Resident Cooperative Management System for Urban Housing in Indonesia

Seminar Nasional‘ KotaHijauPesisirTropis ‘
The Resident Co-operative Management System for Urban Housing in
Indonesia
FelaWarouw(1)
(1)
StafPengajar,Program StudiPerencanaan Wilayah dan Kota, FakultasTeknik, UniversitasSamRatulangi.
Abstract
This paper is introducing the open building system approach for mass public housing called rumahsusun in Indonesia.
Open building concept is authorizing the need of different level of control in rumahsusun component for individual
use and community use. It is found important to establish dwellers decision control from individual part into common
part to solve problems in managing building maintenance and control system. Using this concept the co-operative
management system can establish with purpose to maintain building services life and also enhancing living space
design quality. There are three group of decision is playing a role in maintenance and customization of building part.
Moreover, public rumahsusun with different size and building design will determine their maintenance control system.
The building system for public rumahsusun is defined as five components as follow: site and service, base building,
common element, boundary element and interior element. It is recommend that the pattern of maintenance control
system is divided into four territory areas as follow: neighborhood, block building, sub-block building and dwelling
unit.Open Building system approach for public rumahsusun is shown the need to develop the management system
which is consisted of three and four level of territory control. The sub RT system will be useful to managing
community participation in rumahsusun building system.
Kata-kunci :open building system, community design, rumahsusun, sub rukuntetangga
Introduction
study between public rumahsusun and
apartment were concluded that low cost
interior finishing alike mediocre surfaces and
standard fixtures are significantly enabling
resident to maintenance and customized
interior part. There are three main parts that
commonly renovated by resident as an
implication of lay out arrangement and
maintenance for deteriorate parts, namely: 1.
Interior components and surface finishing (i.e:
wall, floor, ceiling, door, ventilation, window);
2. Kitchen and Toilet/Bathroom (i.e: lay out,
fixtures) and 3. Exterior and Boundary
component (i.e: balconies, door, window, wall,
corridors space). During occupancy, dweller
was allowing to upgrade and manipulate
building components within less detailed fitout rule. Many adaptation works from fitting
and finishing to floor space arrangement and
volume manipulation were categorized as selfmade method and craftsman assistance
method.
The phenomenon of Indonesian mass public
housing called rumahsusun, from 1980 to
present has shown that building have short
lifespan and need to rebuilt after 30 years of
occupancy. The post occupancy report from
Ministry of National Housing (MENPERA) on
2006 reveal that within 5 years of occupancy,
dweller not only has maintenance but also
customize building part both interior and
exterior. This adaptation works is gradually
increasing not only interior fitting and finishing
quality but also generate to individual space
extension into common part of building.
However, after 20 years of occupancy, many
building shown deteriorates problem on
construction, utility line, roof and façade.
Moreover, when building is reach to 30 years
service life, many public rumahsusun are
found not suitable as residential building and
need to demolish or rebuilt. As low cost flat
housing, public rumahsusunhas characteristic
as follow: 1. Narrow size of living space; 2. By pay attention to the situation public
Bared finishing at interior and exterior parts; 3. rumahsusun, it can be said that the need of
Low quality of interior fitting. The comparative proper control and building system for
Prosiding Seminar NasionaldanKongres VII AsosiasiSekolahPerencanaan Indonesia / September 2013 | 1
The Resident Co-operative Management System for Urban Housing in Indonesia
adaptation, maintenance and repairing is vey
urgent and crucial. Without concern to dweller
need for customized and building demand for
maintenance and repairing, most of public
housing will easily get deteriorate and the
building service life is short lifespan. There is
a demand to put the self customizing on
individual part and common part into account
as dweller effort for improving the low cost
building quality.
housing at three stages: initial stage,
construction stage and occupancy stage.
Therefore it is important to providing the preoccupancy adaptability and post occupancy
adaptability.
Figure 1. The Open Building Concept, by N.J. Habraken
Adaptation means the process of adjustment
and alteration of a structure or building and/or
its environment to fit or suit new conditions.
Douglass said that adaptation works will be
occurs on occupancy stage along with
maintenance works by building management.
