VOLUME 2 │ NUMBER 2 │ OCTOBER 2021

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Analysis of Value Engineering in the Joint Lecture

Building, Airlangga University Campus-C Surabaya
Leli Puniyawanti, Fredy Kurniawan, Diah Ayu Restuti Wulandari
Departement of Civil lEngineering, Faculty of Engineering
Narotama University Surabaya
dzakileli@gmail.com , fredy@narotama.ac.id, diah.wulandari@narotama.ac.id

Abstract
The GKB (Gedung Kuliah Bersama) building project is a concept of sharing resorts by integrating student
facilities from several faculty levels. The building has 10 floors, with a total area of 20,130 m (2,930 ft), a
considerable financing of the building requires optimization and effective financing to avoid having to waste
funds for unnecessary expenses. Efforts to optimize cost spending without eliminating the building's function
value. By using value engineering analysis. Value engine analysis work using the method analysis life cycle cost
(LCC) covering all the costs required in a building starting from the execution stage, maintenance based on
building materials according to costing specifications from the university of University C. Based on analysis of
the job identification done on aluminum interior of the building's interior, stainless floor work on tile tile tile
floor, wood wall acoustic ceiling, heradesign acoustic wall, heradesign acoustic wall, From the initial design
reimbursement with the recommendation design, the total cost of the construction cost was 5,508,514,957.29
with a percentage of the total physical cost of construction at 3.5%.

Keywords:
Value Enginering Analysis, Life Cycle Cost (LCC)Analysis, RAB

1. Introduction
Construction would require cost or cost, and of course, the owner or owner of the building would want a
minimum cost but with a maximum output or output of the building's quality. Project cost control is a key in the
process of project cost management because the activities of the project may occur there are less than optimal
use of materials, less skilled labour, irregular use of time will cause increased costs over initial planning. On the
architectural job (wall work, a plafond job, floor work, window work, rail work, sanitary work, and so on), it is
generally used to make a considerable portion of the budget compared with the rest of the work, hence whether
the design is used optimally. This could be done by reviewing the design of the project without correcting the
errors made by the planner or correcting its calculations but, rather, leading to the cost savings to be obtained by
identifying and reducing unnecessary costs without reducing the quality, reliability, and function of the project.
Hence, some austerity is known in the engineer branch of the study of cost-saving or manufacturing costs called
value engineering
Along with the number of students at Airlangga University which continues to grow from year to year,
Airlangga University is included as a World Class University which is included in the 465 world rankings, so it
will encourage to rebuild lecture buildings for all faculties. One of them is the Gedung kuliah Bersama which is
a resort sharing concept by combining various student facilities from several faculties in one place which was
built on an area of 2013 m2 which is located on Jalan Mulyorejo Campus C, Universitas Airlangga. This
building has 10 floors with a total building area of 20,130 m2, which costs Rp. 156.332,400,000. With such a
large amount of funding, optimization efforts and funding effectiveness are needed so as not to experience
wasting funds for things that are not needed. Efforts to optimize the cost budget without eliminating the value of
the function can be done by applying the Value Engineering method. If viewed from the price per m2, with the
building area of the Joint Lecture Building, then the price per m2 is Rp. 7,781,602.78 with a nominal value of
that size indicates that the building has a high cost so that cost efficiency is needed. This study aims to
determine the total cost savings that can be obtained after applying the Value Engineering method to the work
carried out by value engineering, only architectural work for project Gedung Kuliah Bersama
Based on the problems above, the formulation of the problem can be formulated as follows:
1. What finishing work items will Value Engineering do?
2. How much is the value of the alternative material and design work through value engineering analysis
(Value Engineering) for building finishing / architectural work?
3. How much cost savings are obtained after implementing Value Engineering?

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2. Method
2.1. Location
This research was carried out in the construction project of the Airlangga University Joint Lecture
Building.

2.2. Data Collection Techniques

The data collection technique used in this research is data collection which is divided into two, namely
primary data and secondary data.
Primary data is original data that is in the field and only researchers have it, primary data is obtained by
direct observation in the field (observation), asking directly to related parties or it can be by way of interviews
(interviews).
Secondary data is supporting data in this study. Secondary data were obtained from literature books,
reports, documentation, libraries, or previous research reports.
The data collection method is in the form of data collection on the Budget Plan for the construction of the
Joint Lecture Building. From the data, the costs incurred during the life of the plan are determined and re-
analyzed to obtain cost efficiency in order to save development costs on the project. The author uses secondary
data, namely RAB and some existing literature to complete this final project. Secondary data, namely data that
is not obtained directly from the data source but is obtained directly from related companies related to the
research carried out.
This secondary data is in the form of technical drawings from projects such as project plan drawings in
the form of AutoCAD and hardcopy taken from Airlangga University
The data collection technique used in this study is data retrieval is divided into two, namely primary data
and secondary data.
Primary data is the original data in the field and only researchers have it, primary data is obtained by way
of direct observation on the ground (observation), ask directly to the relevant party or can be by interview
(interview).

