Legislative Document (1932) No. 84 Legislative Document (1932) No. 84 STATE OF NEW YORK REPORT OF THE STATE BC )ARD OF HOUSING TO GOVERNOR FRANKLIN D. ROOSEVELT AND TO The Legislature of the State of New York ALBANY J. B. LYON COMPANY, PRINTERS 1932 STATE BOARD OF HOUSING DARWIN R. JAMES, Chairman AARON RABINOWITZ, Vice-Chairman JOHN HALKETT Louis H. PINK OLIVER CABANA, JR. GEORGE GOVE, Secretary ASHER ACHINSTEIN, Assistant Secretary CARL S. STERN, Counsel STATE BOARD OF HOUSING NEW YORK CITY, March 2, 1932 To the Honorable FREDERICK STUART GREENE, Superintendent of Public Works: Herewith is transmitted to you the Annual Report of the State Board of Housing. Yours truly, DARWIN R. JAMES, Chairman [3] TABLE OF CONTENTS PAGE I The Building Industry and Low Cost Housing........... 9 II Housing Under The Law............................ 25 III Tax Exem'ption and the State Housing Law.............31 IV Survey of The Lower Last Side....................... 39 V Projects Under The Law............................ 53 VI Construction and Maintenance Costs of Housing Board Projects........................................ 71 [4 ] LIST OF TABLES PAGE I Number of Old Law Tenements in New York City, 1900 to 1930.... 12 II Number of Suites in Old Law Tenements in New York City, 1909 to 1930.................................................... 13 III Net Increase in the Number of Suites in New Law Tenements in New York City, 1902 to 1931..................................... 15 IV Net Increase in the Number of Suites in One and Two-Family Dwellings in New York City, 1914 to 1930......................... 17 V Net Increase in the Number of Suites in Various Types of Dwellings in New York City, 1914 to 1930............................. 19 VI Number of Suites and Percentage of Total in Various Types of Dwellings in New York City, 1913 to 1930......................... 20 VII Distribution of Apartments According to Monthly Room Rents in Multi-Family Dwellings Constructed in New York City, 1927 to 1930........................................................... 21 VIII Distribution of Apartments According to Monthly Room Rents in Multi-Family Dwellings Constructed in Manhattan, 1927 to 1930. 21 IX Distribution of Apartments According to Monthly Room Rents in Multi-Family Dwellings Constructed in The Bronx, 1927 to 1930. 22 X Distribution of Apartments According to Monthly Room Rents in Multi-Family Dwellings Constructed in Brooklyn, 1927 to 1930... 22 XI Distribution of Apartments According to Monthly Room Rents in Multi-Family Dwellings Constructed in Queens, 1927 to 1930..... 23 XII Amount of Tax Exemption in New York City under Local Law No. 9, for the Ten Years 1922 to 1931............................... 34 XIII Amount by which Payment of Taxes on Improvements would Increase Monthly Room Rents in State Board of Housing Projects......... 34 XIV Maximum Price per Square Foot That Can be Paid for Land....... 35 XV The Amount of Tax Exemption Granted by New York City to Board of Housing Projects up to year Ending December, 1931.......... 36 XVI Vacancies of Apartments and Stores in Tenement Buildings of 97 Blocks on the Lower East Side............................. 45 XVII Income from Apartments and Stores in Tenement Buildings of 97 Blocks on the Lower East Side.:..:...........................47 XVIII Number of Unmortgaged Tenements, Mortgagees, Conveyances and Foreclosures on 49 Blocks of the Lower East Side................ 49 XIX Street Boundaries of 97 Blocks Included in the Survey of the Lower East Side.................................................... 50 XX Balance Sheet - Academy Housing Corporation - December 31, 1931................................................... 56 XXI Operating Statement - Academy Housing Corporation- July 1, 1931 to December 31, 1931................................. 56 XXII Balance Sheet - Manhattan Housing Corporation - November 30, 1931................................................ 57 XXIII Operating Statement - Manhattan Housing Corporation - August 1, 1931 to November 30, 1931................................. 58 XXIV Balance Sheet - Amalgamated Housing Corporation - November 30, 1931............. *....................................... 59 XXV Operating Statement - Amalgamated Housing Corporation - Year Ending November 30, 1931................................ 60 XXVI Balance Sheet - Amalgamated Dwellings, Inc. - November 30, 1931................................................ 61 [5] PAGE XXVII Operating Statement - Amalgamated Dwellings, Inc.- Year Ending November 30, 1931.......................................... 62 XXVIII Balance Sheet - Farband Housing Corporation - November 30, 1931............................................ 62 XXIX Operating Statement - Farband Housing Corporation - Year Ending November 30, 1931....................................... 63 XXX Balance Sheet - Brooklyn Garden Apartments, Inc.- November 30, 1931................................................. 63 XXXI Operating Statement - Brooklyn Garden Apartments, Inc.- Year Ending November 30, 1931................................... 64 XXXII Balance Sheet - Stanton Homes Corporation - November 30, 1931. 64 XXXIII Operating Statement --Stanton Homes Corporation --January 1, 1931 to November 30, 1931............................. 65 XXXIV Apartment Rental Schedule - Ten Completed Projects Under the State Housing Law......................................... 66 XXXV Number of Rooms at Different Rentals per Month in the Ten Completed Projects under the State Housing Law.................. 67 XXXVI Comparative Data Pertaining to the Eleven Completed Projects Under the State Housing Law................................ 68 XXXVII Annual Maintenance Costs per Room of Housing Board Projects.... 74 XXXVIII Construction Costs of Amalgamated Housing Corporation-Buildings 1-6..................................................... 75 XXXIX Construction Costs of Amalgamated Housing Corporation-Buildings 7-8........................................................ 77 XL Construction Costs of Amalgamated Dwellings, Inc................ 79 [G] LIST OF CHARTS PAGE I Number of Suites in New Law Tenement Houses in the Various Boroughs of *New York City - 1902 to 1931.................................... 14 II Net Increase in the Number of Suites in One and Two-Family Dwellings in the Various Boroughs of New York City - 1913 to 1930............... 16 III Net Increase in the Number of Suites in New Law Tenements and in One and Two-Family Dwellings in New York City, 1902 to 1930............. 18 IV Area Surveyed by Board of Housing - Lower East Side.................. 42 [7] THE BUILDING INDUSTRY AND LOW, COST HOUSING [9] THE BUILDING INDUSTRY AND LOW COST HOUtSING Legislation of the kind that it is the duty of the Board of Housing to administer, is generally the result of long existing evils which the conscience of the community has finally attempted to rectify. The immediate cause for enactment of the Housing Law may have been a so-called housing shortage with accompanying congestion and high rents, but the underlying cofiditions that have been responsible date back more than three-quarters of a century. Recent attacks upon the legality of the law justifies the assertion that a recognition of the historical character of the housing problem is prerequisite to a proper judgment of the purposes of the law and to an appreciative understanding- of 'the administrative problems of the Board. The State Housing Law resulted from the failure of private builders to supply low cost housing for urban dwellers. The' inadequacies have been two-fold. On the one hand, when commercial enterprise has supplied low priced dwellings,' the contribution was of lowest possible standard. As a consequence of the heritage of miles of tenements of the dumb-bell and railroad flat variety, agencies that are concerned with raising the standards of residential construction are faced with exceedingly difficult problems. On the other hand, when new dwellings have been built, showing improvement in the lay-out of apartments and in the amount of open space surrounding them, they- have rented at prices that the majority of the population