Evaluation of Operational and Maintenance of Clean Water, Wastewater,

Vent, Rain Water, and Firefighting Plumbing Systems at Atria Residence

Gading Serpong
Joshua Nathan1 and Ahmad Soleh Setiyawan, S.T., M.T., Ph.D.2
Environmental Infrastructuce Engineering Study Program
Faculty of Civil and Environmental Engineering, Bandung Institute of Technology,
Jl. Raya Jatinangor Km 20,75 Sumedang 45363
1
popochpopoch@gmail.com and 2ahmad_setiyawan@ftsl.itb.ac.id

Abstract. Atria Residence is a commercial building consisting of hotels and apartments whose operations and
maintenance are managed by PT. Parador Property Management. To support the operation and maintenance of
the building, a plumbing system is needed that is managed in accordance with various standard criteria along with
applicable SOPs so that it needs to be evaluated periodically. The purpose of this practical work is to understand
the operation and maintenance of plumbing systems for clean water, waste water, vents, rainwater, and fire
fighting in a multi-storey building. The results of the evaluation of the clean water plumbing system show that the
need for clean water, pump capacity, and reservoir capacity have met the standard, but the maintenance of the
reservoir and transmission system still does not meet the standard. The results of the evaluation of the sewage
plumbing system show that pipe repairs, provision of HSE-worthy equipment, and vector control still do not meet
the standards. The results of the evaluation of the plumbing vent system show that the vent pipe installation has
met the standards, but the schedule for cleaning the vent pipe still needs to be carried out to meet maintenance
standards. The results of the evaluation of the rainwater plumbing system show that the pipe installation has met
the standard, but the inspection mechanism for the submersible pipe and the installation of infiltration wells still
does not meet the standard. The results of the evaluation of the fire extinguishing plumbing system showed that
the pumping and transmission systems had met the standards, but the repair of the yard hydrant components still
did not meet the standards. The evaluation was carried out by referring to the book “Design and Maintenance of
Plumbing Systems” by Soufyan M. Noerbambang and Takeo Morimura, SNI 03-1745-2000, and Regulation of
the Minister of Public Works Number 26/PRT/M/2008. The operation and maintenance of the Atria Residence
plumbing system is quite good but improvements are needed, especially from the aspect of maintaining the
existing system since the installation as a whole has met the standards.

Keywords: Plumbing System, Clean Water, Wastewater, Vent, Rainwater, Fire Fighting, Atria Residence Gading
Serpong.

INTRODUCTION developments between design and

Global competition triggers the
development of high-rise building
construction in various countries to drive
the regional economy. The construction of
high-rise buildings is inseparable from
various complementary components such
as mechanical, electrical, and plumbing
systems. The construction of plumbing
systems in buildings requires engineers to
design buildings appropriately, rationally,
and effectively. Competent engineers are
formed with lecture science education and
understanding related to field conditions so
that they can design synergistic
construction along with their maintenance.
In this regard, the authors consider that the
plumbing field is very relevant to the rapid
construction of buildings in urban areas and
can be used as an evaluation topic in terms
of system design and maintenance of the
system to minimize potential damage and
increase the sustainability of the plumbing
system designed in buildings both
theoretically and practically.