2.3. Method
The research method for this final project contains the steps for solving a problem using the application
of Value Engineering. For this project, the analysis stage is used which consists of the information stage,
creative stage, analysis stage, and recommendation stage. (Dell'Isola, 1973)
The information stage is the stage of collecting as much data about the project as possible. This study
uses the structural components of the building as a study that will be carried out by Value Engineering. This
analysis intends to find high-cost work items, which can be done with several techniques including Cost Model,
Breakdown, Pareto Analysis.
Pareto analysis is carried out to determine the highest cost on a project that has the potential to be used
for Value Engineering analysis. Pareto's law applies: that is, 80% of the total cost is contained by 20% of its
components. The following are the steps in testing Pareto's law:
a. Sorting costs from largest to smallest
b. Summing up the cumulative total work costs
c. Calculate the percentage of the cost of each job.
d. Calculate the cumulative percentage
e. Plot cumulative percentage

Functional Analysis Functional analysis aims to:

a. Classify the main functions (basic function) and supporting functions (secondary function)
b. Obtain a comparison between the costs and the value of the benefits needed to produce the
function.

The creative stage of value engineering is exploring alternative ideas and ideas. The method used at this
stage is the brainstorming technique. That is one technique of solving problems by discussing together in a team.
The basic principles of this theory are:
a. The quantity of ideas is preferred.
b. Do a combination and improvisation of ideas.
c. All ideas are accommodated without any criticism or evaluation of existing ideas

The analysis stage is carried out with an analysis of advantages and disadvantages which at this stage of
analysis has the aim of obtaining and obtaining the best alternative from the ideas or ideas that arise in the
creative stage.

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a. Analysis of Advantages and Disadvantages

Profit and loss analysis is the most crude screening stage among the valuation methods used in
the valuation stage
b. Life Cycle Cost Analysis
Life Cost Cost of the item that is calculated during the investment period with all costs
relevant to the item based on consideration of the Time value of money. Relevant costs or
costs incurred during the investment period include:
1. Initial cost which is the initial cost incurred at the time of construction. The initial cost is taken from the
initial design cost analysis with unit prices according to local government regulations.
2. Operational are costs incurred due to the use of labor
3. Maintenance are costs incurred according to a certain time interval plan for item replacement. Maintenance
costs are specific but not the highest priority.
4. Replacement is the cost of replacing an item which is beyond what we planned to be replaced. During the
investment period, it is assumed that replacements are not reported
5. The residual value is the price that exists at the end of the investment period (including the cost of moving).
It is assumed that after the end of the investment period there is no residual value because the items
analyzed are assumed not to be sold again.
6. Energy cost is the cost that comes out due to the use of power / energy

The recommendation stage is carried out by recommending the selected alternatives. This study only
recommends in tabular form and includes a comparison between the old design and the proposed design and the
amount of savings.
At the conclusion stage, a summary of the results of the analysis is presented and answers to the
formulation of the problem that underlies the purpose of this research, namely mentioning the work items that
need to be value engineering, explaining the best design alternatives, and explaining the amount of savings
obtained from value engineering on the selected work items

3. Results And Discussion

3.1. Information Stage
The principle at this stage is the identification of high costs and the identification of high costs and the
identification of unnecessary costs. In identifying high costs, the first thing that needs to be done is to create a
cost model. Breakdown After the cost model chart is made, a breakdown analysis is carried out to identify
which work items have the potential to be carried out by Value Engineering, the costs of these work items are
compared with the total cost of the entire project.

Table.1 Breakdown The Budget Plan

Job Description Cost
I. Preparatory Work 21.142.228
Ii. Structure Work
Ii.1. Substructure Work 13.095.250.417
Ii.2 Upper Structure Work 41.465.595.272
Ii. Architect Job 44.853.336.998
Iv. Mechanical Electrical And Plumbing Works 42.341.303.213
V. Occupational Safety And Health 343.780.000
Sub Total Cost 142.120.408.128
Ppn 10% 14.212.040.813
Total Cost 156.332.448.941
Rounded Up Cost 156.332.400.000

The results of the processing of the data above, the work items of the Architectural Pek. work, the Upper
Structure work, and the Mechanical Electrical and Plumbing work are the work items that consume the largest
cost among other work costs as a whole, which is Rp. 41,465,595,272,-, Rp. 13,095,250,417,- and Rp.
44,853,336,998. From this fact, we will re-do a breakdown analysis on the Architectural work items, to see
which jobs cost a lot of money in the construction of the Airlangga University Joint Lecture building project.
From the results of data processing above, it is found that architectural work is the largest contributor to
costs. For this reason, a more detailed breakdown of architectural work items will be carried out to see which
part contributes the most funds. The following is a presentation of architectural work data.

