CHAPTER 1 INTRODUCTION. managing activities there. Notwithstanding, the demand for more apartment

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1 CHAPTER 1 INTRODUCTION 1.1 Background In current times, skyscrapers and buildings in big cities all over the world make vast impact in the business realm. Many corporations rent buildings and establish their managing activities there. Notwithstanding, the demand for more apartment buildings have also skyrocketed in this industry. Many workers who are single or even with families now reside in apartment buildings, for they are known for safety measures and have been accepted as a modern lifestyle people globally. However exciting the design and breadth these buildings have become, they all started from scratch: the blueprint on a piece of paper, put it into realization through construction. Many aspects are taken into account in the construction (preproduction), and maintenance process (post-production) of any building. Among these, utilities play the most vital role in the success and continuity of a building. Many building developers are now more aware of the importance of implementing the most efficient utilities for the building projects they are completing. Detailed specifications of each utility are necessary. In general, there are eighteen utilities that need to be considered before a building is built. These include parking, access to public transportation, and sanitation facilities.

2 2 Building developers need to set up and adhere to a benchmark standard for utilities to minimize occurrences of problems that may have appeared in their previous real estate developments. The standard is set by analyzing monthly data reports of utility failure in each building that a developer has established. A Pareto Diagram can be used to identify common problems associated with each utility. Then, vital criteria, are defined as independent variables for each utility. Finally, cross referencing the problems with these defined variables, analysis between the reliability of said utilities and their criteria will result in creating the benchmark. With regards to the APG conglomerate, problems are still encountered despite their wealth of experience in establishing their development portfolio. When Agung Podomoro has a new building project, the selection of the characters utilities are still made out of experience and instinct. The judgement of selection was handpicked solely only by looking the historical data of utilities troubles that have been happening for the past three months without the help of an expert on how to select the right characteristic or what has been happening in the outside world concerning the elevator. This research drills back the historical data of one of the utilities which is elevator, six months back and found many kind of troubles such as broken contactor that happened few times in the period of six months. The characteristics chosen will be analyzed on how they factor themselves toward the troubles.

3 3 1.2 Question This research is based on Agung Podomoro Group (APG), a building developer based in Central Park Residence, West Jakarta. AGP was chosen as a research subject due to their prominence in the industry as well as relevancy, with many ongoing and future projects on the table. The research seeks to answer these questions: 1. What are the main elevator troubles that need to examined and deliberated? 2. What is the relationship between operation, gear type, speed and capacity, and elevator trouble? 3. What is the best gear type used as a benchmark for APG? 4. What system does APG need to use to aid their executives set the benchmark? 1.3 Subject Scope APG has developed many buildings, including the residential ones, not to mention its utilities that are attached in each building. Due to the sheer number of constructed buildings in APG s portfolio, a few specifications were made to ensure that this research maintains its scope. 1. This research is confined to fifteen APG residential buildings (apartments) which are scattered all around Jakarta region. 2. This research is limited only on utilities that APG has installed in all its apartment buildings mentioned on point 1 above.

4 4 3. The principal utility discussed as the main topic of this research is the elevator. 4. This research focuses on the analysis and design part of information system. 5. Observations and interviews are solely based on the result of the interview with apartment managers, mechanical engineering managers and elevator experts. 6. This research is focused on the operation process rather than the initiation process. 7. A program supplementing this research will only be focused on the elevator utility. Other utilities will be referred to in the program but not integrated. 8. The SPSS program uses only one method of logistic regression. 9. The EIS system envisioned is solely analysis and design. The coding and implementation is yet to be done in this research. 10. The characteristics chosen for this research is according to the request of the APG executives which are, operation, gear type, speed and capacity

5 5 Goals and Benefits This research is aimed to/at reach/reaching the following goals and benefits: Goals 1. To identify the main elevator troubles that need to be put into examined and deliberated. 2. To find out the relationship between the elevator characteristic to the identified elevator problems. 3. To identify the best gear type to be used as benchmark. 4. To identify what kind of system is needed to aid APG s executives. Benefits 1. To assist APG undergo a much easier decision making process with regards to the elevator utility. 2. To support the APG IT system with the benchmarking program. 3. To broaden the researcher s overview concerning utility management for a real estate company. 4. To be used as a reference for further related researches.

6 6 1.4 Company Profile Company Background Prima Buana Internusa was established on February 2006, amidst a time of rapid growth in the property and real estate industry. As a member of the Agung Podomoro Group (APG) and the biggest property and real estate developer in Indonesia, Prima Buana Internusa serves as a property management company which is reliable, professional, and able to maintain the trustworthy image of this leading developer firm. Prima Buana Internusa is focused on the management of high quality commercial, residential, strata title, and superblock properties. Prima Buana Internusa currently has approximately 500 employees and manages eighteen buildings, accounting for a total of 1,721,587 m 2 in developed building area. Prima Buana Internusa has also successfully implemented ISO The author coordinated with personnel and collected resources from Prima Buana Internusa to accumulate data for this research.

7 Company Organizational Structure See Appendix Job Description 1. Apartment Manager: a. Plan, do, and solve accordingly all property unit s problems related to building facilities, maintenance, housekeeping, safety and security, customer services, human resource, finance, and sales. b. Ensure quality of service towards tenant by monitoring and evaluation of team performance. c. Coordination with third parties, other companies, organizations, and/or other business associates. 2. Safety Officer a. Aid Apartment Manager in planning, coordinating and finishing safety decisions. b. Supervise employees alongside Apartment Manager c. Routinely perform evaluation and safety analysis over employees 3. Secretary a. Aid Apartment Manager in handling administration issues. b. Sort event schedule for Apartment Manager. c. Process and control employee s administration.

8 8 4. Chief Finance a. Responsible over yearly budget unit. b. Responsible over finance documents, bank accounts, cash and journal. 5. Chief Purchasing and General Affair a. Plan, coordinate and solve all P&GA problems, including human resource, procurement, parking, and community. b. Handle employee s administration. c. Supervise parking and any other outsource. 6. Chief Customer Service a. Responsible for planning and supervising CS team, and coordination with solving all unit property problems. b. Hand over unit. c. Responsible towards quality of service. 7. Chief Security a. Plan and coordinate all safety and security solutions. b. Supervise outsourcing of security and other measures. c. Routinely deploy evaluation, and one on one analysis.

9 9 8. Chief Engineering a. Plan, coordinate and define all problems and solutions for all utilities. b. Responsible for the quality service provided Company Vision and Mission Vision: To be a reliable property management company and a benchmark reference for all the services offered. Mission: To provide the best services in property management for our clients, allowing them to maximize the potential of their property investment and grow their portfolio to the optimum level Manpower Agung Pomodoro Group employs more than 500 full time workers. Working days for the employees are from Monday to Saturday, broken down into the following schedule: a) Monday to Friday from am pm b) Saturday from am pm c) Lunch break from am pm

10 Problems & Solution Problems After gathering information needed for this research and analyzed properly, several problems come to the surface, which are: a. The inability of the executive to rely the decision making progress on computer b. Redundancy data c. Information is hard to get Solution This research offers few solutions to counteract the problems surfaced, such as a. Setting up SPSS software that can be applicable in helping of decision making b. Building an EIS to get a better view on the data and easier to manage without any redundancy data.