，連換一次地板都不夠","，房東的擔憂其實完全可以理解。",[42,4171,4172],{"id":4172},"養寵物的租客面臨的困境",[13,4174,4175],{},"很多飼主因為找不到接受寵物的房源，不得不做出妥協。官老頭分享了多年來看到的真實案例：",[57,4177,4178],{},[13,4179,4180],{},"有租客的貓只能寄養在朋友家，每天下班後去朋友家看貓；也有人因為租屋限制，被迫將陪伴多年的寵物送養。這些對飼主和寵物來說，都是很心痛的畫面。",[13,4182,4183],{},"對貓狗而言，飼主就是牠們的一輩子。因為住房的原因而被迫分離，其實是可以透過溝通來避免的。",[42,4185,4187],{"id":4186},"如何提高房東出租的意願","如何提高房東出租的意願？",[793,4189,4191],{"id":4190},"_1-誠實告知不要隱瞞","1. 誠實告知，不要隱瞞",[13,4193,4194,4195,4198],{},"有些仲介會引導房客隱瞞養寵物的事實，建議先簽約再偷偷養。官老頭",[37,4196,4197],{},"強烈不建議這種做法","。現在越來越多房東願意在有條件的情況下接受寵物，誠實溝通反而能建立信任。",[57,4200,4201],{},[13,4202,4203],{},"曾有租客在簽約後才帶了一隻「剛領養」的貓回來，但一看就知道那隻貓已經養很久了。這種欺騙行為反而會讓後續的租屋關係更緊張。",[793,4205,4207],{"id":4206},"_2-帶寵物一起看房","2. 帶寵物一起看房",[13,4209,4210],{},"帶毛孩到現場看房有兩個好處：",[573,4212,4213,4219],{},[144,4214,4215,4218],{},[37,4216,4217],{},"讓房東觀察","：乾淨整潔、行為穩定的寵物，加上飼主展現出的照護能力，能大幅增加房東的信任感。",[144,4220,4221,4224],{},[37,4222,4223],{},"觀察寵物反應","：寵物對環境的反應也很重要。有些貓到了某些房子會嘔吐或躁動不安，可能代表環境不適合牠。",[57,4226,4227],{},[13,4228,4229],{},"官老頭分享過一個案例：一位租客帶貓看了兩間房，貓在第一間一直嘔吐，到第二間就很正常。雖然租客原本比較喜歡第一間，最後還是選了第二間，因為貓的反應讓她不放心。",[13,4231,4232,4233,4236],{},"不過也要注意「反面教材」——曾有夫妻帶著兩隻大型犬看房，結果一到現場就放開牽繩，狗在裝潢過的房子裡到處亂跑、差點在木質地板上撒尿，",[37,4234,4235],{},"房東的臉都綠了","。帶寵物看房的前提是你要能「hold 住」你的寵物。",[793,4238,4240],{"id":4239},"_3-提供詳細的寵物資訊","3. 提供詳細的寵物資訊",[13,4242,4243],{},"在聯繫仲介時，把寵物的品種、年齡、來歷、健康狀況交代清楚，會讓對方更有信心幫你媒合。",[57,4245,4246],{},[13,4247,4248],{},"有位租客一口氣傳了十幾行訊息，詳細介紹她的狗：什麼時候開始養、現在幾歲、血統狀況、甚至做過基因檢測。雖然預算只有一萬二千元，最後仲介還是順利幫她找到了一樓的分租空間。",[793,4250,4252],{"id":4251},"_4-優先考慮空屋","4. 優先考慮空屋",[13,4254,4255,4256,4259],{},"如果擔心家具損壞的爭議，不妨優先找",[37,4257,4258],{},"沒有附傢俱的空屋","。這樣不僅減少糾紛，還能自己規劃最適合寵物的居住環境。",[57,4261,4262],{},[13,4263,4264],{},"有位愛貓的租客租了空屋後，將其中一間房完全改造成貓的專屬空間：五層高的貓架、各種攀爬設施、午覺窩和睡覺窩各一個，全都是自己手工製作。房東看了反而很放心，因為從這些用心程度就能看出，這位租客一定會把貓照顧得很好。",[793,4266,4268],{"id":4267},"_5-選擇適合寵物的房型","5. 選擇適合寵物的房型",[13,4270,4271],{},"養寵物的租客應該考慮寵物的實際需求：",[573,4273,4274,4280],{},[144,4275,4276,4279],{},[37,4277,4278],{},"一樓或有電梯的房子","優先：爬樓梯對年紀大的狗狗關節負擔很大，尤其是法鬥等品種，看起來小巧但體重不輕，每天抱上抱下並不現實。",[144,4281,4282],{},"想像一下日常生活的情境：下班後大包小包，還要牽著狗爬公寓樓梯，這樣的場景是否可以持續？",[42,4284,4286],{"id":4285},"寵物條款怎麼談","寵物條款怎麼談？",[13,4288,4289,4290,1080],{},"簽約時加入「寵物條款」是保障雙方的關鍵。官老頭將需要規範的項目歸納為",[37,4291,4292],{},"四大面向",[793,4294,4296],{"id":4295},"一聲音","一、聲音",[13,4298,4299],{},"寵物的叫聲可能影響鄰居。約定飼主需採取合理的降噪措施，與一般住戶的噪音管理原則相同。",[793,4301,4303],{"id":4302},"二氣味","二、氣味",[13,4305,4306],{},"寵物的體味、排泄物的味道都可能殘留。約定飼主需維持環境清潔，退租時需恢復無異味的狀態。",[793,4308,4310],{"id":4309},"三軟裝移動式傢俱設備","三、軟裝（移動式傢俱設備）",[13,4312,4313],{},"屋主附贈的沙發、桌椅等家具，交屋時需拍照記錄現有狀況。若有損壞，依照約定的方式處理賠償。",[793,4315,4317],{"id":4316},"四硬體固定設備與建材","四、硬體（固定設備與建材）",[13,4319,4320],{},"牆面、地板、管線等固定設施的維護。特別注意：",[573,4322,4323,4329],{},[144,4324,4325,4328],{},[37,4326,4327],{},"貓會爬高","，冷氣管線、天花板區域都可能被碰到，點交時要特別檢查。",[144,4330,4331],{},"退租時，馬桶等管線是否因寵物毛髮堵塞，也是常見的爭議點。",[57,4333,4334],{},[13,4335,4336],{},"官老頭分享了一個極端案例：有外籍租客直接把貓砂倒進馬桶，退租時馬桶完全堵死，必須整個拆下來清理。還有租客住了一兩年，寵物毛髮累積堵塞了排水管卻不自覺，最後整條管線都塞滿了毛球。",[42,4338,4339],{"id":4339},"自我防護的小撇步",[13,4341,4342],{},"在有傢俱的出租屋裡養寵物，可以提前做好防護措施：",[573,4344,4345,4351,4357],{},[144,4346,4347,4350],{},[37,4348,4349],{},"沙發防抓套","：用防抓布或保護套包覆沙發，避免貓咪抓痕。",[144,4352,4353,4356],{},[37,4354,4355],{},"電線防護蓋","：插頭和電線加裝防護蓋或收納管，防止寵物啃咬。",[144,4358,4359,4362],{},[37,4360,4361],{},"地板鍍膜","：先在地板上鍍一層防水膜，即使寵物不小心在上面排泄，也不會滲入建材。",[57,4364,4365],{},[13,4366,4367],{},"有位女性租客在入住前，特地找了幾位好友一起到房子裡「會勘」，幫她規劃所有防護措施：沙發套、線材收納、地板鍍膜，全部先做好才搬進去。這種事前準備不僅保護了房東的資產，自己住起來也安心。",[42,4369,4370],{"id":4370},"養特殊寵物的注意事項",[13,4372,4373,4374,1080],{},"除了貓狗之外，現在也有很多人養倉鼠、蛇、蜥蜴、飛鼠、蜜袋鼯等特殊寵物。官老頭提醒，這類寵物更需要飼主",[37,4375,4376],{},"做足功課",[573,4378,4379,4385,4391],{},[144,4380,4381,4384],{},[37,4382,4383],{},"倉鼠容易逃脫","：曾有租客的小老鼠跑掉了，退租時才發現已經乾死在沙發下面。",[144,4386,4387,4390],{},[37,4388,4389],{},"蛇的管理風險","：有租客養的蛇在頂樓加蓋的公寓裡跑掉了，樓下鄰居嚇得半死（雖然後來有找到）。",[144,4392,4393,4396],{},[37,4394,4395],{},"外來種寵物","需要了解牠們原生環境的溫濕度需求。",[57,4398,4399],{},[13,4400,4401,4402,4405],{},"官老頭遇過的真實案例：有位租客養法鬥，冬天用鹵素電暖爐幫狗取暖，結果法鬥的皮膚嚴重發炎、脫皮流血。其實法鬥這種品種本身皮膚就敏感，需要的是",[37,4403,4404],{},"除濕和冷氣","，而不是加熱。飼主如果事先做功課，這類問題完全可以避免。",[42,4407,4408],{"id":4408},"給房東的建議",[13,4410,4411],{},"官老頭也呼籲房東們放寬心態：",[573,4413,4414,4420,4426,4432],{},[144,4415,4416,4419],{},[37,4417,4418],{},"寵物友善是趨勢","：少子化讓養寵物的人口持續增加，政府未來也可能正視這個議題。",[144,4421,4422,4425],{},[37,4423,4424],{},"法律並未禁止","：目前沒有法規明文允許房東拒絕寵物，房東可以設定條件，但不宜一刀切地拒絕。",[144,4427,4428,4431],{},[37,4429,4430],{},"不平等條約應斟酌","：要求租客「整組沙發換新」或「全室重新粉刷」等極端條款，往往只會嚇跑好租客。",[144,4433,4434,4435,4438],{},"有研究指出，",[37,4436,4437],{},"養寵物的人通常更愛乾淨、收入也相對較高","，付房租也比較阿莎力。",[42,4440,4442],{"id":4441},"一個人養-16-條狗的啟示","一個人養 16 條狗的啟示",[57,4444,4445],{},[13,4446,4447,4448,4451],{},"有位房東分享了一個極端案例：一位租客起初只養兩三隻狗，房東沒有多說什麼。但住了好幾年後，狗的數量不斷增加，最後竟然養到 ",[37,4449,4450],{},"16 條狗","，全擠在一間三房的公寓裡。鄰居受不了噪音和氣味，費盡千辛萬苦才找到房東反映。",[13,4453,4454,4455,4458],{},"這個案例提醒我們：",[37,4456,4457],{},"養寵物也要衡量自身條件","。一個人的精力有限，16 條狗的衛生環境不可能每一隻都照顧到位。寵物在擁擠不適的環境中，也會出現焦慮、嘶吼、甚至憂鬱等行為問題。愛牠，就要給牠一個真正舒適的生活空間。",[42,4460,292],{"id":292},[294,4462,4463,4471],{},[297,4464,4465],{},[300,4466,4467,4469],{},[303,4468,886],{},[303,4470,889],{},[310,4472,4473,4481,4489,4497,4505,4513,4521,4529,4537,4545],{},[300,4474,4475,4478],{},[315,4476,4477],{},"找房策略",[315,4479,4480],{},"優先篩選「可寵」房源，善用租屋平台的篩選功能（如 Renco 關鍵字搜尋）",[300,4482,4483,4486],{},[315,4484,4485],{},"誠實溝通",[315,4487,4488],{},"不要隱瞞養寵物的事實，主動提供寵物品種、年齡、健康狀況等詳細資訊",[300,4490,4491,4494],{},[315,4492,4493],{},"帶寵物看房",[315,4495,4496],{},"讓房東觀察寵物穩定度，同時確認寵物是否適應該環境",[300,4498,4499,4502],{},[315,4500,4501],{},"房型選擇",[315,4503,4504],{},"優先一樓或有電梯的房子；養寵物者可優先考慮空屋，減少家具損壞爭議",[300,4506,4507,4510],{},[315,4508,4509],{},"寵物條款",[315,4511,4512],{},"簽約時明訂聲音、氣味、軟裝損壞、硬體維護四大面向的權責",[300,4514,4515,4518],{},[315,4516,4517],{},"點交拍照",[315,4519,4520],{},"入住與退租時拍照存證，記錄所有附贈設備的狀態，避免日後爭議",[300,4522,4523,4526],{},[315,4524,4525],{},"自我防護",[315,4527,4528],{},"加裝沙發防抓套、電線防護蓋、地板鍍膜等措施，保護房東資產也保護自己",[300,4530,4531,4534],{},[315,4532,4533],{},"了解寵物習性",[315,4535,4536],{},"不同品種有不同需求，做足功課才能避免照顧不當引發的租屋糾紛",[300,4538,4539,4542],{},[315,4540,4541],{},"房東心態",[315,4543,4544],{},"寵物友善是趨勢，建議以合理條件取代一刀切拒絕，避免不平等條款",[300,4546,4547,4550],{},[315,4548,4549],{},"負責任飼養",[315,4551,4552],{},"衡量自身條件再決定養寵物的數量，確保每一隻都能獲得良好的照顧",{"title":394,"searchDepth":395,"depth":395,"links":4554},[4555,4556,4557,4564,4570,4571,4572,4573,4574],{"id":4126,"depth":395,"text":4127},{"id":4172,"depth":395,"text":4172},{"id":4186,"depth":395,"text":4187,"children":4558},[4559,4560,4561,4562,4563],{"id":4190,"depth":984,"text":4191},{"id":4206,"depth":984,"text":4207},{"id":4239,"depth":984,"text":4240},{"id":4251,"depth":984,"text":4252},{"id":4267,"depth":984,"text":4268},{"id":4285,"depth":395,"text":4286,"children":4565},[4566,4567,4568,4569],{"id":4295,"depth":984,"text":4296},{"id":4302,"depth":984,"text":4303},{"id":4309,"depth":984,"text":4310},{"id":4316,"depth":984,"text":4317},{"id":4339,"depth":395,"text":4339},{"id":4370,"depth":395,"text":4370},{"id":4408,"depth":395,"text":4408},{"id":4441,"depth":395,"text":4442},{"id":292,"depth":395,"text":292},"2026-01-01",1899,"31:39",15,"cmjswkgqw0agb01qeb35z6ztk",{},"/podcast/ep15",{"title":4108,"description":408},"ep15-pet-friendly-rental-guide","podcast/ep15-租屋也能養寵物寵物友善租屋完全攻略","V-lTRYXO23nbn5nAMZ6t5ttLmb6PLllrN3yxj_x4E5E",{"id":4587,"title":4588,"appleUrl":7,"audioUrl":4589,"body":4590,"cover":406,"date":5019,"description":408,"draft":409,"duration":5020,"durationFormatted":5021,"episodeNumber":5022,"excerpt":412,"extension":413,"firstoryId":5023,"hasTranscript":415,"meta":5024,"navigation":415,"path":5025,"seo":5026,"slug":5027,"spotifyUrl":412,"stem":5028,"tags":412,"__hash__":5029},"podcast/podcast/ep16-錯過畢業潮反而更省掌握租房時間軸與這三項條件找到高-cp-值夢幻屋.md","EP16｜錯過畢業潮反而更省！掌握「租房時間軸」與「這三項」條件，找到高 CP 值夢幻屋。","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmjv4yogj046w01ry57sm1e8d/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmjv4yogj046x01ryfhcochwg.mp3?v=1767253298211",{"type":10,"value":4591,"toc":4991},[4592,4599,4601,4605,4619,4622,4625,4632,4639,4642,4645,4650,4657,4661,4664,4671,4674,4677,4680,4684,4691,4704,4708,4715,4723,4726,4733,4736,4740,4743,4747,4750,4754,4757,4761,4768,4772,4775,4780,4787,4790,4794,4801,4805,4812,4816,4819,4832,4836,4843,4854,4858,4865,4867,4869],[13,4593,4594],{},[16,4595,18,4596,26],{},[20,4597,25],{"href":22,"rel":4598},[24],[28,4600],{},[42,4602,4604],{"id":4603},"租屋淡旺季一條存在數十年的時間軸","租屋淡旺季：一條存在數十年的時間軸",[13,4606,4607,4608,4611,4612,4615,4616,269],{},"臺灣的租屋市場有著明顯的淡旺季規律。每年 ",[37,4609,4610],{},"5 月到 9 月","，因為畢業季和就業季的疊加，形成了租屋旺季——租金容易被推高，競爭也最為激烈。而 ",[37,4613,4614],{},"11 月到隔年 1 月","，則進入淡季，議價空間較大，專家指出最多有機會",[37,4617,4618],{},"省下約三成的租金",[13,4620,4621],{},"資深房仲官老頭指出，這個週期已經持續了數十年。以前在旺季時，帶看客戶時常常兩三組人同時出現搶房，四五個人搶一間的狀況屢見不鮮。仲介會在旺季前就開始積極開發房源、聯繫屋主，「就像冬眠的熊一樣，先把食物囤好」，等到 5 月中畢業潮一來，就是比速度的時候。",[42,4623,4624],{"id":4624},"疫情打破了傳統租屋週期",[13,4626,4627,4628,4631],{},"不過，經歷了兩三年的疫情封閉期，整個租屋週期被徹底打亂。疫情期間，許多人轉為居家辦公，工作形態改變；租約到期也因無法見面點交而自動延續，不少房客的租約變成了",[37,4629,4630],{},"不定期租約","。屋主不會主動來找房客談退租，房客也沒有搬遷的急迫性。",[13,4633,4634,4635,4638],{},"這些變化導致現在淡旺季的差異程度已經不像以前那麼誇張。以前旺季與淡季的需求量差距可能達到",[37,4636,4637],{},"一比三","，但現在雖然仍有顯著差異，但那種狂熱搶房的模式已經緩和許多。",[42,4640,4641],{"id":4641},"學區房的租屋節奏",[13,4643,4644],{},"在大專院校附近，租屋週期與學校行事曆緊密連動。屋主長期經營下來，早已摸透學生的時間軸——什麼時候抽宿舍、什麼時候確認有沒有抽到、什麼時候需要外宿。有經驗的屋主甚至會透過學長牽線介紹學弟，形成穩定的租客來源。",[57,4646,4647],{},[13,4648,4649],{},"寒暑假的影響特別明顯，租約配合學校開學與放假來調整，這個周期非常固定。",[13,4651,4652,4653,4656],{},"值得注意的是，",[37,4654,4655],{},"學區附近的房子其實並不便宜","。不論是大專院校旁或明星國高中學區，因為設籍需求和家長搶租，屋主深知房子搶手，租金自然居高不下。加上逐年調漲，現在的學區房租金已經累積到相當高的水平。",[42,4658,4660],{"id":4659},"農曆鬼月與過年兩個特殊的租屋時段","農曆鬼月與過年：兩個特殊的租屋時段",[793,4662,4663],{"id":4663},"農曆鬼月",[13,4665,4666,4667,4670],{},"農曆七月對租屋市場有一定影響，但主要衝擊的是",[37,4668,4669],{},"店面和辦公室","的簽約，一般住宅的影響程度較小。買賣市場受影響較大，但租房方面，只要碰到好物件，多數人也就不太在意了。而且屋主不可能因為鬼月就讓你免費空住一個月。",[793,4672,4673],{"id":4673},"過年前後",[13,4675,4676],{},"過年是另一個尷尬的時段。因為臺灣有發年終獎金的慣例，很多人會在過年前領完年終才考慮換工作或搬家。有些人在過年前就找好房子決定要租，但又不想浪費過年那十天到兩週的租金，會嘗試跟屋主協商減免。有些屋主願意通融，畢竟過年期間也不太可能帶看新房客；但也有屋主直接說「不行，下一位」。",[42,4678,4679],{"id":4679},"不同族群的最佳租屋時機",[793,4681,4683],{"id":4682},"學生族群熱潮之後再出手","學生族群：熱潮之後再出手",[13,4685,4686,4687,4690],{},"學生找房的最佳策略是",[37,4688,4689],{},"等到 9 月開學後的「退燒期」","。官老頭分享了一個實際案例：",[57,4692,4693],{},[13,4694,4695,4696,4699,4700,4703],{},"有幾位同學故意在開學時先暫時寄居在同學家，等到 9 月底、10 月的時候，當大部分同學都已經找到房子，那些沒租出去的屋主開始慌張——因為他們知道一旦錯過這個時間點，房子可能要",[37,4697,4698],{},"空置整整半個學期","。於是這幾位同學悠哉地慢慢看房、慢慢談價，最後以每月 ",[37,4701,4702],{},"27,000 元租到一整層公寓","（行情大約 30,000 多元），三個人分攤下來每人只要約 9,000 元，從大二一路住到畢業，甚至畢業後留在臺北工作的人繼續住，再拉學弟進來接手。",[793,4705,4707],{"id":4706},"上班族熱潮之前先卡位","上班族：熱潮之前先卡位",[13,4709,4710,4711,4714],{},"上班族的策略則完全相反，建議在",[37,4712,4713],{},"旺季來臨之前就提早出手","。因為上班族租屋的需求分佈較為平均，不像學生有明確的開學截止點，屋主不會因為等不到人而急著降價。如果等到大家都在搶的時候才進場，會非常吃虧。",[57,4716,4717],{},[13,4718,4719,4720,269],{},"官老頭曾幫助許多內湖科學園區的上班族，在旺季前找到理想房子。這些提前行動的人後來發現，同樣條件的房子在旺季時",[37,4721,4722],{},"每月要多付兩三千元",[793,4724,4725],{"id":4725},"中南部學區的特殊生態",[13,4727,4728,4729,4732],{},"在中南部，尤其是非都會區的學校附近，淡旺季的落差更為劇烈。因為周邊缺乏其他剛性租屋需求，屋主一旦錯過開學季，房子基本上就要空半年。所以",[37,4730,4731],{},"越早決定，屋主給的價格越優惠","，甚至會主動「促銷」。",[13,4734,4735],{},"有些精明的學長還會發展出「學長二房東」模式：直接跟屋主承租整棟透天厝，再分租給學弟，自己不但不用付房租，還能賺到生活費——這其實就是包租代管的雛形。",[42,4737,4739],{"id":4738},"避開三個條件找到高-cp-值的房子","避開三個條件，找到高 CP 值的房子",[13,4741,4742],{},"官老頭提出了三個實用的省錢關鍵，只要避開以下條件，就有很大機會找到 CP 值極高的房子：",[793,4744,4746],{"id":4745},"_1-避開捷運站或大眾運輸密集處","1. 避開捷運站或大眾運輸密集處",[13,4748,4749],{},"捷運站旁邊一定貴，因為不騎車、不開車的人只能依賴大眾運輸，需求集中推高了租金。如果你本身有交通工具，住得離捷運站遠一些，租金會明顯下降。",[793,4751,4753],{"id":4752},"_2-避開新大樓物管型社區","2. 避開新大樓、物管型社區",[13,4755,4756],{},"有管理員、有包裹代收的大樓型社區，屋主購入成本高，租金自然也高。而且公設比扣除後實際使用坪數較小，還要分攤管理費。現在便利商店到處都能收取包裹，不一定需要大樓管理員代收。",[793,4758,4760],{"id":4759},"_3-避開全新裝潢的華麗房源","3. 避開全新裝潢的華麗房源",[13,4762,4763,4764,4767],{},"看到裝潢精美、家具齊全的房子很心動，但這些成本全都反映在租金上。尤其是全新裝潢剛釋出的物件，屋主不可能便宜出租。反而可以考慮",[37,4765,4766],{},"屋齡較老、裝潢有使用痕跡的房子","，這類屋主心態通常比較佛系，知道房子已經裝潢十幾年了，議價空間也比較大。",[42,4769,4771],{"id":4770},"認清自己的需求比什麼都重要","認清自己的需求，比什麼都重要",[13,4773,4774],{},"官老頭分享了一個經典案例：",[57,4776,4777],{},[13,4778,4779],{},"有位房客開出的條件是要有公園、有捷運、生活機能完善，算下來在臺北市的租金大約要四萬多元。但深入了解後發現，他根本不搭捷運而是騎機車，而且租的是小套房，朋友來了也只能兩個人坐在床上——所謂「捷運站旁邊方便朋友來找」根本是不切實際的需求。經過重新梳理真正的需求後，最終找到了適合的房子。",[13,4781,4782,4783,4786],{},"所以，",[37,4784,4785],{},"先分析自己在食衣住行上哪些是真正的剛需","，不要什麼都想要。如果每個條件都堅持，不但找不到房子，即使找到了也會超出預算。",[42,4788,4789],{"id":4789},"淡季議價的三個實用撇步",[793,4791,4793],{"id":4792},"撇步一觀察房源的刊登時間","撇步一：觀察房源的刊登時間",[13,4795,4796,4797,4800],{},"在租屋平台上訂閱符合自己條件的房源，定期檢查。如果發現某個物件",[37,4798,4799],{},"已經刊登超過一兩個月還沒租出去","，代表屋主已經開始焦慮——每空置一個月就是兩三萬元的損失。這時候去談價，成功機率大增。",[793,4802,4804],{"id":4803},"撇步二以地點和空間為優先屋況次之","撇步二：以地點和空間為優先，屋況次之",[13,4806,4807,4808,4811],{},"選房時優先考慮",[37,4809,4810],{},"地點（location）和空間大小","，不要把屋況看得太重。只要沒有重大瑕疵，很多問題現在都有法規保障租客權益，也可以透過協調請屋主處理基本的居住需求。住得安穩比住得豪華更重要。",[793,4813,4815],{"id":4814},"撇步三用誠意打動屋主和仲介","撇步三：用誠意打動屋主和仲介",[13,4817,4818],{},"見面時展現誠意和良好形象，主動介紹自己的工作背景和個人狀況，讓屋主感受到你是一個值得信賴的房客。和仲介建立良好關係也很重要——仲介也是人，你對他友善，他就會更努力幫你找房子、幫你美言幾句。",[57,4820,4821],{},[13,4822,4823,4824,4827,4828,4831],{},"有位房客堅持要在重劃區找三房新大樓帶車位、預算四萬以下。雖然條件嚴苛，但他堅持不懈地持續看房，最終真的找到了「夢幻屋」，而且一簽就是",[37,4825,4826],{},"五年約","，成功鎖住了優惠價格。關鍵就在於——",[37,4829,4830],{},"你要相信自己會找到理想的房子","，並且願意花時間持續尋找。",[42,4833,4835],{"id":4834},"提前多久開始找房最合適","提前多久開始找房最合適？",[13,4837,4838,4839,4842],{},"官老頭建議，不論你是因為到職日還是租約到期，都應該",[37,4840,4841],{},"提前三週到一個月","開始積極看房。太早看（比如提前半年）沒有實質意義，但太晚又會陷入時間壓力，被迫倉促決定。",[13,4844,4845,4846,4849,4850,4853],{},"另外一個重點是",[37,4847,4848],{},"和現任房東維持良好關係","。如果你想趕上某個搬遷時間點，可以跟原屋主商量是否能提前辦理退租或延展一些彈性。關係好的話，甚至可以做到",[37,4851,4852],{},"無縫接軌","——新舊房子之間不會有重疊付租金或空窗期的問題。",[42,4855,4857],{"id":4856},"善的循環租屋市場中的人情","善的循環：租屋市場中的人情",[13,4859,4860,4861,4864],{},"最後，官老頭強調租屋市場是一個",[37,4862,4863],{},"善的循環","。很多看似難溝通的屋主，其實是因為過去遇到不好的房客而受過傷。大多數屋主並不在意多賺兩三千元的租金，他們真正在意的是房子有人好好照顧、租客安安穩穩。