After occupancy, building is need maintenance
and also adjustment to avoid obsolescence
problem. With understanding to building linier
life cycle, dweller adjustment works both on
individual part and exterior part must direct to
avoid deterioration problem and approved
with purpose to enhance building service life
from short span to middle or long span.
Douglas is also mention that adaptability is a
key attribute of adaptation. Housing
adaptability is the refitting of a physical
environment
as
the result
of
new
circumstances. Moreover, housing design for
adaptability can take place in the life cycle of
2 |Prosiding Seminar NasionaldanKongres VII ASPI / September 2013
The phenomenon of mass public housing
design such as standardized housing units and
centralized government decision making and
control is not giving chances for adaptability
concept to develop. Many building is incapable
of adjusting to social, economic and technical
changes, so any adjustment works will only
bring to building obsolete and ended with
uninhabitable. Therefore it is important to put
into account the adaptability concept at public
rumahsusun design. Adaptability means giving
householders the means of changing their
homes as their family grow or their lifestyles
evolve. Separated the structure and services
and the enclosures forming the dwelling (skin,
space plan, stuff) will increase adaptability at
mass housing design. A variety of
manufacturers would be able to offer the infill
components for a new home, custom planned
using prefabricated elements.
FelaWarouw
The Open Building concept at multifamily
housing proposed by Habraken is decision
making concept that separated control of
Support part from Infill part (Fig 1). As built
form transforms over time, the shape of
change reveals patterns of control. The use of
levels enables environmental professionals to
define the environmental agents in control –
who controls what, and when – as a
fundamental criterion in designing. The theory
of level is teaching that focus of control is
between individual, group or organization.
The particular parties exercising control often
change between the phase of design,
construction, occupation and the life of the
building.The purpose of this study is to
describe the proper housing system for
Indonesia that include support-infill part and
their management system.
or period of occupation (old v/s new) and
social classes (low income, middle income and
high income).
Method
Tenant Association at owned rumahsusun is
called resident association-PPRS (abbreviated
of
PerhimpunanPenghuniRumahSusun,
Indonesian). According to interview, PPRS has
similar role with RW. The resident associationPPRS can be formed by the community boardRW, and RW is form by a group of neighbor
association- RT. At large scale housing
complex, PPRS have form by 10 to 15
neighbor association-RT or similar with 1 to 2
community board-RW.
Investigate the customizable support and infill
part and management system at public
rumahsusun and private apartment. The
qualitative and quantitative data is collected
through interview and observation. The
qualitative survey conducting on August 2010
is visiting five location of public rumahsusun
and three location of private apartment (Table
1). Object of case study is choosing according
to year of occupancy between 1 to 30 years
and located in central Jakarta. Each case
study can represent three characteristics:
tenure type (rent v/s ownership), construction
year
At each location, observation is focus at one
block building where 10 dwellers are
interviewing. Interview is focus on unit room
modification works, occupancy history and
household background. Each data is put on
observation
sheet
and
existing
of
customization is put at documentation such
sketches, measurement and photos. There are
53 unit rooms located between 1st to 5th
stories and 8 unit rooms located between 6th
to 10th stories. Observation on unit rooms on
ground floor only three cases and one case for
unit room located up to 10th stories.
Building Maintenance Managed by the
Association of Inhabitants
The chairman of this association must be local
resident which is voted by two or three
dwellers as representatives of neighbor
association-RT. Many established PPRS will
Const.
Developer Management
Year
1
R. Tanah Abang
Ownership
1980
Perumnas
PPRS
2
R. BendunganHilir 2
Ownership
1995
DP DKI
PPRS
3
R. Kemayoran-Dakota
Ownership
1992
Perumnas
PPRS
4
R. Petamburan
Ownership
2001
DP DKI
PPRS
5
R. JatiRawasaari-A
Rent
2005
DP DKI
BM
6
R. JatiRawasari-B
Rent
2005
DP DKI
BM
7
A. GadingNias R
Ownership
2010
Private
BM
8
A. Mediteranian G.R
Ownership
2007
Private
BM
9
A. KelapaGading M.R
Ownership
2004
Private
BM
* DP DKI: DinasPerumahan ; BM: Building Maintenance; PPRS: Resident Association
No
Location
Tenure
Obs. Day
August, 28
August,27
August,31
August,26
Sept,01
August,30
Sept,13
Sept,01
Sept,06
Tabel1. Case Study Location
Prosiding Seminar NasionaldanKongres VII ASPI / September 2013 | 3
The Resident Co-operative Management System for Urban Housing in Indonesia
appoint staff to manage maintenance works
and give monthly salary. This management
system is renewal every three years.