could not afford to pay. A housing law that aims to achieve tangible benefits must realistically grapple with the double problem of the demolition of slum areas and of the construction of buildings of the highest standards at the lowest rentals. A brief statement concerning each phase of the problem may be useful. Our Heritage,-The Old Law Tenement From the legal standpoint an old law tenement may be defined as a multi-family dwelling usually five and six stories in,height built prior to the year 1901 and thereafter prohibited. Arehitec-. turally, the plan of the "dumb-bell" apartment is one to' which reference is usually made. It was first produced as a prize award in the year 1879 and the decade of the 1890's witnessed its most widespread use. The building was on a lot 25 feet by 100 feet. It extended, back 90 feet, leaving 10 feet in the rear for some light and air to. back rooms. Each floor above the ground floor consisted of four apartments, two front apartments of four rooms each and two [11] 12 rear apartments of three rooms each. A so-called "air shaft" with a width of 28 inches and a length of 50 to 60 feet and enclosed on all sides, was designed to provide light and air to the five rooms on each side of the house. Only four of the fourteen rooms on each floor received direct light and air from the street or yard. A four-room apartment consisted of one room known as the parlor, which was generally about 11 feet 3 inches in length and 10 feet 6 inches in width. The kitchen was somewhat smaller and received its light and air from the "air shaft" or such a supply as came to it from the front room. Behind these two rooms were the bedrooms, the dimensions of which were 8 feet 6 inches by 7 feet. These rooms received no light and air whatsoever except that which came from the "air shaft." In the public hallway, opposite the stairs, were provided two water closets. Each water closet was used in common by two families and was lighted and ventilated by the "air shaft. " It is not necessary to repeat the familiar story of the congestion resulting from 100 to 150 persons in a building, the foul odors emanating from the rubbish in the "air shaft," the dark rooms, hallways and cellars, the wooden stairways, the serious fire hazards -all so vividly described a generation ago in the stirring books of Jacob Riis and in the more sober but no less useful reports of the Tenement House Commissions of 1884, 1891 and 1900. TABLE I NUMBE.R OF OLD LAW TENEMENTS IN NEW YORK CITY, 1900 to 1930 NE YORK MANHATTAN THE BRONX BROOKLYN QUEENS AND CITY RTCTBMOND YEAR Per Per Per Per Per Number cent Number ce Number Numb cent cent Number of Number of Number Number Number of of of of ofN of 1900 1900 1900 1900 1900 1900...... 82,652...... 42,700...... 4,365.... 33,771...... 1,816...... 1910....... 85,347 103.3 37,485 87.8 5,038 115.4 39,737 117.7 3,087 170.0 1920....... 74,738 90.4 34,453 80.7 4,845 111.0 33,331 98.7 2,109 116.1 1930....... 67,658 81.9 29,509 69.1 4,705 107.8 31,495 93.3 1,949 107.3 After the passage of the Tenement House Law in the year 1901 a few changes were made in the old law buildings, but the shell and room arrangement remained and even if the enforcement of the administrative machinery had been pursued more energetically than was often the case, few material changes could be produced. A room might have one of its walls partially opened, windows might be widened, the cellar and toilet might be kept clean, the rubbish and garbage might be disposed of more intelligently, but no fundamental deviations could be made from the basic pattern. Most of the buildings are standing today and have added thirty years to their life. Many structures are sixty, seventy, eighty 13 and some even one hundred years old. In 1900 the Tenement House Commission reported 82,652 tenement buildings in Greater New York; today 67,658 are still standing. During a period of thirty years there has been a decline of approximately twenty per cent in the number of old-law buildings. The seemingly strange increase in the number of old law tenements in boroughs other than Manhattan after 1900 is to be explained by the fact that during the period intervening between the Tenement House Commission's investigation and the enactment of the new law tenement legislation there was a considerable increase in the volume of construction. TABLE II NUMBERn OF SUITES IN OLD LAW TENEMIENTS IN NEW YORK CITY,1 1909 to 1930 NEw YORK MANHATTAN THE BRONX BROOKLYN QUEENS AND CITY RICHMOND YEAR ENDING DECEMBER Per Per Per Per Per 31 Nubrcent cent cet ent cent 31 Number cent Number cent Number cent Number cent Number cent of of of of of 1909. 1909 1909 1909 1909 1909....... 641,344 100.0 406,324 100.0 39,010 100.0 183,342 100.0 12,668 100.0 1910....... 630,379 98.3 403,268 99.2 33,486 85.8 181,210 98.8 12,415 98.0 1911...... 620,908 96.8 399,585 98.3 33,261 85.3 176,058 96.0 12,004 94.8 1912....... 612,053 95.4 397,057 97.7 33,009 84.6 170,416 92.9 11,571 91.3 1913....... 605,628 94.4 395,825 97.4 32,859 84.2 166,092 90.6 10,042 79.3 1914....... 601,328 93.8 392,879 96.7 32,816 84.1 165,794 90.4 9,839 77.7 1915....... 599,477 93.6 391,639 96.4 32,882 84.3 165,298 90.2 9,658 76.2 1916....... 597,955 93.2 390,795 96.2 32,878 84.3 164,681 89.8 9,601 75.8 1917....... 589,518 91.9 389,303 95.8 32,889 84.3 158,275 86.3 9,051 71.4 1918....... 588,136 91.7 388,319 95.6 32,895 84.3 157,922 86.1 9,000 71.0 1919....... 586,112 91.4 386,250 95.1 32,862 84.2 157,938 86.1 9,062 71.5 1920....... 581,493 90.7 382,810 94.2 32,864 84.2 156,841 85.6 8,978 70.9 1921....... 579,043 90.3 381,005 93.8 32,831 84.2 156,282 85.2 8,925 70.5 1922....... 576,341 89.9 378,948 93.3 32,794 84.1 155,741 84.9 8,858 69.9 1923....... 574,479 89.6 377,713 93.0 32,751 84.0 155,208 84.7 8,807 69.5 1924....... 570,041 88.9 373,993 92.0 32,689 83.8 154,587 84.3 8,772 69.2 1925....... 564,561 88.0 369,333 90.9 32,630 83.6 153,928 84.0 8,670 68.4 1926..... 559,141 87.2 364,632 89.7 32,416 83.1 153,493 83.7 8,600 67.9 1927...... 552,381 86.1 359,130 88.4 32,277 82.7 152,461 83.2 8,513 67.2 1928..... 544,684 84.9 352,968 86.9 32,175 82.5 151,087 82.4 8,454 66.7 1929....... 537,719 83.8 347,189 85.4 32,262 82.7 149,922 81.8 8,346 65.9 1930....... 528,951 82.5 339,767 83.6 32,112 82.3 148,764 81.1 8,308 65.6 1 Source: Tenement House Department of New York City. The total number of suites is a more significant measure of the decline of the old law tenement than the total number of buildings. Figures are only available since 1909 when the Tenement House Department made a house to house canvass of the city. In that year there were approximately 640,000 suites in old-law dwellings; today there are slightly less than 530,000. In other words, 82.5 per cent of the suites which existed twenty-two years ago are here today. With the exception of Queens and Richmond, all boroughs showed strikingly similar percentages of decline between 1909 and 1930. 14 IFT 4414f~ Hf~f~i I I I I I~f 3~OL4DO 4--4- I I 'HI '441-+ I H.4 A 4 - -44' F -. - -r-- *. L. L. Ill 'a -r Il - - - 4 4 --i I- I "i- L1 - I--.. I -r p 44H4_ 1 I. ~ tt i-ii-- -- III'II'I--C tOjOO Ic T 4 - 4-' p- '4 I ~umber of Suites04 in W 6ew Law T n H 0 in. qI the Various Boro4ru 000 0000 of ew York City 1W02o1 Mr==rrr rr s: T T -WWE T a. r 4 ~~ ~r 4r qr Ir W. r 40 r v. r Ir 1 1. Number of Suites in New Lawr Tenement Houses in the Vatrious Boroughti of New York City, 1902. to 1931. 15 TABLE III NET INCREASE IN THE NUMBER OF SUITES IN NEW LAW TENEMENTS IN NEW YORK CITY,1 1902 to 1931 YEA ENDING DECEMBER 31 New York Man- The Brooklyn n City hattan Bronx Brooklyn and Richmond 1902........................... 1,642 1,337 54 236 15 1903............................. 6,734 5,131 443 906 254 1904........................ 14,289 10,387 1,276 2,346 280 1905............................ 32,387 18,721 6,396 6,412 858 1906............................ 54,884 29,465 11,762 12,081 1,576 1907............................ 45,800 22,035 8,173 13,521 2,071 1908............................ 20,384 11,240 3,636 4,672 836 1909............................ 21,941 9,290 7,173 4,365 1,113 1910............................ 