Volume 3, No. 10 October 2024 - (2436-2445)
p-ISSN 2980-4868 | e-ISSN 2980-4841
https://ajesh.ph/index.php/gp
Engineering Value in Projects
Building Construction: Case Research Sofifi 3-Story ASN Official House - North
Maluku Province
Ibnu Kubais1*, Arman Jayadi2, Fitri Suryani3
Universitas Persada Indonesia Y.A.I, Indonesia
Emails: ibnukaribo1@gmail.com1, armanjayady@upi-yai.ac.id2, suryani.fitri21@yahoo.com3
ABSTRACT
The
sustainability of construction projects often hinges on managing costs
effectively, as illustrated by the case study of an ASN housing building
project in Sofifi, North Maluku. This research aims to achieve significant cost
savings by optimizing the selection of construction materials and methods,
utilizing the Value Engineering Method. This method systematically assesses the
value of each component relative to its function, promoting an innovative
approach to minimizing unnecessary expenditures. The research followed several
structured stages: information gathering, creative ideation, analysis,
evaluation, and development, each focusing on identifying feasible alternatives
to reduce costs. The analysis identified two key solutions: replacing
conventional flooring with precast materials for floor work and substituting
lightweight brick walls with red brick walls. Implementing these changes
reduced the total project cost from IDR 2,295,005,206 to IDR 1,698,939,324,
achieving savings of IDR 596,115,883 (35%). The findings of this study provide
practical implications for construction project management, offering a
structured approach to material and method selection that can be adapted to
broader-scale projects for enhanced cost-efficiency.
Keywords: Value Engineering, Floor Work, Wall
Installation, ASN Official Housing Projects.
INTRODUCTION
Along with the times and the
increase in population, human needs are increasingly diverse, including the
need for housing (Lubis et al., 2022). This has spurred the construction service
industry to meet this demand by providing the facilities and infrastructure
needed by the community. One example is the construction of an ASN official
house building in Sofifi City, the capital of North Maluku Province. In
accordance with Law No. 2 of 2017 concerning Construction Services,
construction activities must be carried out based on the principles of
efficiency and effectiveness to ensure the achievement of optimal added value (Manurung, 2022).
This research focuses on cost analysis to avoid
unnecessary expenditure on work items caused by less essential elements in the
implementation of construction projects. The value engineering method is used
as an appropriate approach to optimize costs in the construction of a
three-story ASN official residence in Sofifi, North Maluku. The urgency of this
research arises because the need for ASN official houses in Sofifi is
increasing along with the increasing number of ASNs in the region. According to
data from the Central Bureau of Statistics of North Maluku Province, in 2023
there were 46,255 ASNs, and this figure is projected to continue to grow in the
coming years (BPS,
2024).
Currently, the availability of official houses is still unable to meet these needs,
so it is urgent to build additional official houses.
Value Engineering is a systematic approach to increasing the value of a product,
project, or process by analyzing functions and finding ways to reduce costs
without compromising quality or performance (Berawi et al., 2014),
while in the (Jaya et al., 2019) Independent School building
construction project Value engineering is a management technique that tries to
use a systematic approach to find the best functional balance between cost,
performance, and the appearance of a project. According to the building project
of the Ibtidaiyah Negeri 3 madrasah building project, Gunungsitoli explained
that the purpose of finding out the amount of construction cost savings, as
well as getting the most appropriate material alternatives without changing the
function of the building, is to apply value engineering analysis (VE) as the
basic concept of cost savings (Irfanto et al., 2023).
Meanwhile, the definition of Value
Engineering is a technique to streamline the cost and time of construction work
and maintain the quality of work results (Halik et al., 2018).
The novelty of this research lies
in the application of value engineering methods in the construction project of
ASN official houses in Sofifi, North Maluku, which is the main highlight. The
project introduced the use of more cost-effective and efficient alternative
materials as part of the innovations implemented. This article reinforces the
justification that material selection, such as replacing conventional materials
with precast materials and using red brick walls instead of light bricks, is a
solution that has never been applied to similar projects in other areas. This
research contributes by offering insights into how value engineering is applied
in the Sofifi region which has specific project characteristics, both in terms
of ASN's increasing housing needs and cost efficiency challenges in an area
that may have logistical constraints and limited resources. Thus, this research
enriches the literature on value engineering with a more local and relevant
context.
RESEARCH METHOD
As
seen in the description of the stages above, the research flow diagram below
can explain the relationship between the stages, methods, and research outputs in the
Building Construction Project: ASN Official House 3 Floors Sofifi North Maluku.
Figure 1. Research Flow
Diagram
In
the information stage, Pareto analysis is a method used to identify the project
components that have the greatest impact on the total cost (Irfanto, 2022).