PPRS have main task for manage the whole
housing complex, particular service line,
parking, yard and other community facilities.
Large scale of building repairing is one of
No
Location
managing small and middle group of dwellers
(Table 2). RT is formed by 30 until 180
households that living in 1-2 building blocks,
or 2 stories of 1 building block.
Similar with PPRS and RW, RT chairman must
RT
RW
1
R. T.Abang
32 hs
RT.1-15
2
R. B.Hilir 2
RT.1-11
3
R. K.Dakota
RT.1-15
RW.1(*
Part of RW & RT
4
R. Petamburan
60 hs
2 block building
(A,B)
50 hs/ 1 block
building/ 2 RT
PPRS
RW.1-2
(*
RW.1 (*
BM
-
-
Part of PPRS & RT
5
R. J. RawasariAB
180 hs (*
-
-
Housing Division
from Local
Government (*
Part of PPRS & RT
Part of PPRS & RT
Index: RT=RukunTetangga; RW=RukunWarga;
PPRS=PersatuanPenghuniRumahSusun; BM=Building Management; (*=interview to
contact person
Tabel2. Housing and Building Management Structure at Pubic RUSUN
Buiding
Part
RW
PPRS
BM
-
-
Fit-out
Regulation
Occupancy
Regulation;
Repairing
Utility Line
Shared
Parts
Maintenace Building
Stories or Bloc;
Cleaning;
Customized;
Repairing; Social
Activity
-
Big Scale
Construction
Repair
Cleaning,
Repairing
Service
Parts
-
Dwelling
Unit
RT
Cleaning ,
Repairing
Cleaning;
Cleaning;
Cleaning;
Repairing
Repairing
Repairing
Road;
Land
Social
Road;
ArrangeWorksRoad;
Arrange
Tabel3. Activity
Decision Control for
Maintenance
at Public
RUSUN
Arrange
Parking;
Parking;
Parking;
PPRS task. Similar to building management at Security
be local resident
which is voted
by group of
Security
Security
private apartment, PPRS must authorize every
customizing works through fit-out regulation.
It is found that among 6 observed locations,
two PPRS –R.TA, RKD- are not have fit-out
regulation. And it resulted to the scale of
customization is larger than the 4 locations –
R.BH2, R.P, R.JR-. RT will help PPRS in
4 |Prosiding Seminar NasionaldanKongres VII ASPI / September 2013
-
Cleaning,
Repairing
households every three years. Established RT
will appoint staff to manage maintenance
works but without monthly salary or voluntary
works. RT will coordinate for building
maintenance such as cleaning and customized
common space (case at R.BH2), small scale
repairing works and other social activity
FelaWarouw
between dwellers (case at R.JR) (Table 3).
living room after put some furniture (Table 5).
