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DEVELOPING THE WBS-BASED STANDARD OPERATING
PROCEDURE OF HIGHRISE BUILDING’S ARCHITECTURAL
COMPONENTS
Dewini Putritama
1
, Leni Sagita Riantini
2
, Rossy Armyn Machfudiyanto
3
Department of Civil Engineering, University of Indonesia, Depok, West Java, Indonesia
1
dewini.putritama@ui.ac.id
2
leni.sagina@office.ui.ac.id
3
rossyarmyn@office.ui.ac.id
PAPER INFO ABSTRACT
Received: June
2022
Revised: June
2022
Approved: June
2022
Background: Building maintenance is an activity to maintain the reliability
of buildings and their infrastructure and facilities so that buildings are always
fit for function. The maintenance of the building should have clear and
planned standards. In compiling standard operating procedures for
maintenance and care, you can use the Work Breakdown Structure (WBS) to
make it easier to understand by grouping each component of the building and
being oriented towards overall activities.
Aim: The purpose of this study is to find out the variables in developing SOPs
for maintenance and care of architectural components in office buildings. The
method used is literature study and expert validation.
Method: The research strategy was archival analysis in the form of previous
project documents and government regulations related to maintenance and
care as well as surveys to experts to validate variables. The research
instrument used is a Questionnaire. Furthermore, the questionnaire data were
analyzed using descriptive statistics which then produced SOP development
variables.
Findings: The results of the study are expected to be a reference SOP for
building managers in carrying out building maintenance and care.
KEYWORDS
maintenance and care, Standard Operating Procedures (SOPs), work breakdown
structures, architectural components
INTRODUCTION
High-rise buildings are one of the complex constructions because they involve many
parties both from structural processes, M/E, and architecture (Rianty et al., 2018). As the
current capital of Indonesia, DKI Jakarta has 149 skyscrapers and is ranked 12th in the World
(The Council on Tall Buildings and Urbat Habitat, 2021) which previously ranked 14th in
2019. This shows that the needs of urban people for living space and activity areas continue to
increase, DKI Jakarta will become a strategic area for developers and investors to continue to
build other high-rise buildings to meet consumer needs (Dermawan, 2019). Physical
development activities that continue to increase without being accompanied by increased
maintenance will cause the economic value of buildings to decrease. A building must be able
to provide services effectively and efficiently (Ariyanto, 2020). Identification of building
damage should be done to the elements of the building by seeing that so much damage to the
building with different causes (Nuswantoro, 2010).
The cause of building damage in general is the age of the building / building components.
Furthermore, followed by building maintenance and care factors, human factors, and natural
factors as well as disasters (Aresande, 2013; Dardiri, 2012; Adyaksa, 2021). Maintenance
factors are the second factors that cause a lot of building damage (Wijaya et al., 2019), therefore
the importance of building maintenance to avoid building damage. The impact that arises as a
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1145 Interdisciplinary Social Studies, 1(9), Jun 2022
result of the lack of maintenance and care of the building building not only causes damage and
loss of building operational costs and the time needed for repairs due to the damage that occurs,
but can also affect the comfort of office workers when doing activities in the building (Raflis,
2019). Building maintenance should have clear and planned standards, and poorly written
operational maintenance standards can also be the cause of poor management, in addition to
the unavailability of standards of care and specifications of mutually agreed standards on the
maintenance and care work of buildings can result in difficulties in their implementation (Riza,
2019).
Planning and elaborating work in more detail must be done carefully, because if there are
errors, it will result in volatile work coverage, cost overruns, and inefficient implementation
times (Agustinus, 2016). One of the influencing aspects in carrying out the maintenance and
care of the building is information about the building itself. The importance of documentation
and recorded data during the construction process from the planning, design, procurement, to
handover phases largely determines success during the building maintenance and care process
(Park & Cai, 2017). It is often found that buildings do not match these documents which causes
the data used during operations to be inaccurate, so that much of the data required at the time
of maintenance is not recorded and documented (Xu et al., 2014).
As one solution to anticipate the lack of documents at the time of handover from the
construction phase to operations that can interfere with the maintenance and care process,
planning can be done with references that are widely used in project management, namely
using a Work Breakdown Structure (WBS). WBS are commonly used because they are more
systematic and correspond to the scope of each job, by using the WBS individual parts of the
work can be controlled (Leemann, 2002). However, the reality is that the use of WBS is still
not widely done in projects in Indonesia or there are errors in making them, besides that it is
rare to make WBS in formal form (Suanda, 2013). Therefore, in the case of maintenance and
care of architectural components in high-rise buildings, it can be proposed to use a WBS in the
process of implementation in order to get maximum results.
