ANALYST IS VALUE ENGINEERING ON THE CONSTRUCTION OF FLATS FOR EDUCATORS UGM SLEMAN

The construction of UGM Educator Flats in Sleman Regency has a total area of 7,035.5 m2 consisting of 6 floors in the form of rooms and management rooms for flats and 1 rooftop floor. The problem in implementing the construction of the UGM Educator Flats in Sleman Regency is that the available funds are limited, so value engineering needs to be carried out so that the construction can be completed as expected. Value Engineering aims to obtain the best value for a project or process by defining the functions required to achieve the value objectives and providing these functions at the lowest cost, consistent with the required quality and performance. The results of the study were (1) The work items for the UGM Sleman Educator House building that have the potential to be efficient are floor slab work t=12 cm, roof slab work t=15 cm, stair slab work t=15 cm and beam work. (2) The replacement design alternatives are: a. For beam work items, an alternative is to change formwork purchases to formwork leases, b. For floor slab work items, roof slab work items, stair slab work items, there are 2 alternatives chosen, namely replacing reinforcement with M10 wiremesh and changing formwork purchases to formwork rentals. (3) Cost savings achieved after Value Engineering was carried out by 11.47%, with details of work items as follows: a. Beam work, savings of 3.66%, b. Floor slab work t = 12 cm, savings of 5.55%, c. Roof slab work, t=15 cm, savings of 1.00 %, d. Ladder slab work, t=15 cm, savings of 1.26%. Compared to the Initial Design Budget Plan (RAB) of the project as a whole, the Alternative Design Budget Plan can save costs of 2.843%.


INTRODUCTION
Value Engineering is a creative and planned approach with the aim of identifying and streamlining unnecessary costs.Value Engineering is used to find an alternative that aims to produce costs that are better or lower than the pre-planned price with functional and quality constraints of work.
The construction of the UGM Educator Flats in Sleman Regency has a total area of 7,035.5 m 2 consisting of 6 floors in the form of room rooms and management rooms for flats and 1 rooftop floor.The construction of this flat includes foundation work, 1st to 6th floor structures, roof floor structures, light steel frames, stucco walls, ceilings, roof tops, frame work, window doors and their accessories, standard Mechanical and Electrical work, non-standard Mechanical and Electrical Work.This research aims to make the use of resources more efficient so as to produce a final cost that is not too high but does not reduce the function of the Flats research entitled Value Engineering Analysis on the Construction of UGM Sleman Educator Flats.The construction of the UGM Educator Flats consists of 6 floors located in Sleman Regency 348 http://devotion.greenvest.co.id|KharismaIndah Purwanty, Wateno Oetomo, Laksono Djoko Nugroho which is the area of Gajah Mada University, where the function of the building itself is as a residence or residence for UGM educators.
Based on the background that has been described, the problem can be formulated as follows: 1.What are the components of standard architectural work and standard structures of the UGM Sleman Educator Flats building that have the potential to be efficient using the Value Engineering method? 2. What are the alternatives to the initial design work components in Value Engineering analysis?3. How much cost saving is obtained from the application of Value Engineering?
Based on the formulation of the problem above, the research guidelines are as follows: 1.To analyze the building components of the UGM Sleman Educators' House which have the potential to be efficient using the Value Engineering method.

To analyze alternative components of initial design work in Value Engineering
analysis.3. To analyze the cost savings achieved before and after Value Engineering.This research is expected to provide benefits, especially for 1.For Academia Theoretically, academics can be used as a reference regarding Value Engineering of Components of Flats 2. For Practitioners Can be used as information about value engineering for the components of flat buildings that can be applied directly to future projects 3.For construction service providers Provide information or recommendations on alternatives that can streamline the cost of work on the project.

For the Government
Provide an alternative or ideas that can streamline the budget expenditure of flats.

RESEARCH METHOD
In the information will identify and determine the activities to be engineered the value of diman will first be grouped types of work based on their respective components of work and later a percentage value of the cost of each component of the work will be obtained.The steps at this information stage are to determine the cost model, breakdown, after that make a pareto chart chart and perform function analysis.The work item to be analyzed by value engineering is the structure work item.

1) Breakdown
The analysis is carried out by identifying the work to be done by value engineering in the details of the cost of work on the construction of the UGM Sleman Educator Flats.To see the potential of a work item to be performed by Value Engineering, the cost of that work item is compared to the total cost of the entire project.

2) CostModel
Costmodel is done by creating a job chart grouped according to the elements of each job.The chart also includes a budget plan for the cost of each work item.This cost model is created to determine which jobs will be done value engineering by looking at the flow of the job chart.We can see the difference in the cost of each element of work that we use as a guide in value engineering analysis.

3) Pareto Chart Analysis
Pareto analysis is carried out to determine the highest costs on projects that have the potential to be carried out value engineering analysis.Pareto's Law applies: that is, 80 % of the total cost is contained by 20 % of its components.
Vilfredo Pareto  in (Gomes, 2016) in Pareto's distribution law states that 20% of the share of an item has a weight of 80% of the cost.