只要記住——仲介是人、屋主是人、房客也是人——用真誠的態度溝通，很多事情都能圓滿解決。",[28,4866],{},[42,4868,292],{"id":292},[294,4870,4871,4879],{},[297,4872,4873],{},[300,4874,4875,4877],{},[303,4876,886],{},[303,4878,889],{},[310,4880,4881,4889,4897,4905,4912,4919,4927,4935,4943,4951,4959,4967,4975,4983],{},[300,4882,4883,4886],{},[315,4884,4885],{},"租屋旺季",[315,4887,4888],{},"每年 5 月至 9 月，房源多但競爭激烈、租金偏高",[300,4890,4891,4894],{},[315,4892,4893],{},"租屋淡季",[315,4895,4896],{},"11 月至隔年 1 月，議價空間大，最多可省約三成租金",[300,4898,4899,4902],{},[315,4900,4901],{},"疫情影響",[315,4903,4904],{},"打破傳統週期，淡旺季差異縮小但仍存在",[300,4906,4907,4909],{},[315,4908,4663],{},[315,4910,4911],{},"對住宅租屋影響不大，對店面和辦公室影響較明顯",[300,4913,4914,4916],{},[315,4915,4673],{},[315,4917,4918],{},"可嘗試協商減免過年期間租金，但視屋主態度而定",[300,4920,4921,4924],{},[315,4922,4923],{},"學生族群策略",[315,4925,4926],{},"建議在 9 月開學後的「退燒期」出手，屋主急於出租較好議價",[300,4928,4929,4932],{},[315,4930,4931],{},"上班族策略",[315,4933,4934],{},"建議在旺季前提早卡位，同條件房子旺季時每月貴 2,000～3,000 元",[300,4936,4937,4940],{},[315,4938,4939],{},"中南部學區",[315,4941,4942],{},"越早決定越便宜，屋主錯過開學季將面臨半年空置",[300,4944,4945,4948],{},[315,4946,4947],{},"避開條件一",[315,4949,4950],{},"不依賴大眾運輸者，可避開捷運站周邊以降低租金",[300,4952,4953,4956],{},[315,4954,4955],{},"避開條件二",[315,4957,4958],{},"避開新大樓、物管型社區，實際坪數小且租金高",[300,4960,4961,4964],{},[315,4962,4963],{},"避開條件三",[315,4965,4966],{},"避開全新裝潢房源，屋齡較老的房子議價空間較大",[300,4968,4969,4972],{},[315,4970,4971],{},"找房提前時間",[315,4973,4974],{},"建議提前三週到一個月開始看房",[300,4976,4977,4980],{},[315,4978,4979],{},"議價關鍵",[315,4981,4982],{},"觀察刊登時間、以地點和空間為優先、用誠意打動屋主與仲介",[300,4984,4985,4988],{},[315,4986,4987],{},"核心心法",[315,4989,4990],{},"認清真實需求、保持耐心、相信自己能找到理想的房子",{"title":394,"searchDepth":395,"depth":395,"links":4992},[4993,4994,4995,4996,5000,5005,5010,5011,5016,5017,5018],{"id":4603,"depth":395,"text":4604},{"id":4624,"depth":395,"text":4624},{"id":4641,"depth":395,"text":4641},{"id":4659,"depth":395,"text":4660,"children":4997},[4998,4999],{"id":4663,"depth":984,"text":4663},{"id":4673,"depth":984,"text":4673},{"id":4679,"depth":395,"text":4679,"children":5001},[5002,5003,5004],{"id":4682,"depth":984,"text":4683},{"id":4706,"depth":984,"text":4707},{"id":4725,"depth":984,"text":4725},{"id":4738,"depth":395,"text":4739,"children":5006},[5007,5008,5009],{"id":4745,"depth":984,"text":4746},{"id":4752,"depth":984,"text":4753},{"id":4759,"depth":984,"text":4760},{"id":4770,"depth":395,"text":4771},{"id":4789,"depth":395,"text":4789,"children":5012},[5013,5014,5015],{"id":4792,"depth":984,"text":4793},{"id":4803,"depth":984,"text":4804},{"id":4814,"depth":984,"text":4815},{"id":4834,"depth":395,"text":4835},{"id":4856,"depth":395,"text":4857},{"id":292,"depth":395,"text":292},"2026-01-08",1855,"30:55",16,"cmjv4yogj046w01ry57sm1e8d",{},"/podcast/ep16-cp",{"title":4588,"description":408},"ep16-best-time-to-rent","podcast/ep16-錯過畢業潮反而更省掌握租房時間軸與這三項條件找到高-cp-值夢幻屋","koEdUp5mprKSKiVs7HQOLCu8vkeCCTbT6BRmUW2nz34",{"id":5031,"title":5032,"appleUrl":7,"audioUrl":5033,"body":5034,"cover":406,"date":5477,"description":408,"draft":409,"duration":5478,"durationFormatted":5479,"episodeNumber":5480,"excerpt":412,"extension":413,"firstoryId":5481,"hasTranscript":415,"meta":5482,"navigation":415,"path":5483,"seo":5484,"slug":5485,"spotifyUrl":412,"stem":5486,"tags":412,"__hash__":5487},"podcast/podcast/ep17-租屋詐騙大公開假租客假買主詐騙超可怕.md","EP17｜租屋詐騙大公開！假租客、假買主詐騙超可怕 ","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmjv6hrlr04gm01ryebjgb5us/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmjv6hrlr04gn01ry1k9243n9.mp3?v=1767255859268",{"type":10,"value":5035,"toc":5453},[5036,5043,5045,5048,5052,5059,5065,5070,5077,5081,5088,5095,5099,5105,5114,5117,5120,5129,5133,5136,5142,5147,5151,5154,5167,5170,5173,5177,5184,5188,5195,5199,5209,5213,5220,5224,5230,5233,5237,5244,5248,5255,5259,5266,5270,5290,5293,5300,5328,5333,5337,5347,5349],[13,5037,5038],{},[16,5039,18,5040,26],{},[20,5041,25],{"href":22,"rel":5042},[24],[28,5044],{},[13,5046,5047],{},"本集由主持人凱莉與資深房仲官老頭，深入剖析台灣租屋市場中常見的詐騙手法，從假租客利用「支付命令」騙走房屋，到假屋主捲款潛逃，再到未看房先匯訂金的經典陷阱，帶你全面認識租屋詐騙的套路與防範之道。",[42,5049,5051],{"id":5050},"支付命令詐騙房東最恐怖的噩夢","支付命令詐騙：房東最恐怖的噩夢",[13,5053,5054,5055,5058],{},"近期有一位房東戴小姐遇到一名可疑的租客。對方表示",[37,5056,5057],{},"不需要到現場看房，卻願意直接支付租金","。更離奇的是，這名租客提供的名片經查證後發現是偽造的，根本查不到這個人。而租客反覆確認戴小姐是否為真正的屋主，並索取存摺等個人資料。幸好戴小姐警覺性高，沒有受騙。",[13,5060,5061,5062,1080],{},"這背後隱藏的是一套高階詐騙手法——",[37,5063,5064],{},"支付命令詐騙",[57,5066,5067],{},[13,5068,5069],{},"詐騙集團以假租客身份租屋後，先確認屋主的戶籍仍設在該租屋處。接著，詐騙集團偽造假債權，向法院申請「支付命令」。當支付命令寄到租屋處時，詐騙者直接代收信件。屋主因不知情，無法在法定期間內提出異議。一旦支付命令確定，詐騙者就能向法院申請拍賣房屋，進而取得款項。",[13,5071,5072,5073,5076],{},"這種手法雖然涉及偽造文書，但利用了行政與法律流程的漏洞，",[37,5074,5075],{},"讓屋主在不知不覺中失去房產","。目前政府也在研議加入確認宣告機制或行政機關確認流程來堵住這個漏洞。",[42,5078,5080],{"id":5079},"從-netflix地面師看假屋主詐騙","從 Netflix《地面師》看假屋主詐騙",[13,5082,5083,5084,5087],{},"Netflix 熱播劇《地面師》描述的詐騙手法與台灣的租屋詐騙有異曲同工之處。劇中的做法是：",[37,5085,5086],{},"假冒的仲介找到有意購買土地的企業，然後安排一個人頭假扮屋主","，用偽造的權狀和身份資料，讓買方以為是在跟真正的屋主交易。",[13,5089,5090,5091,5094],{},"在台灣，類似的手法也實際發生過。詐騙者可能透過破壞門鎖等方式進入空屋，然後假扮成屋主出租房屋。《地面師》爆紅後，確實有新聞報導了類似案例，甚至有公司在不動產交易中被騙。官老頭指出，那些大案子",[37,5092,5093],{},"通常都有內鬼配合，裡應外合","，否則公司購買不動產的七八道流程不會這麼容易被突破。",[42,5096,5098],{"id":5097},"假屋主一屋多租捲款潛逃","假屋主「一屋多租」捲款潛逃",[13,5100,5101,5102,1080],{},"另一種常見手法是",[37,5103,5104],{},"假屋主空手套白狼",[57,5106,5107],{},[13,5108,5109,5110,5113],{},"詐騙者並非房屋的真正所有權人，卻能進入房屋帶人看房。他不只租給一個人，而是",[37,5111,5112],{},"同時租給三、四個人","，並以「年繳可享優惠」為誘餌。例如行情三萬的房子，他說年繳只要兩萬，一次就捲走數十萬的押金和租金後消失無蹤。而真正的屋主完全不知情。",[42,5115,5116],{"id":5116},"未看房先匯訂金的陷阱",[13,5118,5119],{},"還有一種更直接的詐騙方式：",[57,5121,5122],{},[13,5123,5124,5125,5128],{},"詐騙者在網路上刊登",[37,5126,5127],{},"不存在的房屋美照","，搭配遠低於行情的租金吸引租客。例如「中山復興捷運站、電梯兩房、全新裝潢，只要兩萬四」。當租客私訊詢問後，對方會說「這間房子已經有人預訂了，如果你真的想要，需要先匯訂金排順位」。行情三四萬的房子只租兩萬四，很多人就抱著「試試看」的心態匯了訂金，結果被騙。",[42,5130,5132],{"id":5131},"官老頭親身經歷即將法拍的房屋詐騙","官老頭親身經歷：即將法拍的房屋詐騙",[13,5134,5135],{},"官老頭分享了自己家人的親身經歷。家人看中一間房子想租，對方說前面已經有人確定要了。家人本想放棄，但對方卻不死心，主動加 LINE 聯繫，還帶家人實際去看了房子。",[13,5137,5138,5139,269],{},"到了現場後，對方提出**「一次付一年租金就能優先入住」**的條件。幸好家人沒有上當。事後查證發現，",[37,5140,5141],{},"那間房子存在產權問題，即將進入法拍程序",[57,5143,5144],{},[13,5145,5146],{},"推測這是房屋的相關親友，知道房子即將法拍後無法再處分，於是趕在法拍前找人來租，收完租金後，等法院強制執行時自己已經脫身。租客則會在不知情的情況下被強制搬離，租金和押金全部化為烏有。",[42,5148,5150],{"id":5149},"倒廢棄物詐騙中南部房東的惡夢","倒廢棄物詐騙：中南部房東的惡夢",[13,5152,5153],{},"在中南部，有一種特殊的詐騙手法針對農地、工業地或廠房的房東：",[57,5155,5156],{},[13,5157,5158,5159,5162,5163,5166],{},"租客很阿莎力地",[37,5160,5161],{},"預付兩年租金","，讓房東放下戒心。接著，租客就在廠房內",[37,5164,5165],{},"大量傾倒廢棄物","，甚至倒滿整個空間。廢棄物處理一車可收四千元，倒個四五十車就能回本，回本後還能覆蓋租金成本。等到房東發現時，廠房已被廢棄物塞滿，清理費用驚人。",[13,5168,5169],{},"台北也發生過類似情況，有人租了套房後把大量垃圾雜物堆滿，然後不付租金直接消失。",[42,5171,5172],{"id":5172},"租客防騙指南",[793,5174,5176],{"id":5175},"一一定要到現場看房","一、一定要到現場看房",[13,5178,5179,5180,5183],{},"這是最基本也最重要的原則。到現場看房，",[37,5181,5182],{},"大概六七成的風險就排除了","。到場時可以觀察房東是否與鄰居有正常互動，這也是一個判斷的小技巧。",[793,5185,5187],{"id":5186},"二要求屋主提供身份證明","二、要求屋主提供身份證明",[13,5189,5190,5191,5194],{},"租客有權利要求屋主提供相關證明，確認對方確實是房屋的所有權人。屋主可以提供",[37,5192,5193],{},"房屋稅單","，稅單上的名字與身份證一致，就能確認身份。如果是家人代為出租，也應提供授權書或說明與屋主的關係。",[793,5196,5198],{"id":5197},"三善用公證制度","三、善用公證制度",[13,5200,5201,5202,5204,5205,5208],{},"如果屋主不願意提供證件，可以要求走",[37,5203,3927],{},"。公證費用可以雙方各付一半，也有租客主動表示願意全額負擔公證費。公證合約出來後，任何爭議都以合約為主，而且",[37,5206,5207],{},"法院會直接認同公證約的內容","，是保障雙方權益最有效的方式。",[793,5210,5212],{"id":5211},"四透過合法仲介","四、透過合法仲介",[13,5214,5215,5216,5219],{},"找有",[37,5217,5218],{},"特許營業牌","的仲介公司是另一個安全選擇。台灣的仲介業需要政府核發特許營業牌照，受到政府監管，較不容易做出違法的事。建議找品牌較大、在行業待較久的仲介，確認對方有制服、有自己的合約、有名片。要小心所謂的「流浪仲介」——沒制服、拿不出名片的人。",[793,5221,5223],{"id":5222},"五查證對方身份","五、查證對方身份",[13,5225,5226,5227],{},"利用政府提供的線上系統，輸入姓名與身份證字號，可以查到一個人的基本狀況，包括是否有案底、是否有官司在進行等。",[37,5228,5229],{},"不要只看名片，要用身份證去查證。",[42,5231,5232],{"id":5232},"房東防騙指南",[793,5234,5236],{"id":5235},"一將戶籍遷離出租房屋","一、將戶籍遷離出租房屋",[13,5238,5239,5240,5243],{},"很多老一輩的房東習慣把戶籍放在出租的房子裡，以為可以享受自用稅率優惠。但現在出租就是出租，",[37,5241,5242],{},"不符合自用優惠稅率","。不如把戶籍遷回自己看得到的地方，避免重要信件（如法院文件）被他人代收，降低被「支付命令」詐騙的風險。",[793,5245,5247],{"id":5246},"二主動查證租客身份","二、主動查證租客身份",[13,5249,5250,5251,5254],{},"現在很多精明的房東在出租前，會要求看租客的",[37,5252,5253],{},"工作證明和身份證","，甚至會打電話到公司確認。官老頭就遇過多次打去公司後得知對方已離職的情況，這些都是重要的警示訊號。",[793,5256,5258],{"id":5257},"三注意房屋狀況","三、注意房屋狀況",[13,5260,5261,5262,5265],{},"房東不要把房子放著就忘記它的存在。有些房東半年沒收到租金也忘記了，這是非常危險的。",[37,5263,5264],{},"定期關注房屋狀況","，才能避免房產在不知不覺中出問題。",[42,5267,5269],{"id":5268},"萬一被騙了怎麼辦","萬一被騙了怎麼辦？",[141,5271,5272,5277,5283],{},[144,5273,5274],{},[37,5275,5276],{},"立即撥打 165 反詐騙專線",[144,5278,5279,5282],{},[37,5280,5281],{},"第一時間去報警備案","——這非常重要。報警代表你在乎這件事，未來要求償或追訴時，才有案底紀錄。如果拖了半年一年才想到要處理，追查難度會大幅增加。",[144,5284,5285,5286,5289],{},"關於追回款項：坦白說，",[37,5287,5288],{},"被騙的錢通常很難追回","。因為詐騙者讓你匯款的帳號通常是虛擬帳戶、海外帳戶或人頭帳戶，資金很快就被轉移。",[42,5291,5292],{"id":5292},"切勿出借銀行帳戶",[13,5294,5295,5296,5299],{},"節目中特別呼籲：",[37,5297,5298],{},"絕對不要把銀行帳戶借給別人使用","。一個帳戶在黑市上可賣三到五萬元，但後果極其嚴重：",[573,5301,5302,5313,5319,5325],{},[144,5303,5304,5305,5308,5309,5312],{},"只要有",[37,5306,5307],{},"任何一筆詐騙款項","進入你的帳戶，你名下",[37,5310,5311],{},"所有帳戶都會被凍結","，不是只有那一個帳戶",[144,5314,5315,5316],{},"凍結時間",[37,5317,5318],{},"至少半年到一年以上",[144,5320,5321,5322],{},"會在金融機構留下紀錄，",[37,5323,5324],{},"未來貸款、信用評分都會受到嚴重影響",[144,5326,5327],{},"即使只是「借」而不是「賣」，後果完全一樣",[57,5329,5330],{},[13,5331,5332],{},"官老頭分享了一個前同事的案例：同事只是借帳戶給朋友匯一筆錢，結果那筆錢是詐騙所得。帳戶立刻被封鎖，整整一年無法使用，而且他自己一毛錢都沒拿到。",[42,5334,5336],{"id":5335},"renco-平台的訂金機制","Renco 平台的訂金機制",[13,5338,5339,5340,5343,5344],{},"有聽眾可能會疑惑，Renco 平台為什麼要收預約看房的保證金？這是為了",[37,5341,5342],{},"防止租客濫用免費看房服務","。早期 Renco 不收費時，常有租客約了看房卻放鳥，屋主可能從桃園、雲林等地趕來卻白跑一趟。收取少量保證金（約一千五百元）是為了確保雙方珍惜看房機會。",[37,5345,5346],{},"只要準時出席看房，不論最後是否透過 Renco 租屋，保證金都會全額退還。",[42,5348,292],{"id":292},[294,5350,5351,5364],{},[297,5352,5353],{},[300,5354,5355,5358,5361],{},[303,5356,5357],{},"詐騙類型",[303,5359,5360],{},"手法說明",[303,5362,5363],{},"防範建議",[310,5365,5366,5376,5387,5398,5409,5420,5431,5442],{},[300,5367,5368,5370,5373],{},[315,5369,5064],{},[315,5371,5372],{},"假租客確認屋主戶籍設於租屋處，偽造債權申請支付命令，代收法院信件後申請法拍",[315,5374,5375],{},"房東應將戶籍遷離出租房屋，定期確認房屋相關信件",[300,5377,5378,5381,5384],{},[315,5379,5380],{},"假屋主一屋多租",[315,5382,5383],{},"非屋主假冒身份帶看房，同時租給多人，收取押金租金後消失",[315,5385,5386],{},"要求屋主提供房屋稅單或權狀證明身份",[300,5388,5389,5392,5395],{},[315,5390,5391],{},"未看房先匯訂金",[315,5393,5394],{},"用不存在的房屋美照搭配低於行情租金，要求先匯訂金排順位",[315,5396,5397],{},"一定要到現場看房，未看房絕不匯款",[300,5399,5400,5403,5406],{},[315,5401,5402],{},"法拍屋詐騙",[315,5404,5405],{},"將即將法拍的房屋出租，收取年繳租金後等法院強制執行",[315,5407,5408],{},"查證房屋產權狀況，避免一次性支付大額租金",[300,5410,5411,5414,5417],{},[315,5412,5413],{},"倒廢棄物詐騙",[315,5415,5416],{},"預付租金取得信任後在廠房內傾倒大量廢棄物",[315,5418,5419],{},"定期巡視出租房屋，簽約時加入相關條款",[300,5421,5422,5425,5428],{},[315,5423,5424],{},"地面師詐騙",[315,5426,5427],{},"偽造權狀和身份資料，假冒屋主出售不動產",[315,5429,5430],{},"透過合法仲介交易，多道流程確認屋主身份",[300,5432,5433,5436,5439],{},[315,5434,5435],{},"銀行帳戶詐騙",[315,5437,5438],{},"收購或借用他人帳戶作為詐騙金流管道",[315,5440,5441],{},"絕不出借或出售銀行帳戶，避免帳戶被凍結與信用受損",[300,5443,5444,5447,5450],{},[315,5445,5446],{},"通用防範原則",[315,5448,5449],{},"—",[315,5451,5452],{},"到現場看房、查證身份、走公證、找合法仲介、撥打 165",{"title":394,"searchDepth":395,"depth":395,"links":5454},[5455,5456,5457,5458,5459,5460,5461,5468,5473,5474,5475,5476],{"id":5050,"depth":395,"text":5051},{"id":5079,"depth":395,"text":5080},{"id":5097,"depth":395,"text":5098},{"id":5116,"depth":395,"text":5116},{"id":5131,"depth":395,"text":5132},{"id":5149,"depth":395,"text":5150},{"id":5172,"depth":395,"text":5172,"children":5462},[5463,5464,5465,5466,5467],{"id":5175,"depth":984,"text":5176},{"id":5186,"depth":984,"text":5187},{"id":5197,"depth":984,"text":5198},{"id":5211,"depth":984,"text":5212},{"id":5222,"depth":984,"text":5223},{"id":5232,"depth":395,"text":5232,"children":5469},[5470,5471,5472],{"id":5235,"depth":984,"text":5236},{"id":5246,"depth":984,"text":5247},{"id":5257,"depth":984,"text":5258},{"id":5268,"depth":395,"text":5269},{"id":5292,"depth":395,"text":5292},{"id":5335,"depth":395,"text":5336},{"id":292,"depth":395,"text":292},"2026-01-15",1349,"22:29",17,"cmjv6hrlr04gm01ryebjgb5us",{},"/podcast/ep17",{"title":5032,"description":408},"ep17-rental-scam-exposed","podcast/ep17-租屋詐騙大公開假租客假買主詐騙超可怕","aPq6U47IiMjd1gr_CgP2l2oHClRC7sGmrOSF6mhPw9I",{"id":5489,"title":5490,"appleUrl":7,"audioUrl":5491,"body":5492,"cover":406,"date":5974,"description":408,"draft":409,"duration":5975,"durationFormatted":5976,"episodeNumber":5977,"excerpt":412,"extension":413,"firstoryId":5978,"hasTranscript":415,"meta":5979,"navigation":415,"path":5980,"seo":5981,"slug":5982,"spotifyUrl":412,"stem":5983,"tags":412,"__hash__":5984},"podcast/podcast/ep18-不用釘牆也能超好住租屋改造與佈置秘訣.md","EP18 不用釘牆也能超好住！租屋改造與佈置秘訣 ","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmkp2buk10f9901wuck4m316k/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmkp2buk10f9a01wu9wa20xvy.mp3?v=1769062881432",{"type":10,"value":5493,"toc":5946},[5494,5501,5503,5506,5516,5519,5523,5526,5529,5533,5537,5543,5546,5551,5554,5566,5569,5572,5608,5614,5618,5621,5624,5631,5640,5643,5646,5658,5665,5669,5672,5699,5702,5705,5709,5712,5716,5719,5723,5726,5740,5743,5747,5750,5770,5774,5778,5781,5787,5791,5794,5799,5802,5806,5810,5817,5821,5824,5841,5844,5847,5850,5853,5856,5859,5861,5943],[13,5495,5496],{},[16,5497,18,5498,26],{},[20,5499,25],{"href":22,"rel":5500},[24],[28,5502],{},[13,5504,5505],{},"租房子，也能住出家的味道。",[13,5507,5508,5509,5512,5513,269],{},"根據統計，台灣目前有超過 300 萬人選擇租屋生活，但其中高達 ",[37,5510,5511],{},"75% 的租客","因為租約限制，不敢也不知道如何改造自己的居住空間。小資族和社會新鮮人最常面臨的三大挑戰：",[37,5514,5515],{},"空間不足、預算有限、租期短",[13,5517,5518],{},"這一集，我們邀請到資深房仲官老頭，來分享租屋改造的實戰經驗與避雷指南。",[42,5520,5522],{"id":5521},"為什麼租屋也需要佈置","為什麼租屋也需要佈置？",[13,5524,5525],{},"在都市生活壓力大，上班擠公車、吃飯人擠人，回到家如果環境也讓你無法放鬆，那真的會讓人崩潰。家應該是避風港，而不是另一個讓你緊繃的地方。",[13,5527,5528],{},"其實只要做一些簡單的佈置——牆壁粉刷、地板拼接、更換燈泡，就能讓租屋處住起來舒服很多。重點不是花大錢裝潢，而是用聰明的方式，讓空間變成你喜歡的樣子。",[42,5530,5532],{"id":5531},"改造前的第一步跟房東溝通","改造前的第一步：跟房東溝通",[793,5534,5536],{"id":5535},"利他溝通術","「利他」溝通術",[13,5538,5539,5540,269],{},"租約通常會有「恢復原狀」的條款，但這不代表什麼都不能做。關鍵在於",[37,5541,5542],{},"事前溝通",[13,5544,5545],{},"官老頭分享自己的做法：",[57,5547,5548],{},[13,5549,5550],{},"「我跟房東說，我要裝一台冷熱濾水器，需要鑽孔。但這東西我不會帶走，下一個房客也能用，等於免費幫房子升級。」",[13,5552,5553],{},"這就是「利他」的說法——把改造包裝成「幫房子增值」，房東自然容易點頭。你甚至可以跟房東談：",[573,5555,5556,5561],{},[144,5557,5558],{},[37,5559,5560],{},"你出錢升級，房東算你便宜一點租金",[144,5562,5563],{},[37,5564,5565],{},"房東出錢升級，你願意多付一點租金",[793,5567,5568],{"id":5568},"不溝通的後果",[13,5570,5571],{},"實務上，很多糾紛都來自於房客自己默默動手，不跟房東說。以下是幾個真實案例：",[573,5573,5574,5580,5586,5592,5602],{},[144,5575,5576,5579],{},[37,5577,5578],{},"吸音泡棉悲劇","：房客怕吵，買了各種顏色的吸音泡棉貼滿整間房，用了超黏的膠。退租時撕下來全是殘膠，房東直接氣炸，威脅不退押金。其實只要買厚一點的窗簾就能解決隔音問題。",[144,5581,5582,5585],{},[37,5583,5584],{},"玻璃貼紙災難","：房客怕太亮，在窗戶上貼了暗色玻璃紙。退租時撕不下來，又醜又難處理。其實買遮光窗簾就好了。",[144,5587,5588,5591],{},[37,5589,5590],{},"水管亂改","：房客覺得洗衣機水龍頭位置不好，找零工師傅來改，結果原本的孔封不好一直漏水，新的孔水壓又不夠。",[144,5593,5594,5597,5598,5601],{},[37,5595,5596],{},"熱水器私換","：房客嫌熱水器不夠熱，自己換了一台舊式的，重點是",[37,5599,5600],{},"沒有合格標章","。在市中心密集住宅區，沒有標章就是違法。",[144,5603,5604,5607],{},[37,5605,5606],{},"馬桶改蹲式","：沒錯，有房客因為個人習慣，把坐式馬桶改成蹲式的。下一個房客怎麼辦？",[13,5609,5610,5611,269],{},"這些案例的共通點：",[37,5612,5613],{},"事前都沒有跟房東溝通",[42,5615,5617],{"id":5616},"恢復原狀的陷阱","「恢復原狀」的陷阱",[13,5619,5620],{},"很多人以為「恢復原狀」就是補補土、上個漆就好，但現實沒那麼簡單。",[793,5622,5623],{"id":5623},"油漆色差問題",[13,5625,5626,5627,5630],{},"有個房客喜歡掛畫，自己鑽孔裝釘子。退租時他有補土、有重新上漆，但——",[37,5628,5629],{},"同樣叫「白色」的油漆可能有幾十種","。