At public rumahsusun, dweller has control for
customizing and cleaning the common-use
part near their unit room. Those parts are the
boundary wall (interior), the exterior wall and
corridor (in front of their unit room), the hall
and stairs (near their unit rooms), the utility
line (part of unit room) and the landscape-
Obviously the narrow size of unit room is not
giving enough space for dwellers equipment
to support daily activities. Both building
management and dweller association can not
obscure to those initiatives as long as there is
no objection from others dwellers. In fact,
those who involve at resident association and
No
Location
1
R. T.Abang
2
R. B.Hilir 2
3
R. K.Dakota
4
R. Petamburan
5
R. J. Rawasari-AB
* in front of unit room
Interior Boundary Wall
No Piercing; Painting,
Installing Opening Door
Painting, Cleaning,
Installing Opening Window
Painting;
Installing
Door;
Installing Ceramic
No Piercing; Painting
Painting
Exterior Wall & Corridor
Cleaning; Addition Wall
Put Furniture; Painting; Cleaning; Installing
Ceramic
Put Furniture; Painting; Cleaning; Installing
Ceramic; Repair Canopy
Put Furniture; Painting; Cleaning; Installing
Ceramic; Planting
Cleaning; Put Furniture; Planting
Tabel4. Residents Decision Control at Common Part -A
environment (Table 4). Through interview,
some dwellers are voluntary cleaning the
corridor or hall or stairs because of their
consciousness as user of space or part and
No
1
2
3
4
5
**
Location
Hall & Stairs **
Painting;
R. T.Abang
Installing Canopy
Painting; Cleaning; Put
R. B.Hilir 2
Furniture
Painting; Cleaning; Put
R. K.Dakota
Furniture
R. Petamburan
Cleaning; Painting
R. J. Rawasari-AB
Cleaning
near unit room; ***part of unit room
neighbor association are also has the same
initiatives for common part utilization as
individualuse. Because the chairman of PPRS
and RT is also dwellers then is not easy to
keep the occupancy rule and to fulfill their
Utility Line ***
Individual Repair
Management Repair
Individual Repair; Cleaning
Management Repair
Management Repair
Tabel 5. Residents Decision Control at Common Part-B
demand of clean living place. If dwellers do
not voluntary have regular cleaning work,
those common space will become dirty and
not comfortable to use. The monthly payment
to cleaning service at PPRS is only use for
ground floor and landscape cleaning works.
While RT staff is voluntary work, therefore
common space part is belong to household
voluntary works.
Many dwellers use corridor and hall as their
individual space for public use such as open
individual need. When common part is use for
individual purpose, the maintenance and
customizedThrough
interview
about
maintenance and customization control at non
individual part, it is found that dwellers have
different opinion for who is controlling the
common part. The individual decision isfound
large at interior boundary (78%), exterior and
corridor space (72%) from total observation at
60 unit rooms. The hall and stairs control is
separated between individual, neighbor
agreement and RT or communitydecision
(Table 6).The individual decision and RT
Prosiding Seminar NasionaldanKongres VII ASPI / September 2013 | 5
The Resident Co-operative Management System for Urban Housing in Indonesia
Location
R. T.A
R. B.H2
R. K.D
R. P
R. J.R-A
R.J.R-B
Individual Decision
IB
H
G
U
EC
S
E
9
10
8
7
7
6
47
7
10
7
7
6
6
43
2
2
5
3
4
5
21
2
1
1
1
5
4
1
3
2
1
11
Neighbor Agreement
IB
H
G
U
EC
S
E
2
1
3
2
2
4
1
3
1
1
6
2
1
3
1
2
3
Community Decision
IB EC
H
G
U
S
E
1
1
1
3
2
3
1
10
4
4
3
5
3
2
21
8
6
4
6
7
6
37
5
4
3
4
6
5
27
Index: IB=Interior Boundary; EC=Exterior & Corridor; HS=Hall & Stairs; GE=Garden &
Environment; U=Utility Line
Tabel 6. Decision Control at Support Part
control is found 35% while neighbor
agreement only 10%. And 62% dweller is
agreed that RT is control the garden. Whereas
RT control for environment and utility line
inbuilding is agree by 45% dwellers. The
result from dwellers action and opinions,
together with the explanation from housing
and building association are reveals that there
is complexity in controlling common part.
Thus it can be said that unclear control of
common part is triggers to wide scale
customized
common
part
at
public
rumahsusun. Moreover, without proper control
those
voluntary
customization
and
maintenance is called as illegal works.
Through interview about customization
preferences in the future, it is found that 43%
dwellers is no demand and do not have plan
for future customizing works. But among them
there is a few dwellers have demand of
customizing interior (32%) and exterior part
(18%). Dweller preferences for future
customization process and method are asking
through interview. There is more than 30%
dwellers prefer to have customizing works
before move-in using free plan method. It is
also found that interior finishing and room layout is higher demand for free plan
customizing.