32,124 9,344 12,092 8,941 1,747 1911........................ 32,661 7,754 10,808 11,590 2,509 1912.......................... 26,763 6,860 9,717 8,309 1,877 1913............................ 28,038 6,421 10,815 8,716 2,086 1914............................ 20,577 4,125 5,626 8,615 2,211 1915............................. 23,617 4,783 7,271 9,416 2,147 1916............................. 21,359 5,021 7,220 7,328 1,790 1917............................. 14,241 4,077 3,609 5,314 1,241 1918............................. 2,706 714 742 943 307 1919............................. 1,624 136 809 615 64 1920.............................. 4,882 1,210 2,139 1,358 175 1921............................. 6,835 1,392 2,536 2,302 605 1922............................. 25,804 5,316 10,335 8,420 1,733 1923............................. 32,000 6,306 11,784 12,249 1,661 1924.......................... 55,450 11,156 17,832 20,782 5,680 1925............................. 42,573 9,961 14,876 13,918 3,818 1926............................. 63,186 10,221 24,557 21,572 6,836 1927............................. 79,253 8,811 31,036 26,901 12,505 1928............................. 72,724 10,218 24,860 23,789 13,857 1929............................ 53,812 10,957 16,817 13,614 12,424 1930............................. 24,554 8,160 6,825 5,519 4,050 1931............................. 35,292 8,497 9,050 10,535 7,210 Total for 30 years............. 898,136 249,046 280,269 275,285 93,536 SSource: Tenement House Department of New York City. The New Law Tenement The Tenement House Law of 1901 brought about beneficial changes in standards of construction. Whereas in the "dumbbell" house, ten rooms out of every fourteen were almost totally dark, in the new law house every room received some light and air. Hallways were required to have a minimum width of three feet and to receive a greater amount of light and ventilation. The height of the house could not exceed one and one-half times the width of the street. The minimum size of the yards was increased from a depth of ten feet to thirteen feet. In place of the air shaft twenty-eight inches wide, the law demanded sidecourts twelve feet in width. No room could be less than seventy square feet in area and every apartment had to contain one room of one hundred and twenty square feet in size. A separate water closet was required for each apartment. Cellar walls and floors were to be protected against dampness and the building had to be provided with adequate fire escapes. These requirements were passed by the Legislature over the opposition of real estate interests who feared that their business 16 II. Net Increase in the Number of Suites in One and Two-family Dwellings in the Various Boroughs of New York City, 1913 to 1930. 17 TABLE IV NET INCREASE IN THE NUMBEL OF SUITES IN ONE- AND Two-FAMILY DWELLINGS IN NEW YORK CITY,1 1914 to 1930 New York Man- The Queens YEAR ENDING SEPTEMBER 30 City hattan Bronx Brooklyn and Richmond 1914............................. 9,731 -663 364 2,231 7,799 1915............................ 8,686 -144 1,018 2,818 4,994 1916............................ 7,634 -167 -510 4,139 4,172 1917............................. 5,583 -998 206 3,088 3,287 1918............................. 1,311 552 37 1,165 -443 1919............................. 4,235 -358 -222 1,175 3,640 1920............................. 9,045 -267 404 6,020 2,888 1921............................. 14,544 -140 1,217 3,864 9,603 1922............................. 31,764 -371 3,203 9,935 18,997 1923............................. 36,283 2,086 3,099 12,730 18,368 1924............................ 45,377 709 4,644 17,019 23,005 1925............................ 26,396 -1,488 3,540 7,474 16,870 1926............................ 33,851 -1,348 3,489 9,393 22,317 1927............................. 28,633 -923 3,283 12,695 13,578 1928............................ 21,516 -2,711 -313 13,145 11,395 1929............................ 11,809 -962 718 -4,524 16,577 1930............................. 7,738 -1,289 2,198 1,736 5,093 Total for 17 years.............. 304,136 -8,482 26,375 104,103 182,140 1 Based on figures obtained from the Department of Taxes and Assessments. would be ruined. However, during the first five years of the operation of the Tenement House Law the building industry of New York City experienced ain unprecedented expansion in the volume of residential construction. Volume of Construction of Multi-Family Dwellings Since 1901 As the charts and tables show, there was a steady increase in the number of apartments in multi-family dwellings from the years 1902 to 1906. From the latter year until the end of the war the volume of building showed a marked downward trend. Beginning with 1919 there was a sharp increase in the amount of construction until the peak year of 1927, when approximately 80,000 apartments were added. Since 1928 there has been a decided downward swing. During the last thirty years the average yearly increase in the number of suites in new law tenements was 29,938. In Manhattan the rise from 1902 to 1906 was spectacular and the decline during the next few years was equally so. On the other hand, the post-war years witnessed a much lowered intensity of residential construction. In the boroughs of Brooklyn and the Bronx, the curves of construction were strikingly similar. Number of Suites in One and Two-Fanmily Dwellings Since 1913 To complete the picture of the increase in all types of residential construction, figures showing the net increase in the number of suites in one and two-family dwellings are presented. Data concerning one and two-family houses are available only since 1913. v-i Z! cLt LZ41 INbi 9lbl tzi TZbt ZZ6t 12 hl St bt LI6I 6 totbi Clbl t "br II61 90bi L 01>1 lSObt q0 qZbt Otbt cO01:0 1 gibi CibI O CIbI LbO EOb-4 tobi.~4 LObI U-d tObI ' z o 0 0 01 C i i C: JO "117c4 M N 19 Table V and Chart III show that from 1914 the fluctuations of the net increase of suites in one and two-family houses were similar to the year to year changes of the net increase of the number of apartments in multi-family dwellings. It should be realized that the net increase in the number of suites derived from the reports of the Department of Taxes and Assessments is not an exact measure of the volume of new residential construction but is the nearest approximation that is available. The average yearly increase for the seventeen years ending September 30, 1930 was 17,890 suites in one and two-family dwellings and 31,939 in multifamily dwellings. TABLE V NET INCREASE IN THE NUMBBER OF SUITES IN VARIOUS TYPES OF DWELLINGS IN NEW YORK CITY,1 1914 to 1930 Total new One and lawTotal in One and tenements types YEAR ENDING New law two nen Old law Converted all types SEPTEMBER 30 tenements family e and tenements dwellings 2 of dwellings on dwellings family dwellings 1914................... 20,638 9,731 30,369 -3,214..27,155 1915................... 22,519 8,686 31,205 -1,746.... 29,459 1916................... 23,549 7,634 31,183 -2,661...... 28,522 1917................... 18,072 5,583 23,655 -8,225.... 15,430 1918................... 6,172 1,311 7,483 -1,341.... 6,142 1919................... 873 4,235 5,108 -2,007 12 3,113 1920................... 4,301 9,045 13,346 -3,920 42 9,468 1921................... 4,199 14,544 18,743 -3,112 79 15,710 1922................... 19,603 31,764 51,367 -2,492 58 48,933 1923................... 29,060 36,283 65,343 -2,172 100 63,271 1924................... 49,900 45,377 95,277 -3,826 18 91,469 1925................... 43,825 26,396 70,221 -4,785 171 65,607 1926................... 51,961 33,851 85,812 -5,778 61 80,095 1927................... 74,363 28,633 102,996 -6,458 86 96,624 1928.................. 77,475 21,516 98,991 --6,582 55 92,464 1929.................. 70,348 11,809 82,157 -7,995 120 74,282 1930................... 26,101 7,738 33,839 -8,660 266 25,445 Total for 17 years... 542,959 304,136 847,095 -74,974 1,068 773,189 1 Based on figures obtained from the Tenement House Department and the Department of Taxes and Assessments. 