他沒有事先問房東用的是哪個品牌、哪個色號，結果補上去的顏色跟原本的落差明顯，牆上一塊一塊的，屋主當場傻眼。",[13,5632,5633,5635,5636,5639],{},[37,5634,889],{},"：如果你打算鑽孔或刷漆，先問房東油漆的",[37,5637,5638],{},"品牌和色號","，買一模一樣的就不會有問題。",[793,5641,5642],{"id":5642},"壁紙與貼皮地板的高昂代價",[13,5644,5645],{},"壁紙和黏貼式地板是最常見的「不可逆」改造：",[573,5647,5648,5651],{},[144,5649,5650],{},"壁紙撕除流程：撕下來 → 刮除殘膠 → 除膠清潔 → 補土 → 上兩層漆",[144,5652,5653,5654,5657],{},"黏貼式地板：貼上去花 1 萬，撕下來去膠要花 ",[37,5655,5656],{},"2 萬","（1:2 比例）",[13,5659,5660,5661,5664],{},"有個真實案例：房客在一間五六十坪的舊公寓裡，貼了壁紙、黏了地板、改了窗戶，全部沒跟房東說。退租時屋主找人來估價——",[37,5662,5663],{},"恢復原狀要兩百萬","。最後雖然沒賠到那麼多，但房客還是賠了幾十萬，雙方都不開心。",[42,5666,5668],{"id":5667},"入住紀錄保護自己的最佳方式","入住紀錄：保護自己的最佳方式",[13,5670,5671],{},"不管你要不要改造，入住時一定要做好紀錄。官老頭分享了一個「超有 sense」的房客做法：",[141,5673,5674,5680,5683,5689,5696],{},[144,5675,5676,5679],{},[37,5677,5678],{},"入住時全程錄影","，邊拍邊口述說明：「這邊有個櫃子」「這邊有什麼」",[144,5681,5682],{},"連冷氣型號都往上拍清楚",[144,5684,5685,5686],{},"直接",[37,5687,5688],{},"傳給房東，請房東也存一份",[144,5690,5691,5692,5695],{},"要求租約中的",[37,5693,5694],{},"附贈家具家電清單","寫清楚，包括品牌、型號、是否在保固期內",[144,5697,5698],{},"改造完成後，也拍照給房東確認",[13,5700,5701],{},"這樣做的好處：退租時不會各說各話、沒有爭議。",[13,5703,5704],{},"另外，如果改造幅度較大，可以跟房東協商將租約中的「恢復原狀」改為**「現況歸還」**。這樣你做的升級就留在房子裡，不需要再花錢拆除。",[42,5706,5708],{"id":5707},"高-cp-值改造三招油漆燈光地板","高 CP 值改造三招：油漆、燈光、地板",[13,5710,5711],{},"官老頭推薦三個花小錢就能大幅改善居住感受的方法：",[793,5713,5715],{"id":5714},"_1-油漆跳色","1. 油漆跳色",[13,5717,5718],{},"整面白牆太單調？挑一面牆刷上跳色，例如粉色、黃色或其他暖色系，整個空間的氛圍馬上不一樣。自己 DIY 刷漆，成本很低，效果卻很明顯。",[793,5720,5722],{"id":5721},"_2-更換燈泡","2. 更換燈泡",[13,5724,5725],{},"一個燈泡才 200 塊，卻能徹底改變房間的感覺：",[573,5727,5728,5734],{},[144,5729,5730,5733],{},[37,5731,5732],{},"暖黃光","：適合臥室、客廳，營造溫暖放鬆的氛圍",[144,5735,5736,5739],{},[37,5737,5738],{},"白光","：適合需要明亮的空間，例如書房、廚房",[13,5741,5742],{},"很多舊房子還在用又白又亮的工作室燈泡，換一顆暖色系的，住起來就完全不同。",[793,5744,5746],{"id":5745},"_3-地板鋪設","3. 地板鋪設",[13,5748,5749],{},"千萬不要用黏貼式地板！推薦以下可帶走、不留痕跡的方式：",[573,5751,5752,5758,5764],{},[144,5753,5754,5757],{},[37,5755,5756],{},"拼接式地板","：不需黏膠，退租時可以拆走",[144,5759,5760,5763],{},[37,5761,5762],{},"地毯","：解決石材地板冰冷的問題，也方便清潔",[144,5765,5766,5769],{},[37,5767,5768],{},"軟墊","：適合喜歡赤腳走路的人",[42,5771,5773],{"id":5772},"進階改造可帶走-vs-帶不走","進階改造：可帶走 vs. 帶不走",[793,5775,5777],{"id":5776},"可帶走的東西自己買","可帶走的東西：自己買",[13,5779,5780],{},"收納櫃、家具、家電這類東西，建議買耐用、可搬家的款式（不鏽鋼、鐵製等）。避免買那種拆過一次就裝不回去的組合式家具。",[13,5782,2224,5783,5786],{},[37,5784,5785],{},"不要越租東西越多","。官老頭遇過客戶從套房一路租到三房，東西越來越多，每次搬家都是噩夢。租屋族要懂得斷捨離。",[793,5788,5790],{"id":5789},"帶不走的東西跟房東談","帶不走的東西：跟房東談",[13,5792,5793],{},"冷氣、冰箱、洗衣機這種搬家成本高的大型家電，可以跟房東協商：",[57,5795,5796],{},[13,5797,5798],{},"「我每個月多付你 500 塊，你幫我換成滾筒式洗衣機。」",[13,5800,5801],{},"房東不是不能談，但你要給他保障——不能換完兩個月就退租。",[42,5803,5805],{"id":5804},"裝修預算怎麼抓","裝修預算怎麼抓？",[793,5807,5809],{"id":5808},"簡易算法租金的-3-倍","簡易算法：租金的 3 倍",[13,5811,5812,5813,5816],{},"以一間套房為例，如果月租 2 萬，改造預算抓在 ",[37,5814,5815],{},"6 萬以內","就能搞定大部分佈置（不含你自己帶的個人物品）。這包含窗簾、油漆、地板、燈光等基礎改造。",[793,5818,5820],{"id":5819},"進階算法租約期間回本法","進階算法：租約期間回本法",[13,5822,5823],{},"這是包租代管業者的算法：",[141,5825,5826,5829,5832,5838],{},[144,5827,5828],{},"假設月租 2 萬，改造後你覺得居住品質等同 3 萬的房子",[144,5830,5831],{},"價差 = 1 萬 / 月",[144,5833,5834,5835],{},"如果租約 3 年：1 萬 × 12 個月 × 3 年 = ",[37,5836,5837],{},"36 萬",[144,5839,5840],{},"你的裝潢預算上限就是 36 萬",[13,5842,5843],{},"超過這個數字就不划算了，因為你在租約期間無法「賺回來」這筆差價。",[793,5845,5846],{"id":5846},"租期也要考慮",[13,5848,5849],{},"租約越長，能投入的改造預算越高。如果只租一年，就不建議花太多錢在帶不走的東西上。",[42,5851,5852],{"id":5852},"找專業團隊幫忙",[13,5854,5855],{},"現在市面上有不少專門接小坪數租屋裝修的團隊。不過因為案子金額較小，工班通常會利用大案子之間的零碎時間來施工，完工時間比較難掌控。",[13,5857,5858],{},"如果你想省錢，可以跟師傅分工：他先叫料，你先做能做的部分，師傅來了就能快速完成。能自己 DIY 的部分（刷漆、換燈泡、鋪拼接地板）就自己來，需要專業技術的再找人。",[42,5860,292],{"id":292},[294,5862,5863,5871],{},[297,5864,5865],{},[300,5866,5867,5869],{},[303,5868,886],{},[303,5870,889],{},[310,5872,5873,5883,5893,5903,5913,5923,5933],{},[300,5874,5875,5880],{},[315,5876,5877],{},[37,5878,5879],{},"改造前",[315,5881,5882],{},"一定要先跟房東溝通，用「利他」說法",[300,5884,5885,5890],{},[315,5886,5887],{},[37,5888,5889],{},"入住時",[315,5891,5892],{},"全程拍照錄影，傳給房東留存",[300,5894,5895,5900],{},[315,5896,5897],{},[37,5898,5899],{},"高 CP 值三招",[315,5901,5902],{},"油漆跳色、更換燈泡、拼接地板",[300,5904,5905,5910],{},[315,5906,5907],{},[37,5908,5909],{},"絕對不要做",[315,5911,5912],{},"貼壁紙、黏貼式地板、私改水電管線",[300,5914,5915,5920],{},[315,5916,5917],{},[37,5918,5919],{},"預算上限",[315,5921,5922],{},"租金的 3 倍，或用租約期間回本法計算",[300,5924,5925,5930],{},[315,5926,5927],{},[37,5928,5929],{},"帶不走的",[315,5931,5932],{},"跟房東協商，納入租約條件",[300,5934,5935,5940],{},[315,5936,5937],{},[37,5938,5939],{},"退租時",[315,5941,5942],{},"確認「恢復原狀」還是「現況歸還」",[13,5944,5945],{},"租屋改造不是花大錢，而是花對地方。溝通永遠是第一步，想清楚再動手，就能用最少的預算，住出最有家的味道。",{"title":394,"searchDepth":395,"depth":395,"links":5947},[5948,5949,5953,5957,5958,5963,5967,5972,5973],{"id":5521,"depth":395,"text":5522},{"id":5531,"depth":395,"text":5532,"children":5950},[5951,5952],{"id":5535,"depth":984,"text":5536},{"id":5568,"depth":984,"text":5568},{"id":5616,"depth":395,"text":5617,"children":5954},[5955,5956],{"id":5623,"depth":984,"text":5623},{"id":5642,"depth":984,"text":5642},{"id":5667,"depth":395,"text":5668},{"id":5707,"depth":395,"text":5708,"children":5959},[5960,5961,5962],{"id":5714,"depth":984,"text":5715},{"id":5721,"depth":984,"text":5722},{"id":5745,"depth":984,"text":5746},{"id":5772,"depth":395,"text":5773,"children":5964},[5965,5966],{"id":5776,"depth":984,"text":5777},{"id":5789,"depth":984,"text":5790},{"id":5804,"depth":395,"text":5805,"children":5968},[5969,5970,5971],{"id":5808,"depth":984,"text":5809},{"id":5819,"depth":984,"text":5820},{"id":5846,"depth":984,"text":5846},{"id":5852,"depth":395,"text":5852},{"id":292,"depth":395,"text":292},"2026-01-22",1958,"32:38",18,"cmkp2buk10f9901wuck4m316k",{},"/podcast/ep18",{"title":5490,"description":408},"ep18-rental-makeover-tips","podcast/ep18-不用釘牆也能超好住租屋改造與佈置秘訣","-naQgRxgpyoHh80vlmxYzY2Sfc11QnKgHosc63Cmujs",{"id":5986,"title":5987,"appleUrl":7,"audioUrl":5988,"body":5989,"cover":406,"date":6545,"description":408,"draft":409,"duration":6546,"durationFormatted":6547,"episodeNumber":395,"excerpt":412,"extension":413,"firstoryId":6548,"hasTranscript":415,"meta":6549,"navigation":415,"path":6550,"seo":6551,"slug":6552,"spotifyUrl":412,"stem":6553,"tags":412,"__hash__":6554},"podcast/podcast/ep2-三招破解空租危機讓你的房子-30-天內秒租.md","EP2｜三招破解空租危機：讓你的房子 30 天內秒租","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmck4rtcs0byr01w17ut62wai/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmck4rtcs0bys01w1fca70fha.mp3?v=1751350366950",{"type":10,"value":5990,"toc":6525},[5991,5998,6000,6003,6007,6014,6017,6023,6027,6030,6039,6042,6068,6071,6078,6106,6111,6118,6122,6128,6131,6137,6142,6149,6152,6156,6163,6166,6171,6178,6183,6190,6194,6197,6200,6203,6223,6226,6231,6238,6265,6268,6273,6280,6285,6288,6308,6313,6318,6344,6351,6356,6377,6381,6386,6393,6396,6403,6409,6411],[13,5992,5993],{},[16,5994,18,5995,26],{},[20,5996,25],{"href":22,"rel":5997},[24],[28,5999],{},[13,6001,6002],{},"本集由主持人官老頭與艾文總監，從租屋平台第一線的觀察出發，歸納出房東最常犯的三大錯誤，並分享如何讓房子從「乏人問津」變成「秒租」的實戰經驗。",[42,6004,6006],{"id":6005},"第一招合理定價別讓感覺代替市場","第一招：合理定價，別讓感覺代替市場",[13,6008,6009,6010,6013],{},"租屋市場有句老話：",[37,6011,6012],{},"沒有租不掉的房子，只有租不掉的價格","。定價策略是出租房屋的第一步，也是最容易出錯的環節。",[793,6015,6016],{"id":6016},"房東常見的定價錯誤",[13,6018,6019,6020,269],{},"許多房東在訂定租金時，並沒有做市場調查，而是憑「感覺」出價。問題是，個人感覺與市場行情之間往往存在落差──",[37,6021,6022],{},"定太高，房子掛了好幾個月都乏人問津；定太低，又覺得被占便宜",[793,6024,6026],{"id":6025},"商圈會外移行情會改變","商圈會外移，行情會改變",[13,6028,6029],{},"有些地段以前租金很漂亮，但隨著商圈外移、人口結構改變，行情早已今非昔比。例如過去人潮洶湧的五分埔商圈，在電商衝擊與消費習慣改變後，已不再有當年的人流與租金水準。房東若沒有跟上這些變化，繼續以過去的行情掛價，自然很難成交。",[57,6031,6032],{},[13,6033,6034,6035,6038],{},"重劃區也是類似的情況。像大直重劃區剛開發時，因為生活機能與交通建設尚未到位，租金非常便宜。有位租客當時以",[37,6036,6037],{},"含車位、含管理費每月只要三萬五千元","的價格，租到三房兩廳的物件，一住就是十幾年。但如今同樣的條件，行情已經是五、六萬元起跳。",[793,6040,6041],{"id":6041},"正確的定價方式",[141,6043,6044,6050,6056,6062],{},[144,6045,6046,6049],{},[37,6047,6048],{},"參考實價登錄","：查詢同區域的租賃成交資料",[144,6051,6052,6055],{},[37,6053,6054],{},"參考 591 等租屋平台","：觀察同類型物件的掛牌行情",[144,6057,6058,6061],{},[37,6059,6060],{},"詢問社區行情","：如果是社區大樓，可向管理員或鄰居打聽",[144,6063,6064,6067],{},[37,6065,6066],{},"找專業仲介評估","：請有信譽的在地租屋公司提供行情分析，他們能拿出實際成交案例，給出比較中肯的建議",[793,6069,6070],{"id":6070},"比較時要注意的細節",[13,6072,6073,6074,6077],{},"很多房東在比價時忽略了",[37,6075,6076],{},"條件差異","。例如：",[573,6079,6080,6088,6097],{},[144,6081,6082,6084,6085,6087],{},[37,6083,2746],{},"與",[37,6086,2743],{},"的租金不能直接比較",[144,6089,6090,6084,6093,6096],{},[37,6091,6092],{},"社區型大樓",[37,6094,6095],{},"一般華廈","也有落差",[144,6098,6099,6084,6102,6105],{},[37,6100,6101],{},"裝潢等級",[37,6103,6104],{},"附贈設備","不同，租金自然有差",[57,6107,6108],{},[13,6109,6110],{},"有位房東聽說同社區有人租到四、五萬元，便要求比照辦理。但人家是精裝修、原本自住的房子，裝潢質感完全不同，兩者不能相提並論。",[13,6112,6113,6114,6117],{},"房東必須誠實面對自己房子的",[37,6115,6116],{},"優勢與劣勢","，再思考如何用裝潢或設備去彌補不足之處。",[42,6119,6121],{"id":6120},"第二招低成本改造提升房屋質感","第二招：低成本改造，提升房屋質感",[13,6123,6124,6125,269],{},"房子的條件好不好，直接影響租客的決定速度。但關鍵在於——",[37,6126,6127],{},"錢要花在房客在意的地方，不是房東自己在意的地方",[793,6129,6130],{"id":6130},"別把錢花錯地方",[13,6132,6133,6134,269],{},"以天花板裝潢為例，造型天花板一坪可能要三到六千元，整間做下來花費不少。但對租客來說，頂多覺得「好像比較漂亮」，卻不會因此多付兩、三千元的租金。相比之下，",[37,6135,6136],{},"一台二手洗衣機可能才幾千元，卻是房客的硬需求",[57,6138,6139],{},[13,6140,6141],{},"有位房東堅持不提供洗衣機，理由是「個人衛生問題」。但他的房子是公寓五樓，要房客自己搬洗衣機上去，結果房子空了好幾週租不出去。其實空一個禮拜少掉的租金，早就夠買一台洗衣機了。",[13,6143,6144,6145,6148],{},"同理，二手洗衣機和 LG 洗衣塔在租金上的差異微乎其微，",[37,6146,6147],{},"有跟沒有才是關鍵","，品牌等級反而不是重點。",[793,6150,6151],{"id":6151},"三個低成本高效果的改造建議",[13,6153,6154],{},[37,6155,5715],{},[13,6157,6158,6159,6162],{},"不需要全室重新油漆，只要挑幾面牆刷上跳色，整個空間的質感就會提升許多。費用跟全刷白差不多，但給人的感覺完全不同——",[37,6160,6161],{},"房子看起來更活潑、更有設計感","，也讓房客感受到屋主的用心。",[13,6164,6165],{},"顏色選擇上，純白色容易給人冷冰冰的感覺，可以選柔和一點的色調，再搭配一面跳色牆。找油漆師傅時，他們通常都有很多色卡庫存，跳色也不會多加多少費用。",[13,6167,6168],{},[37,6169,6170],{},"2. 擺設裝飾品，營造「家」的感覺",[13,6172,6173,6174,6177],{},"如果房子有基本家具，再擺上一些裝飾品——一幅畫、一個花瓶、一些小物件——讓人一開門就覺得「這是個家」，而不是冷冰冰的空間。這就像預售屋的樣品屋一樣，",[37,6175,6176],{},"營造生活感，讓房客能想像自己住在這裡的樣子","，會大幅加速看屋後的決定速度。",[13,6179,6180],{},[37,6181,6182],{},"3. 主要燈具升級",[13,6184,6185,6186,6189],{},"不需要每個房間都換，只要把客廳的主燈換成稍微有造型的款式即可。網路上兩、三千元就能買到不錯的燈具，裝上去之後，一開門的氛圍感完全不一樣。建議選擇",[37,6187,6188],{},"偏暖黃色的光源","，營造溫暖的居家感，避免瓦數太高的白光，住起來會有壓迫感。",[42,6191,6193],{"id":6192},"第三招行銷曝光讓對的人看到你的房子","第三招：行銷曝光，讓對的人看到你的房子",[13,6195,6196],{},"房子條件好、價格合理，但如果沒有人看到，一切都是白搭。行銷曝光是最後一塊拼圖。",[793,6198,6199],{"id":6199},"多元曝光管道",[13,6201,6202],{},"除了傳統的 591 租屋網和貼紅紙之外，現在還有很多管道可以利用：",[573,6204,6205,6211,6217],{},[144,6206,6207,6210],{},[37,6208,6209],{},"FB 社團","：如「大台北租屋」等社群",[144,6212,6213,6216],{},[37,6214,6215],{},"雲端看屋平台","：提供精緻行銷與專業服務",[144,6218,6219,6222],{},[37,6220,6221],{},"在地專業租屋團隊","：既有客戶資源，能主動推薦匹配的物件",[793,6224,6225],{"id":6225},"找對的人幫你租",[57,6227,6228],{},[13,6229,6230],{},"有位住在林口的屋主，所有散布在雙北各地的房子都委託林口認識的業務處理。但林口到台北各區都有距離，那位業務根本無法即時帶看，房子自然租不快。",[13,6232,6233,6234,6237],{},"建議找",[37,6235,6236],{},"在地的、有團隊編制的專業租屋公司","。判斷標準包括：",[573,6239,6240,6246,6252,6258],{},[144,6241,6242,6243],{},"是否有",[37,6244,6245],{},"實體店面與招牌",[144,6247,6242,6248,6251],{},[37,6249,6250],{},"自己的官方網站","（不是只靠 591）",[144,6253,6254,6257],{},[37,6255,6256],{},"資本額","是否足夠（房子動輒上千萬，委託方要有能力承擔責任）",[144,6259,6260,6261,6264],{},"是否",[37,6262,6263],{},"專做租屋業務","（買賣仲介或代銷公司雖然也不錯，但租屋不是他們的主力，遇到問題時經驗可能不足）",[793,6266,6267],{"id":6267},"照片與文案的技巧",[13,6269,6270],{},[37,6271,6272],{},"照片要呈現空間感",[13,6274,6275,6276,6279],{},"很多房東拍照只拍床、拍熱水器等局部特寫，看起來空間非常狹隘。應該要拍出",[37,6277,6278],{},"整體空間感","，讓瀏覽者對房屋格局有完整的認識。",[13,6281,6282],{},[37,6283,6284],{},"文案要突出房客在意的特色",[13,6286,6287],{},"房客最在意的資訊，通常包括：",[573,6289,6290,6296,6302],{},[144,6291,6292,6295],{},[37,6293,6294],{},"地點與交通","：捷運站名稱是最吸引目光的關鍵字",[144,6297,6298,6301],{},[37,6299,6300],{},"生活機能","：醫院、學校等重大設施",[144,6303,6304,6307],{},[37,6305,6306],{},"居住條件","：電梯、管理員、收包裹服務、垃圾處理等",[57,6309,6310],{},[13,6311,6312],{},"有位房東分享，他後來買房只買「大樓管理」的物件，因為有管理員代收包裹（甚至有社區提供冷凍包裹代收）、不用追垃圾車、有垃圾冷氣房不會有異味，住起來省心太多了。",[13,6314,6315],{},[37,6316,6317],{},"套房的加分關鍵字",[573,6319,6320,6329,6338],{},[144,6321,6322,6325,6326],{},[37,6323,6324],{},"一卡皮箱入住","、",[37,6327,6328],{},"全新裝潢",[144,6330,6331,6325,6334,6337],{},[37,6332,6333],{},"獨立洗衣機",[37,6335,6336],{},"獨立陽台","（套房中相對稀缺，非常加分）",[144,6339,6340,6343],{},[37,6341,6342],{},"TOTO 免治馬桶","等舒適設備",[13,6345,6346,6347,6350],{},"如果套房空間有限，無法提供獨立洗衣機，可以在公共空間設置共用洗衣機，並制定",[37,6348,6349],{},"公共管理公約","，確保使用環境乾淨。屋主若能定期安排洗衣機清潔，也是很大的加分項。",[13,6352,6353],{},[37,6354,6355],{},"特殊條件要主動標示",[573,6357,6358,6364],{},[144,6359,6360,6363],{},[37,6361,6362],{},"寵物友善","：在台北市能接受寵物的房源相對稀少，標示「寵物友善」能吸引一群願意付出更高租金的房客。許多房客因為找不到可養寵物的房子，只能偷偷養，最終往往因氣味、毛髮或家具損壞引發押金糾紛。主動開放反而能避免這些問題。",[144,6365,6366,6369,6370,3131,6373,6376],{},[37,6367,6368],{},"可報稅、可申請租屋補助","：政府持續推動租屋補助與公益出租人方案，屋主若能配合，對房客來說是很大的吸引力。而且加入公益出租人方案，屋主本身也能享有",[37,6371,6372],{},"持有稅減免",[37,6374,6375],{},"修繕補助","等福利。",[42,6378,6380],{"id":6379},"實戰案例用心服務從滯租到長租","實戰案例：用心服務，從滯租到長租",[57,6382,6383],{},[13,6384,6385],{},"有一位房東因為家中有需要照顧的家人，無法經常外出，也不太輕易信任別人，房子一直租不出去。官老頭主動配合他的時間，透過家人預約帶看；第一次到場就幫忙打掃房子，還找了便宜的水電工班協助檢查管線。最後以略低於行情的價格，幫他找到一位穩定的長期房客，一租就是五、六年，完全不需要操心。這筆穩定的租金收入也為這位房東的家庭帶來實質改善。",[13,6387,6388,6389,6392],{},"這個案例說明了一件事：",[37,6390,6391],{},"有時候房子租不出去，不是價格或條件的問題，而是房東缺乏資源與經驗去處理出租流程中的大小事","。找到一個願意多做一點的專業團隊，往往就能解決問題。",[42,6394,6395],{"id":6395},"給房東的最後建議",[13,6397,6398,6399,6402],{},"租金有行情，現在實價登錄做得很透明，不用擔心吃虧。但比起追求最高租金，",[37,6400,6401],{},"找到一位穩定、長期的好房客更重要","。空租一個月的損失，遠比少收幾千元租金來得大。",[13,6404,6405,6406],{},"房子蓋來就是讓人住的，有人住才有人氣。