The Pareto (80/20) principle states that approximately 80% of a project's cost
often comes from only 20% of the work items (Irfanto & Charolin, 2024).
By identifying the items that affect costs the most, this method can help
project teams to focus value engineering on the most significant areas for
savings. In this building project, Pareto analysis was used to sort out the
work items that were considered to have the greatest potential for
optimization, such as material selection and more efficient construction
methods.
In addition, the creative stage serves to generate
alternative solutions. The method used in this stage is a literature research
to find alternative materials and methods that are more cost-effective without
sacrificing quality. This creative stage plays an important role in developing
various options that can be applied to improve project performance. In this
project, the development of alternatives included cheaper material options or
faster construction methods, while still considering long-term durability and
performance. Although the creative stage generates a wide range of ideas, the
process of selecting the most viable alternative is only carried out after an
in-depth evaluation in the next stage.
The evaluation stage aims to examine the strengths
and weaknesses of the alternatives generated in the creative stage. Through
methods such as function analysis (FAST Diagram) and function analysis
flowchart, the project evaluates how each alternative material fulfills the
main function of the building (Rahwani et al., 2021).
In addition, Life Cycle Cost Analysis (LCCA) and risk analysis were also
conducted in this evaluation. LCCA was used to calculate the total cost
throughout the life cycle of the building, including maintenance and material
replacement costs (Wati et al., 2023).
Risk analysis aims to identify potential risks that may arise from the
application of alternative materials, such as the risk of material failure,
problems in the construction process, or potential project delays (Masombe et al., 2021).
But while value engineering can provide significant
cost savings, its application also brings a number of risks that need to be
identified and managed. One of the main risks associated with the use of
alternative materials is their quality, which may not be equivalent to
conventional materials, thus affecting the service life of the building. In
addition, new materials may require adjustments in construction methods or
equipment used, potentially increasing the complexity and time of project
implementation. There is also the risk of malfunction; if the selected
materials do not meet the required standards, this may cause problems with the
building structure in the future. To mitigate these risks, it is crucial to
conduct material trials before implementation on larger projects, as well as
conduct close monitoring during the construction phase. Conducting a more
in-depth risk assessment can also help in selecting the most suitable materials
and ensuring that risks that may arise are minimized.
Pareto Analysis
This analysis is carried out to find out how many and
what work items
have the potential to be analyzed by value engineering (VE). The Pareto principle applies an
80/20 ratio, which means that
80% of the result comes from 20% of the cause (Putra et al., 2021).
Table 1. Pareto Analysis of
Level 1 Job Items
|
No |
Work
Items |
Total |
Bobot |
Pareto |
|
1 |
Structure
Work |
3.021.450.257,51 |
40,54% |
40,54% |
|
2 |
Architectural
Work |
2.975.936.508,01 |
39,93% |
|
|
3 |
Mechanical
& Electrical Work |
1.100.775.925,82 |
14,77% |
|
|
4 |
Furniture |
188.200.000,00 |
2,53% |
|
|
5 |
Preparatory
Work |
166.944.706,17 |
2,24% |
|
|
|
Total |
7.453.307.397,50 |
100,00% |
80,47% |
Source: Research Processing, 2024
Analysis of engineering
value in level 1 work items:
2 work items
have the highest weight, including structural work with a total cost of Rp.
3,021,450,257.51 (40.54%) and architectural work with a total cost of Rp.
2,975,936,508.01 (39.93%). The total of these two work items will be analyzed
by value engineering (80.47%).
Table
2. Pareto results in
80% of the Level 2 Job Item of the Structure Job
|
No |
Structural Work Items |
Total |
Weight (%) |
|
1 |
Plate
Installation |
1.005.660.464,61 |
33% |
|
2 |
Beam
Installation |
583.922.552,02 |
19% |
|
3 |
Column
Installation |
557.258.488,83 |
18% |
|
4 |
Foundation |
537.230.051,64 |
18% |
|
5 |
Roof
Truss |
219.905.132,21 |
7% |
|
6 |
Land
Clearing |
112.303.972,00 |
4% |
|
7 |
Sloof |
5.169.596,19 |
0% |
|
|
Total |
3.021.450.257,51 |
100% |
Source: Pareto
Analysis Results, 2024
Table 3. Pareto Yield 80% of Level 3
Architectural Work Items
|
Architectural Work |
||||
|
It |
Work Item Name |
Nominal Amount |
Weight (%) |
|
|
1 |
Wall
and Plastering Pair Work |
IDR 1,289,394,742 |
44% |
|
|
2 |
Floor
Couple Jobs |
IDR 410,326,085 |
14% |
|
|
3 |
Door
/ Window Frame Work |
IDR 336,053,104 |
12% |
|
|
4 |
Ceiling
Work |
IDR 238,083,706 |
8% |
|
|
5 |
Painting
Jobs |
IDR 196,127,884 |
7% |
|
|
6 |
Roof
Covering Work |
IDR 162,068,843 |
6% |
|
|
7 |
Ultility
Work |
IDR 140,504,386 |
5% |
|
|
8 |
Display
Area Jobs |
IDR 128,096,401 |
4% |
|
|
Total |
IDR 2,900,655,151 |
100% |
|
|
Source: Pareto
Analysis Results, 2024
Creative Stage
After
conducting the previous analysis, 2 work items can be found that are suitable
for value engineering (VE) analysis; the next stage is the creative stage, where an alternative
analysis will be carried out – alternatives to replace the initial design.
