Abstract
Abstract To cope with the supporting pension issues and to solving problem resulted by low birth rate and aging society. Executive Yuan entrusted the Ministry of the Interior to plan to carry out the Housing Equity Program since November, 2012. The initial planning pattern will be based on public welfare types which will be funded by the government. The subjects of this program are single citizens over 65 years old who own over NT$ five million yuan of real property, have no heirs and children, and beyond the social assistance regulations for real estate values, caused by failure to comply with social rescuers (the near-poor elderly). This program selects to cooperate with the Land Bank and has taken NT$ 33 million public welfare lottery refund as the implementation fund with the pilot areas of Taipei City, New Taipei City, Taichung City and Kaohsiung City, as well as other counties and cities that are willing to participate in this program. The program will be firstly conducted on 100 people with a monthly pension for 30 years at most, in which the period can be changed or expanded. This study explores the planning focus to "Housing Equity " program. Through collecting the related literatures and Delphi technique questionnaire survey and analysis, it proposes the comprehensive opinions and suggestions prior to the program implementation as the reference for future practice. The subjects of the study are mainly the scholars and experts of the social welfare field. It distributed 87 questionnaires from June 10, 2012 to July 13, 2012, and finally returned 78 valid ones (return rate of 89.66％). The researcher also interviewed five experts (practical workers) from July 10 to July 17 in the same year. The study results showed that respondents think the characteristics of the Housing Equity Program include the financial products of the reverse mortgage, social care services, social welfare (social assistance) measures. They suggest the eligibility for the applicants could be expanded to 55 or 60 years old, does not limit a single person, have no heirs and children, which should be opened to the ordinary elderly people. The property ownership should not be only restricted on the elderly people. The loans can be also applied under the consent of the spouse, children or other family members. It also should not set restriction on the value of the real property, only four municipalities and a bank contracts. Instead, it could encourage the insurance industries, social welfare institutions and trust organizations to participate in this program. The loan amount and then increased by 5-10%, and monthly fixed pension can be paid by year in the rest of the annuity type. The fixed interest rate of the reverse loan can be adopted. Moreover, it is suggested the government to pay in the entire life, set up special funds, subsidize the related fees for load application, provide professional consultation service, make the load contract more flexible, and revise the flowchart of the reverse mortgage system. Recommends that the Government prior to the implementation of the program, in addition to project research, should collect the opinions from people, strengthen the education publicity and instruct the related personnel, make laws and regulations and add the supporting measures besides conducting program research. Finally, based on the study results, it proposes the suggestions from the aspects of system, law and practice for this program. Keywords： Housing Equity program（HE）；Reverse Mortgage program（RM）；Social Care Services program（SC）；Sale-Leaseback Transactions program （SL）。