Development of Preventive Maintenance Guidelines for Architectural Components on Government Building Based on Work Breakdown Structure

To reduce the occurrence of damage to government buildings, the efforts for preventive maintenance work must be made. In a building's preventive maintenance work process, the scope of work can be arranged using Work Breakdown Structure (WBS), so that it becomes structured and activity-oriented. However, in the application of government buildings, there are no guidelines for preventive maintenance work that is standardized by WBS. Therefore, developing guidelines for preventive maintenance work is important to improve maintenance and upkeep on a work package. The purpose of this research is to develop the guidelines for preventive maintenance work based on Work Breakdown Structure (WBS) on the architectural components of government buildings. The research methodology comprises several steps, named the literature study, analysis of archives with data and information from previously related research and projects, case studies, as well as through the validation of experts. The results of this study are WBS-based preventive maintenance work guidelines for architectural components of government buildings that can improve the quality of buildings and the effectiveness and efficiency of building maintenance and upkeep.


Introduction
According to Indonesian Law No. 28/2002 concerning Buildings, a building is a physical form of the result of construction work which is integrated with its footgold, partly or wholly above and/or in land and/or water, whichgives the function as a place for humans to carry out their activities, whether it is for residential, religious, business, social, cultural, as well as special activities.
Referring to Regulation of the Ministry of Public Works No. 45/PRT/ M/2007, one of the type is state buildings that is used for official purposes and constitute as a state property. Facilities and infrastructure contained in the building in the form of important components are interrelated with one another in order to achieve the function of the building to provide comfort and safety for its users (Assafat & Prasetyo, 2011).
Basically, the buildings that are used for a long time will suffer damage to various aspects, one of which is the architectural component of the building, this condition will result in a decline in quality and ultimately can cause the building to collapse (Sing, Chan, & Leung, 2015). Referring to Regulation of the Ministry of Public Works No. 24/PRT/M/2008, government buildings are buildings that function as centers of government activity and buildings for official purposes owned by government and managed funds come from the state budget and other legal benefits, aimed at achieving national welfare. Therefore, government buildings are suitable to represent their goals maintenance management. The multitude of damage experienced is caused by the lack of maintenances on government buildings (Suffian, 2011). Lack of attention to the maintenance and upkeep of architectural components can reduce the level of satisfaction of building occupants (Au-Yong, Ali, & Ahmad, 2014). Building maintenance aims to minimize the cost of repairs, minimize the cost of energy use, increase user satisfaction, increase the efficiency of activities, and minimize potential safety problems.
In building maintenance and upkeep, there are four commonly used strategies, named corrective, condition-based, prediction, and preventive strategy (Kim, 2018). Preventive maintenance work can include tasks or actions taken to prevent the need for repairs (Ebelling, 1997). Preventive maintenance is an upkeep activity carried out on a scheduled basis, usually done periodically (Assauri, 2008). Preventive maintenance involves upkeep work such as periodic inspections (weekly, monthly, biennially), monitoring, cleaning, maintenance, lubrication, adjustment, alignment, repair and replacement of building components and systems before a system failure or damage occurs (Moghaddam & Usher, 2010). Furthermore, preventive maintenance is based on characteristics of component reliability and aims to reduce the possibility of failure of a component in buildings (Fouladgar, Yazdani-Chamzini, & Lashgari, 2012). To prevent the failures, preventive maintenance can indicate the right time to carry out maintenance or upkeep work that needs to be done (Yang, 2004).
In the process of preventive maintenance work of a building, the scope of work can be arranged using the Work Breakdown Structure (WBS). WBS is a process of breaking down from project work into smaller and more manageable components (PMBOK, 2017). WBS is a structured grouping and oriented on the activities and work contained in the project that defines the overall scope of the project (Hans, 2013). WBS is a tool for project management because it provides a basis for planning, scheduling, controlling, assignment of responsibilities and information management thus WBS can be used in any way including care and maintenance (Ibrahim, 2009) (Park & Cai, 2017). Accordingly, WBS plays an important role in sharing information about buildings and can help in developing preventive maintenance guidelines. Therefore, it is necessary to develop the guidelines for WBS-based preventive maintenance work for architectural work in government buildings.