Table
4. Creative Stage (Main Work Item with Alternative 1)
|
No |
Main Work Items |
Snack Price |
Alternative Change 1 |
Snack Price |
|
1 |
Installation of m3 Conventional Floor Plates |
1.595.293,00 |
Installation of Precast Floor Plates |
996.187,00 |
|
2 |
Pack. Installation of Light Brick Walls tbl. 10
cm with Ready to Use Mortar (MSP) |
356.695,00 |
Installation of 1m2 red brick wall (5x11x22) cm
thick 1/2 mixed stone 1SP :4PP |
233.602,00 |
Source: Research Processed Results, 2024
The creative stage
above explains that the 2 work items with the largest weight to be analyzed for value
engineering have been carried out in the speculation/creative stage. For m2 precast floor plate work with a unit price of 996,187.00, and for wall
installation,
233,602.00
Evaluation Stage
Table
5. Evaluate work items Alternative 1
|
Alternate Work Item 1 |
|||
|
It |
Work Items |
Excess |
Deficiency |
|
1 |
Precast Floor Plate 12 cm Thick |
1.
Fast working time |
1.
Work depends on the machine |
|
2.
Cost-effective formwork |
2.
Accommodation only at night |
||
|
3.
Neat work results |
3.
Requires expert handling |
||
|
4.
Cost-effective formwork |
4.
Accommodation only at night |
||
|
5.
Neat work results |
5.
Requires expert handling |
||
|
2 |
Installation of 1m2 red brick wall (5x11x22) cm
thick 1/2 mixed stone 1SP :4PP |
1.
Environmentally Friendly |
1.
Old-fashioned effect |
|
2.
Light Weight |
2.
Requires Expert Handling |
||
|
3.
Strength & Durability |
3.
Long installation time |
||
Source:
Research Processed Results, 2024
Figure 2. Graph
Comparison of Existing Costs, Alternative 1, and Alternative 2
After looking at the advantages and disadvantages
and comparing
the cost of each work item, it can be concluded that "Alternative 1"
is the right choice as a reference in the selection of alternatives in the
value engineering (VE) analysis to be applied.
Function Analysis
The
purpose of functional analysis is to identify and understand the main needs of
a material, thus creating a more effective and efficient solution. A worksheet
that aims to describe the functions of the "Alternative 1"
construction material (Selected Alternative) in value engineering analysis can
include an analysis of the benefits of each work item.
Table
6. Function Analysis of Selected Work Items
|
It |
Work Items |
Function Phase |
||
|
Job Item Name (Level 4) |
Research |
|||
|
Why |
Function |
How |
||
|
1 |
Precast Floor Plates |
Load
distribution |
Where
to stand |
Supporting
the load |
|
2 |
Red brick wall (5x11x22) cm thick 1/2 mixed stone
1SP :4PP |
Security
guard |
Room
Dividers |
Divide
the room |
Development Stage
The
Life Cycle Cost Analysis (LCCA) of the selected alternative work items (Alternative
1) contains the total cost of each work item, as shown in the table below.
Table
7. Life Cycle Cost
Analysis (LCCA) Cost Recap Work Items
|
Life Cycle Cost Analysis (LCCA) Cost Recap Work
Items |
|||
|
|
Existence Fee |
Alternative Fee 1 |
Alternative Fee 2 |
|
Sum |
IDR 2,295,055,206.16 |
IDR
827,427,618.37 |
IDR
724,784,363.98 |
|
Deviation
|
|
IDR
1,467,627,587.79 |
IDR
1,570,270,842.18 |
|
Saving |
|
64% |
68% |
Source:
Research Processing, 2024.
Presentation
of the total existing cost of Rp.2,295,055,206.16 alternative work 1 with a
total of Rp. 827,427,618.37 and total alternative work 2 Rp.724,784,363.98. Meanwhile, the deviation of alternative work 1 is IDR
1,467,627,587.79 (64%), alternative 2 is IDR 1,570,270,842.18 (68%).