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EXISTING CONDITION
Atria Residence is a 21 storey
apartment and hotel building with an area
of 1550 m² which is managed by PT.
Parador Property Management with a total
of 310 rooms located in the city of Gading
Serpong, Tangerang, Banten, Indonesia
with a dense commercial infrastructure
environment. PT. Parador Property
Management is part of the company and is
directly responsible to PT. Paramount
Enterprise is responsible for the
construction and management of a
commercial building located in Gading
Serpong, Tangerang. PT. Parador Property
Management was established in 2012 and
was inaugurated as a PT in 2014. The
buildings are managed by PT. Parador
Property Management such as Atria
Residence has been completely completed
and can operate according to its function.
The technical aspects that are maintained at
Atria Residence are managed by the
General Maintenance field. The scope of
management of the Atria Residence
building by technicians in the General
Maintenance field is a plumbing system for
cold clean water, hot clean water, waste
water, vents, rainwater, fire fighting,
electrical, mechanical, and building
aesthetic maintenance.
ANALYSIS
Atria Residence's clean water plumbing
system is sourced from PDAM Tirta Kerta
Raharja and is accommodated in a ground
water tank with 2 compartments. The
collected water is channeled into the roof
tank under pressure and flowed to each
floor by gravity except the top 3 floors.
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Table 1. Transmission System
Specification.
Reservoir Reservoir Pumps Pump’s
Capacity Pressure
Ground 400 m³ Transfer 8 bar
Tank Pump
Roof Tank 30 m³ Booster 2,2 bar
Pump
In Table 1. Transmission System
Specifications, it can be seen that the base
tank capacity is larger than the roof tank
because the roof tank is used only to
distribute water to each floor. The transfer
pump used is a jockey pump with a pressure
of 8 bar while the booster pump has a
pressure of 2.2 bar because it only adds
pressure to the top 3 floors. The capacity of
the clean water transfer pump is 8 bar,
which is 81.6 meters of vertical water
column, which has met the minimum
requirement of 69.45 meters of building
height. The capacity of the ground water
tank and roof tank has exceeded the
theoretical requirement of 275.78 m and
8.65 m respectively, while the actual
conditions are 400 m and 30 m. The flow of
clean water from the roof tank to each floor
is carried out using a main shaft in the
building which contains a main pipe for
transmission. The pipe is made of GIP and
the standpipe for distribution is also made
of GIP. The distribution standpipe carries
water up to a horizontal pipe of clean water
made of PPR on each roof from the floor
and continues to each room unit.
The quality of the water collection
system from the source has been tested
regularly by the PDAM, even though it is
only on the ground water tank and meets the
standards in the Ministry of Health
Regulation no. 492 of 2010 concerning
Drinking Water Quality Requirements
(Ministry of Health of the Republic of
Indonesia, 2010). However, there are
weaknesses, namely the presence of cracks
in the walls of the ground water tank,
leakage through the faucet that is connected
directly to the ground water tank, and the
use of clean water for watering plants. In
the clean water drainage system there are
leaks on the UG floor, the loss of the
recirculation pump in the swimming pool,
there is a lot of rust on the roof tank, there
is rust on the pipes, and technical drawings
that do not match the actual conditions.
Table 2. Clean Water Usage
Source Clean Water Usage
(m³/month)
Existing 2829
Theoritical 7662,6
In Table 2. Clean Water Usage it is
found that the use of clean water in actual
conditions is smaller than the theoretical
use of clean water because most of the
floors at Atria Residence are hotels that are
often empty so that water use and its supply
are much more optimal. Maintenance of the
clean water plumbing system in the form of
testing water quality is still not optimal
because it only tests the quality of the
ground water tank every 3 months without
testing the quality of the water in the roof
tank and piping. The existing technical
drawings are kept very different from the
actual conditions and are not listed on the
dimensions of the piping and other
components so that they cannot be relied on
as an operational reference. Cleaning of
ground water tanks and roof tanks has not
yet been carried out with the process of
disinfection of officers along with the
equipment and equipment used beforehand
so that they are not in accordance with the
standards in the Plumbing System Design
and Maintenance book (Noerbambang &
Morimura, 1984).
Atria Residence's sewage plumbing
system is classified into three, namely used