房東對房客好、提供基本的居住保障，房客也會好好照顧房子，形成良性循環。",[37,6407,6408],{},"與其被動等待，不如主動調整定價、提升條件、強化行銷——讓你的房子成為市場上的秒租物件。",[42,6410,292],{"id":292},[294,6412,6413,6425],{},[297,6414,6415],{},[300,6416,6417,6419,6422],{},[303,6418,886],{},[303,6420,6421],{},"常見問題",[303,6423,6424],{},"建議做法",[310,6426,6427,6438,6449,6460,6471,6482,6493,6504,6514],{},[300,6428,6429,6432,6435],{},[315,6430,6431],{},"定價策略",[315,6433,6434],{},"憑感覺出價，未參考市場行情",[315,6436,6437],{},"查實價登錄、591 行情、找專業仲介評估",[300,6439,6440,6443,6446],{},[315,6441,6442],{},"條件比較",[315,6444,6445],{},"忽略裝潢與設備差異，直接比同社區租金",[315,6447,6448],{},"考量電梯/公寓、裝潢等級、附贈設備等差異",[300,6450,6451,6454,6457],{},[315,6452,6453],{},"裝潢投資",[315,6455,6456],{},"花大錢做天花板等房客無感的項目",[315,6458,6459],{},"油漆跳色、裝飾擺設、主燈升級，低成本高效果",[300,6461,6462,6465,6468],{},[315,6463,6464],{},"基本設備",[315,6466,6467],{},"不提供洗衣機等必需家電",[315,6469,6470],{},"至少提供二手家電，有跟沒有差很多",[300,6472,6473,6476,6479],{},[315,6474,6475],{},"行銷曝光",[315,6477,6478],{},"只靠單一管道或非在地業務",[315,6480,6481],{},"找在地專業租屋團隊，多管道曝光",[300,6483,6484,6487,6490],{},[315,6485,6486],{},"照片文案",[315,6488,6489],{},"只拍局部特寫，缺乏空間感",[315,6491,6492],{},"呈現整體空間感，標題突出房客在意的特色",[300,6494,6495,6498,6501],{},[315,6496,6497],{},"特殊條件",[315,6499,6500],{},"未標示寵物友善、可報稅等加分項",[315,6502,6503],{},"主動標示，吸引更多目標客群",[300,6505,6506,6508,6511],{},[315,6507,3486],{},[315,6509,6510],{},"不了解或抗拒租屋補助相關方案",[315,6512,6513],{},"加入公益出租人，享有稅務減免與修繕補助",[300,6515,6516,6519,6522],{},[315,6517,6518],{},"長期策略",[315,6520,6521],{},"追求最高租金，頻繁換房客",[315,6523,6524],{},"合理定價找穩定房客，降低空租損失",{"title":394,"searchDepth":395,"depth":395,"links":6526},[6527,6533,6537,6542,6543,6544],{"id":6005,"depth":395,"text":6006,"children":6528},[6529,6530,6531,6532],{"id":6016,"depth":984,"text":6016},{"id":6025,"depth":984,"text":6026},{"id":6041,"depth":984,"text":6041},{"id":6070,"depth":984,"text":6070},{"id":6120,"depth":395,"text":6121,"children":6534},[6535,6536],{"id":6130,"depth":984,"text":6130},{"id":6151,"depth":984,"text":6151},{"id":6192,"depth":395,"text":6193,"children":6538},[6539,6540,6541],{"id":6199,"depth":984,"text":6199},{"id":6225,"depth":984,"text":6225},{"id":6267,"depth":984,"text":6267},{"id":6379,"depth":395,"text":6380},{"id":6395,"depth":395,"text":6395},{"id":292,"depth":395,"text":292},"2025-07-03",1750,"29:10","cmck4rtcs0byr01w17ut62wai",{},"/podcast/ep2-30",{"title":5987,"description":408},"ep2-vacancy-crisis-solutions","podcast/ep2-三招破解空租危機讓你的房子-30-天內秒租","NFO6wIsjrZ_P9D9WZPN0oX-JsTGkTHo1PxBhCMVZvkA",{"id":6556,"title":6557,"appleUrl":7,"audioUrl":6558,"body":6559,"cover":406,"date":7213,"description":408,"draft":409,"duration":7214,"durationFormatted":7215,"episodeNumber":984,"excerpt":412,"extension":413,"firstoryId":7216,"hasTranscript":415,"meta":7217,"navigation":415,"path":7218,"seo":7219,"slug":7220,"spotifyUrl":412,"stem":7221,"tags":412,"__hash__":7222},"podcast/podcast/ep3-如何用最划的價錢租到夢想房先搞懂需求再用小撇步談到手.md","EP3｜如何用最划的價錢租到夢想房！先搞懂需求，再用小撇步談到手！","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmck4sois004701xe9z5jdr1y/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmck4sois004801xe709p9oev.mp3?v=1752293595991",{"type":10,"value":6560,"toc":7176},[6561,6568,6570,6573,6577,6580,6583,6595,6601,6621,6628,6631,6638,6647,6650,6659,6663,6666,6673,6688,6695,6698,6705,6720,6728,6732,6747,6750,6757,6761,6768,6772,6786,6790,6804,6808,6821,6826,6830,6837,6846,6849,6856,6860,6866,6869,6874,6889,6894,6909,6914,6926,6929,6934,6937,6951,6955,6959,6965,6968,6985,6988,7014,7017,7023,7027,7033,7037,7040,7044,7047,7051,7058,7061,7064,7071,7078,7081,7083,7085],[13,6562,6563],{},[16,6564,18,6565,26],{},[20,6566,25],{"href":22,"rel":6567},[24],[28,6569],{},[13,6571,6572],{},"本集由主持人關老頭與艾文總監對談，分享在雙北都會區如何用有限預算找到高 CP 值租屋的實戰經驗。從釐清自身需求、找房管道、議價技巧、合租眉角，到政府租金補貼，一次完整拆解。",[42,6574,6576],{"id":6575},"什麼才是真正的高-cp-值先搞懂自己的需求","什麼才是真正的「高 CP 值」？先搞懂自己的需求",[13,6578,6579],{},"很多人在找房子的時候，會列出一長串條件：要電梯、要景觀、要通風、下樓就是捷運站、至少兩房......但這些真的全部都是你的「剛需」嗎？",[13,6581,6582],{},"關老頭分享了一個實際案例：",[57,6584,6585],{},[13,6586,6587,6588,6591,6592,269],{},"有位朋友來找他幫忙看房，開出的條件是「板南線捷運站旁、電梯、景觀、兩房」。但深入了解後發現，這位朋友",[37,6589,6590],{},"平常都是騎摩托車通勤，連悠遊卡都沒有","。他想要住捷運站附近，只是覺得「好像比較方便」，但根本用不到。以雙北行情來說，板南線旁的兩房套房，",[37,6593,6594],{},"沒有四、五萬租不到",[13,6596,6597,6598,1080],{},"所以，找房之前最重要的第一步，是",[37,6599,6600],{},"誠實面對自己的需求",[573,6602,6603,6609,6615],{},[144,6604,6605,6608],{},[37,6606,6607],{},"你的通勤方式是什麼？"," 如果騎機車，就不需要硬選捷運站旁的高價房。",[144,6610,6611,6614],{},[37,6612,6613],{},"你真正在意的條件是什麼？"," 例如艾文總監自己不開窗戶也不拉窗簾，「有沒有對外窗」對他來說完全不加分，反而住後巷安靜的房間更符合需求。",[144,6616,6617,6620],{},[37,6618,6619],{},"你的工作與生活型態為何？"," 如果工作時間不在尖峰、可以自排班，住遠一點反而更划算。",[13,6622,6623,6624,6627],{},"另一個關鍵提醒：",[37,6625,6626],{},"房租不要超過收入的一半","。有些人硬著頭皮租好地段，結果每個月房租佔收入五成以上，生活品質反而大打折扣。",[793,6629,6630],{"id":6630},"別忽略隱藏成本",[13,6632,6633,6634,6637],{},"找到喜歡的房子後，還要注意",[37,6635,6636],{},"延伸費用","：管理費、清潔費、電費計算方式等。",[57,6639,6640],{},[13,6641,6642,6643,6646],{},"有位客戶租了一間公寓頂加，空間很大、視野好，但因為是頂樓又裝了老舊冷氣，夏天幾乎 ",[37,6644,6645],{},"24 小時開冷氣，兩個月電費破萬","。算下來 CP 值根本不高。",[793,6648,6649],{"id":6649},"遠一點也未必不好",[57,6651,6652],{},[13,6653,6654,6655,6658],{},"另一位客戶選擇住在新北市金山萬里，公寓三房兩廳兩衛，",[37,6656,6657],{},"月租只要六千元","。他開車上班、非尖峰時段通勤、公司還有免費車位。再加上政府租金補貼（新北市約兩、三千元），實際月租可能只剩三、四千塊。空氣好、停車免費，CP 值極高。",[42,6660,6662],{"id":6661},"找房管道不只-591這些方法也能挖到寶","找房管道：不只 591，這些方法也能挖到寶",[793,6664,6665],{"id":6665},"善用在地仲介",[13,6667,6668,6669,6672],{},"關老頭自己做房地產十多年，但找房時仍然會",[37,6670,6671],{},"透過在地仲介","。原因是：",[573,6674,6675,6678,6681],{},[144,6676,6677],{},"在地仲介熟悉區域行情，知道哪些物件性價比高",[144,6679,6680],{},"他們了解屋主的個性與底線，溝通時更有把握",[144,6682,6683,6684,6687],{},"有糾紛時，",[37,6685,6686],{},"第三方仲介能協助處理","，比自己單打獨鬥更有保障",[13,6689,6690,6691,6694],{},"選擇仲介時，建議找",[37,6692,6693],{},"有實體辦公室、有品牌的在地業者","，而非流動型的個人仲介。至少不滿意還能客訴。",[793,6696,6697],{"id":6697},"社區管理員是隱藏寶庫",[13,6699,6700,6701,6704],{},"如果你已經鎖定特定社區或大樓，但在平台上找不到物件，",[37,6702,6703],{},"直接去找管理員聊聊","是很好的方法。",[573,6706,6707,6710,6713],{},[144,6708,6709],{},"很多屋主懶得上網刊登廣告，只會跟管理員交代「有人要租就跟我說」",[144,6711,6712],{},"管理員對社區內的空屋狀況瞭如指掌",[144,6714,6715,6716,6719],{},"跟管理員建立好關係，",[37,6717,6718],{},"入住後他也會幫你不少忙","（例如找車位等生活瑣事）",[57,6721,6722],{},[13,6723,6724,6725,269],{},"艾文總監分享，他搬新家時需要租車位，附近平台上找不到，結果聽關老頭建議去問管理員，",[37,6726,6727],{},"馬上就找到了",[793,6729,6731],{"id":6730},"多平台比較確認行情","多平台比較，確認行情",[573,6733,6734,6737,6740],{},[144,6735,6736],{},"先上 591 了解該區域的租金區間",[144,6738,6739],{},"參考實價登錄資料，掌握市場行情",[144,6741,6742,6743,6746],{},"嘗試其他租屋平台，例如 ",[37,6744,6745],{},"Renco 的特色是單一網告","，不會像 591 上同一間房子出現多達 27 筆重複刊登，資訊更乾淨",[793,6748,6749],{"id":6749},"看房務必親自到場",[13,6751,6752,6753,6756],{},"千萬不要只看照片就急著下訂。",[37,6754,6755],{},"一定要親自去現場看屋","，確認有沒有漏水、實際環境是否與照片相符，也要確認出租人身份（是屋主本人，還是代理人、代管公司）。",[42,6758,6760],{"id":6759},"議價心法不是話術是讓屋主安心","議價心法：不是話術，是讓屋主安心",[13,6762,6763,6764,6767],{},"找到喜歡的房子後，很多人不敢開口議價。關老頭強調，與其學什麼降價話術，不如",[37,6765,6766],{},"營造讓屋主放心的感覺","。屋主在意的核心只有三件事：",[793,6769,6771],{"id":6770},"_1-你會不會照顧好房子","1. 你會不會照顧好房子",[573,6773,6774,6777,6783],{},[144,6775,6776],{},"看房時注意禮貌細節：進門先問要不要脫鞋、表現出愛乾淨的樣子",[144,6778,6779,6782],{},[37,6780,6781],{},"穿著得體","，不需要像面試那麼正式，但給人好印象很重要",[144,6784,6785],{},"不要在樓下抽菸、吃檳榔再上去看房",[793,6787,6789],{"id":6788},"_2-你會不會一直來煩屋主","2. 你會不會一直來煩屋主",[573,6791,6792,6798,6801],{},[144,6793,6794,6795],{},"主動跟屋主表達：",[37,6796,6797],{},"小問題我會自己處理",[144,6799,6800],{},"可以請屋主留廠商電話，有狀況自己直接聯繫",[144,6802,6803],{},"如果是屋主該負責的維修，先講清楚流程：「我會先跟您報告，費用確認後我直接安排處理，不會一直打擾您。」",[793,6805,6807],{"id":6806},"_3-你的租金會不會準時繳","3. 你的租金會不會準時繳",[573,6809,6810,6815,6818],{},[144,6811,6812],{},[37,6813,6814],{},"坦白說明自己的身份、職業、甚至收入範圍",[144,6816,6817],{},"如果是學生，可以說明租金由誰補貼",[144,6819,6820],{},"讓屋主知道你為什麼要住這裡（工作需求、小孩學區等），有明確理由就有穩定感",[57,6822,6823],{},[13,6824,6825],{},"關老頭自己的經驗：有一次跟屋主續約三年，因為這三年完全沒有打擾過屋主，續約時屋主主動表示租金可以再商量。",[793,6827,6829],{"id":6828},"加分技巧逢年過節問候","加分技巧：逢年過節問候",[13,6831,6832,6833,6836],{},"不用花錢，",[37,6834,6835],{},"三節時傳個長輩圖、發個問候訊息","，屋主就會很有感覺。很多屋主是長輩，他們在意的是一種被尊重的感覺，而不是那幾百塊價差。",[57,6838,6839],{},[13,6840,6841,6842,6845],{},"艾文總監分享：他曾經展現出穩定、友善的租客形象，結果屋主不僅",[37,6843,6844],{},"主動降租金、押金只收一個月","，連窗簾等裝修費用都幫他出了，還說「你喜歡怎麼佈置就怎麼弄」。",[793,6847,6848],{"id":6848},"議價的合理範圍",[13,6850,6851,6852,6855],{},"不要獅子大開口。以雙北市場來說，",[37,6853,6854],{},"殺個五百到一千元","是合理的範圍。讓屋主感覺到你是真心想租、也能穩定繳租，他自然會願意讓一點。",[42,6857,6859],{"id":6858},"合租省錢但規矩要先講清楚","合租省錢，但規矩要先講清楚",[13,6861,6862,6863,269],{},"合租確實能省錢，大家共用客餐廳，也比較有家的感覺。但如果事前沒有共識，很容易變成",[37,6864,6865],{},"友情終結者",[793,6867,6868],{"id":6868},"合租前必談的三件事",[13,6870,6871],{},[37,6872,6873],{},"第一：生活公約與公積金",[573,6875,6876,6879,6886],{},[144,6877,6878],{},"打掃、倒垃圾、清潔的分工方式",[144,6880,6881,6882,6885],{},"設立",[37,6883,6884],{},"公積金","（每人每月 300～1,000 元），用來支付公共耗材、小額維修",[144,6887,6888],{},"水電費、網路費怎麼分攤",[13,6890,6891],{},[37,6892,6893],{},"第二：提前退租怎麼辦",[573,6895,6896,6899,6902],{},[144,6897,6898],{},"押金是一個人先墊還是平均分攤？",[144,6900,6901],{},"如果有人提前退租，押金退不退？要不要自己找人遞補？",[144,6903,6904,6905,6908],{},"這些",[37,6906,6907],{},"一定要事先講清楚","，否則到時候吵翻天",[13,6910,6911],{},[37,6912,6913],{},"第三：個性與生活習慣的匹配",[573,6915,6916,6919],{},[144,6917,6918],{},"如果平常相處就覺得對方生活習慣有疑慮，合租前要三思",[144,6920,6921,6922,6925],{},"三個人合租時，最好有",[37,6923,6924],{},"一個人擔任主導角色","，負責統籌公共事務，避免三個人都不想做決定",[793,6927,6928],{"id":6928},"關老頭推薦的合租模式",[57,6930,6931],{},[13,6932,6933],{},"由一個人出面當主租人，跟房東簽約、負責對接。其他室友對主租人負責。房間依大中小定價，公積金每月固定繳交。這樣權責分明，出問題也比較好處理。",[793,6935,6936],{"id":6936},"合租踩雷實錄",[573,6938,6939,6942,6945,6948],{},[144,6940,6941],{},"室友只有一間廁所卻每次上很久，外面的人苦不堪言",[144,6943,6944],{},"室友愛叫外送但垃圾不收，引來蟑螂螞蟻",[144,6946,6947],{},"室友不定時帶不同朋友回來，每次開門都是「驚喜」",[144,6949,6950],{},"更極端的案例：室友把自己關在房間好幾天不出來，不應門、不回訊息，最後要請家人來處理",[42,6952,6954],{"id":6953},"政府租金補貼一定要申請","政府租金補貼：一定要申請",[793,6956,6958],{"id":6957},"誰應該申請","誰應該申請？",[13,6960,6961,6964],{},[37,6962,6963],{},"所有符合資格的租屋族都應該申請。"," 政府的租金補貼政策已經行之有年，流程也不複雜。",[793,6966,6967],{"id":6967},"以台北市為例",[573,6969,6970,6976,6979],{},[144,6971,6972,6973],{},"補貼金額：",[37,6974,6975],{},"最高每月 3,600 元",[144,6977,6978],{},"如果月租一萬出頭，補貼後實際只需付六、七千元",[144,6980,6981,6982],{},"如果租雅房月租六千，補貼三千後，",[37,6983,6984],{},"等於三千塊就能在台北市租到房子",[793,6986,6987],{"id":6987},"申請流程",[141,6989,6990,7001,7004,7011],{},[144,6991,6992,6993,6996,6997,7000],{},"準備文件：",[37,6994,6995],{},"租約","（不需要公證）、",[37,6998,6999],{},"薪資所得證明","、身份證明",[144,7002,7003],{},"特殊身份（單親、弱勢族群等）可再享額外補助",[144,7005,7006,7007,7010],{},"到國產署或區公所索取申請表，也可以",[37,7008,7009],{},"郵寄辦理","，不需要特地跑一趟",[144,7012,7013],{},"線上也有相關資訊可以查詢",[793,7015,7016],{"id":7016},"屋主也不用擔心",[13,7018,7019,7020,269],{},"加入公益出租人行列，政府在持有稅方面會提供減免，變成自用住宅稅率，",[37,7021,7022],{},"對房東來說也是有利的",[42,7024,7026],{"id":7025},"預算一萬二到一萬五台北市套房怎麼選","預算一萬二到一萬五，台北市套房怎麼選？",[13,7028,7029,7030,1080],{},"關老頭建議，不管是學生還是上班族，用這個預算在台北市找套房，掌握",[37,7031,7032],{},"三大面向",[793,7034,7036],{"id":7035},"_1-交通方式","1. 交通方式",[13,7038,7039],{},"先確認你的通勤方式。如果騎機車，找機車好停的地方比住捷運站旁更實際。騎機車的人住捷運站附近，反而常常面臨停車困難。",[793,7041,7043],{"id":7042},"_2-目的地在哪","2. 目的地在哪",[13,7045,7046],{},"你的工作地點或學校在哪裡？鎖定一個合理的通勤範圍，不需要住得太近（租金貴），也不必住太遠（時間成本高）。",[793,7048,7050],{"id":7049},"_3-預算能負擔什麼","3. 預算能負擔什麼",[13,7052,7053,7054,7057],{},"房租之外，還要考慮家具家電的成本。如果你是外地到台北打拼，建議找",[37,7055,7056],{},"屋主附傢俱家電的物件","，避免每次搬家都要重新購置，搬家本身也是一筆開銷。",[42,7059,7060],{"id":7060},"給第一次租房的自己一句話",[13,7062,7063],{},"關老頭最後給出最真誠的建議：",[57,7065,7066],{},[13,7067,7068],{},[37,7069,7070],{},"「你不需要租那麼好的房子。把錢留下來。」",[13,7072,7073,7074,7077],{},"剛出社會的時候，每天都在拼工作，回家就是睡覺。租一個虛華的房子，只是多花冤枉錢。房子是拿來住的，不是奢侈品，",[37,7075,7076],{},"不需要秀給別人看","。只要回到家覺得溫馨舒適、睡覺方便，就夠了。",[13,7079,7080],{},"租屋只是人生的一個過程。把省下來的錢好好累積，不論未來是要買房、買車，或是投資自己，都會更有餘裕。",[28,7082],{},[42,7084,292],{"id":292},[294,7086,7087,7095],{},[297,7088,7089],{},[300,7090,7091,7093],{},[303,7092,305],{},[303,7094,889],{},[310,7096,7097,7105,7113,7121,7129,7137,7144,7152,7160,7168],{},[300,7098,7099,7102],{},[315,7100,7101],{},"釐清需求",[315,7103,7104],{},"先確認通勤方式、工作地點、真正在意的條件，不要盲目追求捷運站旁或高樓景觀",[300,7106,7107,7110],{},[315,7108,7109],{},"隱藏成本",[315,7111,7112],{},"注意管理費、電費計算方式、老舊冷氣的耗電量，避免帳面租金低但實際支出高",[300,7114,7115,7118],{},[315,7116,7117],{},"房租佔比",[315,7119,7120],{},"房租不要超過月收入的一半，否則生活品質難以維持",[300,7122,7123,7126],{},[315,7124,7125],{},"找房管道",[315,7127,7128],{},"591 之外，善用在地仲介、社區管理員、Renco 等平台多方比較",[300,7130,7131,7134],{},[315,7132,7133],{},"看房原則",[315,7135,7136],{},"一定要親自到場，確認屋況與出租人身份，不要只看照片就下訂",[300,7138,7139,7141],{},[315,7140,4979],{},[315,7142,7143],{},"展現「準時繳租、不常打擾、愛護房子」的形象，比任何話術都有效",[300,7145,7146,7149],{},[315,7147,7148],{},"加分小動作",[315,7150,7151],{},"逢年過節傳問候訊息，跟屋主建立良好關係，續約時更有談判空間",[300,7153,7154,7157],{},[315,7155,7156],{},"合租須知",[315,7158,7159],{},"事前約定生活公約、公積金制度、提前退租處理方式，避免日後糾紛",[300,7161,7162,7165],{},[315,7163,7164],{},"租金補貼",[315,7166,7167],{},"台北市最高每月補貼 3,600 元，備好租約與所得證明即可申請，流程簡便",[300,7169,7170,7173],{},[315,7171,7172],{},"核心心態",[315,7174,7175],{},"房子是拿來住的，不是奢侈品。把錢省下來，為未來累積資本",{"title":394,"searchDepth":395,"depth":395,"links":7177},[7178,7182,7188,7195,7200,7206,7211,7212],{"id":6575,"depth":395,"text":6576,"children":7179},[7180,7181],{"id":6630,"depth":984,"text":6630},{"id":6649,"depth":984,"text":6649},{"id":6661,"depth":395,"text":6662,"children":7183},[7184,7185,7186,7187],{"id":6665,"depth":984,"text":6665},{"id":6697,"depth":984,"text":6697},{"id":6730,"depth":984,"text":6731},{"id":6749,"depth":984,"text":6749},{"id":6759,"depth":395,"text":6760,"children":7189},[7190,7191,7192,7193,7194],{"id":6770,"depth":984,"text":6771},{"id":6788,"depth":984,"text":6789},{"id":6806,"depth":984,"text":6807},{"id":6828,"depth":984,"text":6829},{"id":6848,"depth":984,"text":6848},{"id":6858,"depth":395,"text":6859,"children":7196},[7197,7198,7199],{"id":6868,"depth":984,"text":6868},{"id":6928,"depth":984,"text":6928},{"id":6936,"depth":984,"text":6936},{"id":6953,"depth":395,"text":6954,"children":7201},[7202,7203,7204,7205],{"id":6957,"depth":984,"text":6958},{"id":6967,"depth":984,"text":6967},{"id":6987,"depth":984,"text":6987},{"id":7016,"depth":984,"text":7016},{"id":7025,"depth":395,"text":7026,"children":7207},[7208,7209,7210],{"id":7035,"depth":984,"text":7036},{"id":7042,"depth":984,"text":7043},{"id":7049,"depth":984,"text":7050},{"id":7060,"depth":395,"text":7060},{"id":292,"depth":395,"text":292},"2025-07-12",2297,"38:17","cmck4sois004701xe9z5jdr1y",{},"/podcast/ep3",{"title":6557,"description":408},"ep3-negotiate-best-rent-price","podcast/ep3-如何用最划的價錢租到夢想房先搞懂需求再用小撇步談到手","S9X1rRjuaBr_dRkcQ1yPCk1C89O_QwogHU42kvfnpmM",{"id":7224,"title":7225,"appleUrl":7,"audioUrl":7226,"body":7227,"cover":406,"date":7713,"description":408,"draft":409,"duration":7714,"durationFormatted":7715,"episodeNumber":7716,"excerpt":412,"extension":413,"firstoryId":7717,"hasTranscript":415,"meta":7718,"navigation":415,"path":7719,"seo":7720,"slug":7721,"spotifyUrl":412,"stem":7722,"tags":412,"__hash__":7723},"podcast/podcast/ep4-房東用物價上漲來漲你房租怎麼辦押金調漲退租一次搞懂的防雷全書.md","EP4｜房東用「物價上漲」來漲你房租怎麼辦？押金、調漲、退租一次搞懂的防雷全書！","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmck4tefu0byu01w17e3yh62g/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmck4tefu0byv01w1528ogvov.mp3?v=1752293862366",{"type":10,"value":7228,"toc":7686},[7229,7236,7238,7241,7245,7252,7256,7262,7267,7271,7278,7285,7288,7291,7294,7297,7300,7305,7309,7314,7321,7325,7332,7336,7339,7345,7348,7351,7370,7374,7381,7384,7388,7391,7405,7408,7417,7420,7424,7427,7430,7444,7448,7455,7475,7480,7484,7490,7505,7508,7511,7517,7527,7537,7542,7545,7551,7577,7579],[13,7230,7231],{},[16,7232,18,7233,26],{},[20,7234,25],{"href":22,"rel":7235},[24],[28,7237],{},[13,7239,7240],{},"房東突然說要漲租金、退租時被亂扣押金——這是租屋族最常碰到、也最令人頭痛的兩大難題。本集節目由關老頭與艾文總監對談，從法律面、實務面全方位拆解漲租與押金的攻防策略，幫助租客朋友們做好預防、保護自己的權益。",[42,7242,7244],{"id":7243},"漲租到底合不合法","漲租到底合不合法？",[13,7246,7247,7248,7251],{},"漲租本身並非違法行為。物價上漲、市場行情變動，房東適度調整租金在常理上是可以理解的。但問題在於：",[37,7249,7250],{},"怎麼漲、漲多少、什麼時候漲","，這三件事決定了是否合理合法。",[793,7253,7255],{"id":7254},"租期內任意調漲基本上不合法","租期內任意調漲：基本上不合法",[13,7257,7258,7261],{},[37,7259,7260],{},"在合約期間內，房東不能任意調漲租金","，因為雙方已經簽訂了合約，租金條件受合約保障。