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The job analysis reviewed is:

1. Aluminum Composite Cover Column, Beam and Finish Guard Lift Works
2. Floor carpet tile work for multi-story classrooms
3. Heradesign wood wool acoustic ceiling + Complete frame with grass will
4. Heradesign wood wool acoustic wall + Complete frame with grass will
5. Bathroom granite wall work
6. Granite floor work
7. Gypsum tile ceiling
8. Installing waterproofing coating

The data processing process used Life Cycle Cost (LCC) analysis in this study at the Joint Lecture
building. The calculation of Life Cycle Cost (LCC) is only for wall, floor, and ceiling building elements. Based
on Government Regulation no. 36 of 2005, the estimated design life used in this analysis is 20 years.

Table 2 Perbandingan Biaya Desain Awal dan Pemeliharaan

N maintenan Cost
Item Job Description First Cost ce
o Maintenance
coefficient
A Interior Alumunium Composite interior work 815.386.528 2,00 1.630.773.05
A Wallcoverin Wall painting work/emultion paint 33.486.305 2,86 95.675.158
A
1 g Granite installation work 493.876.362 2,00 987.752.723
B Tile carpet floor work 1.660.787.30 2,86 4.745.106.57
Floor
B Ceramic installation work 737.031.243 2,00 1.474.062.48
coating
B
1 Granite installation work 1.345.158.91 2,00 2.690.317.82
7
C
2 Room Heradesign woodwoll and grasswoll acoustic 697.683.3242 2,00 1.395.366.64
5
C soundproofi Acoustic ceiling installation 60x120 cm 83.887.055 2,86 239.677.300
C ng ceiling Gypsum Perforated Ceiling Installation + 155.790.245 2,86 445.114.986
D
2 Room Heradesign woodwoll
Grasswoll
acoustic wall with 532.060.689 2,00 1.064.121.37
D soundproofi Gypsum Perforated Wall Mounting with 163.896.400 2,00 327.792.800
D ng wall Grasswool carpet installation 151.502.389 2,86 432.863.970
E
2 Bathroom Installation of homogeneous granite tiles 873.632.371 2,00 1.747.264.74
E
0 granite wall Ceramic Tile installation
60x60cm work uk. 40x40 478.675.305 2,00 957.350.610
2
E work Marble Installation 2.337.003.15 2,00 4.674.006.29
F Installation of homogeneous granite tile floor 4.136.101.73 2,00 8.272.203.47
Granite
F
0 Ceramic Tile installation
60x60cm work uk. 40x40 2.266.227.56
9 2,00 4.532.455.13
7
floor work
F Marble Installation 11.064.245.2 2,00 22.128.490.4
G Gypsum tile Gypsum tile ceiling installation 188.964.636 2,86 539.898.959
G
0 ceiling Installation of 9 mm thick gypsum ceiling + 89.672.582 2,86 256.207.377
G work Installation of 6 mm thick GRC ceiling + 111.120.066 2,86 317.485.904
H Floor Installation of multiguard waterproofing 511.951.860 4,00 2.047.807.44
H coating is Installation of waterproofing coating ex. Sika 55.177.034 6,67 367.846.892
H
1 not Installation of waterproofing membrane ex. 568.835.400 4,00 2.275.341.60

3.2. Recommendation Stage

The recommendation stage is the stage of submitting recommendations and the reasons why the chosen
alternative is feasible to replace the initial design.
From the results of replacing the initial design with the recommended design, the total construction cost
savings was Rp. 12,604,925.490.68. of the total cost of architectural work of Rp. 44,853,336,998. While the life
cycle cost savings (LCC) is Rp. 27,281,353,006.72.