water, dirty water, and kitchen waste water.
Used water comes from plumbing
equipment such as sinks and floor drains,
dirty water comes from toilets and urinals,
while kitchen waste water comes from
sinks that have been equipped with grease
traps. The used water and dirty water pipes
are made of PVC, while the kitchen waste
water pipes are made of GIP. The drainage
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of wastewater is carried out completely by
gravity and all types of waste water piping
end in the same sewage treatment plant.
Figure 1. Sewage Treatment Plant
The Sewage Treatment Plant (STP)
is located under the semi-basement floor
which is the lowest elevation of all types of
piping and plumbing equipment so that it
does not require pressurized drainage at all.
In Figure 1. Sewage Treatment Plant it is
found that the Atria Residence STP
Processing uses the activated sludge
method for processing which is equipped
with 2 blower aerators which are controlled
from the STP panel and the processed
products have met the standards in
accordance with PerMen LHK no. 68 of
2016 (Ministry of Environment of the
Republic of Indonesia, 2016). The effluent
from the STP will flow directly into the city
drainage channel without being reused as
water for watering plants or flushing water.
Separation of drainage from 3 types
of waste water categories is effective in
preventing scaling, especially if the drains
are combined so that the dirt will be
concentrated in one pipeline. In the
wastewater drainage system, there is a
standpipe for waste water that is not
installed according to the standard, namely
using the funnel principle to drain water so
that there is an open cavity that can cause
unpleasant odors or explosions.
 Figure 2. Grease Trap Under Sink
In Figure 2. The Grease Trap Under
the Sink it is found that the installation of
the grease trap on each kitchen sink is in
accordance with the standards in the
Plumbing System Design and Maintenance
book, which is not attached to the wall with
the grease trap wall made of concrete but
made of stainless steel (Noerbambang &
Morimura, 1984). However, the installation
of the grease trap must be equipped with
draining the grease that is accommodated in
it periodically at least once a month, if it is
not fulfilled, the water and fat content in the
grease trap will overflow and cause
puddles. The Sewage treatment plant uses
an activated sludge system to treat
wastewater from the plumbing system and
then flows it into the city's drainage canals.
The quality of processed STP is tested
every 3 months and the quality is compared
with the standard in PerMen LHK no. 68 of
2016 concerning domestic wastewater
quality standards (Ministry of the
Environment of the Republic of Indonesia,
2016). Some of the problems encountered
in this system are the presence of several
leaking wastewater pipes in the STP, the
large number of vectors in the STP, and the
mixing of wastewater treatment between
the 3 types of wastewater classifications.
The maintenance of the sewage
plumbing system was evaluated using the
book Design and Maintenance of Plumbing
Systems (Noerbambang & Morimura,
1984).
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Figure 3. STP Check
In Figure 3. The STP inspection
found that the sewage treatment plant
inspection had been carried out properly
due to the inspection being carried out
twice a week even though the book
stipulates once every 6 months. The
schedule for the inspection of the sewerage
piping is not specified by the Plumbing
System Design and Maintenance book
(Noerbambang & Morimura, 1984), but has
been checked every night by a technician.
The inspection of the piping is carried out
manually and not coordinated with the
reference technical drawings due to the
discrepancy between the field conditions
and the conditions described on the
technical drawings so that it has the
potential to cause certain piping points to be
unchecked. Inspection of machines on the
sewage plumbing system is carried out with
the same procedure as the inspection of
machines on the clean water plumbing
system. The evaluation of the machine
inspection is to design a submersible pump
lift to make it easier for technicians to
inspect directly. STP cleaning is carried out
every week 2 times although the book on
Design and Maintenance of Plumbing
Systems recommends once every 6 months
so that it is optimal in terms of frequency
(Noerbambang & Morimura, 1984). The
problem with this procedure is that the
availability of equipment and tools for
cleaning workers is very minimal, so that it
endangers the health of the cleaners.
 The Atria Residence vent plumbing
system uses a wet vent plumbing system
that unites the waste water standpipe with
the vent standpipe which is forwarded to
the roof of the building to remove excess
gas. This method will save much more cost