Co-operative Management System at
Appropriate Territory
Other characteristic of public rumahsusun is
self
control
for
maintenance
and
6 |Prosiding Seminar NasionaldanKongres VII ASPI / September 2013
personalization on common parts. Decision
control for building part is separated between
three groups. First is neighborhood level is
control by dweller association called PPRS.
This association is established and voted
every three years by the group of RT that
consisted of 11 until 15 RT. The head of PPRS
will appoint staff for maintenance land,
common facility and service line inside
housing complex.
PPRS have obligation to held large scale repair
of block building and prepare fit-out rule for
renovation of unit room by each household.
Second is control management at building
level that called RT or Neighbor Association.
This RT is established and voted every three
years by a group of dweller that consisted of
15 until 60 unit room. The coordinator of RT
will appointed staffs for maintenance of
common space in their management area.
The third control is individual control at
dwelling unit and surrounding. Household is
dweller who lives at 1 until 2 unit rooms.
Household have obligation to pay monthly fee
to PPRS and RT for maintenance and other
purpose.
Household also help RT to cleaning common
part. Three group of decision control is
playing a role in maintenance and customizing
of building part. When public rumahsusun
have different size and building design,
FelaWarouw
maintenance control system will different
between each location.
personalization on common parts. Decision
control for building part is separated between
three groups as follow:
The pattern of maintenance control system in 1. Dweller Association called PPRS is
public rumahsusun can divide into four established and voted every three years by
territory areas as follow: 1). Neighborhood of the group of RT that consisted of 11 until 15
one housing complex is managing by PPRS; 2). RT.
Block building is managing by RT. When one
block building is consisted of few household, The head of PPRS will appoint staff for
RT can manage more than one block building; maintenance land, common facility and
3). Part of block building managing by RT. service line inside housing complex. PPRS
When one block building is consisted of large have obligation to held large scale repair of
number of household, RT will only manage block building and prepare fit-out rule for
some part of building block such as two renovation of unit room by each household.
stories of building or one block of building; 4). 2. Neighbor Association called RT is
Unit room is managing by each household.
established and voted every three years by a
Co-operative Management Association
for Building System
As a residential building, public rumahsusun
will face the process of changing during
occupancy period. This process is part of
building life cycle with purpose to fulfill
dwellers demand
and
avoiding early
deterioration. Adaptation works by dwellers is
using to recognize the fixed part and
customizable part. When building part is not
shown any changes, it categorized as fixed
part and every part that found personalized by
dweller is put into customizable part. Both
fixed part and customizable part in public
rumahsusun is found in community owned
part and individual owned part (Table 7).
Other characteristic of public rumahsusun is
self
control
for
maintenance
and
Use
Building Part
(Law no.16/1985)
Land
Common
Service
Shared Parts
Individual
Dwelling Unit
group of dweller that consisted of 15 until 60
unit room. The coordinator of RT will
appointed staff for maintenance of common
space in their management area.
3. Household is dweller who lives at 1 until 2
unit rooms. Household have obligation to pay
monthly fee to PPRS and RT for maintenance
and other purpose. Household also help RT to
cleaning common part.
Three group of decision control is playing a
role in maintenance and customization of
building part. When public rumahsusun have
different size and buildingdesign, maintenance
control system will different between each
location. The pattern of maintenance control
system in public rumahsusun can divide into
four territory areas as follow (Figure 2); 1.
Neighborhood of one housing complex is
managing by PPRS; 2. Block building is
Adaptation Type
Fixed Part
Customizable Part
Primary Landscape Plan: Road,
Landscape Element, plant, Parking
Parking, Yard
Roof
Primary Service Line: Site, Block
Sub Service Line: Floor, Unit
Building
a. Structure system: Foundation,
c. Common Space: Entrance, Hall
Beam, Pile, Flat Roof, Roof
d. Boundary Part: Exterior (wall.
b. Conveyance System: EV,
sash), Balcony, Roof cover
Corridor
Interior: Floor plan, Finishing &
Living and Service Zone
Fitting, Balcony
Tabel 7. Fixed Part and Customizable Part in Public RUSUN
Prosiding Seminar NasionaldanKongres VII ASPI / September 2013 | 7
The Resident Co-operative Management System for Urban Housing in Indonesia
managing by RT. When one block building is
consisted of few household, RT can manage
more than one block building; 3. Part of block
building managing by sub-RT. When one block
building is consisted of large number of
household, RT will only manage some part of
building block such as two stories of building
or one block of building; 4. Unit room is
managing by each household.
same situation is occurs for maintenance
control. Within the lack of regular
maintenance work at common part that
should be held by building management
(PPRS or RT), each household will
maintenance any common part which belong
to their living territory.