2 Officially reported. An estimate by the Board placed the number of illegally converted dwellings in excess of 12,000. Number of Dwelling Suites in New York City Table VI shows that in 1913 one-half of all suites were in old law tenements, one-quarter in new law tenements, and one-quarter in one and two-family houses. In 1930, 26.8 per cent of all suites were in old law tenements, 42.7 per cent in new law tenements, 14.7 per cent in one-family dwellings, and 15.8 per cent in two-family houses. Rents in New Law Tenements From the point of view of low cost housing it is most important to observe the range of rentals within which the building industry TABLE VI NUMBER OF SUITES AND PERCENTAGE OF TOTAL IN VARIOUS TYPES OF DWELLINGS IN NEW YORK CITY,1 1913 TO 1930 YEAR ENDIN EPTEMBER 30 Old law Per cent New law Per cent One family Per cent Two family Per cent Converted all of tenements of total tenements of total dwellings of total dwellings of total dwelling2 ll types of Sdwellings 1913......................... 1914......................... 1915......................... 1916......................... 1917......................... 1918......................... 1919......................... 1920......................... 1921......................... 1922......................... 1923......................... 1924.......................... 1925......................... 1926......................... 1927......................... 1928...................... 1929......................... 1930......................... 605,804 602,590 600,844 598,183 589,958 588,617 586,610 582,690 579,578 577,086 574,914 571,088 566,303 560,525 554,067 547,485 539,490 530,830 50.0 48.7 47.4 46.2 45.0 44.7 44.4 43.8 43.1 41.4 39.5 36.9 35.1 33.1 30.9 29.1 27.6 26.8 303,570 324,208 346,727 370,276 388,348 394,520 395,393 399,694 403,893 423,496 452,556 502,456 546,281 598,242 672,605 750,080 820,428 846,529 25.1 26.2 27.4 28.6 29.6 29.9 30.0 30.1 30.0 30.4 31.0 32.4 33.8 35.3 37.6 39.8 41.9 42.7 150,723 153,358 156,132 158,708 163,141 165,380 167,359 172,650 181,266 198,574 212,815 231,304 244,230 262,079 277,118 282,672 288,173 292,197 12.5 12.4 12.3 12.2 12.5 12.6 12.7 13.0 13.5 14.2 14.6 14.9 15.1 15.5 15.5 15.0 14.7 14.7 150,390 157,486 163,398 168,456 169,606 168,678 170,934 174,688 180,616 195,072 217,114 244,002 257,472 273,474 287,068 303,030 309,338 313,052 12.4 12.7 12.9 13.0 12.9 12.8 12.9 13.1. 13.4 14.0 14.9 15.8 16.0 16.1 16.0 16.1 15.8 15.8 12 54 133 191 291 309 480 541 627 682 802 1,068 1,210,487 1,237,642 1,267,101 1,295,623 1,311,053 1,317,195 ( 1,320,308 1,329,776 1,345,486 1,394,419 1,457,690 1,549,159 1,614,766 1,694,861 1,791,485 1,883,949 1,958,231 1,983,676 1 Based on figures obtained from the Tenement House Department and the Department of Taxes and Assessments. 2 Officially reported. An estimate by the Board placed the number of illegally converted dwellings in excess of 12,000. Number of converted dwellings is less than 0.05 per cent of the total. 21 TABLE VII DISTRIBUTION OF APARTMENTS ACCORDING O MONTHLY ROOM RENTS IN MULTI-FAMILY DWELLINGS CONSTRUCTED IN NEW YORK CITY,1 1927 to 1930 2 1927 1928 1929 1930 TOTAL 4 YEARS MONTHLY ROOM RENT Num- Per Num- Per Num- Per Num- Per Num- Per ber of cent ber of cent ber of cent ber of cent ber of cent apart- of apart- of apart- of apart- of apart- ot ments total ments total ments total ments total ments total Under $12.50.... 874 1.19 1,504 2.20 1,006 2.04 281 1.32 3.665 1.73 $12.50-13.49.... 2,082 2.84 1,685 2.46 984 1.99 565 2.65 5,316 2.50 13.50-14.49.... 3,169 4.33 3,210 4.69 1,291 2.61 770 3.61 8,440 3.97 14.50-15.49.... 7,452 10.18 6,552 9.58 3,414 6.90 567 2.66 17,985 8.47 15.50-16.49..... 8,351 11.40 6,762 9.89 3,452 6.98 1,122 5.26 19,687 9.27 16.50-17.49.... 6,610 9.03 6,405 9.37 3,570 7.22 1,239 5.80 17,824 8.39 17.50-18.49.... 7,195 9.83 5,524 8.08 3,392 6.86 1,849 8.66 17,960 8.46 18.50-19.49.... 6,309 8.62 5,228 7.64 3,634 7.35 891 4.17 16,062 7.56 19.50-24.49.... 19,254 26.30 18.135 26.51 14,772 29.87 5,803 27.19 57,964 27.29 24.50-29.49.... 5,945 8.12 6,097 8.91 5,348 10.82 1,545 7.24 18,935 8.91 29.50 and over. 5,975 8.16 7,301 10.67 8,585 17.36 6,710 31.44 28,571 13.45 Total8...... 73,216 100.00 68,403 100.00 49,448 100.00 21,342 100.00 212,409 100.00 1 Exclusivo of Richmond. 2 Computed by the Board of Housing from the records of the Tenement House Department. 3 Rents not available for all apartments. For total number of suites constructed, see Table III, p. 15. TABLE VIII DISTRIBUTION OF APARTMENTS ACCORDING TO MONTHLY ROOM RENTS IN MULTI-FAMILY DWELLINGS CONSTRUCTED IN MANHATTAN, 1927 to 19,30 1 1927 1928 1929 1930 TOTAL 4 YEARS MONTHLY ROOM RENT Num- Per Num- Per Num- Per Num- Per Num- Per ber of cent ber of cent ber of cent ber of cent ber of cent apart- of apart- of apart- of apart- of apart- of ments total ments total ments total ments total ments total Under $12.50.................. 113 1.29...................... 113.34 $12.50-13.49.... 16.18............. 117 1.23 236 3.53 369 1.11 13.50-14,49.... 48.57....................................... 48.14 14.50-15.49....1................................. 1.01 1 a 15.50-16.,9.... 115 1.36 48.55 6.07 10.16 179.54 16.50-17.49.... 118 1.40 68.78 13.14 84 1.26 283.85 17.50-18.49.... 274 3.25 165 1.89 16.17.............455 1.37 18.50-19.49.... 388 4.59 322 3.70 186 1.97 61.91 957 2.87 19.50-24.49.... 1,995 23,62 1,881 21.58 676 7.16 309 4.63 4,861 14.61 24.50-29.49.... 1,415 16.76 1,104 12.66 1,018 10.78 403 6.03 3,940 11.84 29.50 and over. 4,076 48.27 5,016 57.55 7,406 78.48 5,574 83.47 22,072 66.33 Total 2...... 8,445 100.00 8,717 100.00 9,438 100.00 6,678 100.00 33,278 100.00 1 Computed by the Board of Housing from the records of the Tenement House Department. 2 Rents not available for all apartments. For total number of s!uites constructed, see Table III, p. 15. ' Less than.01 per cent, 22 TABLE IX DISTRIBUTION OF APARTMENTS ACCORDING TO MONTHLY ROOM REDNTS IN MuLTI-FAMILY DWEL;LINGS CONSTRUCTED IN THE BRXoNX, 1927 to 19301 1927 1928 1.929 ____II- ___ _____ - - I. - MONTHLY ROOM RENT Number of apartments Per cent of total Number of apartments Per cent of total Number of apartments Per cent of total I I I I---I I----I. Under S12.50.... $12.50-13.49.... 13.50-14.49.... 14.50-15.49.... 15.50-16.49.... 16.50-17.49.... 17.50-18.49.... 18.50-19.49.... 19.50-24.49.... 24.50-29.49.... 29.50 and over. Total 2...... 395 714 1,033 3,468 3,462 2,644 3,110 2,86] 9,378 1,388 1.38 2.50 3.62 12.16 12.14 9.27 10.90 10.03 3'2.83 4.87.25 511 671 1,636 2,470 2,744 2,713 3,080 2,895 6,063 741.177 2.16 2.83 6.90 10.42 11.58 11.45 12.99 12.21 25.58 3.13.75 292 402 558 1,192 1,355 1,571 1,912 1,745 5,558 850 57 1.88 2.60 3.60 7.69 8.75 10.14 12.34 11.26 35.88 5.49.37 1930 Num- Per ber of cent apart- of ments total 56.92 150 2.47 488 8.04 300 4.94 376 6.19 665 10.95 1,014 16.69 645 10.62 2,086 34.34 210 3.46 84 1.38 6,074 100.00 TOTAL 4 YEARS Num- Per ber of cent apart- of ments total 1,254 1.70 1,937 2.63 3,715 5.03 7,430 10.07 7,937 10.76 7,593 10.29 9,116 12.35 8,146 11.04 23,085 31.28 3,189 4.32 388.53 73,790 100.00 28,523 100.00 23,701 100.00 15,492 100.00 )I I Computed by the Board of Housing from the records of the Tenement Rouse Department. 2 Rents not available for all apartments. For total number of suites constructed, see Table III, p. 15. TABLE X DISTETEUTION OF APARTMAENTS ACCORDING TO MONTHLY ROOM,RENTS IN MUTLTi-FAMILY DWAELLINGS CONSTRUCTED IN BROOKCLYN, 1927 to 19,301 TOTAL 1927 1928 1929 1930 4OYAL 4 YEARS3 MONTHLY ROOM RENT Num- Per Num- Per Num- Per Num Per Num- Per her of cent her of cent her of cent her of eent her of cen t apart- of apart- of apart- of apart- of apart- of ments total ments total ments total ments total ments total Under $12.50.... 186.77 536 2.38 541 4.13 199 4.15 1,462 2.27 $12.50-13.49.... 922 3.82 570 2.53 277 2.11 117 2.44 1,886 2.92 13.50-14.49.... 1,511 6.26 968 4.30 433 3.30 127 2.65 3,039 4.71 14.50-15.49.... 2,378 9.86 2,553 11.34 1,245 9.49 201 4.20 6,377 9.88 15.50-16.49.... 3,140 13.02 2,450 10.88 1,252 9.55 432 9.02 7,274 11.27 16.50-17.49.... 2,507 10.39 2,447 10.87 927 7.07 304 6.35 6,185 9.58 17.50-18.49.... 2,455 10.18 1,067 4.74 708 5.40 337 7.03 4,567 7.08 18.50-19.49.... 1,916 7.94 1,302 5.78 1,160 8.85 147 3.07 4,525 7.01 19.50-24.49.... 