除非合約上有明確寫明調整機制（例如每兩年依物價指數調整），否則房東片面喊漲，租客有權拒絕。",[57,7263,7264],{},[13,7265,7266],{},"實務上常見的情形是：房東在租約快到期前，就先暗示「如果現在不讓我漲 1,000 元，等合約到期後可能就漲 2,000 元」，用這種半威嚇的方式施壓。",[793,7268,7270],{"id":7269},"合約到期調漲合法但可爭取","合約到期調漲：合法但可爭取",[13,7272,7273,7274,7277],{},"合約到期後，房東有權調整租金，這在法律上是他的權利。",[37,7275,7276],{},"即使從三萬漲到六萬，法律上也不算違法","。但如果租客認為漲幅不合理，可以透過法院判定，法院會參考當地行情來做出裁定。",[13,7279,7280,7281,7284],{},"以住宅租賃來說，法院參考的合理漲幅通常落在",[37,7282,7283],{},"每兩年 3% 到 5%"," 的範圍內，這是目前實務上比較常被討論的基準。",[793,7286,7287],{"id":7287},"商用與住宅的差異",[13,7289,7290],{},"一般住宅租約大多在三年以內，租金通常在簽約時就固定好。但商用不動產（如店面、辦公室）則常見在合約中載明「物價指數調漲條款」，每兩年依通膨指數浮動調整，這在商用租賃中是標準做法。",[42,7292,7293],{"id":7293},"那些令人傻眼的漲租案例",[793,7295,7296],{"id":7296},"疫後補漲潮",[13,7298,7299],{},"疫情期間，許多房東因為怕房子租不出去，給了租客比較大的彈性和優惠價格。但疫情結束後，大量房東開始「補漲」，不僅補回原本行情，甚至趁機再往上拉。這不限於店面，住宅和辦公室都有類似情況。",[57,7301,7302],{},[13,7303,7304],{},"有案例是全新大樓、捷運站旁邊的兩房電梯物件，疫情期間只租兩萬八，但該社區行情其實在四萬左右。疫後房東自然要把租金拉回行情。",[793,7306,7308],{"id":7307},"看你生意好就漲的店面房東","「看你生意好就漲」的店面房東",[57,7310,7311],{},[13,7312,7313],{},"有一位經營車行的租客，房東看他生意興隆，直接傳訊息說要漲兩萬。租客不理會，幾個小時後房東自己降到漲一萬五，最後來回幾次，以漲七千元成交。",[13,7315,7316,7317,7320],{},"這個案例說明了一個重要觀念：",[37,7318,7319],{},"漲租金額很多時候是可以談判的","，房東開出的第一個數字往往不是最終數字。",[793,7322,7324],{"id":7323},"搬不走就吃定你","「搬不走」就吃定你",[13,7326,7327,7328,7331],{},"有些房東會看準租客已經搬進去、裝潢好了、全家都安頓下來，認定你「跑不掉」，於是獅子大開口漲個 ",[37,7329,7330],{},"20%、30%","。這種做法雖然令人不齒，但如果是在合約到期後提出，法律上確實難以阻擋，只能透過協商或法院爭取合理條件。",[42,7333,7335],{"id":7334},"押金被亂扣怎麼辦","押金被亂扣怎麼辦？",[793,7337,7338],{"id":7338},"提前解約的押金沒收上限",[13,7340,7341,7344],{},[37,7342,7343],{},"法律規定，提前解約的違約金最高不得超過一個月租金。"," 這是上限，不是定額。意思是，雖然合約可能寫「提前解約需賠償一個月」，但雙方其實可以協議更低的金額。許多租客不知道這一點，遇到房東開口就全額認賠，其實是可以爭取的。",[793,7346,7347],{"id":7347},"常見的扣押金名目",[13,7349,7350],{},"房東扣押金的手段五花八門，以下是常見的幾種：",[573,7352,7353,7359,7365],{},[144,7354,7355,7358],{},[37,7356,7357],{},"清潔費","：退租時房東要求扣清潔費",[144,7360,7361,7364],{},[37,7362,7363],{},"氣味處理費","：養寵物的租客最容易碰到，房東以「全室需重新粉刷」為由要求賠償",[144,7366,7367,7369],{},[37,7368,4146],{},"：房東聲稱附贈的家具、家電有損壞，要求扣款維修",[793,7371,7373],{"id":7372},"屋況回復與違約金是兩件事","「屋況回復」與「違約金」是兩件事",[13,7375,7376,7377,7380],{},"這是一個關鍵觀念。",[37,7378,7379],{},"提前解約的違約金（最高一個月）與屋況回復的賠償，在法律上是分開的兩件事。"," 例如寵物條款、裝潢損壞等屬於「屋況回復」的範疇，是另外協定的附加條款，不包含在一個月違約金的上限內。",[13,7382,7383],{},"但要注意的是，這類附加條款如果對房客過於不公平，在法院上是有爭議空間的，可能被認定為不公平條約。",[793,7385,7387],{"id":7386},"正常使用vs人為破壞的認定","「正常使用」vs.「人為破壞」的認定",[13,7389,7390],{},"退租時最常發生的爭議就是圍繞在**「正常使用痕跡」**這四個字上。沙發坐久了有壓痕、牆面微微泛黃，這些都是正常使用的結果。如果房東堅持要扣款，可以：",[141,7392,7393,7399],{},[144,7394,7395,7398],{},[37,7396,7397],{},"請專業技師或水電師傅到場判定","，確認是否為人為破壞",[144,7400,7401,7404],{},[37,7402,7403],{},"找公正第三方（如仲介）協助認定","，仲介有經驗、會拍照記錄，提供客觀判斷",[793,7406,7407],{"id":7407},"店面押金可以非常驚人",[57,7409,7410],{},[13,7411,7412,7413,7416],{},"有案例是月租 20 萬的店面，房東要求 ",[37,7414,7415],{},"300 萬押金","。因為房東有先幫租客進行裝潢，將原始屋況整理成店面可用的狀態，所以押了 300 萬作為保證金。在非住宅的商用租賃中，這是合法且合理的額外協定。",[42,7418,7419],{"id":7419},"租客自保三大神器",[793,7421,7423],{"id":7422},"一合約要收好條款要看清","一、合約要收好、條款要看清",[13,7425,7426],{},"合約是所有爭議的基礎。許多租客簽完合約就不知道丟到哪裡去了，等到發生糾紛才發現合約找不到，那就真的無從爭取了。",[13,7428,7429],{},"簽約時要注意：",[573,7431,7432,7435,7438,7441],{},[144,7433,7434],{},"租金調整機制是否有明確載明",[144,7436,7437],{},"附贈設備清單是否詳細列出（不能只寫「電視一台」，應註明品牌型號）",[144,7439,7440],{},"提前解約條件與違約金金額",[144,7442,7443],{},"是否有優先續租條款（小配方：可以在合約中加入「優先承租」條件）",[793,7445,7447],{"id":7446},"二點交時拍照存證","二、點交時拍照存證",[13,7449,7450,7451,7454],{},"入住和退租時都要做好",[37,7452,7453],{},"點交","，這是保護自己最重要的步驟之一。拍照存證有三個重點：",[141,7456,7457,7463,7469],{},[144,7458,7459,7462],{},[37,7460,7461],{},"整體屋況外觀","：記錄每個空間的現狀",[144,7464,7465,7468],{},[37,7466,7467],{},"設備的型號與品牌","：避免日後更換時產生爭議",[144,7470,7471,7474],{},[37,7472,7473],{},"確認保固狀態","：有問題時至少還能找原廠處理",[57,7476,7477],{},[13,7478,7479],{},"曾有房客把房東提供的高級家電弄壞後，自行換了一台二手劣質品，直到下一任房客維修時才被發現。所以拍照記錄型號，同時也是在保護房東的權益。",[793,7481,7483],{"id":7482},"三溝通留下文字紀錄","三、溝通留下文字紀錄",[13,7485,7486,7489],{},[37,7487,7488],{},"所有重要溝通盡量使用文字方式，避免只用語音通話。"," LINE 對話紀錄、Email 都是有效的書面證據。除此之外：",[573,7491,7492,7495,7502],{},[144,7493,7494],{},"匯款紀錄要保存好，證明自己有按時繳租",[144,7496,7497,7498,7501],{},"如果遇到房東威脅或騷擾，",[37,7499,7500],{},"租客身為當事人可以合法錄音","作為自保依據",[144,7503,7504],{},"合約、繳租紀錄、對話截圖這三樣東西，一定要妥善保管",[42,7506,7507],{"id":7507},"遇到爭議的三層申訴管道",[13,7509,7510],{},"如果與房東的糾紛真的無法自行解決，可以依序採取以下三個步驟：",[13,7512,7513,7516],{},[37,7514,7515],{},"第一層：找仲介協調。"," 如果當初是透過仲介租屋，請仲介出面作為第三方協調，這是最溫和、最快速的方式。",[13,7518,7519,7522,7523,7526],{},[37,7520,7521],{},"第二層：向地方政府申訴。"," 可以聯繫當地的",[37,7524,7525],{},"地政局、消保官、住宅處，或是租賃爭議調解委員會","，他們會提供相關的行情資訊與法律協助。",[13,7528,7529,7532,7533,7536],{},[37,7530,7531],{},"第三層：走法律途徑。"," 真的不行時才走法院。法院講求證據，所以前面提到的合約、照片、對話紀錄等存證就派上用場了。可以提起",[37,7534,7535],{},"小額訴訟","來爭取權益，但要注意：走到法院通常代表雙方關係已經破裂，會影響到你的居住狀況。",[57,7538,7539],{},[13,7540,7541],{},"最近的案例：高雄有一位日本租客租店面，房東不滿租約條件，直接到店門口鬧場、影響生意，這樣的事件鬧上了新聞。所以在處理爭議時，也要考慮自身的安全和生活品質。",[42,7543,7544],{"id":7544},"與房東的相處之道",[13,7546,7547,7548],{},"節目中反覆強調一個核心觀念：",[37,7549,7550],{},"台灣是一個「情理法」的社會，好的房東關係是靠平時經營的。",[573,7552,7553,7559,7565,7571],{},[144,7554,7555,7558],{},[37,7556,7557],{},"平時保持互動","：偶爾傳個長輩圖、過年過節問候一下，維持基本的人情溫度",[144,7560,7561,7564],{},[37,7562,7563],{},"提早半年討論續約","：不要等到租約到期才想起來，提前半年探聽房東的意向，讓自己有充裕的準備時間",[144,7566,7567,7570],{},[37,7568,7569],{},"善用行情資料","：政府有推動實價登錄，可以查詢附近相同條件的租金行情，作為談判依據",[144,7572,7573,7576],{},[37,7574,7575],{},"不定期租約未必有利","：很多人以為故意不提醒租約到期、自動轉為不定期租約對自己有利，但房東如果覺得吃虧，可能會採取更激進的手段讓你離開，反而住得不安心",[42,7578,292],{"id":292},[294,7580,7581,7589],{},[297,7582,7583],{},[300,7584,7585,7587],{},[303,7586,886],{},[303,7588,889],{},[310,7590,7591,7599,7607,7615,7623,7631,7639,7647,7655,7663,7671,7679],{},[300,7592,7593,7596],{},[315,7594,7595],{},"租期內漲租",[315,7597,7598],{},"合約期間內房東不能任意調漲，除非合約載明調整機制",[300,7600,7601,7604],{},[315,7602,7603],{},"到期後漲租",[315,7605,7606],{},"合法，但可透過行情資料談判，或向法院申請判定合理性",[300,7608,7609,7612],{},[315,7610,7611],{},"住宅合理漲幅",[315,7613,7614],{},"實務上大約每兩年 3%～5%，可作為談判參考基準",[300,7616,7617,7620],{},[315,7618,7619],{},"提前解約違約金",[315,7621,7622],{},"法律規定最高不得超過一個月租金，可協商更低金額",[300,7624,7625,7628],{},[315,7626,7627],{},"押金扣款",[315,7629,7630],{},"需有憑有據，屋況回復費用與違約金是兩件不同的事",[300,7632,7633,7636],{},[315,7634,7635],{},"正常使用 vs. 破壞",[315,7637,7638],{},"可請專業技師或公正第三方判定，使用痕跡不等於損壞",[300,7640,7641,7644],{},[315,7642,7643],{},"點交拍照重點",[315,7645,7646],{},"記錄整體屋況、設備型號品牌、保固狀態",[300,7648,7649,7652],{},[315,7650,7651],{},"溝通存證方式",[315,7653,7654],{},"用 LINE 文字對話取代語音通話，保存匯款紀錄與合約",[300,7656,7657,7660],{},[315,7658,7659],{},"申訴管道",[315,7661,7662],{},"第一層找仲介、第二層找地政局或消保官、第三層走法院",[300,7664,7665,7668],{},[315,7666,7667],{},"合約小配方",[315,7669,7670],{},"可加入「優先承租」條款，保障續租權利",[300,7672,7673,7676],{},[315,7674,7675],{},"提前溝通",[315,7677,7678],{},"建議在租約到期前半年主動與房東討論續約事宜",[300,7680,7681,7683],{},[315,7682,4630],{},[315,7684,7685],{},"未必對房客有利，可能引發房東更激進的作為",{"title":394,"searchDepth":395,"depth":395,"links":7687},[7688,7693,7698,7705,7710,7711,7712],{"id":7243,"depth":395,"text":7244,"children":7689},[7690,7691,7692],{"id":7254,"depth":984,"text":7255},{"id":7269,"depth":984,"text":7270},{"id":7287,"depth":984,"text":7287},{"id":7293,"depth":395,"text":7293,"children":7694},[7695,7696,7697],{"id":7296,"depth":984,"text":7296},{"id":7307,"depth":984,"text":7308},{"id":7323,"depth":984,"text":7324},{"id":7334,"depth":395,"text":7335,"children":7699},[7700,7701,7702,7703,7704],{"id":7338,"depth":984,"text":7338},{"id":7347,"depth":984,"text":7347},{"id":7372,"depth":984,"text":7373},{"id":7386,"depth":984,"text":7387},{"id":7407,"depth":984,"text":7407},{"id":7419,"depth":395,"text":7419,"children":7706},[7707,7708,7709],{"id":7422,"depth":984,"text":7423},{"id":7446,"depth":984,"text":7447},{"id":7482,"depth":984,"text":7483},{"id":7507,"depth":395,"text":7507},{"id":7544,"depth":395,"text":7544},{"id":292,"depth":395,"text":292},"2025-07-17",1754,"29:14",4,"cmck4tefu0byu01w17e3yh62g",{},"/podcast/ep4",{"title":7225,"description":408},"ep4-rent-increase-deposit-guide","podcast/ep4-房東用物價上漲來漲你房租怎麼辦押金調漲退租一次搞懂的防雷全書","NVH8Hmzt9e41Vrbl-ZCQ7Mb2deU4r-5Rjwz7CF4BpX8",{"id":7725,"title":7726,"appleUrl":7,"audioUrl":7727,"body":7728,"cover":406,"date":8284,"description":408,"draft":409,"duration":8285,"durationFormatted":8286,"episodeNumber":8287,"excerpt":412,"extension":413,"firstoryId":8288,"hasTranscript":415,"meta":8289,"navigation":415,"path":8290,"seo":8291,"slug":8292,"spotifyUrl":412,"stem":8293,"tags":412,"__hash__":8294},"podcast/podcast/ep5-房東自租-vs-委託仲介省錢省事還是省麻煩.md","EP5｜房東自租 vs 委託仲介：省錢？省事？還是省麻煩？","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmdfuzmdl009i01t62tgicy9e/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmdfuzmdl009j01t6d4l1a2g1.mp3?v=1753268869477",{"type":10,"value":7729,"toc":8255},[7730,7737,7739,7742,7746,7752,7755,7760,7767,7771,7774,7788,7795,7799,7805,7808,7813,7816,7819,7823,7826,7830,7836,7843,7847,7850,7857,7860,7863,7866,7877,7880,7900,7903,7911,7914,7918,7922,7925,7936,7940,7943,7950,7954,7957,7961,7976,7980,7991,7995,8008,8012,8015,8018,8039,8042,8068,8075,8078,8081,8084,8090,8093,8096,8119,8126,8130,8133,8144,8151,8153],[13,7731,7732],{},[16,7733,18,7734,26],{},[20,7735,25],{"href":22,"rel":7736},[24],[28,7738],{},[13,7740,7741],{},"本集由房產老司機「關老頭」與 Renco 平台創辦人艾爾文對談，替新手與老手房東拆解「自己出租」與「委託仲介／代管」的優缺點，並分享多年實戰經驗中遇到的真實案例。",[42,7743,7745],{"id":7744},"家人的房子千萬別自己管","家人的房子，千萬別自己管",[13,7747,7748,7749],{},"關老頭開場就丟出一個很多人有共鳴的忠告：",[37,7750,7751],{},"家人的房子，最好交給外面的仲介處理，不要自己攬下來。",[13,7753,7754],{},"他自己在雙北都有家裡的房子，早年「好心」免費幫家裡長輩處理租屋事務，結果從義務幫忙一路「升級」成免費代管——點交、清潔、修繕全包，出了問題還被家人追究責任。",[57,7756,7757],{},[13,7758,7759],{},"「本來免費幫忙，直接升級成免費代管。代管完之後還秋後算帳，什麼事情都變成是我的問題。」",[13,7761,7762,7763,7766],{},"後來關老頭的做法是：即使自家房子離他只有十到十五分鐘的路程，也堅持請當地的仲介朋友幫忙處理。原因很簡單——",[37,7764,7765],{},"有問題的時候，家人不會來罵你","。家人對外人客氣，對自己人卻特別嚴格，這在租屋管理上會造成很大的情感壓力。",[42,7768,7770],{"id":7769},"自己租還是找仲介先看時間與狀態","自己租還是找仲介？先看「時間」與「狀態」",[13,7772,7773],{},"到底什麼房子適合自己管、什麼適合交給仲介？關老頭認為關鍵在兩個面向：",[141,7775,7776,7782],{},[144,7777,7778,7781],{},[37,7779,7780],{},"時間成本","：你自己本身還有工作在忙嗎？家裡有老小要照顧嗎？如果下了班還要處理房客的各種問題，其實非常不方便。",[144,7783,7784,7787],{},[37,7785,7786],{},"個人狀態","：即使住得很近（例如樓上樓下），也不見得適合自己管。房客可能三不五時按門鈴、反映蟑螂問題、半夜打電話，住得近反而變成負擔。",[13,7789,7790,7791,7794],{},"艾爾文補充了一個有趣的觀點：有人認為",[37,7792,7793],{},"退休人士","比較適合當「專職房東」，因為時間充裕，可以把管理房客當作一種生活互動。但如果你還在工作、有家庭要照顧，房東這份「職業」的負擔就會非常沉重。",[42,7796,7798],{"id":7797},"當房東是一份職業不是躺著賺","當房東是一份職業，不是躺著賺",[13,7800,7801,7802,269],{},"很多人對「包租公」有美好的幻想——買了房子、收個租金、躺著賺錢。但實際上，",[37,7803,7804],{},"房東是一份全年無休的職業",[13,7806,7807],{},"艾爾文以自身經驗說明：管理過好幾間房子之後才發現，租屋收入和買配息基金完全不同。房東必須處理催繳租金、修繕維護、房客情緒等各種問題，甚至還要充當「心理輔導師」。",[57,7809,7810],{},[13,7811,7812],{},"關老頭遇過房客因為感情問題三不五時打電話向房東哭訴，房東深怕房子變凶宅，只能三不五時關心「吃飽了沒」。",[42,7814,7815],{"id":7815},"自行出租最容易忽略的三大風險",[13,7817,7818],{},"關老頭針對想要自租的新手房東，點出以下最常被忽略的風險：",[793,7820,7822],{"id":7821},"_1-經驗不足","1. 經驗不足",[13,7824,7825],{},"一般房東一年頂多看五到八組客戶，經驗值遠不如每天接觸上百位客源、每年成交上千筆的專業房仲。",[793,7827,7829],{"id":7828},"_2-合約漏洞","2. 合約漏洞",[13,7831,7832,7833,269],{},"自行擬定的合約未必合法。關老頭分享了一個案例：房東自己拿合約給房客簽，房客覺得內容有問題提出異議，房東不理會堅持「照合約走」，結果房客直接訴諸法律，",[37,7834,7835],{},"法官判定該合約無效，房東還要賠償",[13,7837,7838,7839,7842],{},"即便去文具行或便利商店買制式合約，版本可能過舊，而且附加條款如果寫得不專業，反而會牴觸內政部的示範合約內容，導致合約效力出問題。更重要的是，",[37,7840,7841],{},"目前法規的風向大多偏向保護承租方","，房東更需要謹慎。",[793,7844,7846],{"id":7845},"_3-房客篩選困難","3. 房客篩選困難",[13,7848,7849],{},"房東自己帶看時，往往不好意思深入詢問房客的背景資訊。有些房東看房客「乾乾淨淨」就決定出租，結果房客入住後從事不法行為，房東求助無門。",[13,7851,7852,7853,7856],{},"關老頭提到一個案例：房東在仲介同時幫忙招租的情況下，堅持自己成交來省服務費，結果選到的房客出了大問題，",[37,7854,7855],{},"房子整整空了九個月不能出租","，以月租三萬多來算，損失超過二十七萬元。",[42,7858,7859],{"id":7859},"仲介篩選房客的實戰技巧",[13,7861,7862],{},"關老頭分享了房仲業界篩選房客的幾個實用方法：",[793,7864,7865],{"id":7865},"基本資訊確認",[573,7867,7868,7871,7874],{},[144,7869,7870],{},"詢問為什麼選擇這個區域、目前的工作狀況",[144,7872,7873],{},"請房客提供名片或工作資訊",[144,7875,7876],{},"加 LINE 後觀察個人資訊、社群帳號（FB、IG）",[793,7878,7879],{"id":7879},"三個警訊信號",[141,7881,7882,7888,7894],{},[144,7883,7884,7887],{},[37,7885,7886],{},"「今天就可以入住」型房客要注意","：正常人搬家是有計劃性的。如果一個人搞到當天就得入住，可能是前一個居住環境出了問題——被趕出來、家庭糾紛、或其他狀況。",[144,7889,7890,7893],{},[37,7891,7892],{},"租屋條件與個人形象不匹配","：例如年輕女孩要租四五萬的房子、開名車卻租一萬八的套房、一個人卻要租三房——這些不合常理的狀況都需要多留意。",[144,7895,7896,7899],{},[37,7897,7898],{},"對搬遷原因含糊其詞","：問為什麼想住這邊時，回答「朋友推薦來看看」之類模糊不清的理由，通常值得警覺。正常換工作、外派等原因都沒什麼不能說的。",[793,7901,7902],{"id":7902},"測試性問題",[573,7904,7905,7908],{},[144,7906,7907],{},"「我們這邊需要提供保證人，方便提供嗎？」",[144,7909,7910],{},"「方便了解一下您之前的租屋狀況嗎？」",[13,7912,7913],{},"透過這些問題可以觀察房客的反應，進一步判斷風險。",[42,7915,7917],{"id":7916},"兩個真實案例自租出事的慘痛教訓","兩個真實案例：自租出事的慘痛教訓",[793,7919,7921],{"id":7920},"案例一博弈業房客跑路房子卡半年","案例一：博弈業房客跑路，房子卡半年",[13,7923,7924],{},"東區一間兩三房、月租四五萬的好房子，房東透過鄰居介紹自行出租給一位年輕人。這位房客從事線上博弈相關產業，入住後直接跑路消失。",[13,7926,7927,7928,7931,7932,7935],{},"房東想進去處理卻不行——",[37,7929,7930],{},"擅自進入屬於侵佔","，只能走法律流程：確認租賃關係、宣告、催繳⋯⋯",[37,7933,7934],{},"整整拖了半年多","才把房子拿回來。這段期間不僅沒有租金收入，房東每天睡不好，擔心房子裡面出狀況。",[793,7937,7939],{"id":7938},"案例二拜神明養寵物退租糾紛拖半年","案例二：拜神明＋養寵物，退租糾紛拖半年",[13,7941,7942],{},"另一位房東出租時，房客表示要設神明廳、養寵物，房東當時說「不要把房子搞炸就好」。結果退租點交時，天花板被香火燻得發黃發黑、牆角有寵物的尿漬與異味。",[13,7944,7945,7946,7949],{},"房東認為房客應該恢復原狀，房客則認為「你當初也知道我要拜神明、養寵物，這是正常使用痕跡」。雙方僵持不下，",[37,7947,7948],{},"房子又空了半年多","才找到下一個租客。",[42,7951,7953],{"id":7952},"仲介如何預防退租糾紛三步防護機制","仲介如何預防退租糾紛？三步防護機制",[13,7955,7956],{},"關老頭分享了專業仲介在簽約時的三步防護做法：",[793,7958,7960],{"id":7959},"第一步拍照存證","第一步：拍照存證",[573,7962,7963,7966,7973],{},[144,7964,7965],{},"入住前拍攝完整屋況照片",[144,7967,7968,7969,7972],{},"建立雙方共同的 LINE 群組，",[37,7970,7971],{},"用相簿上傳照片","（不會被刪除）",[144,7974,7975],{},"最好再加上錄音存證",[793,7977,7979],{"id":7978},"第二步約定恢復條件","第二步：約定恢復條件",[573,7981,7982,7985,7988],{},[144,7983,7984],{},"針對特殊使用情況（如神明廳、寵物）設立「寵物條款」",[144,7986,7987],{},"明確約定如有破壞或氣味殘留的處理方式",[144,7989,7990],{},"由專業工班評估，不是雙方各說各話",[793,7992,7994],{"id":7993},"第三步設定補償價金","第三步：設定補償價金",[573,7996,7997,8000,8003],{},[144,7998,7999],{},"清潔費、修繕費事先約定金額或上限",[144,8001,8002],{},"由專業工班估價，避免房東隨意扣押金",[144,8004,8005],{},[37,8006,8007],{},"注意：直接扣兩個月押金不還，不跟房客說明具體項目，其實是違法的",[42,8009,8011],{"id":8010},"委託仲介的費用到底划不划算","委託仲介的費用到底划不划算？",[13,8013,8014],{},"很多房東心裡的疑問是：「你就幫我開個門、放個廣告、找個人來，就要收我錢？」",[13,8016,8017],{},"關老頭把帳算得很清楚：",[573,8019,8020,8027,8033,8036],{},[144,8021,8022,8023,8026],{},"仲介成交服務費通常是",[37,8024,8025],{},"半個月租金","（一次性收取）",[144,8028,8029,8030],{},"以一年租約來算，等於只付了全年租金的 ",[37,8031,8032],{},"4% 多",[144,8034,8035],{},"如果房客租兩年、三年，攤提下來比例更低",[144,8037,8038],{},"相比之下，去餐廳吃飯的服務費都要 10%～15%",[13,8040,8041],{},"即使加上代管費（約 6%），合計一年大約 10%，但換來的是：",[573,8043,8044,8050,8056,8062],{},[144,8045,8046,8049],{},[37,8047,8048],{},"專業篩選房客","，降低風險",[144,8051,8052,8055],{},[37,8053,8054],{},"租賃期間的問題處理","，不用親力親為",[144,8057,8058,8061],{},[37,8059,8060],{},"續租或換租的無縫銜接","，減少空租期",[144,8063,8064,8067],{},[37,8065,8066],{},"市場行情掌握","，有時仲介包裝後租金還能多收五百到一千元",[13,8069,8070,8071,8074],{},"而且，很多有經驗的房東都知道：",[37,8072,8073],{},"找仲介租，有時候反而租得更好。"