Table
8.Risk Mitigation Costs on Selected Work Items
|
It |
Work Items |
Total Alternative Costs 1 |
Risk Mitigation Costs |
|
1 |
Installation
of Precast Floor Plates |
544.865.455,98 |
6.300.000,00 |
|
2 |
Installation
of Red Brick Walls |
1.154.073.867,57 |
3.322.800,00 |
|
|
Total |
1.698.939.323,55 |
9.622.800,00 |
|
|
Existing |
2.295.055.206,16 |
|
|
|
Remnant |
596.115.882,61 |
586.493.082,61 |
Source: Research Processed Results, 2024
Risk
mitigation costs are costs incurred from savings from the 1 Rp alternative 596,115,882.61 to
overcome the risks that occur in the selected alternative work items at a cost
of Rp. 9,622,00.00, and the rest
obtained is Rp. 586,493,082.61.
Recommendation Stage
After seeing the results of the analysis of each of
the stages above, we can recommend one selected alternative (Alternative 1)
with the use of selected materials in the creative stage, among others.
Table 9. Selected
Work Item Endorsement
|
It |
Work Items |
Desc. |
Alternative 1 |
|
1 |
Installation
of Conventional Floor Plates |
Replaced |
Installation
of Precast Floor Plates |
|
2 |
Light
Brick Wall |
Replaced |
Red
Brick Wall |
Source: Research Processed Results, 2024
The use of precast floor slabs offers some
significant advantages in terms of quality and durability. Precast slabs are
produced under strict quality control at the factory, thus ensuring consistency
and higher strength compared to conventional methods (Rahmadia & Tarigan, 2024). They also have better resistance to weather
changes and structural stresses, which in turn reduces the frequency of future repairs
and maintenance (Hia et al., 2024). The use of such high-quality materials has the
potential to significantly reduce maintenance costs due to less risk of damage
and the need for long-term repairs.
Meanwhile, red brick walls, while traditionally
stronger and sturdier, require more attention in terms of maintenance than
lightweight bricks (Winata et al., 2024). Red bricks tend to be more prone to cracks due to
changes in temperature and humidity, which can add to maintenance costs if not
anticipated. However, if installed correctly and supported by proper
construction methods, red bricks have a long service life and provide solid
structural stability.
Besides the quality and durability aspects, there
is also the impact on project completion time. The use of precast floor slabs
can significantly speed up the construction process, as these elements come
ready to install without the need for site casting (Indra & Priskasari, 2021). This reduces site labor time and allows the
project to be completed faster. In contrast, the installation of red brick
walls takes more time compared to lightweight bricks as the installation
process is more manual and time-consuming (Suryapratama et al., 2024). This can slow down some stages of construction,
although the quality of the resulting building is superior.
From a labor use point of view, precast floor slabs
reduce the need for labor in the field, given their simpler and faster
installation process. However, the installation of red bricks still requires
skilled labor to ensure that the walls are built correctly and safely (Fatoni et al., 2024). While there is a greater labor requirement for
red brick walls, the overall efficiency of using precast slabs can help balance
the labor burden required (Abdul Hamid Mahdy, 2021). In conclusion, although there are some challenges
in terms of time and labor, the use of high-quality materials with good
durability will result in a stronger and more stable building, while reducing
future maintenance costs.
CONCLUSION
The conclusion of this research successfully
highlighted the significant cost savings achieved through the application of
value engineering on the 3-Storey ASN Office House project in Sofifi, North
Maluku Province. The application of Value Engineering (VE) resulted in a
project cost reduction of Rp. 596,115,882.61, with a final savings of Rp.
586,493,082.61 after accounting for risk mitigation costs. These findings
demonstrate the effectiveness of the VE approach in optimizing project
resources while minimizing costs. There are some specific recommendations
proposed for future implementation of the Value Engineering method. First, it
is important to expand the scope of VE beyond just cost control, but also
include optimization of time and manpower management. Efficient project
execution requires careful planning and a dedicated VE team that monitors the
financial and operational aspects of the project. In addition, time efficiency
for critical tasks-such as the installation of red brick walls and precast
floor slabs-should be thoroughly evaluated to improve overall productivity.
Furthermore, incorporating a comprehensive risk analysis during the
decision-making process is essential to ensure that potential risks can be
identified and mitigated early on. Future research should focus on validating
the long-term effectiveness of the preferred alternative (alternative 1), by
assessing its impact on project costs and operational efficiency over time.
These steps will ensure that the VE methodology can be refined and applied to
similar construction projects with greater success.
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Ibnu Kubais, Arman Jayadi, Fitri Suryani (2024) |
|
First publication right: Asian Journal of Engineering, Social and Health
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