Housing Component System
In open building concept, every part that
design for collective use and control by
community for long period of use is
HOUSEHOLD/
UNIT
960
Figure2. Housing Management Territory Control
480
PPRS
240
R.P
120
RT:
60
R.JR
R.KD
R.BH2
30
R.TA
1
TERRITORY
Individual
Unit
Room
Part of
Building
The lack of maintenance control that based on
number of household is bringing to obscure to
separated decision making and controlling of
each building part. Moreover, in situation that
management system was carried out by
dweller association, the adaptation works is
define as free decision within less control. This
has mean that each dweller is feel free to
personalize every building part according to
their desire and demand. Decision making for
customizable at common part is shared
between PPRS, RT and household.
Without clear separation for controlling of
building part, household not only intend to
personalize dwelling unit but also individually
personalize common part particularly if that
part is inside or near their living territory. The
8 |Prosiding Seminar NasionaldanKongres VII ASPI / September 2013
Building
Block
Neighborhood
categorized as support part. In public
rumahsusun, fixed part is equivalent as
support part and customizable part is similar
to infill part. Moreover, decision control group
can be used to define the distinctive level for
support and infill part. Land and service level
is controlling by PPRS, while share parts or
block building level is directly control by RT.
Therefore we can re-form the support part for
public rumahsusun into Site and Service and
Base building.
Infill part in public rumahsusun can define as
customizable part not only for individual use
but also for community use for short and
middle period. Some element at land, service
and shared parts are controlling by PPRS and
RT, while some share part and dwelling unit is
controlled by individual. Then, we can re-form
the infill part into Common Element, Boundary
FelaWarouw
Element and Interior Element (Table 8). Using
Open Building concept, building system for
public rumahsusun is defined as five
components (Figure 3) as follow:
A. Site and Service is community owned part
for long period of utilization. Site elements
have mean the primary site plan and their
element such as road, yard, parking, etc.
Service element is the primary service line
serving inside sites and whole blocks housing.
B. Base Building is community owned part for
long period of utilization. There are three
basic elements framing the base building, first
is structure system -foundation, beam, pile,
floor, roof construction-; second is conveyance
system –EV, stairs, corridor line- and third is
living-service zone system for a series of
dwelling unit.
C. Common Element is community owned part
for public utilization, which can be change
according to community preference. There are
three basic elements for common element,
first is landscape element –public furniture,
plant and etc-; second is sub service line
inside block building –plumbing shaft, etc- and
third is common space at each stories inside
block building –hall, entrance, etcD. Boundary Element is community owned
part but belong to individual utilization. This
element can be change according to
community
agreement
for
individual
customization works. Exterior element is
consisted of wall, sash, balcony and roof.
E. Interior Element is individual owned part
which can be change according to household
preferences. Interior element is consisted of
floor plan, finishing and fitting.
Conclusion
Following Open Building concept, group of
decision control is define into different
territory levels as follow: 1. Neighborhood; 2.
Block Building; 3. Sub-Block Building; 4.
Table 8. Five Categories of Housing Component
Use
Common
Building Part
(Law no.16/1985)
Fixed Part
Land
Service
Site and Service
Shared Parts
Individual
Base Building
Dwelling Unit
Adaptation Type
Customizable Part
Common Element
Boundary Element
Interior Element
I. SITE & SERVICE
II. BASE
BUILDING
IV. BOUNDARY
ELEMENT
III. COMMON
ELEMENT
IV. INTERIOR
ELEMENT
Figure3. Housing Component for Public RUSUN
Prosiding Seminar NasionaldanKongres VII ASPI / September 2013 | 9
The Resident Co-operative Management System for Urban Housing in Indonesia
Dwelling unit. Thus, Open building system is
develop from decision control to each
component (Table 9).