," 仲介篩選過的客戶品質較好，加上專業包裝，租金不降反升。",[42,8076,8077],{"id":8077},"艾爾文的親身體驗",[13,8079,8080],{},"艾爾文分享自己在新莊管理十三間套房的經歷：原本想自己管理，但光是點交十三間就覺得非常辛苦。入住後各種問題接踵而來——網路故障、廁所問題、熱水器壞掉、公共空間髒亂⋯⋯而且房客有問題就會找房東，不能不處理。最後還是全部交給代管公司，包含定期清潔一起處理。",[13,8082,8083],{},"另一次經驗是自己租一間房子，結果上班時間房客電話不斷，每通都問一樣的問題，非常消耗精力。後來交給公司業務處理，業務在兩週內篩選好房客，一通電話就把所有資訊彙報清楚：房客狀況、評估結果、起租時間，全部安排妥當。",[13,8085,8086,8087,8089],{},"後來那組房客因家庭因素提前退租，業務也迅速處理押金扣款、即刻上架招租，幾乎",[37,8088,4852],{},"找到下一組房客。從此之後，艾爾文的房子大部分都交給業務處理。",[42,8091,8092],{"id":8092},"給新手房東的三個實用建議",[13,8094,8095],{},"如果你是新手房東，想先嘗試自己出租，關老頭給出以下建議：",[141,8097,8098,8104,8113],{},[144,8099,8100,8103],{},[37,8101,8102],{},"了解市場行情","：透過實價登錄了解區域行情，做基本的房屋包裝整理（天花板、地板、牆壁弄好即可，不需要花大錢裝潢）。",[144,8105,8106,8109,8110,269],{},[37,8107,8108],{},"合約與篩選不能馬虎","：務必使用最新版本的租賃合約，仔細閱讀內容再簽署。篩選房客時要多聊、多問，拿名片、加 LINE，",[37,8111,8112],{},"千萬不要衝動簽約",[144,8114,8115,8118],{},[37,8116,8117],{},"不要急著當場成交","：即使已經帶看很多組覺得疲倦，也建議先留下聯絡方式，告訴對方「回去跟家人討論一下」，給自己緩衝思考的時間。",[13,8120,8121,8122,8125],{},"另一個聰明的做法是：",[37,8123,8124],{},"先委託一次有品牌的仲介，全程在旁學習。"," 學完之後覺得可以自己來就自己來，但關老頭的經驗是——大部分房東體驗過被專業服務後，就不會再自己租了。",[42,8127,8129],{"id":8128},"總結重點不是省錢或省事而是你準備好了嗎","總結：重點不是省錢或省事，而是你準備好了嗎？",[13,8131,8132],{},"自己租和委託仲介的選擇，核心問題不是「哪個省錢」，而是：",[573,8134,8135,8138,8141],{},[144,8136,8137],{},"你有多少時間可以投入？",[144,8139,8140],{},"你願不願意處理各種突發狀況？",[144,8142,8143],{},"你對租賃法規、合約條款夠熟悉嗎？",[13,8145,8146,8147,8150],{},"如果不確定，不妨先嘗試委託一次，體驗過後再決定。畢竟，",[37,8148,8149],{},"仲介只在成交時才收服務費","，沒成交不用付錢，給專業一個機會並不吃虧。",[42,8152,292],{"id":292},[294,8154,8155,8167],{},[297,8156,8157],{},[300,8158,8159,8161,8164],{},[303,8160,886],{},[303,8162,8163],{},"自行出租",[303,8165,8166],{},"委託仲介／代管",[310,8168,8169,8180,8190,8201,8211,8222,8233,8244],{},[300,8170,8171,8174,8177],{},[315,8172,8173],{},"費用",[315,8175,8176],{},"零仲介費，但出問題的隱性成本極高",[315,8178,8179],{},"服務費約半個月租金（約年租金 4%），代管另計約 6%",[300,8181,8182,8184,8187],{},[315,8183,7780],{},[315,8185,8186],{},"自己接電話、帶看、處理大小事，全年無休",[315,8188,8189],{},"仲介代為處理，房東只需確認關鍵決策",[300,8191,8192,8195,8198],{},[315,8193,8194],{},"房客篩選",[315,8196,8197],{},"經驗不足，不好意思深入詢問，風險較高",[315,8199,8200],{},"專業審查背景、職業、租屋歷史，風險較低",[300,8202,8203,8205,8208],{},[315,8204,3396],{},[315,8206,8207],{},"容易使用過時版本或自擬條款，可能無效",[315,8209,8210],{},"使用最新法規合約，附加條款專業合規",[300,8212,8213,8216,8219],{},[315,8214,8215],{},"糾紛處理",[315,8217,8218],{},"房東獨自面對，缺乏法律知識與談判經驗",[315,8220,8221],{},"仲介作為第三方協調，掌握最新法規",[300,8223,8224,8227,8230],{},[315,8225,8226],{},"空租風險",[315,8228,8229],{},"處理不當可能導致空租數月，損失慘重",[315,8231,8232],{},"快速替補、無縫接軌，降低空租期",[300,8234,8235,8238,8241],{},[315,8236,8237],{},"適合對象",[315,8239,8240],{},"時間充裕、熟悉法規、有管理經驗的房東",[315,8242,8243],{},"有工作在身、多房管理、新手房東",[300,8245,8246,8249,8252],{},[315,8247,8248],{},"額外價值",[315,8250,8251],{},"無",[315,8253,8254],{},"專業包裝可能提高租金，與時俱進掌握法規變動",{"title":394,"searchDepth":395,"depth":395,"links":8256},[8257,8258,8259,8260,8265,8270,8274,8279,8280,8281,8282,8283],{"id":7744,"depth":395,"text":7745},{"id":7769,"depth":395,"text":7770},{"id":7797,"depth":395,"text":7798},{"id":7815,"depth":395,"text":7815,"children":8261},[8262,8263,8264],{"id":7821,"depth":984,"text":7822},{"id":7828,"depth":984,"text":7829},{"id":7845,"depth":984,"text":7846},{"id":7859,"depth":395,"text":7859,"children":8266},[8267,8268,8269],{"id":7865,"depth":984,"text":7865},{"id":7879,"depth":984,"text":7879},{"id":7902,"depth":984,"text":7902},{"id":7916,"depth":395,"text":7917,"children":8271},[8272,8273],{"id":7920,"depth":984,"text":7921},{"id":7938,"depth":984,"text":7939},{"id":7952,"depth":395,"text":7953,"children":8275},[8276,8277,8278],{"id":7959,"depth":984,"text":7960},{"id":7978,"depth":984,"text":7979},{"id":7993,"depth":984,"text":7994},{"id":8010,"depth":395,"text":8011},{"id":8077,"depth":395,"text":8077},{"id":8092,"depth":395,"text":8092},{"id":8128,"depth":395,"text":8129},{"id":292,"depth":395,"text":292},"2025-07-24",2268,"37:48",5,"cmdfuzmdl009i01t62tgicy9e",{},"/podcast/ep5-vs",{"title":7726,"description":408},"ep5-self-rent-vs-agent","podcast/ep5-房東自租-vs-委託仲介省錢省事還是省麻煩","u3QlrgiNCUpq7DvUmPuTerjsOQpACKxiEFNreRbmbNw",{"id":8296,"title":8297,"appleUrl":7,"audioUrl":8298,"body":8299,"cover":406,"date":8746,"description":408,"draft":409,"duration":8747,"durationFormatted":8748,"episodeNumber":8749,"excerpt":412,"extension":413,"firstoryId":8750,"hasTranscript":415,"meta":8751,"navigation":415,"path":8752,"seo":8753,"slug":8754,"spotifyUrl":412,"stem":8755,"tags":412,"__hash__":8756},"podcast/podcast/ep6-租屋美照陷阱大破解看圖不踩雷房東房客雙贏秘訣.md","EP6｜租屋美照陷阱大破解：看圖不踩雷，房東房客雙贏秘訣","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmdq859ux00yc01w65r8xfaha/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmdq859ux00yd01w69yjqby06.mp3?v=1753895624504",{"type":10,"value":8300,"toc":8722},[8301,8308,8310,8313,8317,8324,8360,8363,8366,8370,8376,8380,8383,8387,8393,8397,8400,8404,8409,8412,8415,8439,8442,8476,8479,8490,8493,8496,8516,8519,8525,8528,8538,8544,8548,8553,8559,8562,8569,8573,8576,8582,8604,8607,8610,8613,8615],[13,8302,8303],{},[16,8304,18,8305,26],{},[20,8306,25],{"href":22,"rel":8307},[24],[28,8309],{},[13,8311,8312],{},"本集節目由關老頭與 Renco 平台創辦人艾文總監一起聊聊租屋照片的那些眉角——房東怎麼拍才誠實又吸引人？租客怎麼看圖才不踩雷？從常見的視覺陷阱到實用拍照技巧，一次說清楚。",[42,8314,8316],{"id":8315},"租屋照片常見的美化手法","租屋照片常見的「美化手法」",[13,8318,8319,8320,8323],{},"現在手機功能強大，",[37,8321,8322],{},"廣角鏡頭是最基本的功能","，再加上各種修圖 App，許多房東或房仲已經養成習慣性地遮掩一些問題。常見的美化手法包括：",[573,8325,8326,8332,8338,8348,8354],{},[144,8327,8328,8331],{},[37,8329,8330],{},"廣角拉伸","：用 0.5 倍甚至更廣的鏡頭拍攝，讓空間看起來比實際大很多。iPhone 最廣到 0.5 倍，部分 Samsung 手機還能更廣。",[144,8333,8334,8337],{},[37,8335,8336],{},"過度調光","：把亮度拉到極致，照片看起來像夢境般夢幻，但現場燈具上可能佈滿灰塵和蟲子。",[144,8339,8340,8343,8344,8347],{},[37,8341,8342],{},"使用舊照片","：有房東拿出 ",[37,8345,8346],{},"10 年前的裝潢照片"," 來招租，實際現場的裝潢早已老舊斑駁。",[144,8349,8350,8353],{},[37,8351,8352],{},"樣品屋照片充數","：有房東直接拿建商提供的樣品屋照片上架，結果現場連隔間板都還沒做，甚至馬桶、廚具都沒有安裝，完全是毛胚狀態。",[144,8355,8356,8359],{},[37,8357,8358],{},"只拍局部","：刻意避開廁所、陽台、公共區域等關鍵空間，只拍最漂亮的角落。更誇張的是只拍大樓外觀，結果要租的根本不是那棟大樓，而是旁邊的公寓。",[42,8361,8362],{"id":8362},"租客如何從照片辨識風險",[13,8364,8365],{},"租客在瀏覽網路上的租屋照片時，可以注意以下幾個警訊：",[793,8367,8369],{"id":8368},"_1-照片邊緣是否嚴重變形","1. 照片邊緣是否嚴重變形",[13,8371,8372,8373,269],{},"如果照片四周出現明顯的「貓眼型」變形，就像有些人自拍時旁邊的人臉都被拉歪一樣，代表廣角開得太大，",[37,8374,8375],{},"實際空間一定比照片看起來小很多",[793,8377,8379],{"id":8378},"_2-照片張數是否異常少","2. 照片張數是否異常少",[13,8381,8382],{},"明明是三房或四房的大房子，卻只有兩三張照片，這很可疑。正常來說，每個空間至少都該有一張照片呈現。",[793,8384,8386],{"id":8385},"_3-關鍵空間是否缺圖","3. 關鍵空間是否缺圖",[13,8388,8389,8390,269],{},"如果永遠看不到廁所、陽台、廚房的照片，同一個房間卻拍了三四個角度，就要警覺：",[37,8391,8392],{},"他不拍的地方，通常就是有問題的地方",[793,8394,8396],{"id":8395},"_4-影片比照片更真實","4. 影片比照片更真實",[13,8398,8399],{},"影片比較不容易作假，因為錄影時空間的真實狀態會一覽無遺。如果房東或房仲有提供影片，這是一個加分項。也可以主動詢問對方是否能提供影片。",[793,8401,8403],{"id":8402},"_5-價格是否合理","5. 價格是否合理",[57,8405,8406],{},[13,8407,8408],{},"台北市一萬五租到電梯三房？這在天龍國根本不可能。過去許多租屋詐騙就是用誇張的美照搭配不合理的低價來吸引人，騙取訂金。早期的詐騙照片甚至連插座都是大陸規格，後來則越做越精緻，價格也只便宜一兩成，讓人更難分辨。",[42,8410,8411],{"id":8411},"房東拍照的實用技巧",[793,8413,8414],{"id":8414},"拍攝前的準備",[573,8416,8417,8423,8433],{},[144,8418,8419,8422],{},[37,8420,8421],{},"清理空間","：室內雜物太多會讓空間看起來擁擠。舊沙發、舊櫃子捨不得丟，視覺上會非常扣分。盡量讓空間保持空曠。",[144,8424,8425,8428,8429,8432],{},[37,8426,8427],{},"基本整理","：不需要花大錢裝潢，但",[37,8430,8431],{},"牆壁油漆刷乾淨、開關可用、水電正常","，這些基本功一定要做到。紗窗破裂、燈具故障這種問題務必先處理。",[144,8434,8435,8438],{},[37,8436,8437],{},"適度軟裝","：放一些地毯、掛畫、盆栽等簡單裝飾，可以營造「家的感覺」，讓看照片的人產生想像力。",[793,8440,8441],{"id":8441},"拍攝時的要點",[573,8443,8444,8450,8460,8470],{},[144,8445,8446,8449],{},[37,8447,8448],{},"選擇白天拍攝","：自然光的加成效果和室內燈光完全不同。自然光打進室內，溫度感和舒適度會明顯提升。相反地，有些燈開起來反而更恐怖，像走進密室逃脫一樣。",[144,8451,8452,8455,8456,8459],{},[37,8453,8454],{},"對角線構圖","：站在房間的一個角落，對著對角線方向拍攝。對角點應該落在畫面的中心，左右偏移 ",[37,8457,8458],{},"10 度以內"," 都沒問題。",[144,8461,8462,8465,8466,8469],{},[37,8463,8464],{},"天花板與地板的比例","：上半部天花板和下半部地板大約各佔一半，地板可以再多 ",[37,8467,8468],{},"10%～20%","，這樣拍出來的空間感最自然舒服。",[144,8471,8472,8475],{},[37,8473,8474],{},"不需要過度廣角","：用對角線構圖時，廣角不需要拉很大，空間感自然就出來了，看起來也比較真實完整。",[793,8477,8478],{"id":8478},"設備怎麼呈現",[13,8480,8481,8482,8485,8486,8489],{},"冷氣、衣櫃、熱水器等生活配備，",[37,8483,8484],{},"不需要特別單獨拍攝","。用對角線構圖拍整個空間時，這些設備自然就會出現在畫面裡。比起特寫設備照片，更建議在文字描述中",[37,8487,8488],{},"附註品牌型號","，例如「林內熱水器」「Panasonic 冷氣」，這是更有效的呈現方式。",[793,8491,8492],{"id":8492},"空屋怎麼辦",[13,8494,8495],{},"如果房子是全新交屋的空屋，沒有家具也拍不出生活感，可以考慮：",[573,8497,8498,8504,8510],{},[144,8499,8500,8503],{},[37,8501,8502],{},"提供空間配置圖（平面圖）","：就算是自己手繪的也沒關係，讓人清楚看到格局分佈——哪裡是書房、哪裡是更衣室。家庭客對格局通常比較在意，平面圖能大幅加分。",[144,8505,8506,8509],{},[37,8507,8508],{},"3D 示意圖","：網路上有很多軟體可以製作 3D 空間示意圖，但要註明這不是實際照片。",[144,8511,8512,8515],{},[37,8513,8514],{},"把採光和空間拍好","：新房子本身就亮亮的，把自然光和空間感呈現出來，喜歡的人自然會喜歡。",[42,8517,8518],{"id":8518},"誠實照片是最好的過濾機制",[13,8520,8521,8524],{},[37,8522,8523],{},"「吸引人不等於騙人」","——這是本集最核心的觀念。",[793,8526,8527],{"id":8527},"為什麼誠實反而更省時間",[13,8529,8530,8531,8534,8535,269],{},"一張真實的照片可以幫房東",[37,8532,8533],{},"過濾掉超過一半的無效詢問","。如果照片完整呈現了空間的真實狀況，來看房的租客基本上已經接受了房子的條件，到現場確認後發現跟照片差不多，",[37,8536,8537],{},"成交率自然就高",[13,8539,8540,8541,269],{},"反過來，如果照片過度美化，租客到現場後發現「空間沒有想像中那麼大」「對外窗外面看出去是這樣」，就算勉強租下來，住得不開心也不會租太久，兩個月就搬走，房東又要重新找下一組房客——",[37,8542,8543],{},"更累",[793,8545,8547],{"id":8546},"展現優點也別隱藏缺點","展現優點，也別隱藏缺點",[57,8549,8550],{},[13,8551,8552],{},"關老頭分享了自己早期的經驗：曾經把照片調得很亮、很美，結果租客到現場發現油漆泛黃、燈具裡積滿蟲子、地板感覺完全不同，當場翻臉走人，連屋主都尷尬。",[13,8554,8555,8556,269],{},"這個教訓很明確：缺點就算不拍出來，租客住進去之後還是會發現。不如一開始就讓對方知道，能接受的人來看、來租，",[37,8557,8558],{},"租賃關係才能長久穩定",[793,8560,8561],{"id":8561},"房仲要注意廣告不實",[13,8563,8564,8565,8568],{},"房仲提供的照片和文字描述如果與實際物件有落差，甚至根本不是同一個案件，",[37,8566,8567],{},"已經觸犯廣告不實的規定，會被直接罰款","。房東因為是所有權人，追究力道較低，但房仲是受到《不動產經紀業管理條例》規範的，務必謹慎。",[42,8570,8572],{"id":8571},"已租掉的釣魚廣告怎麼判斷","「已租掉」的釣魚廣告怎麼判斷",[13,8574,8575],{},"有聽眾反映：看到喜歡的房子打過去，房仲卻說「這間已經租掉了，留個資料幫你找別間」。這種情況要怎麼分辨是時間差還是刻意的？",[13,8577,8578,8581],{},[37,8579,8580],{},"判斷方法","：打完電話後，隔一兩天再看這個廣告還在不在線上。",[573,8583,8584,8590],{},[144,8585,8586,8589],{},[37,8587,8588],{},"如果馬上下架","：可能真的只是時間差，剛好收訂來不及下架，互相體諒即可。特別是一些條件很好的物件（例如台北市兩房電梯月租兩萬），可能一次吸引二十組以上來看，當天都還在談，廣告確實來不及下。",[144,8591,8592,8595,8596,8599,8600,8603],{},[37,8593,8594],{},"如果一個禮拜後還在","：那就是刻意用這則廣告來釣客人。建議",[37,8597,8598],{},"截圖存證","，向該房仲的公司反映；如果沒有改善，可以向",[37,8601,8602],{},"消保官或地政局","檢舉，這類案件政府機關非常願意受理，罰款也不輕。",[42,8605,8606],{"id":8606},"房東與房客的雙贏之道",[13,8608,8609],{},"租屋關係不應該是對立的。房東把房子好好交給房客，房客也會好好照顧房子。中間不要有太多隱瞞和欺騙，在互利的基礎上，大家都能在這個環境中共同成長。",[13,8611,8612],{},"房仲在這之中扮演很重要的角色——可以給屋主專業的建議，協助點交過程中的細節確認，而不是為了短期利益去做損害信任的事。",[42,8614,292],{"id":292},[294,8616,8617,8625],{},[297,8618,8619],{},[300,8620,8621,8623],{},[303,8622,305],{},[303,8624,889],{},[310,8626,8627,8635,8643,8651,8659,8667,8675,8683,8691,8699,8706,8714],{},[300,8628,8629,8632],{},[315,8630,8631],{},"租客看照片避雷",[315,8633,8634],{},"注意照片邊緣是否變形（廣角過度）、關鍵空間是否缺圖、照片張數是否合理",[300,8636,8637,8640],{},[315,8638,8639],{},"影片優於照片",[315,8641,8642],{},"影片不容易作假，可主動要求房東或房仲提供",[300,8644,8645,8648],{},[315,8646,8647],{},"房東拍照時機",[315,8649,8650],{},"選擇白天、有自然光的時候拍攝，溫度感和舒適度會大幅提升",[300,8652,8653,8656],{},[315,8654,8655],{},"拍攝構圖技巧",[315,8657,8658],{},"對角線構圖，對角點落在畫面中心，天花板與地板各佔約一半",[300,8660,8661,8664],{},[315,8662,8663],{},"空間準備",[315,8665,8666],{},"清理雜物保持空曠、油漆刷乾淨、基本水電正常即可",[300,8668,8669,8672],{},[315,8670,8671],{},"設備呈現方式",[315,8673,8674],{},"不需特寫設備，在文字描述中附註品牌型號更有效",[300,8676,8677,8680],{},[315,8678,8679],{},"空屋加分做法",[315,8681,8682],{},"提供空間配置圖（平面圖），讓租客想像格局使用方式",[300,8684,8685,8688],{},[315,8686,8687],{},"誠實照片的好處",[315,8689,8690],{},"過濾無效詢問、減少看房來回、提高成交率、租賃關係更穩定",[300,8692,8693,8696],{},[315,8694,8695],{},"吸引人不等於騙人",[315,8697,8698],{},"展現優點，但不隱藏缺點，來的人接受度高，租得更長久",[300,8700,8701,8703],{},[315,8702,1623],{},[315,8704,8705],{},"房仲照片與實際不符可被罰款，房客可截圖向消保官或地政局檢舉",[300,8707,8708,8711],{},[315,8709,8710],{},"「已租掉」判斷法",[315,8712,8713],{},"打完電話後隔一兩天看廣告是否下架，若仍在線上則為刻意釣魚",[300,8715,8716,8719],{},[315,8717,8718],{},"軟裝小技巧",[315,8720,8721],{},"地毯、掛畫、盆栽等簡單佈置可營造家的感覺，提升吸引力",{"title":394,"searchDepth":395,"depth":395,"links":8723},[8724,8725,8732,8738,8743,8744,8745],{"id":8315,"depth":395,"text":8316},{"id":8362,"depth":395,"text":8362,"children":8726},[8727,8728,8729,8730,8731],{"id":8368,"depth":984,"text":8369},{"id":8378,"depth":984,"text":8379},{"id":8385,"depth":984,"text":8386},{"id":8395,"depth":984,"text":8396},{"id":8402,"depth":984,"text":8403},{"id":8411,"depth":395,"text":8411,"children":8733},[8734,8735,8736,8737],{"id":8414,"depth":984,"text":8414},{"id":8441,"depth":984,"text":8441},{"id":8478,"depth":984,"text":8478},{"id":8492,"depth":984,"text":8492},{"id":8518,"depth":395,"text":8518,"children":8739},[8740,8741,8742],{"id":8527,"depth":984,"text":8527},{"id":8546,"depth":984,"text":8547},{"id":8561,"depth":984,"text":8561},{"id":8571,"depth":395,"text":8572},{"id":8606,"depth":395,"text":8606},{"id":292,"depth":395,"text":292},"2025-07-31",1835,"30:35",6,"cmdq859ux00yc01w65r8xfaha",{},"/podcast/ep6",{"title":8297,"description":408},"ep6-rental-photo-trap-guide","podcast/ep6-租屋美照陷阱大破解看圖不踩雷房東房客雙贏秘訣","FI_Eb9ZS8n1-VLDlTJqBwWe6JDgqZbE_ok0Xe6gnkxo",{"id":8758,"title":8759,"appleUrl":7,"audioUrl":8760,"body":8761,"cover":406,"date":9277,"description":408,"draft":409,"duration":9278,"durationFormatted":9279,"episodeNumber":9280,"excerpt":412,"extension":413,"firstoryId":9281,"hasTranscript":415,"meta":9282,"navigation":415,"path":9283,"seo":9284,"slug":9285,"spotifyUrl":412,"stem":9286,"tags":412,"__hash__":9287},"podcast/podcast/ep7-房屋出租竟遇到賴著不走的人欠租金催繳費-sop-與法律程序必懂這集全解析.md","EP7｜房屋出租竟遇到賴著不走的人！欠租金、催繳費 SOP 與法律程序必懂這集全解析","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cme15z0eh004d01t4c51z2pp0/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcme15z0eh004e01t4aola13jx.mp3?v=1754558119393",{"type":10,"value":8762,"toc":9256},[8763,8770,8772,8776,8782,8786,8789,8821,8830,8834,8837,8842,8849,8851,8854,8857,8883,8885,8889,8892,8896,8916,8920,8923,8946,8950,8957,8959,8962,8965,8993,8998,9000,9004,9008,9038,9042,9068,9071,9078,9080,9083,9086,9126,9128,9131,9134,9160,9163,9169,9171,9173],[13,8764,8765],{},[16,8766,18,8767,26],{},[20,8768,25],{"href":22,"rel":8769},[24],[28,8771],{},[42,8773,8775],{"id":8774},"什麼是租霸兩種類型大不同","什麼是「租霸」？兩種類型大不同",[13,8777,8778,8779,1080],{},"「租霸」泛指不繳房租、拒絕退租，甚至把房子搞得亂七八糟、故意鑽法律漏洞的房客，讓房東進退兩難。但租霸其實可以分為",[37,8780,8781],{},"兩種類型",[793,8783,8785],{"id":8784},"一故意型租霸","一、故意型租霸",[13,8787,8788],{},"這類租霸是真正的「職業選手」。他們事前做過功課，了解法律漏洞，擺明就是要住免費的。常見手段包括：",[573,8790,8791,8797,8802,8808,8815],{},[144,8792,8793,8796],{},[37,8794,8795],{},"看準房東沒有報稅","，讓房東不敢走法律途徑",[144,8798,8799],{},[37,8800,8801],{},"刻意使用簡易型、有漏洞的租約",[144,8803,8804,8807],{},[37,8805,8806],{},"堅持用現金支付","，不留任何金流紀錄",[144,8809,8810,8811,8814],{},"進出時間故意選擇不固定時段，",[37,8812,8813],{},"拒接電話、LINE 不讀不回","，讓房東完全聯繫不上",[144,8816,8817,8818],{},"有些人甚至會",[37,8819,8820],{},"威脅房東、索要搬遷費",[57,8822,8823],{},[13,8824,8825,8826,8829],{},"有一個實際案例：一位七十幾歲的老太太，在天母一帶其實小有資產，根本不缺錢。