5,246 21.74 6,429 28.56 4,072 31.05 1,799 37.56 17,546 27.18 24'50-29.49.... 2,596 10.76 2,847 12.65 1,785 13.61 510 10.65 7,738 11.99 '29.50 and over. 1,269 5.26 1,345 5.97 714 5.44 617 12.88 3,945 6.11 Total'...... 24,126 100.00 22,514 100.00 13,114 100.00 4,790 100.00 64,544 100.00 1 Computed by the Board of Housing from the records of the Tenement Rouse Department. 2 Rents not available for all partments, For tot number of suites constructed, see Table [III, p. 1'5. 23 TABLE XI DISTRIBUTION OF APARTMENTS ACCORDING TO MONTHLY Room RENTS, IN MULTI-F AMILY DwELLINGS CONSTRUCTED IN QUEENS, 1927 to 19301 1927 1928 1929 193Q TOTrAL 4 YEARS MO NTHLY RoOM RENT Num- Per Num- Per Num- Per Num- Per Num- Per ber of cent her of cent ber of cent her of cent ber of' dent apart- of apart- of apart- of., apart- of apart- of ments total ments total ments total ments total ments total Under $12.50.... 293 2.42 344 2.55 173 1.52 26.68 836 2.05 $12.50-13.49.... 430 3.55 444 3.30 188 1.64 62 1.63 1,124 2.75 13.50-14.49.... 577 4.76 606 4.50 300 2.63 155 4.08 1,638 4.02 14.50-15.49.... 1,606 13.25 1,529 11.35 977 8.57 65 1.71 4,177 10.24 15.50-16.49.... 1,634 13.48 1,520 11.28 839 7.36 304 8.00 -4,297 10.53 16.50-17.49.... 1,341 11.06 1,177 8.74 1,059 9.29 186 4.89 3,763 9.22 17.50-18.49.... 1,356 11.18 1,212 9.00 756 6.63 498 13.11 3,822 9.37 18.50-19.49.... 1,144 9.44 709 5.26 543 4.76 38 1.00 2,434 5.97 19.50-24.49.... 2,635 21.74 3,762 27.93 4,466 39.16 1,609 42.34 12,472 30.57 24.50-29.49.... 546 4.50 1,405 10.43 1,695 14.86 422 11.11 4,068 9.97 29.50 and over. 560 4.62 763 5.66 408 3.58 435 11.45 2,166 5.31 Total 2....12,122 100.00 13,471 100.001 11,404 100.00 3,800 100.00 40,797 100.00 1Computed by the Board of Housing from the records of the Tenement House Department. 2Rents not available for all apartments. For total number of suites constructed, see Table III, p. 15. operates. Tables VII to XI show the rents in multi-family dwellings in the Boroug-hs of Manhattan, Brooklyn, The Bronx and Queens during the four years from 1927 through 1930. The figures were compiled from the records of the Tenement House Departmaent which inspects every tenement house about six months after the issuance of the certificate of completion. The apartments are separated as front, court, and yard apartments. The numuber of apartments of each type and highest and lowest rent per apartment are shown. The Board averaged the high and low rents.' During four years of construction, only 1.7 per cent of the total number of apartments erected in all boroughs exclusive of Richmond rented for less than $12.50 per room per month. About one-third of the 3,665 apartments in the rental class of $12.50 and under were to be found in projects erected under the terms of the State Housing Law. Six and one-half per cent of all apartments 1 The following illustrations indicate the -method used in computing rentals. If there were ten front apartments of four rooms each, high rent $90 and the low rent $80, and ten yard apartments of three rooms eaeh, high rent $70 and low rent $63, these were entered as ten apartments att $21.25 -per room per month and ten apartments at $22.17. Where the rents were given as high rent, four-room apartments $90, lowT rent; three-room apartments $70. an average for the seven rooms was obtained and the rent for those apartments was entered at $22.86. In some tenements the high and low rents are given for the different size apartments together with the number of apartments. For example, the high and low rent is given for twenty two-room, thirty three-room, twenty-five four-room, etc., apartments. Here the average for each size of apartment was obtained. In some of the small tenements in Brooklyn and Queens the actual rent for every apartment in the house was available. No average was used in this case. 24 rented between $12.50 and $14.49 per room per month; about twofifths rented between $14.50 and $19.49; 27 per cent between $19.50 and $24.49 and more than one-fifth rented for $24.50 per room per month and over. In the Borough of Manhattan, three-tenths of one per cent of all apartments rented for less than $12.50 per room per month; 1.2 per cent between $12.50 and $14.49 per room per month; 5.6 per cent between $14.50 and $19.49; 26.4 per cent between $19.50 and $29.49, and 66.3 per cent of all apartments rented for $29.50 or more per room per month. In each of the other boroughs more than 97 per cent of the apartments constructed rented above $12.50 per room per month. The data that have been presented indicate the magnitude of the housing problem in the largest city in the world. Two facts stand out clearly: We have ai heritage of over 67,000 old law buildings offering' shelter for 528,000 families. These buildings have outlived economic justification and offer a challenge to the. social conscience of the community that sustains them. New hous'ing supplied by the building industry, as it pkiss'es through alternating periods of booms and depressions, succeeds only at rentals that are out of reach of the majority of the population. II HOUSING UNDER THE LAW [25] HOUSING UNDER THE LAW Investment versus Speculation 'The New York State Housing Law is premised upon a type of construction that is foreign to the experience of most speculative builders. The Board has a clearly defined realm within which to operate. Projects under its supervision cannot exceed a maximum average rental of $12.50 per room per month in Manhattan and $11 per room elsewhere. Not only is there an upper limit with respect to income, but there is also a definite limit to the return on investment. A cumulative 6 per cent dividend is permitted to limited dividend companies. As in other fields where public bodies regulate the return on the investments, the basis of capitalization is a most important item. The Housing Law requires that cost or appraised value, whichever is the lower, must determine the capital structure. By requiring that at least one-third of the financial structure must be in the form of stock or income debentures and that not more than two-thirds may be represented by mortgage loans, the law embodies a point of view of investment as against that of speculation. These dwellings are not built for sale. They represent an investment planned to produce an assured income. By requiring amortization of the mortgage, depreciation of the building and the setting up of renovation reserves, financial risks are minimized and the highest satisfaction is guaranteed to the tenant. Cooperators under the law may choose to take their income in the form of lower rents or in the form of "psychic income" represented by such extra facilities as playgrounds, club rooms and various educational activities. Commercial operators and investors are more likely to desire a cash dividend. Procedure Under the Law How the Board proceeds to insure the success of a project may be briefly summarized. Applicants may represent real estate interests, builders, cooperative organizations, architects and the like. The following is a typical illustration of the procedure involved. The first formal step is to submit a description of the site upon which the proposed building is to be erected. If the site is approved by the Board after inspection, a sketch plan of the building and improvements must then be submitted. This is examined as to coverage, room sizes, efficiency of the plan, and practicability under the statutory requirements. The Board's application form is then filled out, showing all details as to cost of land, building costs, mortgage terms, arrangements between limited dividend companies and construction companies, number of apartments and rooms and the financial set-up. The applica[27] 28 tion must be accompanied by complete detailed drawings, specifications and the proposed certificate of incorporation. When building contracts are awarded on the basis of competitive bidding, the Board accepts the contract price under the award as representing the actual cost of construction to the limited dividend corporation. If the limited dividend company enters into a building contract without competitive bidding, the Board requires that the price to be paid