Table 3 Cost Saving

No Type Contruction's Cost (Rp) LCC's Cost (Rp)
First Design First Design First Design First Design
1 Interior wall cladding 815.386.528 33.486.305 1.630.773.057 95.675.158
2 Floor coating 1.660.787.300 737.031.243 4.745.106.572 1.474.062.487
3 Room soundproofing 697.683.324 83.887.055 1.395.366.648 239.677.300
4 Room soundproofing 532.060.689 163.896.400 1.064.121.379 327.792.800
5 Bathroom granite 873.632.371 478.675.305 1.747.264.742 957.350.610
6 Granite floor work 4.136.101.739 2.266.227.566 8.272.203.477 4.532.455.131

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7 Gypsum tile ceiling 188.964.636 89.672.582 539.898.959 256.207.377

8 Floor coating is not 511.951.860 55.177.034 2.047.807.440 367.846.892
TOTAL 9.416.568.447 3.908.053.490 21.442.542.274 8.251.067.755
SAVING 5.508.514.957 13.191.474.519

From the results of cost savings, several materials from the initial design and design recommendations
from several items installed in the building appear a comparison of cost values which will be explained in the
table below.

Table 4 Preliminary Design and Cost Saving Recommendation Design

No Material Cost
Interior Wall Cladding (Columns, Beams And Elevator Axles)
1 First Design Aluminum Composite Cover Columns, Beams And Lift 815.386.528
Recommendation Guards
Wall Painting/ Emultion Paint 33.486.305
Floor Coating
2 First Design Tile Carpet Installation Pekerjaan 1.660.787.300
Recommendation Ceramic Installation Work 737.031.243
Room Soundproofing Ceiling Cladding
3 First Design Heradesign Woodwoll Acoustic Ceiling + Frame And 697.683.324
Recommendation Grasswoll
Acoustic Ceiling Installation 60x120 Cm + Concealed Grid 83.887.055
Type
Room Soundproofing Frame
Wall Cladding
4 First Design Heradesign Woodwoll Acoustic Wall + Complete Frame 532.060.689
Recommendation With Grasswoll
Installation Of Ceiling-High Perforated Gypsum Walls 163.896.400
Complete With Grasswoll
Bathroom Granite Wall Work
5 First Design Installation Of Homogeneous Granite Tiles 60x60cm 873.632.371
Recommendation Ceramic Tile Installation Work Uk. 40x40 478.675.305
Granite Floor Work
6 First Design Installation Of Homogeneous Granite Tile Floor 60x60cm 4.136.101.739
Recommendation Ceramic Tile Installation Work Uk. 40x40 2.266.227.566
Pekerjaan Plafon Gypsum Tile
7 First Design Gypsum Tile Ceiling Installation 188.964.636
Recommendation Installation Of 9 Mm Thick Gypsum Ceiling And Frame 89.672.582
Floor Coating Is Not Waterproof
8 First Design Installation Of Multiguard Waterproofing 511.951.860
Recommendation Installation Of Waterproofing Coating Ex. Sika 55.177.034

4. Conclusions and Suggestions

4.1. Conclusion
Based on the results of the analysis of the application of the Value Engineering method in the
Construction of the Joint Lecture Building, it can be concluded that:
1. Some finishing work items that Value Engineering can do are
a. Aluminum Composite Cover Column, Beam and Finish Guard Lift Jobs
b. Multi-story classroom carpet tile floor work
c. Heradesign woodwoll acoustic ceiling work complete with grasswoll
d. Heradesign woodwoll acoustic wall work complete frame with grasswoll
e. Building exterior facade work
f. Granite wall work
g. Granite floor work
h. Gypsum tile ceiling work
i. Installer of waterproofing coating
2. The cost and value of the initial design of the architectural project for the construction of the Joint Lecture
Building with the planned materials is Rp. 9,416,568,447,-

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3. The cost and value of the recommended alternative designs for the architectural work of the Joint Lecture
Building is Rp. 3,908.053,489,-
4. While the cost savings by using multiple analysis methods is Rp. 5,508,514,957,- with a percentage of the
total physical construction cost of 3.5%

4.2. Suggestion
1. In planning a project, the owner needs to know the choice of materials and installed materials so that they
get high savings in budgeting.
2. In planning a building construction work, several comparisons of alternative designs are needed, both in
terms of alternative designs and materials so that the most economical planning is obtained.
3. For further research, creative ideas can be developed by engineering the value of the lower structure of the
building while still paying attention to its function

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Biography
Leli Puniyawanti, Born in Surabaya April 21, 1985. Students of the civil engineering faculty of Narotama
University Surabaya, with a school history from SDN Keputih 245 Surabaya then continued to SLTP Negeri 19
Surabaya and continued school at SMU Negeri 3 Surabaya and then continued to Diploma III majoring in Civil
Engineering Building ITS Surabaya. The author is currently working at Airlannga University Surabaya as a
planning staff at the Sub-directorate of Facilities and Infrastructure for the Management Office building.

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