Construction project efficiency is the key to success amid budget pressures and cost inflation. Value Engineering (VE) is a systematic solution to balance cost, reliability, and project performance. Pareto analysis identified four main works for optimization: walls, frames, floors, and ceilings with cost/worth ratio >1. Alternative solutions included AAC/HEBEL walls, PVC sills, unpolished homogenius tile, and PVC ceiling. The implementation of Value Engineering resulted in significant savings in walls (38.63%), frames (24.21%), ceilings (46.62%), and floors (39.74%). The total savings reached Rp1.481.761.485,10 (38.52% of the initial cost), with Life Cycle Cost as the main consideration.
In the construction industry, project efficiency is one of the key factors that determine the success of a project. Especially in the midst of budget pressures and increasing costs. Construction projects face various challenges that can affect the sustainability and success of the project.
Building construction projects are often faced with challenges such as budget constraints, material upgrades, resource wastage, increased purchasing power, weather uncertainty, material delivery delays, price fluctuations, as well as difficulties in coordination between various related parties, including suppliers, contractors, and subcontractors. Such factors show that efficiency is not just about cost savings but also about smart management of resources to achieve optimal results in construction projects.
Solutions to construction work require quality control, cost
savings and control of implementation time. So it is necessary to
have good planning before construction work is carried out. A
construction project development cost control is very important in
managing costs on construction projects (Khanifah et al. 2023).
Value
the best functional balance between cost, reliability and performance in the project (Issue et al. 2025).
The purpose of this research is to find out which work can be done efficiently using the VE method to choose the best alternative, and to compare project costs before and after VE analysis. The selection of work items for VE analysis used Pareto law analysis (Khanifah et al. 2023).
With a systematic and data-based approach, it is hoped that this research can make a real contribution to practitioners in the construction industry, as well as support the development of better policies in resource management to achieve optimal results in construction projects.
Construction projects are defined as activities that include a series of stages ranging from planning, procurement of materials, to the physical construction of infrastructure such as buildings, highways, bridges, and other public facilities. This project involves coordination and management of technical and administrative elements to ensure smooth implementation, with the aim of achieving optimal efficiency, minimizing waste, and completing the project in accordance with the specified budget and time (Wismantoro 2022).
The objectives of a construction project typically encompass several elements, including completing the project on schedule, within budget limits, and meeting predetermined quality criteria. Project goals also relate to the ultimate benefits of the project, such as the completion of a building, bridge, or other facility that can be utilized in accordance with its designated role (Wismantoro 2022).
A building is a construction that has a fixed structure and consists of walls, floors, and roofs, designed to be used as a location to live, work, move, or store goods. Buildings are generally larger and more complicated than simple structures such as small houses. The construction of a building or a building construction project is a multidisciplinary activity, where the interaction between various elements will greatly affect the final result.
Building construction consists of several types of work such as
structural work, architecture, and mechanical electrical and
plumbing
Value Engineering is a management technique that utilizes value analysis related to function. The goal is to use the lowest possible cost to achieve the required function, but stay within the existing functional constraints so that the condition of the product is guaranteed. Value engineering is a creative and systematic approach with the aim of reducing or eliminating unnecessary costs and also as a management method in a way to achieve an optimal functional balance between cost, reliability, and appearance of a product (Yaqin and Priasworo 2023).
Value engineering is a planned approach that aims to analyze the function of a part or system to achieve the desired performance at the lowest possible cost. This process is supported by technological advances, including the emergence of various types of materials for building finishes. Therefore, the selection of the right material is very important to support the basic function of each building component (KHAMIM, Utoyo, and Zenurianto 2022).
Figure 1. Framework of Thought
Figure 2. Research Flowchart
This research uses quantitative methods to analyze the effect of cost efficiency on the Kuningan Regency X Building construction project. This research was conducted in Kuningan Regency, West Java Province using secondary data in the form of official archives about the project, project general data, plan drawings, unit prices of work, RAB, and other documents. The data was sourced from the contractor implementing the project. This research uses the value engineering work method to determine the cost efficiency that can be implemented in construction projects.
To analyze cost efficiency using the Value Engineering method using several stages, namely the information stage, creative stage, analysis stage, development stage and recommendation stage.