The novelty in this research is the development of Standard Operating Procedures for
Maintenance of architectural components in high-rise buildings, where previously there were
only guidelines for maintaining architectural components without being equipped with a
maintenance coordination flow.
METHOD
Figure 1. Research Methods
The research methodology comprises several steps, Figure 1 showing the research began
by formulating a problem, namely "What are the variables used to develop SOPs?" then for the
research strategy using archival analysis in the form of previous project documents and
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1146 Interdisciplinary Social Studies, 1(9), Jun 2022
government regulations related to maintenance and care as well as surveys to experts to validate
variables aforementioned. The research instrument used is a Questionnaire. Furthermore, the
questionnaire data were analyzed using descriptive statistics which then produced SOP
development variables. So this research is using qualitative method with numerical data from
questionnaire answer.
RESULTS AND DISCUSSION
Based on the research conducted, several variables were obtained that are needed in
developing Maintenance and care SOPs to improve maintenance performance, namely (1)
WBS Standards for High Building Architectural Components; (2) Maintenance and care SOPs;
(3) Maintenance Performance. In Figure 2, you can see the WBS Standards for High Building
Architectural Components divided into 4 levels, namely Project Name, Job Cluster, Type of
Work, and Work Package.
Figure 2. WBS Standards High Building Architectural Components
Furthermore, each work package is equipped with design alternatives so that maintenance
and care work can be made more detailed. In Table 1, you can see an overview of the design
alternatives of each package of work on the architectural components of high-rise buildings.
Based on the results of expert validation, 18 Work Packages with 39 Design Alternatives were
obtained.
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1147 Interdisciplinary Social Studies, 1(9), Jun 2022
Table 1. Design Alternatives to High Building Architectural Components
WBS Level 3
WBS Level 4
Alternative Design
Type of Work
Job Package
Code
Code
Detail
Code
Detail
W3.1
X1.1
Floor
X1.1.1
Lantai Floor Hardener
X1.1.2
Ceramic Flooring
X1.1.3
Wood/ Parquet Flooring
X1.1.4
Carpet Flooring
X1.1.5
Marble Flooring
W3.2
X1.2
Facade
X1.2.1
Curtain Wall
X1.2.2
Sunscreen grid
X1.3
Wall
X1.3.1
Exposed Concrete Wall
X1.3.2
Ceramic Brick Wall
X1.3.3
Marble/Granite Walls
X1.3.4
Glass Wall
X1.4
Toilet
Partitions
X1.4.1
Cubical Partition Wall toilet
W3.3
X1.5
Ceiling
X1.5.1
Triplex Ceiling
X1.5.2
Ceiling Acoustics
X1.5.3
Gypsum Ceiling
X1.5.4
Wooden Ceiling
W3.4
X1.6
Door
X1.6.1
Wooden Doors
X1.6.2
Toilet Door
X1.6.3
Aluminum Frame Glass Door
X1.6.4
Iron Door
X1.6.5
Frameless Glass Door
X1.6.6
Folding Door, Sliding Door,
Rolling Door
X1.6.7
Iron Plate Shaft Door
X1.7
Window
Doors
X1.7.1
Aluminum Frame Glass Window
Door
X1.7.2
Entrance Glass Window Door
X1.8
Window
X1.8.1
Aluminum Frame Glass
Windows
X1.8.2
Aluminum Frame Glass
Bovenlight (Natural Ventilation)
W3.5
X1.. 9
Door
Hardware
X1.9.1
Door Hardware
X1.9.2
Door Closer Accessories
X1.9.3
Door Stopper Accessories
X1.10
Hardware
Windows
X1.10.1
Hardware Windows
W3.6
X1.11
Toilet
X1.11.1
Toilet
X1.11.2
Jetwasher
X1.12
Washtafel
X1.12.1
Washtafel
X1.13
Urinal
X1.13.1
Urinal
X1.13.2
Urinal Bulkhead
X1.14
Mirror
X1.14.1
Mirror
X1.15
Faucet
X1.15.1
Faucet
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1148 Interdisciplinary Social Studies, 1(9), Jun 2022
W3.7
X1.16
Trash Can
X1.16.1
Trash Can
X1.17
Storage
X1.17.1
Storage
X1.18
Railing
X1.18.1
Railing fire ladders
X1.18.2
Balcony Railing
Table 2. WBS Architectural Components of High Building Floor Work
WBS lv1
Project
Name
WBS lv2
Clump of Jobs
WBS lv3
Type of Work
WBS lv4
Job Package
Alternative
Design
Office High-
Rise
Buildings
Architecture
Floor Work
Floor
Floor Hardener
Ceramic Flooring
Wood/Parquet
Flooring
Carpet Flooring
Marble Flooring
After obtaining the WBS Level 4 Standard for architectural components and their design
alternatives, as one of the discussions in this study is the maintenance and care for architectural
components of floor hardener floors. Details of the WBS for floor hardener work can be seen
in Table 2. Furthermore, these variables are used as inputs from the preparation of Maintenance
and care SOPs. In developing SOPs, 4 indicators are needed which can be seen in Table 3.