Research Objective
The objectives of this research are: 1. To identify the architectural component work packages in government buildings that are required for preventive maintenance work. 2. To identify the current procedures and guidelines used in the preventive maintenance work of architectural components in government buildings. 3. To create the preventive maintenance work guidelines on architectural components in government buildings based on WBS.

Work Breakdown Structure (WBS)
Work breakdown structure (WBS) forms the basis of most projects. WBS is an activity that describes the components of the entire scope of works in a project. WBS is a hierarchical decomposition of work oriented to the total deliverables to be carried out by the project team in order to achieve the project objectives and produce the required deliverables (PMBOK, 2017). WBS is a breakdown of deliverables and project work into smaller components that can be better managed the project work (Farizi & LatieF, 2018). WBS is a dynamic document used to manage the scope of work as a whole. WBS has several levels consisting of two main levels, named the primary level (from the name of the project to the work package) and the complementary level (activities and resources) (Rianty, Latief, & Riantini, 2018). Specifically, in the case of building maintenance and upkeep, WBS structures were introduced by the developmentof guidelines for building maintenance based on WBS increase building performance (Aryaningrum, Latief, & Riantini, 2018). The structure of WBS is further defined in Table 1 below.

Preventive Maintenance
Obviously, the objective of building management is to maintain the value of the building and is responsible for maintenance functions of building as it is designed purpose (A. Crespo Marquez, Gomez Fernandez, Parra Marquez, & Gonzalez, 2009) (Lam, 2010). The building maintenance is an effort to avoid the damage of building components due to obsolescence of buildings before the age is over ( Preventive maintenance is maintenance/upkeep activity that is carried out on a scheduled basis, generally on a periodic basis, in which a set of maintenance tasks such as inspection and repair, replacement, cleaning, lubrication, adjustment, and equalization (Ebelling, 1997) (Assauri, 2008) (Moghaddam & Usher, 2010). Preventive maintenance is usually performed periodically on the critical components/elements to keep the components/elements performance function as it is designed (Basri, 2017). Preventive maintenance is an effective approach to improve the reliability and quality of a system and its components in a building. To prevent failure, preventive maintenance can indicate the right time to carry out maintenance/upkeep work that needs to be done (Yang, 2004).

Guideline for Preventive Maintenance Work in Buildings
According to Regulation of the Ministry of Public Works No. 29/PRT/M/2006, the guideline is intended as a reference in meeting the technical requirements of buildings. Guidelines for maintenance and upkeep of buildings that are used as a reference in the framework of activities regulating and controlling the organization of buildings are needed for the process of building utilization. Referring to Regulation of the Ministry of Public Works No. 24/PRT/M/2008, this guideline aims to realize the use of buildings that meet the safety, health, comfort and convenience requirements as well as efficiency, harmony and in tune with the environment.

Research Metodology
The research methodology comprises several steps, named the study of literature, analysis of archives with data and information from previously research related and projects, case studies, and through the validation of experts to answer all research objectives, as follows: (1) identifying the architectural component work packages of government buildings that require preventive maintenance work on data collected from literature analysis, analysis of previous project archives, and asking experts to validate them; (2) furthermore, identifying preventive maintenance measures and schedules for periodic inspection of architectural components of government buildings, data collected from literature analysis, analysis of previous project archives, and ask experts to validate; (3) next, creating a WBS-based preventive maintenance guideline for architectural components of government buildings by requesting final validation by experts regarding the guidelines made. The explanations related to the flow of this research more clearly can be seen in Figure 1 below.
In this research, a case study is conducted on one of the government buildings in Indonesia and refers to Regulation