Table 1. Recapitulation of High Cost Work Items
| NO | ITEM | COST (Rp) | COST % |
|---|---|---|---|
| B | C | D | |
| 1 | Structure Work | Rp 9,524,539,501.98 | 32,36% |
| 2 | Architectural Work | Rp 7,392,633,422.10 | 25,12% |
| 3 | Mechanical Work | Rp 4,637,564,171.40 | 15,76% |
| 4 | Land maturation and Fencing | Rp 2,070,760,872.96 | 7,04% |
| 5 | Roof Work | Rp 1,186,160,430.00 | 4,03% |
| 6 | Facade | Rp 1,074,840,306.00 | 3,65% |
| 7 | Infrastructure Works And Landscape | Rp 953,880,942.00 | 3,24% |
| 8 | Generator Room Work | Rp 795,015,136.83 | 2,70% |
| 9 | Sticky Interior | Rp 391,854,697.50 | 1,33% |
| 10 | Preparatory Work | Rp 367,592,506.20 | 1,25% |
| 11 | Smk3 Construction | Rp 335,828,280.00 | 1,14% |
| 12 | Septic Tank Area Work | Rp 291,081,194.00 | 0,99% |
| 13 | Ground Water Tank and Pump Area Work Room | Rp 269,729,700.30 | 0,92% |
| 14 | Guard Post Work | Rp 99,411,402.42 | 0,34% |
| 15 | Earthwork | Rp 42,123,034.80 | 0,14% |
| TOTAL | Rp 29,433,015,598.49 | 100,00% | |
From the summary of the total project cost above, it can be seen that architectural work has the second largest cost budget compared to other jobs.
Table 2. Job Design Recommendations
| No | Job | Recommended Job Design |
|---|---|---|
| 1 | Wall Work | A0= Initial Design: Local Red Brick, (camp) 1 : 5 (TS) |
| 2 | Frame Work Window | A0= Initial Design: 4" Aluminum Frame |
| 3 | Floor Work | Floor Work |
| 4 | Ceiling Work | Ceiling Work (Roof Covering) |
| A1 = Alternative 1: PVC Ceiling |
Based on Table 2, the creative stage recommends work designs that aim to minimize construction costs. These recommendations include selecting more economical materials, more efficient construction methods, and optimizing the use of resources, so as to reduce expenses without sacrificing the quality and function of the project being implemented.
Table 3. Analysis of Work Design Recommendations
| No | Work | Recommended Job Design | Weight Assessment |
|---|---|---|---|
| 1 | Wall Works | A0= Initial Design: Local Red Brick, (camp) 1 : 5 (TS) | |
| A1= Alternative 1: Lightweight Brick (AAC or Hebel) | 66 | ||
| A2= Alternative 2: Precast Concrete Panels | 58 | ||
| 2 | Frame Work Window | A0= Initial Design: 4" Aluminum Frame | |
| A1= Alternative 1: Aluminum 3" | 76 | ||
| A2= Alternative 2: UPVC Frame | 80 | ||
| A3= Alternative 3: Light Steel Frame | 54 | ||
| A4= Alternative 4: Wooden Frame | 50 | ||
| 3 | Floor Work | Floor Work | 56 |
| A0= Initial Design: Niro Granite Unpolish 80 x 80 | |||
| Unpolish 80x80 | |||
| A1= Alternative 1: Homogenous Tile Non-Polished | |||
| A2= Alternative 2: Andesite Stone (Honed/Burnt) | 52 | ||
| A3= Alternative 3: Ceramic Anti-Slip Patio | 54 | ||
| A4= Alternative 4: Acian Coating | 48 | ||
| Step Nosing Floor Work | 50 | ||
| A1= Alternative 1: Stainless steel nosing | |||
| A2= Alternative 2: Aluminum nosing | 48 | ||
| A3= Alternative 3: PVC nosing | 59 | ||
| A4= Alternative 4: Rubber nosing | 54 | ||
| Staircase Floor Work | 40 | ||
| A1= Alternative 1: Solid Wood Floor | |||
| A2= Alternative 2: Vinyl Flooring | 58 | ||
| A3= Alternative 3: SPC Flooring | 62 | ||
| A4= Alternative 4: Marble Flooring | 50 | ||
| Waterproofing Membrane Self Adhesive | 38 | ||
| A1= Alternative 1: Sika TopSeal-107 | |||
| A2= Alternative 2: PU Coating (Polyurethane) | 58 | ||
| A3= Alternative 3: Acrylic Waterproofing | 60 | ||
| A4= Alternative 4: Waterproofing Crystal | 50 | ||
| Floor Work Room Area | 56 | ||