must be the actual cost of construction plus a reasonable builder's fee. In such cases the builder is required to guarantee a maximum cost price. If the incorporators of the housing company own stock or are otherwise interested in the building corporation or if there is any identity of interest in the contracting companies, all agreements and accounts between the builder and the subcontractor are subject to the inspection of the Board. The Board undertakes continuous inspection during construction. Upon completion of the project the company must certify an itemized statement of the cost of the land, construction and financing, to be used by the Board in determining the final cost as a basis for capitalization. Before renting any apartments companies are required to submit for approval proposed rent schedules, forms for tenant applications and leases. If stock or income debenture certificates are sold to prospective tenants the formal subscription agreement must also be approved. During the month of December each company submits on a form furnished by the Board an annual report for the fiscal year ending November 30. These annual statements are carefully scrutinized to see that all the Board's requirements are met. Standards Required The Board adheres generally to the principle that its approval shall be limited to sites which are large enough and so situated as to permit the development of projects with low coverage and in accordance with modern principles of site planning. A building is not an isolated phenomenon and minimum sized courts and yards do not permit adequate light and air and necessary privacy to every apartment. The Board conceives it as a duty to demonstrate that superior types of dwellings are possible at relatively low rents. The experience of speculative builders has demonstrated conclusively the folly of erecting buildings in which the essential considerations of comfort and of health are sacrificed in the effort to crowd more families on the land and produce a higher income from the property. With the street systems existing in urban centers, the maximum advantages of site planning are obtainable only when the site comprehends a full square block. In congested areas where plottage is difficult to acquire and land values relatively high, smaller sites may be utilized. In view of limitations of land assemblage and land prices the Board has approved two projects on the lower 29 East Side each approximately 100 feet by 100 feet and a third development 200 feet by 100 feet. As against the choice of permitting old rookeries to remain standing, it was believed better public policy to have them replaced with dwellings containing large sized rooms and every modern equipment, even though the site did not permit of standards that were deemed the most desirable. Cross ventilation is another feature of the well planned building. This is attained when apartments are two rooms deep. Plans are carefully scrutinized to see that the maximum sized rooms are obtained. In this connection a warning must be raised against the position maintained by some builders whom the depression has made to realize that the field of low cost housing is a promising potential market for development. It has been asserted that rooms in model dwellings are larger than need be and that land is not as intensively utilized as would be possible. As previously stated, we believe this point of view to be short-sighted even from the purely commercial angle. Increased depreciation and obsolescence, greater vacancies and higher costs of maintenance result from lowering of standards. In large scale projects it is possible to provide facilities that are not furnished even in the highest priced apartment houses. The Amalgamated Housing Corporation has a large auditorium, playground, library, club rooms and study rooms. The Farband Housing Corporation is also equipped with an auditorium, gymnasium, library and social rooms. The Amalgamated Dwellings is provided with an auditorium, a tiled roof for playground purposes, and club rooms. The tenants of the Fourth Avenue project of the Brooklyn Garden Apartments have the use of a playground and several club rooms. A housing program must operate in two fields. One is the reconstruction of slum areas and the other is the building of model dwellings on cheap land that is relatively distant from the center of the city.1 Laws do not operate in a vacuum. Dwellings must be placed somewhere. If large estates insist upon holding their properties in the worst slum areas and small owners are willing to sell only at prices that represent a capitalization far in excess of earning power, limited dividend companies will gravitate to districts where the price of land will make low rentals possible. 'In the Mt. Hope Development Corp. case, cited on page 55, the petitioner attempted to question the Board's power to approve a site in a sparsely settled section on the outskirts of the city. iSection 13' provides that the Board shall select and approve areas "within or adjacent to" "localities" in which congested and unsanitary housing conditions exist. The Board's view is that this section does not require that construction be confined to the actual slum areas themselves. Finding congestion in a city, its interpretation is that it may furnish relief by the approval, of projects in any suitable areas within that city or neighboring localities. Mr. Justice McGeehan approved the Board's practice in his opinion in the Mars Realty Corporation case, see page 55. __ III TAX EXEMPTION AND THE STATE HOUSING LAW [31] TAX EXEMPTION AND THE STATE HOUSING LAW Tax exemption is the most effective instrument that the Legislature has placed in the hands of the Board to stimulate the erection of buildings that embody higher standards at lower rentals. Section 39 of the State Housing Law provides that the bonds, mortgages, income debentures, and dividends of limited dividend companies are to be exempt from State taxes and that any municipality in which projects of limited dividend companies are located may exempt the buildings and improvements from local taxation providing they are erected before January 1, 1937. On June 22, 1927, the Municipal Assembly of New York City enacted Local Law No. 9, providing for tax exemption of the improvements of State Board of Housing projects for a period of twenty years. It is well to examine briefly the implications of the use of this instrument. For it is only by frankly recognizing the legitimacy of the claims of rival interests that a program can receive practical embodiment. The issue must be faced squarely and openly. Once the State and municipality are committed to a program of stimulating the improvement of the housing of its inhabitants, they must be prepared to pay the price. We cannot embrace a policy and refuse to accept its consequences. In some countries the price may take the form of governmental loans at low interest rates, direct subsidies to builders, and the like. In New York City it has assumed the rather modest role of tax exemption. Without the proper safeguards tax exemption will neither lower rents nor improve standards. Unfortunately, a striking illustration of this situation was witnessed in New York City during the last decade, when the City of New York took advantage of the amendment to the State law which granted municipalities the right to exempt from taxes residential buildings whose construction was begun before April 1, 1924. The result, as we have pointed out in previous reports, was the production of one and two-family dwellings of decidedly inferior quality, mostly in Brooklyn and Queens, at rents that were considerably above the price that could be paid by families with modest incomes. As shown in Table XII, during the ten years from 1922 to 1931 inclusive, more than $190,000,000 of tax exemption was granted by the city. The Borough of Brooklyn was the greatest beneficiary receiving approximately 40 per cent of the total exemption, followed by Queens, with slightly less than 30 per cent, and The Bronx, with about one-fifth of the total. In this connection, the observations of a careful student of the housing problem may be pertinent: "Post-war housing in New York has been as truly and as heavily subsidized by the tax-payers as. post-war housing in London or Liverpool or Manchester. The big difference has been that in the English cities the subsidy enabled families of the lower income [33] 34 brackets to live in very high grade new houses, whereas in New York the subsidy made gorgeous profits for the builders, but the houses were very ordinary, and even so, only those of higher income could live in them. "*' TABLE XII AMOUNT OF TAX EXEMPTION IN NEW YORK CITY UNDER LOCAL LAW No. 9 For the Ten Years 1922 to 1931 BOROUGH Amount of tax Per cent of exemption total Manhattan............................................... $15,183,104 02 7.94 The Bronx................................................ 