Result and Discussion
Based on conducted research, the following results are obtained.
1. WBS standard of preventive maintenance work of architectural components in government buildings In the preventive maintenance work of architectural components in government buildings that are based on WBS, named the primary level (from the name of the project to the work package) ( Some of the results from the WBS decomposition of standard preventive maintenance work at the primary level are presented in  In addition to the primary level WBS, there is a complementary level WBS in the preventive maintenance work of architectural components in government buildings, named alternative designs or methods, activities and resources. Alternative design or method is the construction implementation method which is basically a combination of work procedures and implementation techniques, which are the core of all activities in the construction management system (Jawat, 2015). In this study, there are 75 alternative designs. Table 2 provides an illustration of a number of preventive maintenance work packages for architectural components of government buildings with each alternative design or method validated by the expert.  After determining the design alternatives in the preventive maintenance work on architectural components of government buildings, each alternative design has their own work activities. Work activity is a WBS process using decomposition taken from a work package that identifies activities needed to complete a project (PMBOK, 2017). Work activities have the purpose of identifying specific tasks that need to be done for completing the project in accordance with the target. The main input is the basic scope consisting of agreed project scope statements, WBS, and WBS dictionary. The work activities in the preventive maintenance work on architectural components of government buildings are inspection, maintenance, and upkeep. According to Regulation of the Ministry of Public Works No. 16/PRT/M/2010, the inspection is an activity taken on all architectural components which are carried out within a certain period of time in order to state the appropriateness of the building's functions. Maintenance is a step taken for prevention that is carried out periodically. Upkeep is a follow-up step of maintenance activities to maintain the condition of the building to be function-worthy. These work activities will be used in the preventive maintenance work actions. The Table 3 is a WBS model of preventive maintenance work on architectural components in government buildings.

Procedures for preventive maintenance work on Architectural Components of Government buildings
Based on the standard WBS, the preventive maintenance measures are reviewed from each work activity on a work package or an alternative design from the architecture component of a government building. In the parking and pedestrian facilities work, the preventive measures are checking the surface of the road around the facility every month, carrying out cleaning of dirt, grass, dead bushes every 3 months, and painting the facilities annually. In floor work, the preventive maintenance measures taken are checking the condition of the floor every month, cleaningand vacuuming the floor every day. In wall work, the preventive maintenance measures are carried out by inspecting the walls for cracks and deformations every 3 months and cleaning the walls from dirt every week. In ceiling work, the preventive maintenance measures are carried out by checking the ceiling protectors, cleaning the dust and dirt every month, and repainting the ceiling every 6 months. In door and window work, the preventive maintenance measures taken are checking the operation and locking for 3 months, lubricating the hinges, opening the door and keyhole every 3 months. In roof work, the preventive maintenance measures taken are checking the roof for cracks and damage every 3 months, cleaning the surface of the roof from dirt that is stuck every 3 months, and giving a leak-proof coating every 6 months. In railing work, the preventive maintenance measures are carried out by cleaning and wiping the railing against the dirt and stains every week, and replacing damaged layers with new ones each year. In canopy work, the preventive maintenance measures are carried out by tightening the bolts in the canopy every 6 months, painting the canopy annually, and replacing or repairing sealants that are contained in the canopy every year. The following of Table  4 is the illustration of the preventive maintenance procedure.

WBS-Based Preventive Maintenance Guidelines for Architectural Components in Government Buildings
After defining the WBS, the alternative designs, the preventive maintenance measures for each work package activity and design, these alternative guidelines are built. The important work, the preventive maintenance, and the periodic inspection schedules are stated in this guide, as described in Figure 3.

Conclusions
In answering the objectives of this study, the following conclusions can be drawn: a. WBS level 4 Work Package: At WBS level 4, there are 41 work packages and 75 alternative designs that are used in preventive maintenance work on architectural components of government buildings. b. There are several preventive maintenance measures for each work activity in the form of inspection and maintenance on the work package, along with a regular inspection schedule for each action. c. The result of this study is an implementation guidance document containing the identification of WBS from level 1 to level 4 including the alternative designs, work activities, preventive maintenance measures and periodic inspection schedules.