Analisis Strategi Mitigasi Risiko pada Pekerjaan Konstruksi Perbaikan Bangunan dengan Pendekatan House of Risk

Khusnul Khotimah, Arief Setiawan Budi Nugroho, S.T., M.Eng., Ph.D.; Dr. Toriq Arif Ghuzdewan, S.T., M.Sc.E.

2026 | Tesis | S2 Teknik Sipil

Pekerjaan konstruksi perbaikan bangunan memiliki tingkat ketidakpastian yang lebih tinggi dibandingkan dengan jenis proyek konstruksi lainnya karena dipengaruhi oleh kondisi awal bangunan eksisting. Hal ini dapat menimbulkan berbagai risiko yang memengaruhi penyelesaian proyek. Penelitian ini bertujuan untuk mengidentifikasi risk event dan risk agent yang ditemui pada pekerjaan konstruksi perbaikan bangunan, menentukan risk agent prioritas, dan merumuskan strategi mitigasi yang efektif dalam mengelola risiko pada pekerjaan konstruksi perbaikan bangunan menggunakan metode House of Risk (HOR). 

Penelitian ini menggunakan pendekatan kualitatif melalui wawancara semi-terstruktur, penilaian kuesioner, dan focus group discussion yang berbasis pengalaman (experience based), melibatkan enam responden yang mewakili pemangku kepentingan utama pada proyek. Studi literatur dilakukan untuk menentukan identifikasi awal risk event dan risk agent yang selajutnya akan dilakukan validasi kepada responden melalui wawancara semi-terstruktur. Pada HOR Fase 1 risk agent prioritas ditentukan berdasarkan hasil penilaian responden terhadap risk event dan risk agent dengan bantuan kuesioner. Sedangkan pada HOR Fase 2 strategi mitigasi risiko terhadap risk agent prioritas dirumuskan oleh seluruh responden melalui kegiatan focus group discussion.

Hasil penelitian diperoleh 16 risk event dan 22 risk agent teridentifikasi. Risk agent prioritas diperoleh sebanyak 7 risiko yang terdiri dari (A8) Survei teknis dan evaluasi kondisi existing di awal pekerjaan kurang detail, (A7) Estimasi biaya pelaksanaan oleh perencana yang kurang lengkap, (A9) Gambar desain perencanaan awal yang kurang matang, (A13) Keterlambatan pengadaan material, (A16) Proses rekrut tenaga pekerja tidak selektif, (A12) Kurangnya pelatihan (upskilling) pekerja, dan (A3) Arus kas proyek kontraktor tidak lancar. Sedangkan hasil perumusan strategi mitigasi risiko diperoleh sebanyak 14 strategi dengan 6 rekomendasi strategi dengan nilai tertinggi untuk diterapkan, yaitu (PA3) Dilakukan telaah dokumen perencanaan (DED, RAB, Spektek, dll) sebelum desain perencanaan diserahkan kepada kontraktor; (PA14) Dilakukan kajian terkait ketersediaan material dan akses mobilisasi material pada tahap pekerjaan perencanaan; (PA4) Penambahan waktu kontrak perencana untuk melakukan survei dan asesement ulang terhadap kekurangan informasi awal kondisi eksisting bangunan; (PA5) Memisahkan lingkup pekerjaan survei dan investigasi kondisi bangunan dari kontrak perencanaan; (PA2) Terdapat daftar cek pekerjaan yang harus disurvei dan ketentuan minimal evaluasi/investigasi kondisi eksisting yang harus dilakukan; dan (PA1) Memastikan seluruh dokumen teknis sebelumnya (gambar as built, laporan penyelidikan tanah, dll) tersedia sebelum perencana mulai bekerja.

Building refurbishment projects face a higher level of uncertainty compared to other types of construction projects due to the impact of the initial condition of the existing building. This can create various risks that impact project completion. This study aims to identify risk events and risk agents encountered in building refurbishment projects, determine priority risk agents, and formulate effective mitigation strategies for managing risks in building refurbishment projects using the House of Risk (HOR) method.

This study employed a qualitative approach through semi-structured interviews, questionnaire assessments, and experience-based focus group discussions, involving six respondents representing key project stakeholders. A literature review was conducted to determine the initial identification of risk events and risk agents, which were then validated with respondents through semi-structured interviews. In HOR Phase 1, priority risk agents were determined based on respondents' assessments of the risk events and agents using a questionnaire. In HOR Phase 2, risk mitigation strategies for priority risk agents were formulated by all respondents through focus group discussions.

The study identified 16 risk events and 22 risk agents. The priority risk agent obtained 7 risks consisting of (A8) Technical survey and evaluation of existing conditions at the beginning of the work were not detailed enough, (A7) Incomplete cost estimates by planners, (A9) Inadequate initial planning design drawings, (A13) Delays in material procurement, (A16) Non-selective worker recruitment process, (A12) Lack of worker training (upskilling), and (A3) Contractor's project cash flow was not smooth. Meanwhile, the results of the risk mitigation strategy formulation obtained 14 strategies with 6 recommended strategies with the highest value to be implemented, namely (PA3) Conduct a review of planning documents (DED, RAB, Spektek, etc.) before the planning design is submitted to the contractor; (PA14) Conduct a study related to the availability of materials and access to mobilization of materials at the planning work stage; (PA4) Addition of planner contract time to conduct surveys and re-assessments regarding the lack of initial information on the existing condition of the building; (PA5) Separating the scope of survey work and investigation of building conditions from the planning contract; (PA2) There is a checklist of work that must be surveyed and minimum requirements for evaluation/investigation of existing conditions that must be carried out; and (PA1) Ensure that all previous technical documents (as built drawings, soil investigation reports, etc.) are available before the planner begins work. 

Kata Kunci : pekerjaan perbaikan bangunan, house of risk, risk event, risk agent, strategi mitigasi/ building refurbishment, house of risk, risk event, risk agent, risk mitigation