A Model for Prioritizing Maintenance Activities Using the LCC Approach at the Manado State Polytechnic

Abstract

University facility managers must allocate limited maintenance resources among building components with varying deterioration patterns, functional requirements, and replacement cycles. However, maintenance priorities are often determined by the urgency of reported problems or available budgets rather than integrated technical, economic, and operational evidence. This study developed a maintenance prioritization model using a life cycle costing (LCC) approach for the Integrated Lecture Building (GKT) at Manado State Polytechnic, a six-story facility with a basement that exhibited cracking, corrosion, water seepage, exterior panel deterioration, and user-reported operational issues. The study addressed three research questions: the costs incurred over the planning horizon, the relationships between technical, economic, and operational criteria and perceived maintenance priorities, and the application of these findings to maintenance decision-making. A quantitative case study integrated a documentary building condition assessment using rapid visual screening (RVS), partial least squares structural equation modeling (PLS-SEM) of 133 questionnaire responses across four constructs, and a deterministic life cycle cost analysis (LCCA) comparing three maintenance strategies over a 20-year planning horizon at a fixed 6% discount rate. All three criteria were significantly associated with perceived maintenance priorities: technical criteria (β = 0.2783, p = 0.0313), economic criteria (β = 0.3283, p = 0.0020), and operational criteria (β = 0.3116, p = 0.0065). Economic criteria had the largest estimated coefficient, although their effect was not statistically distinguishable from that of operational criteria. Scheduled preventive maintenance emerged as the lowest-cost alternative, with a modeled life cycle cost of IDR 92.962 billion and estimated savings of IDR 1.808 billion, representing 9.04% of the forward-looking reactive maintenance cost. The study concluded that integrating building condition assessments, stakeholder perceptions, and life cycle cost estimates provided a traceable basis for prioritizing maintenance activities. The proposed decision rule favored the lowest-cost alternative that satisfied the required technical and service performance criteria. However, the composition of the respondent sample and mixed model fit indices warranted cautious interpretation of the findings.