and space, but it will be problematic if there
is a problem with the sewage plumbing
system. The effects that can be prevented
from this system include the siphon effect
itself, namely the withdrawal of water
stored in the goose neck of the plumbing
tool to the waste water standpipe.
Figure 4. Exhaust Vent Pipe
In Figure 4. The Exhaust Vent Pipe
it is found that the installation of the
plumbing vent system is also in accordance
with the standards in the Plumbing System
Design and Maintenance book, which is
higher than the potential for puddles and 1.5
meters higher than the highest plumbing
device in the system (Noerbambang &
Morimura, 1984).
Maintenance on this system is not
available because the only countermeasures
carried out by the technician team are pipe
repairs if damage is found at night. Based
on the book on Plumbing System Design
and Maintenance, pressurized water should
be sprayed into the system to destroy
potential blockages in the system
periodically (Noerbambang & Morimura,
1984).
The plumbing system of Atria
Residence rainwater flows by gravity at
elevations above the ground floor while at
elevations below the ground floor it flows
under pressure. Pipes for gravity drainage
are located on the north and south building
shafts along with the standpipes on each
balcony of the room and then flowed
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directly to the city drainage while
pressurized drainage utilizes gutters and
floor drains that drain water to the sump pit
and pumped it into the city drainage
channel. The problem with this system is
that there are images of infiltration wells on
the technical drawings, but in actual
conditions, rainwater from the sump pit is
directly channeled into the city's drainage
channels.
Maintenance on this system is
scheduled regularly every night by
checking components such as rainwater
standpipes, clamps, and the condition of the
sump pit. Inspections on rainwater piping
components for each room balcony are not
carried out routinely but every time there is
a request from room occupants. Inspection
of damage to the sump pit pump cannot be
done by hand directly but by observation
from afar because there is no pump lifting
pulley so that it can reduce the effectiveness
of pump maintenance. Technical drawings
of the rainwater plumbing system are not
equipped with clear length dimensions and
are very different when compared to actual
conditions. This can hinder the repair
operation because it will not be in
accordance with the established reference.
The Atria Residence fire
extinguisher plumbing system flows water
with pressure from a ground water tank
with a volume of 400 m to the sprinkler
piping system and the hydrant piping
system assisted by 3 types of pumps,
namely jockey pumps, electric pumps, and
diesel pumps.
Table 3. Active Condition of Pump
Against Water Pressure
Pump Types Active Condition
Jockey > 10 bar
Electric 8 – 10 bar
Diesel < 8 bar
In Table 3. Pump Active Condition
Against Water Pressure It is found that the
pump will be active alternately depending
on the water pressure in the system. The
jockey pump is the main pump that is relied
on to provide pressure when it has not been
used, the electric pump will be active if
there is a pressure drop due to the use of a
hydrant or sprinkler, while the diesel pump
will be active if the water pressure drops
drastically and there is also an electrical
death if the fire has spread so that rely on
energy from diesel. The piping of the waste
water plumbing system uses a Galvanized
Iron Pipe (GIP) type pipe to hold
pressurized water of 13 bar or equivalent to
130 meters of water column in the sprinkler
and hydrant piping system so that it is ready
to release pressurized water in the event of
a fire in accordance with SNI 03-standard.
1745-2000 (National Standardization
Agency, 2000). The fire extinguishing
piping system consists of a wet standpipe
for sprinklers and a wet standpipe for
hydrants, but there is no dry standpipe like
the classification of fire fighting piping in
the Plumbing System Design and
Maintenance book. The dry pipe contained
in the system is only a horizontal dry pipe
connecting the seammese connection with
the ground water tank used by fire engines
in the event of a water shortage
(Noerbambang & Morimura, 1984).
Based on the book Design and
Maintenance of Plumbing Systems, dry
standpipes are mandatory for buildings
with more than 10 meters to provide access
to direct water flow to hydrants and
sprinklers on each floor (Noerbambang &
Morimura, 1984).
Table 4. Water Supply for Fire Fighting
Source Water Supply Capacity
Existing 4,4 hour
Theoritical 30 minutes
In Table 4. Water Supply for Fire
Fighting, it is found that the water supply
capacity has met the standards in the
Minister of Public Works Regulation
number 26 of 2008 concerning the technical
requirements for a building fire protection