39,283,946 48 20.55 Brooklyn................................................ 75,860,274 61 39.68 Queens.................................................. 54,601,217 71 28.56 Richmond................................................ 6,246,009 87 3.27 New York City.......................................... 191,174,552 69 100.00 Under the State Housing Law no project can be approved without compliance with the standards set up by the Board. Instead of builders capitalizing exempt taxes in the selling price of their houses, dwellings erected under the State Housing Law have their valuations fixed either at cost or appraisal, whichever is the lower. Furthermore, the exempt taxes are translated into lower rents. TABLE XIII AMOUNT BY WHICH PAYMENT OF TAXES ON IMPROVEMENTS WOULD INCREASE MONTHLY ROOM RENTS IN STATE BOARD OF HOUSING PROJECTS Amount of rental PROJECT increase per room per month Amalagmated Housing Corporation: Units 1-6.............................................. $2.09 U nits 7-8.....................................................3.00 Amalagamated Dwellings, Inc....................................... 2.49 Academy Housing Corporation...................................... 1.59 Brooklyn Garden Apartments, Inc.: Fourth Avenue............................................... 1.94 Navy Yard................................................... 1.27 Farband Housing Corporation....................................... 1.94 Manhattan Housing Corporation..................................... 2.64 Stanton Homes Corporation........................................ 3.18 Average for 9 projects.......................................... 2.24 Tax Exemption and Low Rents Let us see to what extent tax exemption has lowered the rents of projects under the law. Table XIII shows the amount of actual savings. Without tax exemption four projects would have their rents increased by less than $2 per room per month, three projects would have a rental increase per room of between $2 and $3 per * Recent Trends in American Housing by Edith Elmer Wood, p. 111. 35 month, and two. projects would have an increase of at least $3 per room per month. It is interesting to note that the principal factor producing the variations shown in the room rental increases is the difference in the average room sizes. Buildings with smaller rooms experience the lowest savings and those with the larger rooms the greatest savings. In other words, limited dividend companies that provide the highest accommodations to tenants-as measured by room sizes-receive the greatest benefits from tax exemption. The average savings up to date amount to $2.24 per room per month, or $8.96 for a four-room apartment. Stated differently, if a commercial operator were to erect a project without the aid of the municipality and were to limit his profits to 6 per cent and finance on a conservative basis, he would have to charge approximately $9.00 more for a four-room apartment than a State Housing Board project. In actual practice, commercial builders refuse to begin operations unless rents are at least twice this amount. Tax Exemption and Land Prices Tax exemption not only lowers rents, but also widens the field of operation of the Board's program. Table XIV shows the maximum that can be paid for land with and without tax exemption. TABLE XIV MAXIMUM'a PRICE PER SQUARE FOOT THAT CAN BE PAID FOR LAND' 50 PER CENT COVERAGE 60 PER CENT COVERAGE Room 5izE RENTAL OF $11 RENTAL OF $i2.50 RENTAL OF $11 RENTAL OF $12.50 PER ROOM I PER ROOM FEE ROOM I PER ROOM Construction cost per cubic foot Construction cost per cubic foot 360 380 400 360 380l 400366 1 380 400l360 801 ~400 A - WREN BUILDINGS 'ARE TAX EXEMPT 2:50 square feet....(2) (2) (2) 82.93S2.4031.87$.95$.3i1 (2) $S3.54 $2.90 $2.2 6 200 square feet....$3.39 $2.86 $2.32 6.07 5.54 5.00 4.09 3.43 $2.79 7.30 6.65 6.00 150 square feet....7.72 7.17 6.64 11.29 10.76i10.21 9.26 8.63 7.97 13.54 12.91 12.26 B - WHTEN BUILDINGS ARE NOT TAX EiXEMPT 250 square feet. (2).(2 (2) (2) (2) (2) (2) (2) (2) (2) (2) (2) 200 square feet. (2). (2) (2) $2.485$1.75 $1.02 (2) (2) (2) $2.98 $2.10 $1.22 150 square feet....$4.12 $3.38 $2.66 7.71 6.96 6.23 $4.94 $4.06 $3.19 9.23 8.35 7.47 1 see the Annual Report of the State Board of Rousing (1931) pp. 67-71, for more complete data. 2 No construction possible. Tax Exemption and the Municipality It is claimed that tax exemption of improvements involves a distinct loss of revenue to the city. Those who still adhere to the cherished myth of the beneficent hand of free enterprise in promoting good housing are inclined to greatly exaggerate this point. 36 Because it is relatively easy to measure the value of buildings exempted and to compute the taxes thereon, it is deemed sufficient to calculate the total taxes and to point out that the city has lost revenues to that amount. This procedure is manifestly misleading. How unfair it is can best be shown by attempting to answer the question as to how much the city has already lost by exempting buildings erected under the State Housing Law. Table XV gives the amount of tax exemption up to the year ending December 1931. The total for three years amounts to the small sum of $260,000. If we add the projects that have been erected in 1931, the sum would be raised to a little over $300,000. Does this amount represent a loss to the city? Is it not pertinent to ask whether these buildings would have been erected without such exemption? Surely it is safe to say that the Hoe Company factory buildings TABLE XV THE AMOUNT, OF TAX EXEMPTION GRANTED BY NEW YORK CITY TO BOARD OF HOUSING PROJECTS UP TO YEAR ENDING DECEMBER, 1931 ASSESSED VALUATION OF AMOUNT OF TAX BUILDING ONLY EXEMPTION PROJECT 1929 1930 1931 1929 1930 1931 Amalgamated Housing Corporation Units 1-6............ $1,480,000 $1,141,000 $1,141,000 $38,776.00 $29,894.20 $29,780.10 Units 7-8.................... 1,135,000 '1,135,000......... 29,737.00 29,623.50 Amalgamated Dwellings, Inc................................. 1,000,000.................... 27,200.00 Farband Housing Corporation............. 457,500 558,000 448,000 11,986.50 14,619.60 11,692.80 Brooklyn Garden Apartments, Inc." Fourth Avenue................. 594,000 594,000.......... 15,741.00 15,562.80 Navy Yard.............................. 229,000.................... 5,999.80 Total....................................... $50,762.50 $89,991.80 $119,859.00 Total tax exemption for 3 years...................$260,613.30 would not have been razed and a project that has received nationwide attention would not have taken its place. Neither would a commercial builder tear down the dilapidated tenements on Stanton Street, East 3rd,Street and Avenue A, nor would the citizens of Brooklyn have promoted an enterprise in a congested section if the buildings were not exempted. It is safe to assume that the history of these old law tenements would have been similar to that of thousands of structures which we have seen are being demolished in New York City at the rate of only 6/10 of 1 per cent per year. With continued decay and declining valuations, the gradual shrinkage of the city's return would be uninterrupted. In outlying regions its revenue would be derived from unimproved land for a period of years. 