Neighborhood Management or PPRS will
control the Land and Service. They will make
decision for every maintenance plan and other
works that consider to utilization of this part
for
community
need.
Neighborhood
association will establish management system
and collected monthly payment from whole
community who living inside the housing
complex. This association is also prepare the
standard rule for Base Building, Common
Element and Boundary Element with
Building
Component
Element and Boundary Element. This small
association will have similar role like block
association but only for a number of
household units.
Household will control the Boundary Element
and Interior Element. They have obligation to
pay amount of money every month to
different level of association and following the
regulation from association. Household have
right to discuss and cooperate with
association in prepare customize system for
boundary element and infill element. They can
gathered money if boundary element need big
scale repair such as addition space.
Private Apt.
Territory Level at Public RUSUN
Neighborhod
(I)
Block
Building
(II)
Dwelling
Series
(III)
Unit Room
(IV)
Neighborhod
(I)
1. Site and
PPRS
Service
2. Base
R/G
RT
Building
3. Common
R/G
Sub-RT
Element
4. Boundary
Household
R/G
R/G
Element
5. Interior
Household
R/G
R/G
Element
Action Role for PPRS,RT,Sub-RT,Household =Maintenance, Renovate, Repair, Etc
Regulation Role = Rule /Guideline (R/G)
BM= Building Management
Block
Building
(II)
BM
BM
BM
BM
Household
Table 9. Three-Four Level of Decision Control for Housing System
professional assistance.
Block Management or RT will control the Base
Building and Common Element. Block
association can establish management system
and collected monthly payment from whole
dweller that living inside the block building.
This association can discuss with dweller for
preparing the customize plan for Common
Element and Boundary Element. Moreover,
this association have right to check the
customization works at Interior Element.
Sub-Block Management or Sub-RT must
establish if number of household unit in one
block is reach up to 30 units (Figure 4). This
association will share control with block
association in controlling the Common
10 |Prosiding Seminar NasionaldanKongres VII ASPI / September 2013
The difference between public rumahsusun
and private apartment is at block building
management system. Public rumahsusun is
targeted the low income community, hence
dweller self- management is finding more cooperative to fulfill dweller need and lower the
management cost. Whereas apartment is
targeted the high income community which
can afford for hiring a professional building
management company, therefore the level for
management system is more simple than
public rumahsusun. In the future, private
apartment can also adopt the management
system in rumahsusun if dweller wants to
participate in design quality of boundary
element and common element.
FelaWarouw
RT. 2
RT. 3
RT. 1
PPRS
RT. 2
Individual
RT. 3
Individual
Individual
Individual
Sub-RT.A
Sub-RT.B
Figure 4. The Sub RT system for Public RUSUN
Acknowledgement
The SI Research team: Professor Hideki
Kobayashi, Assistant Professor JiYoung Jung,
Fujikawa Tomoko from Living Environment
Planning Laboratory, Department of Urban
Environment Systems, Chiba University,
Japan; Fujimoto Hidekazu and MenoFumitake.
Local
source:
SatuanKerjaRumahSusun,
DirektoratCiptaKarya, DinasPekerjaanUmum;
DinasPerumahan DKI Jakarta, RumahSusun
Division; PPRS and Resident at Public Rusun
and Apartment in Jakarta.
Surveyor: Lecturer and Student from
Architecture Department, Bina Nusantara
University, Jakarta. The MONBUKAGAKUSHO
sponsorship for Indonesian student.
DOUGLAS J. 2006. Building Adaptation,
Second Edition, Elsevier. pp.2,3,6,20.
KENDALL
S.,
and
TEICHER J. 2000.
Residential Open Building, E & FN Spon,
London and New York.pp.6, 21-26,
96,104-106, 119-121, 126-129, 146-148.
References
Anonimous.
2006.
Kementrian
Negara
Perumahan Rakyat KedeputianPerumahan
Formal.
LaporanKajianPemetaan
(Mapping)PenyelenggaraanRumahSusunS
ederhana (Rusuna/Flat) di Indonesia,
Jakarta.
Prosiding Seminar NasionaldanKongres VII ASPI / September 2013 | 11