| A1= Alternative 1: PVC flooring | |||
| A2= Alternative 2: Local Homogeneous Tile Grade A | 64 | ||
| A3= Alternative 3: Granite Tile 60x60 Local | 58 | ||
| A4= Alternative 4: Marble | 44 | ||
| 4 | Ceiling Work | Floor Plint Work | 58 |
| A1= Alternative 1: Ceramic Plint 10 x 80 | |||
| A2= Alternative 2: PVC plint | 68 | ||
| A3= Alternative 3: Wooden plint | 47 | ||
| A4= Alternative 4: Granite plint | 56 | ||
| Ceiling Work (Roof Covering) | 62 | ||
| A1= Alternative 1: PVC Ceiling | |||
| A2= Alternative 2: Woven Bamboo Ceiling | 38 | ||
| A3= Alternative 3: Fiber Cement Ceiling | 48 | ||
| A4= Alternative 4: GRC Ceiling | 54 | ||
| Ceiling Work (Top Installation Cover) | 62 | ||
| A1= Alternative 1: PVC Ceiling List | |||
| A2= Alternative 2: Wooden Ceiling List | 38 | ||
| A3= Alternative 3: Fiber Cement Ceiling List | 44 | ||
| A4= Alternative 4: GRC Ceiling List | 54 |
Based on the weight table in the advantages and disadvantages analysis rating scale, the results obtained can be seen in Table 3. This table presents comprehensive information regarding the weight given to each of the criteria analyzed. Each criterion is rated according to its importance in the context of the analysis being conducted, making it possible to get a clearer picture of the associated advantages and disadvantages. By using this rating scale, it is expected that more informed and measured decisions can be made in the ongoing evaluation process.
Table 4. Recapitulation of Job Design Recommendations
| No | Work | Recommended Work Design |
|---|---|---|
| 1 | Wall Work | Light brick wall (AAC or Hebel) with size 10 x 20 x 60 cm with adhesive MU-380 and mortar acian with finishing using wall paint |
| 2 | Frame Work | window sills made of PVC on window types J3, J4, J5, and J6. |
| 3 | Floor Work |
|
| 4 | Ceiling Work | PVC (Polyvinyl Chloride) Ceiling |
The alternative design for wall work is a lightweight brick wall (AAC or Hebel) measuring 10 x 20 x 60 cm with MU-380 adhesive. For window frames, the alternative is PVC frames in types J3, J4, J5, and J6. The terrace floor uses Homogenius Tile Unpolished, while the room floor uses Homogenius Tile Local Grade And the ceiling uses PVC (Polyvinyl Chloride) ceiling.
Durability
Lightweight Bricks (AAC/Hebel) is Earthquake-resistant, non-rotting, and water-resistant. However, they are susceptible to sharp impacts. For PVC Frames Resistant to termites and corrosion, do not require paint finishing. For PVC Ceilings Water and moisture resistant, mold-resistant, suitable for tropical areas. And for Homogeneous Tiles Scratch-resistant, load-bearing, suitable for high-traffic areas.
Ease of Installation
Materials such as lightweight bricks and PVC are lightweight, precise in size, and easy to install, thus speeding up work times and reducing labor costs.
Environmental Impact
For Lightweight bricks have a lower carbon footprint than red bricks because they do not undergo a clay-fired process. And for Modern PVC and tile materials are partly made from recycled materials, but attention must be paid to the production process and waste.
Field User Reviews
For Builders and contractors state that lightweight bricks are lighter and quicker to install, but require special skills when plastering. For PVC frames are quicker to install and cleaner, although they are limited to light-duty buildings. And for PVC ceilings are popular for quick projects because they are cost-effective and do not require painting.