她租屋後就消失，看準房東沒報稅、租約有漏洞，用現金付款不留紀錄。房東最後花了",[37,8827,8828],{},"七個多月","跑法院認證租約，才把問題解決。這位老太太把佔別人便宜當成一種「興趣」。",[793,8831,8833],{"id":8832},"二弱勢型租霸","二、弱勢型租霸",[13,8835,8836],{},"另一種則是真的經濟困難、不知道怎麼求助的房客。他們可能突然遭遇變故，例如家人生病需要大筆醫藥費，或是收入不穩定，租了超出能力的房子。",[57,8838,8839],{},[13,8840,8841],{},"關老頭分享過一個單親媽媽的案例：她有共同撫養權，需要接小朋友過來住，但收入不穩定，又因為與前夫溝通不良而失去經濟來源。她不是故意不繳租，而是不知道怎麼尋求社會資源幫助，加上愛面子、怕被指指點點。最後經過幾個月的溝通，才引導她去尋求相關協助。",[13,8843,8844,8845,8848],{},"所以判斷是否為租霸，",[37,8846,8847],{},"關鍵不只是看有沒有欠租，更要看態度與行為模式","。拖欠是一回事，如果加上拒絕溝通、賴著不走、完全不回應，那才是真正的租霸行為。",[28,8850],{},[42,8852,8853],{"id":8853},"租霸常用的拖欠手段",[13,8855,8856],{},"租霸的手法通常是循序漸進的，房東如果不注意，很容易就被拖進泥沼：",[141,8858,8859,8865,8871,8877],{},[144,8860,8861,8864],{},[37,8862,8863],{},"慢慢越繳越少","：比如原本租金三萬，先說沒錢拖一下，再提出分期，變成一萬一萬慢慢給，看準房東嫌麻煩、懶得追討。",[144,8866,8867,8870],{},[37,8868,8869],{},"要求扣押金抵租金","：租了半年後提出「先扣押金」，押金扣完後繼續拖欠。",[144,8872,8873,8876],{},[37,8874,8875],{},"利用「有支付動作」的法律保護","：他們自己研究過法律，知道只要有任何支付動作，房東就不能直接趕人。即使押金被扣完，只要在催告期限內回應一點點金額，房東就拿他沒辦法。",[144,8878,8879,8882],{},[37,8880,8881],{},"抓住房東不懂法律程序的弱點","：很多房東不知道要寄存證信函、不知道要做催告，租霸就利用這些漏洞拖延時間。",[28,8884],{},[42,8886,8888],{"id":8887},"遇到房客欠租房東的正確-sop","遇到房客欠租，房東的正確 SOP",[13,8890,8891],{},"當房客開始不繳租金時，房東千萬不能衝動行事。以下是正確的處理步驟：",[793,8893,8895],{"id":8894},"第一步催告吹腳一週內完成兩次","第一步：催告（吹腳）——一週內完成兩次",[573,8897,8898,8903,8909],{},[144,8899,8900],{},[37,8901,8902],{},"一週內至少催告兩次",[144,8904,8905,8908],{},[37,8906,8907],{},"使用不同形式留下證據","，例如：LINE 訊息截圖、簡訊紀錄、存證信函",[144,8910,8911,8912,8915],{},"所有互動都要有",[37,8913,8914],{},"書面紀錄","，避免只用電話溝通卻沒有留下任何證據",[793,8917,8919],{"id":8918},"第二步確認租約合法性","第二步：確認租約合法性",[13,8921,8922],{},"如果租約沒有經過公證，建議直接送到地方法院做認證。法院認證需要確認三件事：",[141,8924,8925,8931,8937],{},[144,8926,8927,8930],{},[37,8928,8929],{},"合約雙方身分","：確認簽約人的身分資料",[144,8932,8933,8936],{},[37,8934,8935],{},"資金往來紀錄","：有明確的租金交付證明",[144,8938,8939,8942,8943],{},[37,8940,8941],{},"合約內容不違法","：這是最容易被忽略的一點。如果合約中包含「禁止報稅」「禁止申請租補」等不合法條款，",[37,8944,8945],{},"整份合約可能被認定無效",[793,8947,8949],{"id":8948},"第三步尋求專業協助","第三步：尋求專業協助",[13,8951,8952,8953,8956],{},"如果協調無果，建議找",[37,8954,8955],{},"專業的代管公司或律師","處理後續法律程序，而非自行處理。",[28,8958],{},[42,8960,8961],{"id":8961},"房東絕對不能做的事",[13,8963,8964],{},"遇到租霸時，很多房東會情緒失控做出衝動行為，但這些行為反而會讓房東從受害者變成被告：",[573,8966,8967,8973,8983],{},[144,8968,8969,8972],{},[37,8970,8971],{},"私自換鎖","：合約還存在的情況下，房客擁有居住權，換鎖直接構成違法，沒有任何談判空間。",[144,8974,8975,8978,8979,8982],{},[37,8976,8977],{},"擅自進入房間","：即使房子是你名下的財產，只要已經出租，未經同意進入就構成",[37,8980,8981],{},"侵入民宅","，房客可以直接提告。",[144,8984,8985,8988,8989,8992],{},[37,8986,8987],{},"公然辱罵或威脅","：有房東因為情緒失控，被加告",[37,8990,8991],{},"公然侮辱罪","，最後反而賠了幾十萬才解決。",[57,8994,8995],{},[13,8996,8997],{},"有房東因為太擔心房客的狀況，直接開門進去「關心」一下，結果當場被告侵入民宅。房子明明是自己的，卻因為已經租給別人，進去就觸法了。",[28,8999],{},[42,9001,9003],{"id":9002},"如何預防遇到租霸房客篩選技巧","如何預防遇到租霸？房客篩選技巧",[793,9005,9007],{"id":9006},"前期篩選簽約前多做功課","前期篩選：簽約前多做功課",[573,9009,9010,9016,9022,9032],{},[144,9011,9012,9015],{},[37,9013,9014],{},"確認收入來源","：請房客提供工作證明或名片，雖然不能強迫，但可以做為篩選參考。有房東當場打電話去確認房客的公司，結果發現對方已經離職。",[144,9017,9018,9021],{},[37,9019,9020],{},"確認緊急聯絡人（連帶保證人）","：這是傳統但有效的做法。",[144,9023,9024,9027,9028,9031],{},[37,9025,9026],{},"多問幾句背景問題","：例如「之前為什麼不住了？」「住在附近嗎？」觀察房客",[37,9029,9030],{},"第一時間的反應","，眼神是否閃爍、回答是否吞吞吐吐。",[144,9033,9034,9037],{},[37,9035,9036],{},"留意過於急切的房客","：如果房客帶著行李要求當天入住，資深業務會特別警覺——什麼情況下一個人會冒著露宿街頭的風險拿著行李箱找房子？背後可能有其他複雜狀況。",[793,9039,9041],{"id":9040},"中期管理簽約時的關鍵細節","中期管理：簽約時的關鍵細節",[573,9043,9044,9050,9056,9062],{},[144,9045,9046,9049],{},[37,9047,9048],{},"合約要完整","：不要使用文具行買來的舊版本合約（有些版本已經十幾年沒更新，內容早已不合法規）。至少使用便利商店的較新版本，或找專業租屋平台提供的正式租約範本。",[144,9051,9052,9055],{},[37,9053,9054],{},"金流一定要有紀錄","：絕對不要收現金而不留任何紀錄。每一筆租金的支付都要有書面或電子紀錄。",[144,9057,9058,9061],{},[37,9059,9060],{},"合約中不能有不合法條款","：例如「禁止報稅」「禁止租補」等，寫了不但無效，還可能導致整份合約被法院認定無效。",[144,9063,9064,9067],{},[37,9065,9066],{},"能走公證最好","：雖然公證需要額外費用和時間，但公證過的租約在法律上直接被認證，遇到糾紛時處理速度會快很多。",[793,9069,9070],{"id":9070},"廣告刊登注意事項",[13,9072,9073,9074,9077],{},"在刊登租屋廣告時，要注意",[37,9075,9076],{},"不能出現歧視性條件","，例如性別限制、禁止申請租屋補貼等。政府已經有明確規定，違反可能觸法。",[28,9079],{},[42,9081,9082],{"id":9082},"找專業仲介或代管公司的價值",[13,9084,9085],{},"很多房東覺得自己就能處理，但專業的租屋公司在防範租霸上有幾個明顯優勢：",[141,9087,9088,9094,9104,9110,9116],{},[144,9089,9090,9093],{},[37,9091,9092],{},"內部黑名單紀錄","：長期經營的公司會記錄曾經出過問題的租客資料，電話或名字一來就能第一時間篩選掉。",[144,9095,9096,9099,9100,9103],{},[37,9097,9098],{},"經驗豐富","：房東一年可能只接觸五、六組房客，但專業業務",[37,9101,9102],{},"每天","都在接觸五、六組房客，篩選經驗遠比房東豐富。",[144,9105,9106,9109],{},[37,9107,9108],{},"第三方的嚇阻效果","：有仲介或代管公司在場，租客和房東雙方都會比較謹慎。",[144,9111,9112,9115],{},[37,9113,9114],{},"法律資源","：有規模的公司通常有法律顧問，遇到糾紛時能立即提供專業建議。相比之下，個人兼差的仲介（甚至有人穿著外送平台的制服來帶看房）能提供的協助非常有限。",[144,9117,9118,9121,9122,9125],{},[37,9119,9120],{},"費用其實不高","：以一年來算，服務費大約只占租金的 ",[37,9123,9124],{},"4%"," 左右，換來的是專業篩選和後續保障。",[28,9127],{},[42,9129,9130],{"id":9130},"真正昂貴的不是訴訟費",[13,9132,9133],{},"遇到租霸，最大的損失不只是金錢。房東要面對的是：",[573,9135,9136,9142,9148,9154],{},[144,9137,9138,9141],{},[37,9139,9140],{},"收不到租金","的直接經濟損失",[144,9143,9144,9147],{},[37,9145,9146],{},"來回法律訴訟","的時間和精力",[144,9149,9150,9153],{},[37,9151,9152],{},"可能被反告","的法律風險",[144,9155,9156,9159],{},[37,9157,9158],{},"心理壓力","：有房東甚至因此失眠，需要去看睡眠科",[13,9161,9162],{},"有些房東走完一次法律流程後，直接萌生把房子賣掉的念頭——每個月收租沒賺多少，還要繳稅、繳利息，又遇到這種事，壓力實在太大。",[13,9164,4782,9165,9168],{},[37,9166,9167],{},"防範永遠比事後處理來得更重要","。與其等到出事再補救，不如一開始就做好篩選、簽好合約、找專業團隊協助。",[28,9170],{},[42,9172,292],{"id":292},[294,9174,9175,9183],{},[297,9176,9177],{},[300,9178,9179,9181],{},[303,9180,886],{},[303,9182,889],{},[310,9184,9185,9193,9201,9209,9217,9225,9233,9241,9248],{},[300,9186,9187,9190],{},[315,9188,9189],{},"租霸類型",[315,9191,9192],{},"分為「故意型」（蓄意鑽漏洞）和「弱勢型」（經濟困難不知求助），需依態度與行為模式判斷",[300,9194,9195,9198],{},[315,9196,9197],{},"常見手段",[315,9199,9200],{},"越繳越少、要求扣押金抵租、利用「有支付動作」保護拖延、抓房東不懂法律程序的弱點",[300,9202,9203,9206],{},[315,9204,9205],{},"欠租催告 SOP",[315,9207,9208],{},"一週內催告兩次，使用不同形式（LINE、簡訊、存證信函），保留所有書面證據",[300,9210,9211,9214],{},[315,9212,9213],{},"租約認證",[315,9215,9216],{},"確認雙方身分、資金往來紀錄、合約內容無違法條款，必要時送法院認證",[300,9218,9219,9222],{},[315,9220,9221],{},"房東禁忌",[315,9223,9224],{},"絕對不能私自換鎖、擅自進入房間、公然辱罵，否則反而會被告",[300,9226,9227,9230],{},[315,9228,9229],{},"前期篩選",[315,9231,9232],{},"確認收入來源與工作證明、設定緊急聯絡人、多問背景問題、留意過於急切的房客",[300,9234,9235,9238],{},[315,9236,9237],{},"合約注意",[315,9239,9240],{},"使用正式新版租約、金流留紀錄、不寫違法條款、能公證最好",[300,9242,9243,9245],{},[315,9244,968],{},[315,9246,9247],{},"找有規模的代管公司或仲介，善用其黑名單紀錄、法律資源與豐富經驗，費用約年租金 4%",[300,9249,9250,9253],{},[315,9251,9252],{},"核心觀念",[315,9254,9255],{},"防範永遠比事後處理重要；真正昂貴的不是訴訟費，而是被租霸拖走的時間與心力",{"title":394,"searchDepth":395,"depth":395,"links":9257},[9258,9262,9263,9268,9269,9274,9275,9276],{"id":8774,"depth":395,"text":8775,"children":9259},[9260,9261],{"id":8784,"depth":984,"text":8785},{"id":8832,"depth":984,"text":8833},{"id":8853,"depth":395,"text":8853},{"id":8887,"depth":395,"text":8888,"children":9264},[9265,9266,9267],{"id":8894,"depth":984,"text":8895},{"id":8918,"depth":984,"text":8919},{"id":8948,"depth":984,"text":8949},{"id":8961,"depth":395,"text":8961},{"id":9002,"depth":395,"text":9003,"children":9270},[9271,9272,9273],{"id":9006,"depth":984,"text":9007},{"id":9040,"depth":984,"text":9041},{"id":9070,"depth":984,"text":9070},{"id":9082,"depth":395,"text":9082},{"id":9130,"depth":395,"text":9130},{"id":292,"depth":395,"text":292},"2025-08-07",1831,"30:31",7,"cme15z0eh004d01t4c51z2pp0",{},"/podcast/ep7-sop",{"title":8759,"description":408},"ep7-eviction-unpaid-rent-legal","podcast/ep7-房屋出租竟遇到賴著不走的人欠租金催繳費-sop-與法律程序必懂這集全解析","oBVtVKp8gE9cTsM0YjcxdBQQ8x6G3uUNFFSQYe4FDms",{"id":9289,"title":9290,"appleUrl":7,"audioUrl":9291,"body":9292,"cover":406,"date":9876,"description":408,"draft":409,"duration":9877,"durationFormatted":9878,"episodeNumber":9879,"excerpt":412,"extension":413,"firstoryId":9880,"hasTranscript":415,"meta":9881,"navigation":415,"path":9882,"seo":9883,"slug":9884,"spotifyUrl":412,"stem":9885,"tags":412,"__hash__":9886},"podcast/podcast/ep8-押金糾紛完全解析房客自保的合約知識房東必學的租約公證降低租屋糾紛這集要聽.md","EP8｜押金糾紛完全解析！房客自保的合約知識、房東必學的租約公證，降低租屋糾紛這集要聽","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cme8cfk9p02li01st44dy9jns/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcme8cfk9p02lj01ste9zbcty7.mp3?v=1754991208378",{"type":10,"value":9293,"toc":9841},[9294,9301,9303,9306,9310,9314,9321,9326,9330,9337,9342,9346,9353,9357,9361,9368,9373,9384,9389,9403,9410,9413,9420,9424,9431,9451,9455,9458,9465,9468,9471,9479,9484,9498,9501,9508,9528,9531,9535,9539,9546,9549,9552,9577,9582,9586,9591,9598,9601,9605,9608,9613,9617,9620,9631,9635,9638,9642,9645,9656,9659,9665,9683,9686,9689,9692,9695,9699,9706,9709,9729,9732,9734],[13,9295,9296],{},[16,9297,18,9298,26],{},[20,9299,25],{"href":22,"rel":9300},[24],[28,9302],{},[13,9304,9305],{},"押金，大概是租屋市場上最容易讓房東與房客起爭議的兩個字。房客抱怨退租時押金被亂扣，房東則認為押金是保障自己房子的合理手段。很多人在簽約時沒注意到細節，最後雙方不歡而散。這集我們就來徹底聊清楚：押金到底該怎麼收、怎麼退？房客簽約前要注意什麼？房東退租時怎麼處理才公平？",[42,9307,9309],{"id":9308},"押金的法律規範到底能收多少","押金的法律規範：到底能收多少？",[793,9311,9313],{"id":9312},"住宅租賃上限兩個月","住宅租賃：上限兩個月",[13,9315,9316,9317,9320],{},"依照法律規定，一般",[37,9318,9319],{},"住宅租賃的押金上限為兩個月租金","，這是明確的法律規範，不可超收。有些房東會試圖收取三個月甚至更多押金，這是不合法的。",[57,9322,9323],{},[13,9324,9325],{},"曾經遇過一位房東很「有創意」，他收了兩個月押金後，又另外以「家具保管費」的名目多收一個月，理由是怕房客弄壞進口沙發和花瓶。他甚至把每件家具分別拍照、列項目，用不同名目來規避兩個月的上限。這種做法其實已經踩線了。",[793,9327,9329],{"id":9328},"非住宅租賃可另行協議","非住宅租賃：可另行協議",[13,9331,9332,9333,9336],{},"如果是",[37,9334,9335],{},"店面、辦公室等非住宅空間","，押金的收取規範就不同了，雙方可以另行協議保證金的金額。原因很簡單——商用空間涉及裝潢投資，風險遠高於一般住宅。",[57,9338,9339],{},[13,9340,9341],{},"舉例來說，有位房客租了東區一樓店面，月租 50 萬元，裝潢做到一半竟然直接跑路、人間蒸發。房東面對一個裝潢到一半的空間，動也不是、不動也不是，合約也還沒解除，根本不知道怎麼處理。這種情況下，兩個月押金顯然遠遠不夠彌補損失。",[793,9343,9345],{"id":9344},"押金的本質履約保證不是額外收入","押金的本質：履約保證，不是額外收入",[13,9347,9348,9349,9352],{},"很多房東會把押金視為一筆額外收入，想辦法找理由扣住不退。但押金本質上是一種",[37,9350,9351],{},"履約保證","，是為了保障房東的房產在租賃期間不會被嚴重損害。政府設置押金機制，是因為房產動輒數百萬甚至上千萬，需要一個基本的保障。但同時也要理解，房客既然已經出來租房子，經濟條件本就有限，不應該被過度索取。",[42,9354,9356],{"id":9355},"退租扣押金什麼情況下合理","退租扣押金：什麼情況下合理？",[793,9358,9360],{"id":9359},"正常使用損耗-vs-超過正常使用的損害","正常使用損耗 vs. 超過正常使用的損害",[13,9362,9363,9364,9367],{},"法律上規定，押金只能扣除",[37,9365,9366],{},"超過正常使用損耗","的部分。那什麼是正常使用，什麼又算超過？",[13,9369,9370],{},[37,9371,9372],{},"正常使用損耗（不應扣押金）：",[573,9374,9375,9378,9381],{},[144,9376,9377],{},"牆壁因時間自然變黃",[144,9379,9380],{},"地板有日常使用痕跡",[144,9382,9383],{},"開關附近因手觸碰產生的輕微痕跡",[13,9385,9386],{},[37,9387,9388],{},"超過正常使用（可合理扣押金）：",[573,9390,9391,9394,9397,9400],{},[144,9392,9393],{},"牆壁被亂釘釘子，釘到出現裂痕",[144,9395,9396],{},"未經同意的自行改裝",[144,9398,9399],{},"廚房油漬嚴重堆積",[144,9401,9402],{},"家具被明顯人為損壞",[13,9404,9405,9406,9409],{},"判斷是否為人為損害，",[37,9407,9408],{},"最有效的方式就是請專業人士來鑑定","，例如水電師傅或裝潢師傅，他們一看就能分辨是自然老化還是人為造成。",[793,9411,9412],{"id":9412},"提前退租的損害",[13,9414,9415,9416,9419],{},"除了房屋損壞之外，",[37,9417,9418],{},"提前退租","也是押金爭議的常見來源。房客突然不租了，房東面臨的損失包括：當月租金沒走完、後續空租期的損失、整理房屋的時間成本，甚至如果退租時剛好遇上淡季，房東更難找到新房客。這些都是實際的隱含損失。",[793,9421,9423],{"id":9422},"房東不能憑感覺扣押金","房東不能「憑感覺」扣押金",[13,9425,9426,9427,9430],{},"房東扣押金",[37,9428,9429],{},"必須有明確的依據","，不能單憑主觀感受。最好的做法是：",[141,9432,9433,9439,9445],{},[144,9434,9435,9438],{},[37,9436,9437],{},"簽約時拍照存證","：記錄房屋的初始狀態",[144,9440,9441,9444],{},[37,9442,9443],{},"建立 LINE 相簿","：把合約、現況照片、附贈設備清單等都存在共用相簿中，不怕手機遺失或照片消失",[144,9446,9447,9450],{},[37,9448,9449],{},"退租時對照","：有了前後對比，爭議自然大幅減少",[42,9452,9454],{"id":9453},"房客如何保護自己簽約前必看的細節","房客如何保護自己？簽約前必看的細節",[793,9456,9457],{"id":9457},"合約條款要寫清楚",[13,9459,9460,9461,9464],{},"房客最重要的自保方式就是",[37,9462,9463],{},"在簽約前把合約看仔細","。押金的條款必須完整，明確寫出在什麼條件下可以扣押金、扣多少錢。例如電視壞了要扣多少、冷氣故障怎麼處理，這些都應該在合約中事先約定。",[793,9466,9467],{"id":9467},"附贈設備的責任歸屬",[13,9469,9470],{},"這是最容易引發糾紛的問題之一。房東附贈的家電設備，如果壞了到底算誰的？",[573,9472,9473,9476],{},[144,9474,9475],{},"房客只用了半年，冰箱就出問題了——房客認為這不是他的責任",[144,9477,9478],{},"房東認為冷氣壞了是因為房客使用習慣不當（例如 24 小時不關機）",[13,9480,9481],{},[37,9482,9483],{},"建議做法：",[573,9485,9486,9489,9492],{},[144,9487,9488],{},"附贈設備最好有保固書，事先說好損壞處理方式",[144,9490,9491],{},"如果設備已經老舊（二三十年），建議房東直接說明：「這些設備免費給你使用，壞了自行處理，不列入押金扣款範圍」",[144,9493,9494,9495],{},"無論哪種方式，",[37,9496,9497],{},"一定要寫在合約上",[793,9499,9500],{"id":9500},"誠實告知特殊需求",[13,9502,9503,9504,9507],{},"養寵物、吸菸等生活習慣，建議在簽約前就",[37,9505,9506],{},"誠實告知房東","，雙方正面討論，而不是事後才爆發衝突。",[573,9509,9510,9516,9522],{},[144,9511,9512,9515],{},[37,9513,9514],{},"寵物","：如果不注意清理，排泄物的味道會滲進牆壁，影響下一任房客",[144,9517,9518,9521],{},[37,9519,9520],{},"吸菸","：菸味非常敏感，不吸菸的人一進房間就能聞出來",[144,9523,9524,9527],{},[37,9525,9526],{},"拜神明","：燻香可能留下煙燻痕跡，可以事先協調退租時自行補漆",[13,9529,9530],{},"這些問題如果能在簽約前溝通好，後續的爭議就能大幅減少。",[42,9532,9534],{"id":9533},"退租點交最關鍵的環節","退租點交：最關鍵的環節",[793,9536,9538],{"id":9537},"點交為什麼重要","點交為什麼重要？",[13,9540,9541,9542,9545],{},"點交就是在租約開始或結束時，雙方確認房屋狀態的過程。",[37,9543,9544],{},"這是整個租賃關係中最關鍵的一步","，因為大多數押金糾紛都源自於「原況返還」的認定。",[13,9547,9548],{},"每個人對「原況」的理解不同。如果沒有事先記錄，退租時雙方各說各話，就會變成無解的羅生門。",[793,9550,9551],{"id":9551},"建議的點交流程",[141,9553,9554,9560,9566,9571],{},[144,9555,9556,9559],{},[37,9557,9558],{},"入住前","：拍照記錄所有房間、設備的現況，越詳細越好",[144,9561,9562,9565],{},[37,9563,9564],{},"確認清單","：逐一確認附贈的設備、家具狀態，寫在合約上",[144,9567,9568,9570],{},[37,9569,5939],{},"：依照入住時的照片對比，有問題就拿出證據討論",[144,9572,9573,9576],{},[37,9574,9575],{},"找第三方協助","：如果自己不確定怎麼處理，建議找專業仲介協助點交",[57,9578,9579],{},[13,9580,9581],{},"有一位很有sense的房東，在交屋前讓房客親眼看到油漆粉刷的過程和費用，打掃清潔也讓房客看到，甚至把配合的工班聯繫方式也交給房客，讓房客有問題可以直接聯絡。雖然只是空屋出租，但做到這種程度，後續幾乎不會有爭議。",[793,9583,9585],{"id":9584},"整理一下的恐怖故事","「整理一下」的恐怖故事",[57,9587,9588],{},[13,9589,9590],{},"有一位房客跟房東說「我會整理一下」，聽起來好像是把房子弄得更好。結果退租時房東傻眼——房客自己刷了油漆（跟專業師傅刷的品質差很多，顏色不均勻），廁所磁磚自己亂貼了幾片，馬桶也被換過。整間房子看起來像「敘利亞風」。最後這個案子走了司法程序才解決。",[13,9592,9593,9594,9597],{},"這個故事告訴我們，",[37,9595,9596],{},"對於點交和返還條件的約定，一定要有憑有據、白紙黑字","，不能只靠口頭承諾。",[42,9599,9600],{"id":9600},"最常見的押金糾紛類型",[793,9602,9604],{"id":9603},"一家具老化責任歸屬","一、家具老化責任歸屬",[13,9606,9607],{},"房東覺得是房客用壞的，房客覺得是正常使用不該扣。",[57,9609,9610],{},[13,9611,9612],{},"有個經典案例：為了一個衣櫥的五金零件（可能不到一百元），房東和房客在群組裡直接翻臉互罵，完全沒有底線。房客是一位女生，覺得衣櫥門不好開很難用；房東則認為是房客自己弄壞的，還警告說如果把門整個弄壞，要賠整個衣櫥。雙方僵持不下，非常難處理。",[793,9614,9616],{"id":9615},"二清潔標準不一致","二、清潔標準不一致",[13,9618,9619],{},"合約通常會寫「原況返還」，但每個人對清潔的標準不同。",[573,9621,9622,9625,9628],{},[144,9623,9624],{},"房客覺得打掃乾淨就好",[144,9626,9627],{},"房東認為當初花了五千元請人消毒打掃，退租時也要恢復到同樣標準",[144,9629,9630],{},"更誇張的是連洗衣機都要求請人來洗過才行",[793,9632,9634],{"id":9633},"三房客人間蒸發","三、房客人間蒸發",[13,9636,9637],{},"最極端的情況是房客直接消失、完全不聯絡。