EVALUASI OPERASIONAL DAN PEMELIHARAAN FASILITAS RUSUNAWA DI KOTA SEMARANG

Faisal Putra Arditama, Ir. Agam Marsoyo, M.Sc., Ph.D.

2026 | Skripsi | PERENCANAAN WILAYAH DAN KOTA

Rusunawa merupakan salah satu bentuk penyediaan hunian bagi masyarakat berpenghasilan rendah yang tidak hanya bergantung pada ketersediaan bangunan, tetapi juga pada kualitas operasional dan pemeliharaan fasilitas yang mendukung aktivitas penghuni sehari-hari. Fasilitas yang tidak berfungsi dengan baik atau tidak dipelihara secara memadai berpotensi menurunkan kualitas hunian, kenyamanan, serta keberlanjutan bangunan dalam jangka panjang. Meskipun demikian, kajian mengenai rusunawa di Indonesia masih lebih banyak berfokus pada aspek sosial dan kepuasan penghuni, sementara evaluasi terhadap operasional dan pemeliharaan fasilitas secara komprehensif masih relatif terbatas. Oleh karena itu, penelitian ini bertujuan mengevaluasi kondisi operasional dan pemeliharaan fasilitas pada lima rusunawa di Kota Semarang, yaitu Rusunawa Karangroto, Kaligawe, Bandarharjo, Plamongan Sari, dan Pekunden.

Dalam penelitian ini, metode yang digunakan adalah evaluatif dengan pendekatan deduktif dan metode campuran kuantitatif-kualitatif. Evaluasi dilakukan berdasarkan rubrik indikator yang diturunkan dari kerangka Building Performance Evaluation (Preiser et al., 2018), Facility Management (Barrett & Baldry, 1998), dan Building Maintenance (Seeley, 1987), serta regulasi dan Standar Nasional Indonesia yang berlaku. Data dikumpulkan melalui observasi lapangan, kuesioner kepada 58 penghuni rusunawa yang dipilih menggunakan teknik proportional stratified sampling, serta wawancara dengan pengelola rusunawa. Analisis dilakukan menggunakan statistik deskriptif terhadap 16 subvariabel operasional dan 15 subvariabel pemeliharaan yang mencakup aspek air bersih, persampahan, toilet dan sanitasi, drainase, kelistrikan, pencahayaan, keamanan, dan sirkulasi.

Hasil penelitian menunjukkan bahwa kondisi operasional fasilitas rusunawa secara umum berada pada kategori positif dengan capaian 55% kategori "sangat baik", 24% "baik", 12% "cukup baik", 1% "kurang", dan 8% "sangat kurang". Capaian operasional terbaik ditemukan pada subvariabel tingkat bau air dan kondisi tangga yang memperoleh 100% kategori "sangat baik", sedangkan capaian terendah terdapat pada kondisi shaft sampah dengan 80% kategori "sangat kurang". Sementara itu, kondisi pemeliharaan menunjukkan hasil yang lebih rendah dengan capaian 41% kategori "sangat baik", 21% "baik", 10% "cukup baik", 1% "kurang", dan 27% "sangat kurang". Capaian pemeliharaan terbaik ditemukan pada kapasitas TPS dan saluran drainase yang memperoleh 100% kategori "sangat baik", sedangkan capaian terendah terdapat pada pemeliharaan shaft sampah dengan 100% kategori "sangat kurang" dan frekuensi gangguan listrik dengan 80% kategori "sangat kurang". Temuan utama penelitian menunjukkan adanya kesenjangan antara kondisi operasional fasilitas yang relatif baik dengan praktik pemeliharaan yang masih cenderung bersifat reaktif dan belum sepenuhnya menerapkan prinsip preventive maintenance, sehingga berpotensi mengancam keberlanjutan fungsi operasional fasilitas dalam jangka panjang apabila tidak segera ditindaklanjuti.

Rental Walk-Up Flat (rusunawa) is one form of housing provision for low-income communities whose quality depends not only on the availability of buildings but also on the operational and maintenance performance of supporting facilities. Facilities that do not function properly or are inadequately maintained may reduce housing quality, residential comfort, and building sustainability in the long term. However, studies on rental walk-up flats in Indonesia have predominantly focused on social aspects and resident satisfaction, while comprehensive evaluations of facility operations and maintenance remain limited. Therefore, this study aims to evaluate the operational and maintenance conditions of facilities in five rental walk-up flats in Semarang City, namely Karangroto, Kaligawe, Bandarharjo, Plamongan Sari, and Pekunden.

This study employed an evaluative method with a deductive approach and a mixed-method design. The evaluation was conducted using indicator rubrics derived from the Building Performance Evaluation framework (Preiser et al., 2018), Facility Management theory (Barrett & Baldry, 1998), Building Maintenance theory (Seeley, 1987), as well as relevant national regulations and Indonesian National Standards (SNI). Data were collected through field observations, questionnaires administered to 58 residents selected using proportional stratified sampling, and interviews with rental walk-up flat managers. The data were analyzed using descriptive statistics on 16 operational subvariables and 15 maintenance subvariables covering water supply, solid waste management, sanitation facilities, drainage, electricity, lighting, security, and circulation.

The results showed that the overall operational condition of rental walk-up flat facilities was relatively positive, with 55?tegorized as "very good", 24% as "good", 12% as "fair", 1% as "poor", and 8% as "very poor". The highest operational performance was found in water odor quality and stair conditions, both achieving 100% in the "very good" category, while the most critical condition was identified in waste shaft functionality, with 80?tegorized as "very poor". In contrast, maintenance performance showed weaker results, with 41?tegorized as "very good", 21% as "good", 10% as "fair", 1% as "poor", and 27% as "very poor". The best maintenance performance was found in temporary waste storage capacity and drainage channels, both achieving 100% in the "very good" category. Meanwhile, the lowest performance was observed in waste shaft maintenance, which reached 100% in the "very poor" category, and electrical disturbance management, with 80?tegorized as "very poor". The main finding of this study indicates a gap between the relatively good operational condition of the facilities and maintenance practices that remain reactive and have not fully implemented the principle of preventive maintenance, thereby posing a risk to the long-term sustainability of the rental walk-up flat facilities' operational function if not promptly addressed.

Kata Kunci : Rusunawa, evaluasi fasilitas, operasional, pemeliharaan, Building Performance Evaluation, Kota Semarang