Analysis of building operational and maintenance risks in Padang City

High-rise buildings in urban areas face significant operational and maintenance (O&M) challenges, particularly in developing cities where construction growth frequently exceeds the capacity of structured asset management. This study examines O&M risks in high-rise buildings in Padang, Indonesia, using a systematic hazard identification and classification approach. Risks were categorized into five groups: force majeure, structural, architectural, electrical, mechanical, and plumbing. This research uses a mixed method approach, collecting primary data from questionnaires and focus group discussions. Secondary data were obtained from building maintenance records, building design documents, and relevant regulatory. Data validation from relevant experts to ensure reliability the risks identification. The risk assessment and analysis process identified 64 distinct risks, which were subsequently classified into three levels of severity. The majority (42 cases) were categorized as very low risk, followed by 18 cases in the low-risk category, and 4 cases identified as medium risk. This distribution indicates that most hazards within the evaluated scope pose minimal potential impact. The results underscore the importance of preventive maintenance by aligning with international standards such as ISO 15686 on life-cycle costing and ISO 31000 on risk management, the study provides empirical evidence to support risk-informed decision-making for sustainable building management.