Figure 1 Pareto Distribution Law Graph Source: Koh, 2017
To find out the building components of the UGM Sleman Educators' House that have the potential to be saved, a cost analysis is carried out by applying pareto analysis.The analysis is applied to the work of the superstructure in particular to the work of the roof, floor slab and working walls.The calculation steps are as follows: 1. Sort the total component costs from largest to smallest 2. Cumulatively sum up the total component costs 3. Calculate the percentage of the components of the work and add up cumulatively.Function analysis analyzes the main function and supporting function of each work item so that it can find out the comparison between the cost and the function produced to produce the function.In this study, work items with the highest cost / worth value will be taken.The higher the cost / worth value, the higher the possibility of savings that can be made.

B. Creative Stage
The creative stage is a stage where creative thinking is to come up with alternatives that will be used in conducting value engineering analysis on the construction components, namely structural and architectural components.

C. Analysis Stage
In this stage, an analysis of ideas or alternative inputs is held.Bad ideas are eliminated.Alternatives or ideas that arise are formulated and considered their advantages and disadvantages which are viewed from various angles.

RESULT AND DISCUSSION Value Engineering
The work plan (Job Plan) in value engineering for this research is divided into several work items, namely: A. Information Stage The data that was successfully collected was data from the work of the Construction of UGM Sleman Educators ' Flats with job owners from the Java III Housing Provision Implementation Center-Satker for Housing Provision in D.I. Yogyakarta Province.which is done by PT.Abadi Prima Inti Karya.The construction of the UGM Sleman Educator Flats has a building area of 7,035.5 m 2 and consists of 6 floors with a borepiled foundation depth of 12 m and uses a conventional structure.
The data that has been obtained are:

Source : Analysis Results
Table 3 shows the results of the cost consumption in each component of the work.From the results of the identification, it can be seen that the components of standard architectural work have the highest percentage of costs of Rp. 16,234,254,308.30or equal to 29.49% of the total total value, then continued with standard structural work of Rp. 13,640,206,569.90or equal to 24.78%, of the total total value.So that at this stage it can be identified which components of the works are selected for value engineering.
Furthermore, the work items contained in the standard structure work component, are selected to be broken down or sorted from the one with the highest percentage of cost to the percentage of the lowest costh.

b. Diagram Pareto
Based on the breakdown, an analysis was carried out to determine the limits of highcost work items using the legal basis of pareto distribution to determine 80% of the total cost derived from 20% of high-cost work items.Pareto distribution graphs are created by determining the cumulative amount of costs and the amount of work in percentage form which is then plotted in a graph consisting of an x-axis for the cumulative percentage of work and a y-axis for a cumulative percentage of costs.

Figure 3 Pareto Analysis Chart Structural Work
Source : Research Results Based on the calculation results of pareto analysis, 6 work items were obtained that had a high cost value.These work items include: 1. beam work with a percentage of costs of 35.42%, 2. column work with a percentage of costs of 28.57%, 3. floor slab work (t=12 cm) with a percentage of 23.55%, 4. roofing plate work (t=15 cm) with a percentage of 4.84%, 5. ladder plate work (t=15) with a percentage of 2.92%, 6. ground floor slab work (t=10 cm) with a percentage of 2.71% From the results of the description above, the author is quite concentrated on the 6 jobs with the highest percentage.From the results of collecting information data, then analyzing the functions of each work item included in the pareto calculation results c. Function Analysis Function analysis analyzes the main function and supporting function of each work item so that it can find out the comparison between the cost and the function produced to produce the function.In this study, work items with the highest cost / worth value will be taken.The higher the cost / worth value, the higher the possibility of savings that can be made.After function analysis, the work items with the highest cost / worth values are floor plate work items t=12 cm, roof plate work t=15 cm, ladder plate work t=15 cm and beam work.It is these four work items that proceed to the next stage to find alternatives to their replacements and the amount of savings that can be obtained.

B. Creative Stage
At this creative stage, it comes up with alternative ideas for high-cost work items that will then be selected to determine the best alternative replacement at the analysis stage.Some alternative designs that the author gets:

C. Stage
In the calculation of unit price analysis, the coefficient value figure used refers to the annex to the Pupr Regulation No. 1 / PRT / M / 2022 and for the unit price, the rental price of the formwork follows the unit price of the Sleman Regency area.a. Alternative Design Analysis 1 For roof floor plate work items, there are 2 alternative replacements chosen, namely replacing reinforcement fixing with M10 wiremesh and converting the purchase of formwork into formwork rental; For stair plate work items, there are 2 alternative substitutes chosen, namely replacing reinforcement fixing with M10 wiremesh and converting formwork purchases into formwork rentals; The amount of savings obtained from the analysis carried out, amounted to 2.843% for alternative design 2.
5. Sum up the percentage of total component costs cumulatively.6. Cumulative plot of percentage of job components (X-axis) with Cumulative percentage of total component costs (Y-axis) A. Function Analysis Stage

Table 3 Cost Model Table
The steps at this information stage are to determine the cost model, breakdown, after that create a pareto chart and perform function analysis.The work item to be analyzed by value engineering is the structure work item.a.Cost Model -BreakdownCost model-Breakdown is created by classifying similar work items and then sorting them from highest cost to lowest cost.Such as immersing plate concrete work, slab fixing and slab formwork into the plate work.This is important to do to facilitate research