押金扣完後還積欠租金，房東求償無門。",[42,9639,9641],{"id":9640},"租約公證五年以上一定要做","租約公證：五年以上一定要做",[793,9643,9644],{"id":9644},"公證的意義",[13,9646,9647,9648,9651,9652,9655],{},"租約公證是透過公證人確認合約內容，讓雙方對合約的效力有更強的法律保障。",[37,9649,9650],{},"公證費並不貴","，一般住宅的租賃通常落在最低級距，雙方各分攤約 ",[37,9653,9654],{},"3,000 元","左右。",[793,9657,9658],{"id":9658},"五年以上租約必須公證",[13,9660,9661,9664],{},[37,9662,9663],{},"超過五年的租賃合約，如果沒有經過公證，在「買賣不破租賃」的保障上就會有問題。"," 也就是說，如果房東把房子賣了，沒有公證的長期租約可能無法保障房客繼續居住的權利。",[573,9666,9667,9673],{},[144,9668,9669,9672],{},[37,9670,9671],{},"五年以下","的租約，雖然法律上不強制公證，但建議還是去做，可以減少很多爭議",[144,9674,9675,9678,9679,9682],{},[37,9676,9677],{},"五年以上","的租約，",[37,9680,9681],{},"一定要公證","，否則合約的保障力大打折扣",[793,9684,9685],{"id":9685},"買賣不破租賃",[13,9687,9688],{},"一般租賃合約受到「買賣不破租賃」原則的保障。即使房東把房子賣掉，房客的租賃權依然受到保護，甚至有權拒絕讓人進來看房。但如果長約沒有公證，這項保障就不存在了。",[793,9690,9691],{"id":9691},"非住宅的公證建議",[13,9693,9694],{},"對於豪宅、高級辦公室等較高價位的租賃，公證更加重要。在公證過程中，公證人會根據實際情況提供法律建議，協助雙方擬定更完善的條款，尤其適合公司戶對公司戶的租賃。",[42,9696,9698],{"id":9697},"結語押金是保障不是收入","結語：押金是保障，不是收入",[13,9700,9701,9702,9705],{},"押金的核心精神是",[37,9703,9704],{},"保障雙方權益","，而不是房東的額外收入來源。如果前期沒有講清楚，這份「保障」反而會變成糾紛的來源，非常可惜。",[13,9707,9708],{},"最重要的原則就是：",[573,9710,9711,9717,9723],{},[144,9712,9713,9716],{},[37,9714,9715],{},"租前透明","：條件講清楚、合約寫明白",[144,9718,9719,9722],{},[37,9720,9721],{},"租後有據","：照片記錄、點交確實",[144,9724,9725,9728],{},[37,9726,9727],{},"好聚好散","：畢竟相處了半年、一年，大家都是為了生活",[13,9730,9731],{},"如果擔心自己會遺漏細節，也歡迎使用 Renco 平台，在簽約時會有專業業務到場協助合約確認，幫助雙方釐清權益，減少不必要的誤會。",[42,9733,292],{"id":292},[294,9735,9736,9744],{},[297,9737,9738],{},[300,9739,9740,9742],{},[303,9741,305],{},[303,9743,3416],{},[310,9745,9746,9754,9762,9770,9778,9786,9794,9802,9810,9818,9826,9834],{},[300,9747,9748,9751],{},[315,9749,9750],{},"押金上限",[315,9752,9753],{},"住宅最多收兩個月租金，非住宅可另行協議",[300,9755,9756,9759],{},[315,9757,9758],{},"押金本質",[315,9760,9761],{},"履約保證，不是房東的額外收入",[300,9763,9764,9767],{},[315,9765,9766],{},"正常使用損耗",[315,9768,9769],{},"牆壁變黃、地板使用痕跡等屬正常損耗，不應扣押金",[300,9771,9772,9775],{},[315,9773,9774],{},"超過正常損耗",[315,9776,9777],{},"亂釘釘子、自行改裝、油漬堆積等可合理扣款",[300,9779,9780,9783],{},[315,9781,9782],{},"簽約前",[315,9784,9785],{},"合約條款寫清楚，附贈設備責任歸屬要明確",[300,9787,9788,9791],{},[315,9789,9790],{},"特殊需求",[315,9792,9793],{},"養寵物、吸菸、拜拜等應事先告知並協調",[300,9795,9796,9799],{},[315,9797,9798],{},"點交流程",[315,9800,9801],{},"拍照存證、建立 LINE 相簿、逐一確認設備狀態",[300,9803,9804,9807],{},[315,9805,9806],{},"退租扣款",[315,9808,9809],{},"房東須有明確依據，不可憑感覺扣押金",[300,9811,9812,9815],{},[315,9813,9814],{},"第三方協助",[315,9816,9817],{},"建議找專業仲介或公證人協助，避免雙方各說各話",[300,9819,9820,9823],{},[315,9821,9822],{},"租約公證",[315,9824,9825],{},"五年以上租約一定要公證，否則「買賣不破租賃」保障不適用",[300,9827,9828,9831],{},[315,9829,9830],{},"公證費用",[315,9832,9833],{},"一般住宅各約 3,000 元，雙方各半分攤",[300,9835,9836,9838],{},[315,9837,9685],{},[315,9839,9840],{},"有公證的租約，即使房東賣房，房客租賃權仍受保護",{"title":394,"searchDepth":395,"depth":395,"links":9842},[9843,9848,9853,9858,9863,9868,9874,9875],{"id":9308,"depth":395,"text":9309,"children":9844},[9845,9846,9847],{"id":9312,"depth":984,"text":9313},{"id":9328,"depth":984,"text":9329},{"id":9344,"depth":984,"text":9345},{"id":9355,"depth":395,"text":9356,"children":9849},[9850,9851,9852],{"id":9359,"depth":984,"text":9360},{"id":9412,"depth":984,"text":9412},{"id":9422,"depth":984,"text":9423},{"id":9453,"depth":395,"text":9454,"children":9854},[9855,9856,9857],{"id":9457,"depth":984,"text":9457},{"id":9467,"depth":984,"text":9467},{"id":9500,"depth":984,"text":9500},{"id":9533,"depth":395,"text":9534,"children":9859},[9860,9861,9862],{"id":9537,"depth":984,"text":9538},{"id":9551,"depth":984,"text":9551},{"id":9584,"depth":984,"text":9585},{"id":9600,"depth":395,"text":9600,"children":9864},[9865,9866,9867],{"id":9603,"depth":984,"text":9604},{"id":9615,"depth":984,"text":9616},{"id":9633,"depth":984,"text":9634},{"id":9640,"depth":395,"text":9641,"children":9869},[9870,9871,9872,9873],{"id":9644,"depth":984,"text":9644},{"id":9658,"depth":984,"text":9658},{"id":9685,"depth":984,"text":9685},{"id":9691,"depth":984,"text":9691},{"id":9697,"depth":395,"text":9698},{"id":292,"depth":395,"text":292},"2025-08-13",1521,"25:21",8,"cme8cfk9p02li01st44dy9jns",{},"/podcast/ep8",{"title":9290,"description":408},"ep8-deposit-dispute-notarization","podcast/ep8-押金糾紛完全解析房客自保的合約知識房東必學的租約公證降低租屋糾紛這集要聽","Z3nXZukL9ba0R_pZ_hJP15xFR07LbRXEGNovpAgUzso",{"id":9888,"title":9889,"appleUrl":7,"audioUrl":9890,"body":9891,"cover":406,"date":10395,"description":408,"draft":409,"duration":10396,"durationFormatted":10397,"episodeNumber":10398,"excerpt":412,"extension":413,"firstoryId":10399,"hasTranscript":415,"meta":10400,"navigation":415,"path":10401,"seo":10402,"slug":10403,"spotifyUrl":412,"stem":10404,"tags":412,"__hash__":10405},"podcast/podcast/ep9-好想當包租公包租婆收租人生真的有這麼爽嗎.md","EP9｜好想當包租公、包租婆！收租人生真的有這麼爽嗎？","https://m.cdn.firstory.me/track/cmbz80ajg0jqo01tc3lbn7go5/cmela2uqx032n01vddhmffxi9/https%3A%2F%2Fd3mww1g1pfq2pt.cloudfront.net%2FRecord%2Fcmbz80ajg0jqo01tc3lbn7go5%2Fcmela2uqx032o01vda86w7ppe.mp3?v=1755773327637",{"type":10,"value":9892,"toc":10367},[9893,9900,9902,9905,9908,9911,9917,9927,9931,9938,9941,9955,9959,9965,9968,9971,9991,9994,9999,10002,10005,10008,10011,10014,10019,10023,10026,10029,10032,10046,10049,10056,10060,10066,10070,10076,10080,10100,10103,10119,10122,10129,10133,10136,10151,10154,10158,10161,10186,10190,10199,10202,10205,10208,10234,10238,10264,10266,10268],[13,9894,9895],{},[16,9896,18,9897,26],{},[20,9898,25],{"href":22,"rel":9899},[24],[28,9901],{},[13,9903,9904],{},"每天睡到自然醒，什麼都不用管，錢自動進帳——這是許多人對「包租公、包租婆」生活的想像。但當房東真的有這麼輕鬆嗎？本集節目由官老頭分享多年實務經驗，帶大家看清收租人生的真實面貌。",[42,9906,9907],{"id":9907},"不同世代的收租心態",[13,9909,9910],{},"老一輩與年輕世代對於當房東這件事，出發點截然不同。",[13,9912,9913,9916],{},[37,9914,9915],{},"老一輩","看重的是穩定的租金收入——買了房子就收租，退休後有固定現金流入，不求靠房子賺價差，只求安穩。",[13,9918,9919,9922,9923,9926],{},[37,9920,9921],{},"年輕世代","則更看重",[37,9924,9925],{},"房產的未來性","。他們在意的是：今天投入多少資金、五年六年後能換回多少利潤？不只看租金收入，還要看區域發展潛力、未來房價增值空間。尤其在政府設有閉鎖期（五至六年）的情況下，年輕人更傾向計算整體投資報酬率，包含租金收入與到期出脫後的價差。",[42,9928,9930],{"id":9929},"三間房子就能退休是真的嗎","「三間房子就能退休」是真的嗎？",[13,9932,9933,9934,9937],{},"市場上常聽到一種說法：",[37,9935,9936],{},"一間自住、兩間出租，三間房子就能退休","。邏輯上聽起來沒問題——以台北市來說，光是公寓也要六千萬以上，兩間收租的確能帶來可觀收入。",[13,9939,9940],{},"但官老頭提醒要想清楚兩件事：",[141,9942,9943,9949],{},[144,9944,9945,9948],{},[37,9946,9947],{},"貸款壓力","：以現在都會區動輒一坪破百萬的行情，每間房隨便都要貸兩三千萬。租金收入扣掉房貸利息，實際所剩未必如想像中豐厚。",[144,9950,9951,9954],{},[37,9952,9953],{},"管理成本","：人生不同階段會面臨不同事情——工作轉換、家庭組成變化，你真的有時間去管理這些房子嗎？",[42,9956,9958],{"id":9957},"房東的管理噩夢絕非收租就好","房東的管理噩夢：絕非「收租就好」",[13,9960,9961,9962,269],{},"很多人以為房東只要每個月收收租金就沒事了。官老頭直言：",[37,9963,9964],{},"完全不是這麼回事",[793,9966,9967],{"id":9967},"房客不會像你一樣愛惜房子",[13,9969,9970],{},"房客是承租人，不是屋主，自然不會像你那樣在意房屋狀況。常見的情形包括：",[573,9972,9973,9979,9985],{},[144,9974,9975,9978],{},[37,9976,9977],{},"滲漏水不通報","：房子本來只有一點點滲水，房客不在意也不告知，等到退租時已經整面牆需要打掉重修。",[144,9980,9981,9984],{},[37,9982,9983],{},"設備損壞不處理","：燈泡壞了不換、燈座壞了不修，除非嚴重影響生活，否則房客通常不會主動處理。",[144,9986,9987,9990],{},[37,9988,9989],{},"地板牆壁磨損","：搬東西直接拖行，刮出一條一條痕跡，退租時全部需要房東善後。",[793,9992,9993],{"id":9993},"半夜緊急狀況隨時來",[57,9995,9996],{},[13,9997,9998],{},"房客半夜喝酒回來發現鑰匙弄丟了，打電話給房東：「你可以幫我開個門嗎？」——你要不要處理？",[13,10000,10001],{},"馬桶不通、電燈壞掉、各種突發問題隨時會來，而且你不太可能剛好住在出租房旁邊。房東的生活品質往往因此大受影響。",[793,10003,10004],{"id":10004},"出租期間無法隨意進屋",[13,10006,10007],{},"法律規定，出租期間房東不能隨意進入房屋。即使鄰居反映漏水問題，如果房客不願意讓人進來維修，房東也束手無策。這是管理上最大的困難之一。",[793,10009,10010],{"id":10010},"退租驗屋的專業門檻",[13,10012,10013],{},"退租時如果房東經驗不足、驗屋不夠仔細，許多隱藏問題會被忽略：",[57,10015,10016],{},[13,10017,10018],{},"有房客把貓砂全部倒進馬桶裡硬塞進去，表面看不出來，但管道已經堵住了。還有人把洗衣機水管弄壞，只是把它關起來——下一個房客入住後才發現問題。",[42,10020,10022],{"id":10021},"準備當房東自備款與現實考量","準備當房東：自備款與現實考量",[793,10024,10025],{"id":10025},"現在的貸款環境今非昔比",[13,10027,10028],{},"以前銀行可以貸到 100%，甚至出現「超貸」的狀況——買一千萬的房子，銀行貸一千一百萬給你，多出來的當裝潢費用。但這種好日子已經一去不返。",[13,10030,10031],{},"現在央行管制嚴格，想要貸到八成需要滿足以下條件：",[573,10033,10034,10040],{},[144,10035,10036,10039],{},[37,10037,10038],{},"買價不能太離譜","：銀行會依市場行情評估，如果行情兩千萬你買三千萬，銀行只會用兩千萬的八成去算貸款額度。",[144,10041,10042,10045],{},[37,10043,10044],{},"收入穩定且達一定水準","：最好是知名企業員工，收支比良好。",[793,10047,10048],{"id":10048},"自備款不足也有選擇",[13,10050,10051,10052,10055],{},"官老頭強調：",[37,10053,10054],{},"全台灣很多地方都可以買房子","，不是錢少就沒有資格。關鍵在於你有多少自備款，就買相應條件的產品。先求有、再求好。",[42,10057,10059],{"id":10058},"地點地點還是地點","地點、地點、還是地點",[13,10061,10062,10063,269],{},"買房出租最重要的原則，用三個英文單字就能總結：",[37,10064,10065],{},"Location、Location、Location",[793,10067,10069],{"id":10068},"看的不是現在而是未來","看的不是「現在」，而是「未來」",[13,10071,10072,10073,269],{},"現在地段好的地方當然貴——大安區東區一坪 180 萬起跳，小套房純投資也要 180 到 200 萬。但聰明的投資者看的是",[37,10074,10075],{},"未來三到五年的發展潛力",[793,10077,10079],{"id":10078},"選址要看什麼","選址要看什麼？",[141,10081,10082,10088,10094],{},[144,10083,10084,10087],{},[37,10085,10086],{},"重大建設","：區域內是否有確定的交通建設、重要企業總部進駐？有建設就會帶動人口，有人口就有租屋需求。",[144,10089,10090,10093],{},[37,10091,10092],{},"學區與就業機會","：大學周邊、行政區附近通常有穩定的租客來源。但要注意少子化的影響，記得查一下學校的招生狀況（教育部會發布警示名單）。",[144,10095,10096,10099],{},[37,10097,10098],{},"空屋率","：如果一個區域晚上經過都是暗的，代表空屋率高，這時候再便宜也不要買，因為租不掉也賣不掉。",[793,10101,10102],{"id":10102},"北大特區的成功案例",[57,10104,10105],{},[13,10106,10107,10108,10111,10112,10115,10116,269],{},"十多年前的三峽北大特區，當時只是一片土地，很多人嘲笑買在那裡的人。但有做功課的人知道台北大學（國立大學，不會倒閉）確定要在那裡設校，加上未來有捷運規劃。第一批建案「藝術大道」開賣時一坪才 ",[37,10109,10110],{},"16 到 17 萬","，現在已經漲到 ",[37,10113,10114],{},"40 幾萬","。甚至有人在北大還沒蓋好時，以不到五千萬買下轉角店面，後來星巴克進駐，出售時要價超過",[37,10117,10118],{},"一億",[793,10120,10121],{"id":10121},"屋況同樣重要",[13,10123,10124,10125,10128],{},"除了地點，",[37,10126,10127],{},"屋況","也要特別注意。尤其是老公寓的管線問題——有房東買了舊公寓，結果管道被前手改過且有破損，入手後一直在修漏水，抓漏怎麼都抓不到，花了大量冤枉錢。建議購買前一定要找有經驗的人陪同看屋。",[42,10130,10132],{"id":10131},"恐怖房客實錄糖漿毀屋事件","恐怖房客實錄：糖漿毀屋事件",[13,10134,10135],{},"當房東最怕遇到惡意破壞的房客。官老頭分享了他遇過最誇張的案例：",[57,10137,10138,10148],{},[13,10139,10140,10141,10144,10145,269],{},"一位房客因為跟房東發生糾紛不歡而散，退租前在房子五、六個地方的隔間板角落打小洞，",[37,10142,10143],{},"灌入糖漿","，再用矽利康補起來。結果螞蟻大舉入侵，白蟻也跟著來，牆壁內部不到兩年就腐爛。下一任房客怎麼用螞蟻藥都沒效，後來請師傅來才發現問題——整間房子的裝潢和隔間牆",[37,10146,10147],{},"全部要打掉重做",[13,10149,10150],{},"這間房子不但租不掉、賣也賣不掉。鄰居一打聽就知道有問題，根本沒人敢接手。",[13,10152,10153],{},"有些房東被嚇過一次之後，房子就直接空置二十年，寧可不租也不想再承擔風險。",[42,10155,10157],{"id":10156},"善用專業服務讓收租更省心","善用專業服務，讓收租更省心",[793,10159,10160],{"id":10160},"找仲介或租屋管理公司的好處",[141,10162,10163,10169,10174,10180],{},[144,10164,10165,10168],{},[37,10166,10167],{},"租金行情把關","：專業仲介會幫你把租金定在行情價甚至略高，因為如果要低於行情出租，根本不需要仲介。",[144,10170,10171,10173],{},[37,10172,8194],{},"：穩定經營的公司會認真篩選房客背景、了解上一間的居住狀況，降低遇到問題房客的風險。",[144,10175,10176,10179],{},[37,10177,10178],{},"衝突緩衝","：仲介作為中間人，能在房東和房客之間做調解。房客有不滿會對仲介發，不會直接跟房東起衝突——這能有效避免報復行為。",[144,10181,10182,10185],{},[37,10183,10184],{},"日常協助","：好的管理公司在租期內也會協助處理小問題，幫忙找師傅、協調維修，房東不用事事親力親為。",[793,10187,10189],{"id":10188},"真實案例六十幾歲房東的解脫","真實案例：六十幾歲房東的解脫",[57,10191,10192],{},[13,10193,10194,10195,10198],{},"有位六十幾歲的女房東，名下有間內湖五樓公寓出租。她膝蓋有問題、換過髖關節，但三個月內硬是爬了 ",[37,10196,10197],{},"20 趟","五樓去處理各種事情，等於爬了 100 層樓。後來接受建議交給專業公司處理，好幾年都沒再爬過那棟五樓，身體也得到了休息。",[793,10200,10201],{"id":10201},"善用租屋平台",[13,10203,10204],{},"現在的租屋平台可以讓房客自助看房，再由平台協助篩選，房東不用每一組客戶都親自到場。結合遠端設備與中介現場服務，大幅減少房東的時間和精力支出。",[13,10206,10207],{},"Renco 平台的特色在於：",[573,10209,10210,10216,10222,10228],{},[144,10211,10212,10215],{},[37,10213,10214],{},"租客不收服務費","，降低租客門檻，增加房源曝光量",[144,10217,10218,10221],{},[37,10219,10220],{},"嚴格篩選房客","，看房需支付保證金，確保來看房的人有誠意",[144,10223,10224,10227],{},[37,10225,10226],{},"真實房源","，透明收費，讓房東與房客都能安心",[144,10229,10230,10233],{},[37,10231,10232],{},"入住後持續協助","，能幫上忙的地方盡量提供支援",[42,10235,10237],{"id":10236},"給想當房東的你最後提醒","給想當房東的你：最後提醒",[141,10239,10240,10246,10252,10258],{},[144,10241,10242,10245],{},[37,10243,10244],{},"別把當房東浪漫化","——這是一份職業，不是度假。「職業房東」這個詞是有道理的。",[144,10247,10248,10251],{},[37,10249,10250],{},"做好心理準備","——你要面對各種租客問題、維修需求、空租壓力，甚至極端情況下的惡意破壞。",[144,10253,10254,10257],{},[37,10255,10256],{},"善用專業資源","——不論是仲介、包租代管公司、還是租屋平台，花一點服務費換來的是時間、精力與生活品質。一年收個半個月到一個月的服務費，就像去餐廳付 10% 服務費一樣合理。",[144,10259,10260,10263],{},[37,10261,10262],{},"你的人生和生活比什麼都重要","——如果這些瑣事可以交給專業處理，何必把自己搞得精疲力盡？",[28,10265],{},[42,10267,292],{"id":292},[294,10269,10270,10278],{},[297,10271,10272],{},[300,10273,10274,10276],{},[303,10275,886],{},[303,10277,889],{},[310,10279,10280,10288,10296,10304,10312,10320,10328,10336,10344,10352,10360],{},[300,10281,10282,10285],{},[315,10283,10284],{},"世代差異",[315,10286,10287],{},"老一輩求穩定租金收入；年輕世代看重未來性與投資報酬率",[300,10289,10290,10293],{},[315,10291,10292],{},"三間房退休迷思",[315,10294,10295],{},"邏輯可行，但要考慮貸款壓力與管理成本，未必如想像輕鬆",[300,10297,10298,10301],{},[315,10299,10300],{},"地點選擇",[315,10302,10303],{},"Location 永遠最重要，看未來三到五年的重大建設與人口發展",[300,10305,10306,10309],{},[315,10307,10308],{},"屋況評估",[315,10310,10311],{},"購買前找有經驗的人陪看，特別注意老屋管線問題",[300,10313,10314,10317],{},[315,10315,10316],{},"貸款現實",[315,10318,10319],{},"央行管制下，買價不能過高、收入需穩定，超貸時代已結束",[300,10321,10322,10325],{},[315,10323,10324],{},"房客管理",[315,10326,10327],{},"房客不會像屋主一樣愛惜房子，滲漏水、設備損壞、半夜求助都是常態",[300,10329,10330,10333],{},[315,10331,10332],{},"退租風險",[315,10334,10335],{},"驗屋需專業，隱藏問題（如貓砂堵馬桶、管線損壞）易被忽略",[300,10337,10338,10341],{},[315,10339,10340],{},"惡意房客",[315,10342,10343],{},"極端案例如灌糖漿毀屋，可能導致房子報廢，租不掉也賣不掉",[300,10345,10346,10349],{},[315,10347,10348],{},"專業服務",[315,10350,10351],{},"找仲介或管理公司可省時省力、篩選房客、行情把關、衝突緩衝",[300,10353,10354,10357],{},[315,10355,10356],{},"租屋平台",[315,10358,10359],{},"善用 Renco 等平台，租客免服務費、嚴格篩選、真實房源、透明收費",[300,10361,10362,10364],{},[315,10363,9252],{},[315,10365,10366],{},"當房東是職業不是享受，生活品質最重要，適度花服務費換取安心",{"title":394,"searchDepth":395,"depth":395,"links":10368},[10369,10370,10371,10377,10381,10387,10388,10393,10394],{"id":9907,"depth":395,"text":9907},{"id":9929,"depth":395,"text":9930},{"id":9957,"depth":395,"text":9958,"children":10372},[10373,10374,10375,10376],{"id":9967,"depth":984,"text":9967},{"id":9993,"depth":984,"text":9993},{"id":10004,"depth":984,"text":10004},{"id":10010,"depth":984,"text":10010},{"id":10021,"depth":395,"text":10022,"children":10378},[10379,10380],{"id":10025,"depth":984,"text":10025},{"id":10048,"depth":984,"text":10048},{"id":10058,"depth":395,"text":10059,"children":10382},[10383,10384,10385,10386],{"id":10068,"depth":984,"text":10069},{"id":10078,"depth":984,"text":10079},{"id":10102,"depth":984,"text":10102},{"id":10121,"depth":984,"text":10121},{"id":10131,"depth":395,"text":10132},{"id":10156,"depth":395,"text":10157,"children":10389},[10390,10391,10392],{"id":10160,"depth":984,"text":10160},{"id":10188,"depth":984,"text":10189},{"id":10201,"depth":984,"text":10201},{"id":10236,"depth":395,"text":10237},{"id":292,"depth":395,"text":292},"2025-08-21",2111,"35:11",9,"cmela2uqx032n01vddhmffxi9",{},"/podcast/ep9",{"title":9889,"description":408},"ep9-being-a-landlord-reality","podcast/ep9-好想當包租公包租婆收租人生真的有這麼爽嗎","15M8jwBUBtt7kHGdEGny146EWQu3f2WrRX3S9su834s",1770791698575]