system which requires the capacity of the
water reservoir to be able to provide water
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for at least 30 minutes (Ministry of Public
Works, 2008). With a half capacity ground
water tank that is 200 m and a jockey pump
pumping discharge of 45 m/hour, the
supply time is 4.4 hours so that it meets the
criteria in the standard. There is a standard
regarding the pump room in SNI 03-6570-
2001 regarding the installation of fixed
pumps installed for fire fighting where the
pump room must withstand fire attacks for
at least 2 hours (National Standardization
Agency, 2001). This is filled with pump
room wall material, which is thick heat-
resistant reinforced concrete. In the same
standard it is determined that the pump
room must be prevented from flooding and
is proven to be fulfilled by the presence of
a sump pit in the pump room and the pump
which is 30 cm above the floor level. Based
on SNI 03-1745-2000 concerning
procedures for planning and installing
standpipes and hoses for fire prevention in
houses and buildings, there are various
criteria related to the completeness of
hydrants, namely having hose valves,
hoses, and nozzles (National
Standardization Agency, 2000). This is met
by indoor hydrants but not met by outdoor
hydrants and also very poorly maintained
since the hose is disconnected from the
valve. At the same standard, Atria
Residence's sprinklers have met the
standard since on a floor area of 734 m²
there are 2 sprinkler shafts which should
have at least 1 sprinkler shaft. Maintenance
of the fire extinguishing plumbing system
was evaluated by Permen PU number 26 of
2008 and reviewed 5 systems, namely the
piping system, hydrant system, sprinkler
system, ground water tank, and pump room
(Ministry of Public Works, 2008). Piping
maintenance is carried out every week and
every 3 months checked by the city fire
department so that it meets the minimum
standard of once every 3 months. The
maintenance of the hydrant system is not up
to standard as the valve seals should be
checked weekly but are checked every 3
months. The maintenance of the sprinkler
system is quite optimal because the
inspection is carried out every 3 months Sistem Pipa Tegak Dan Slang
even though the standard is set every 1 year. Untuk Pencegahan Bahaya
The maintenance of the ground water tank Kebakaran Pada Bangunan
follows the evaluation of the clean water Gedung. Badan Standarisasi
plumbing system, which is quite good on Nasional: Jakarta.
schedule but lacks a disinfection process Badan Standarisasi Nasional. 2001. SNI
before cleaning. Inspection of the pump 03-6570-2001. Instalasi Pompa
system is optimal, namely inspection and Yang Dipasang Tetap Untuk
drill run every week according to the Proteksi Kebakaran. Badan
criteria in the standard. Therefore, the Standarisasi Nasional: Jakarta.
evaluation obtained in the maintenance Kementerian Kesehatan Republik
aspect is an increase in hydrant Indonesia. 2010. Peraturan
maintenance and ground water tank Kementerian Kesehatan No. 492
maintenance. Tahun 2010 Tentang Persyaratan
Kualitas Air Minum. Sekretariat
Negara: Jakarta.
CONCLUSION
Kementerian Lingkungan Hidup Republik
Overall the operation and Indonesia. 2016. Peraturan Menteri
maintenance of the Atria Residence Lingkungan Hidup dan Kehutanan
plumbing system is quite good, however, Republik Indonesia Nomor
there are still some things that need to be P.68/Menlhk/Setjen
improved because they do not meet various /Kum.1/8/2016. Sekretariat Negara:
existing standards. The clean water Jakarta.
plumbing system is good enough, but Kementerian Pekerjaan Umum Republik
several aspects such as maintenance of Indonesia. 2008. Peraturan Menteri
ground water tanks, roof tanks, and water Pekerjaan Umum Nomor
quality testing need to be improved. The 26/PRT/M/2008 Tentang
sewage plumbing system is still not good, Persyaratan Teknis Sistem Proteksi
especially in terms of HSE for personnel Kebakaran Pada Bangunan Gedung
equipment, maintenance of standpipes, dan Lingkungan. Sekretariat
STP processing categories, and utilization Negara: Jakarta.
of STP processed products. The vent
Noerbambang, Soufyan & Takeo
system is good but requires the preparation
Morimura. 1984. Perancangan dan
of a scheduled vent pipe maintenance SOP.
Pemeliharaan Sistem Plumbing. PT
The rainwater distribution system is good
Pradnya Paramitha: Jakarta.
enough but requires the construction of
infiltration wells in accordance with the
design and scheduling of the balcony
standpipe maintenance. The fire
suppression system is already very optimal
in terms of installation and overall
maintenance, it just needs to improve
maintenance for outdoor hydrants.

BIBLIOGRAPHY

Badan Standarisasi Nasional. 2000. SNI

03-1745-2000. Tata Cara
Perencanaan Dan Pemasangan

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