Table 3. SOP Development Variables and Indicators
Variable X2
Indicator
Literature sources
SOP for Maintenance
and care of Architectural
Components of Office
High Buildings
X2.1
Organizational structure
Nasution, 2017; Pratama,
2019
X2.2
Job description
Nasution, 2017; Pratama,
2019
X2.3
Activity & Activity
Duration
Nasution, 2017; Pratama,
2019
X2.4
Communication flow
Nasution, 2017; Pratama,
2019
The maintenance and care SOP variables have 4 indicators including (1) Organizational
Structure which contains structural positions involved in maintenance and care activities; (2)
The Job Description contains the roles, duties, and responsibilities of each structural position
contained in the organizational structure, (3) Activity > Activity Duration describes the
activities and frequency of activities arranged based on design alternatives in the WBS
Component Architecture; (4) The Communication Flow contains the Accountable person and
the Responsible of each maintenance and care activity carried out. Furthermore, these
indicators are compiled in a questionnaire to be validated by experts and then compiled into a
WBS-Based Architecture Component Maintenance and care SOP format. The SOP format can
be seen in Table 3 and the implementation procedure in Figure 3.
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1149 Interdisciplinary Social Studies, 1(9), Jun 2022
Table 4. SOP Format for Maintenance and care of Floor Hardener Floor Architecture
Components
Table 5. Procedure for Implementing Maintenance and Care of Architectural Components of
Hardener Floor
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1150 Interdisciplinary Social Studies, 1(9), Jun 2022
Based on the results of the development of the SOP for Maintenance and care of Floor
Hardener Floor Architecture Components in Office High Buildings, the implementation
procedure was obtained starting from the Head of the HC Services Section providing directions
for the implementation of maintenance and care to the Head of the HC Services Subdivision
with the completeness of the Maintenance SOP and carried out at the beginning of each week.
Then from the head of the HC Services subdivision determining the maintenance and care
schedule to the head of the General Affairs subsection, these activities are carried out every
day to maximize the implementation of maintenance and care of the floor hardener floor.
Furthermore, the head of the General Affairs subdivision prepares work equipment and work
orders to the working group which will be a direct executor in the inspection, maintenance, and
maintenance of the floor hardener floor. After receiving the work order, the working group
conducts an examination of the condition of the floor hardener every 1 month. For daily
activities, floor cleaning is carried out using a broom / vacuum, then maintenance is carried out
by mopping the floor with enough water. Furthermore, for maintenance activities, the working
group can re-coat the floor hardener once every 1 year if needed. Then the working group
reported that the work had been completed to the head of the General facilities subsection to
be able to make a Handover Minutes (BAST) of work. Furthermore, the head of the General
Facilities subdivision reported bast The work to the head of the HC Services subsection to see
if the report can represent the maintenance and care activities carried out. If the report is not
received by the head of the HC Services subsection, then the process of carrying out
maintenance is repeated starting from the head of the General Affairs subsection preparing a
work order. If the report is received then the head of the HC Services subsection will report to
the Head of the HC Services Section for evaluation. After the head of the HC Services section
has finished evaluating the achievement of maintenance performance, the head of the General
Facilities, General Affairs, and HC Services subdivisions submits the results of the
implementation of the work to the Head of the HC Services Section. The maintenance
implementation procedure is considered complete if the report on the results of the work has
been reported to the head of the directorate by the head of the HC Services section.
CONCLUSION
Details of Architectural Components that will later be carried out maintenance and care.
These details can be obtained using the Work Breakdown Structure (WBS) so that each work
package with each design alternative can be carried out maximum maintenance and care. In
this study, 18 Work Packages were obtained with 39 Design Alternatives.
Indicators in developing SOPs are Organizational Structure, Job Desc, Activities and
Duration, and Communication Flow. Based on the results of expert validation for structural
positions involved in this maintenance and care activity are the Head of the HC Services
Section, the Head of the HC Services Subdivision, the Head of the General Affairs Subdivision,
the Head of the General Facilities Subdivision, and the Working Group.
Developing the Maintenace and Care SOP of WBS-Based Tall Buildings’ Architectural Components
1151 Interdisciplinary Social Studies, 1(9), Jun 2022
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