Table 5. Price Comparison Before and After Value Engineering
| No | Work Item | Initial Design | Total Price of Initial Design | Value Engineering Design | Total Price After Value Engineering |
|---|---|---|---|---|---|
| 1 | Work Wall | Red Brick | Rp2,252,604,807.00 | Brick Wall Lightweight | Rp1,382,445,420.00 |
| 2 | Work Frame (J3, J4, J5, J6) | Frame Aluminum 4" | Rp190,143,000.00 | PVC Frame | Rp144,313,520.00 |
| 3 | Work Plafond | Ceiling & List Plafond Kalsi Board | Rp113,318,767.80 | Plafond & List PVC Plafond | Rp60,486,090.95 |
| 4 | Work Flooring | Niro Granite Unpolish 80 x 80 | Rp1,006,745,524.50 | Homogeneous Tile Non-Polished Flooring | Rp615,370,125.00 |
| Niro Granite | Rp133,534,110.00 | Hoemogenius Unpolished Tile (Terrace) | Rp375,177,000 | ||
| HT Floor UK 20 x 80 cutting size, Unpolish (Stairs) | Rp12,744,576.00 | SPC Floor | Rp11,040,000.00 | ||
| Membrane bitumen self adhesive | Rp27,052,032.00 | Waterproofing Acrylic | Rp36,320,000 | ||
| Floor Plint HT UK.10 x 80 | Rp92,418,378.00 | PVC Plint Floor | Rp64,459,200 | ||
| Step HT Nosing UK. 10x20 cm | Rp37,767,659.00 | Step Nosing PVC Nosing | Rp6,496,875 |
The alternative design for the wall work is a lightweight brick wall (AAC or Hebel) measuring 10 x 20 x 60 cm with MU-380 adhesive. For window frames, the alternative is PVC frames in types J3, J4, J5, and J6. The terrace floor uses Homogenius Tile Unpolished, while the room floor uses Homogenius Tile Local Grade and the ceiling uses PVC (Polyvinyl Chloride) ceiling. The savings from the alternative design reached Rp870,159,387.00 (38.63%) for walls, Rp46,029,480.00 (24.21%) for frames, Rp52,832,676.85 (46.62%) for ceilings, and Rp512,739,941.35 (39.74%) for floors. The total savings in this project are Rp1,481,761,485.10 or 38.52% of the total initial design.
Based on the results of the total project cost research analysis, it can be seen that architectural work has the second largest cost budget compared to other work. At the creative stage, design recommendations aim to streamline construction costs through economical material selection, efficient construction methods, and resource optimization. The alternative design for wall works uses lightweight brick walls (AAC or Hebel) measuring 10 x 20 x 60 cm with MU-380 adhesive, as well as PVC frames for types J3, J4, J5, and J6. The terrace floor uses Homogenius Tile Unpolished, while the room floor uses Homogenius Tile Local Grade, and the ceiling uses PVC. The savings from the alternative design reached Rp870,159,387.00 (38.63%) for walls, Rp46,029,480.00 (24.21%) for frames,
Rp52,832,676.85 (46.62%) for ceilings, and Rp512,739,941.35 (39.74%) for floors. The total savings in this project are Rp1,481,761,485.10 or 38.52% of the total initial design.
Based on the analysis using the Breakdown Cost Model (BCM) and Pareto diagram, four high-cost work items that require value engineering were identified, namely for wall work at 2.06; frame work at 1.157; floor work at 1.101 and ceiling work at 1.250. The alternative design for wall work is a lightweight brick wall (AAC or Hebel) measuring 10 x 20 x 60 cm with MU-380 adhesive. For window frames, the alternative is PVC frames in the type J3, J4, J5, and J6. The terrace floor uses Homogenius Tile Unpolished, while the room floor uses
Homogenius Tile Local Grade and the ceiling uses PVC (Polyvinyl Chloride) ceiling. The savings from the alternative design reached Rp870,159,387.00 (38.63%) for walls, Rp46,029,480.00 (24.21%) for frames, Rp52,832,676.85 (46.62%)
for ceilings, and Rp512,739,941.35 (39.74%) for floors. The total savings in this project are Rp1,481,761,485.10 or 38.52% of the total initial design. This approach shows significant potential efficiency in project cost management.
The implementation of value engineering in construction projects is increasingly relevant with the times and technology. With advances in design and analysis software, such as Building Information Modeling (BIM), it is possible to create more accurate simulations to evaluate various design and material alternatives. This technology enables the identification of potential cost savings and performance improvements more quickly and efficiently. In addition, the use of data analytics and artificial intelligence (AI) in the decision- making process helps project teams to optimize resources and minimize risks. Thus, value engineering focuses not only on reducing costs, but also on increasing the overall value of the project, making it more sustainable and adaptive to changing market needs.
We would like to express our deepest gratitude to all those who have contributed to this research. Thanks to our parents and supervisors who have provided valuable direction and guidance, as well as to colleagues who have provided support and input during the research process. In addition, we are grateful to the institutions and organizations that have provided the necessary resources and facilities. Hopefully this research can provide benefits and positive contributions to the development of science and society.