37 Against the so-called loss must be presented the fact that the operation of limited dividend corporations tends to improve the neighborhood in slum areas and to accelerate the building up of new localities in outlying regions with increasing revenues to the city. The above calculations have been based upon the assumption that monetary losses are real losses to the government and to the community. That this premise is false few can doubt when the costs of crime, health, the enforcement of tenement house laws in the case of aged buildings, are added up. Who can compute the gains that must result from the added stimulus and encouragement given to the movement for better housing not only in New York City but throughout the United States? It may be pardonable to cite the prominent place which the work of the Board of Housing received in the attention of the delegates to the President's Conference on Home Building and Home Ownership last December. Every committee report on urban housing stressed the valuable work accomplished under the New York State Housing Law. Every structure erected in terms of the Board's standards is a challenge to the community to rid itself of a system that provides homes by letting the small owner hold the bag while the land developer parcels out the city's undeveloped land into twenty or twenty-five foot lots, the second mortgagee charges the hard pressed owners an interest of 9 to 15 per cent, the builder erects ugly rows of single and two-family houses, and apartment houses crowd the land to the maximum permitted by law. The municipality has a great responsibility for the kind of dwellings confined within its jurisdiction. When it fails to widen narrow streets, to develop new playgrounds and parks, to build modern schools, provide adequate means of transportation and to zone blocks so that factory and residential buildings are not alongside one another, there result such deteriorated neighborhoods as the lower East Side. The hundreds of millions of dollars which the city has lost from such short-sighted policies might be computed. The losses from disease and crime caused by bad housing cannot' be measured in monetary terms. IV SURVEY OF THE LOWER EAST SIDE [39] SURVEY OF THE LOWER EAST SIDE Intelligent planning for reconstruction of blighted areas requires the command of a larger body of economic data than has been available up to the present time. To obtain much needed information with respect to, obsolescent regions, the Board selected for investigation the section of the lower East Side bounded on the north by East Houston Street, on the west by Clinton Street to East Broadway and the Manhattan, Bridge below East Broadway, and on the south and east by the East River. These blocks comprise one of the worst tenement districts in the city. With the valuable assistance of the Social Science Laboratory of the College of the City of New York directed by Professor Samuel Joseph, ninety-seven blocks containing approximately 1,700 tenement houses with about 27,000 apartments were surveyed. Table XIX gives the boundaries of the blocks. The students of the laboratory made a house-to-house canvass including every store that was part of tenement house property. The information was obtained from janitors, tenants, storekeepers, real estate agents and owners. Care was taken to check figures obtained from sources that were believed to be biased. The data that were called for in the field survey included the following items: number of stories, number and size of apartments, number and kind of stores, and rents and vacancies of apartments and stores. The assessed valuation of land and building and the number of owners of the tenements investigated on each block were obstained from the City Record. From the Hall of Records the amount of mortgages, number of conveyances and foreclosures during the last twenty-five years, the names of present mortgagees and owners are now being obtained for each piece of property. The field survey was conducted from the middle of November 1931 to the middle of January 1932. Income per building, number of owners per block, number and amount of mortgages, number of conveyances and foreclosures over a period of approximately twenty-five years, are important items for the careful selection of sites having adequate dimensions and selling at prices that will permit the erection of buildings below the maximum required by the law. Figures of vacancies, apartment and room rentals, and store values have considerable social and economic significance. The following preliminary tabulations have been possible for inclusion in this report.' Number of Tenements per Block Table XVI summarizes by blocks, the number of buildings, owners, apartments, rooms, stores, and vacancies of apartments and stores. There were considerable differences in the number of tenement houses on each block. Of the 97 blocks, 25 had 10 or 1See Real Estate Record and Guide, April 23, 1932, for tabulation of the data presented herewith on the basis of building rather than block. [41] 42 IV. Area Surveyed By Board of Housing-Lower East Side 43 less tenements; 36 had between 11 and 20; 27 between 21 and 30 and 9 over 30. The average number of tenements covered per block was 17.4. Ninety-six buildings which were either completely vacant or boarded up and concerning which information was not obtainable, were not included in this table. Vacacncies in Apartments Eleven blocks had 10 per cent or less of all their apartments vacant. Twenty-nine reported a vacancy percentage between 11 and 20; 33 between 21 and 30; 15 between 31 and 40; and 9 over 40 per cent. The average percentage of vacancy per block, obtained by dividing the total number of vacant apartments by the total of all apartments and multiplying by 100 was 24.4. If we assume that the 96 completely vacant buildings had an average number of apartments similar to the average of the 97 blocks, then the total vacancy percentage would be increased to 28.4 per cent. Vacancies in Stores Only 3 blocks reported 100 per cent occupancy of stores; 10 blocks had a percentage of store vacancy of 10 or less; 27 showed a vacancy percentage between 11 and 20; 30 between 21 and 30; 7 between 31 and 40, and 20 had a store vacancy of over 40 per cent. Of 3,129 stores that were covered, 759 or 24.3 per cent of the total were vacant. It is interesting to note that the vacancy percentages of stores aand apartments were the same. Income from Stores as a Percentage of Total Income In 6 blocks the percentage of total rental income derived from stores was not more than 5 per cent; in 20 blocks it was between 6 and 10 per cent; in 19 between 11 and 15 per cent; in 25 between 16 and 20 per cent; in 11 blocks between 21 and 25 per cent and in 15 blocks it was over 25 per cent. The total monthly income from stores and apartments was $459,485, of which $372,482 or 81.1 per cent was obtained from apartments and $87,003, or 18.9 per cent of the total was derived from stores. Rental of Rooms Twelve blocks show a monthly room rental between $3 and $4; 32 between $4 and $5; 26 between $5 and $6; 11 between $6 and $7; 11 between $7 and $8; and 5 over $8. The average monthly rent per room for apartments occupied was $5.37. The average monthly rental of apartments occupied was $19.38. Rental of Stores The stores in tenement house property on 11 blocks paid a monthly rental between $10 and $19.9; on 34 blocks the rental was 44 between $20 and $29.9; on 20 blocks between $30 and $39.9; on 18 blocks between $40 and $49.9; on 4 blocks between $50 and $59.9; and stores on 6 blocks paid $60 and over. The average rental of 3,129 stores that were occupied was $36.71 per month. Assessed Valuations The assessed valuations of tenement properties were obtained from the City Record for the year 1931. Although the tentative valuations were available for the year 1932, it was deemed more satisfactory to compare income for 1931 with the actual base on which taxes were paid for the same year. Mortgages Table XVIII shows the amount of unmortgaged tenement property, the number of mortgagees and the conveyances with and without foreclosure since 1906. The 49 blocks that were covered are bounded by East Houston Street on the north, Clinton Street on the west, Grand Street on the south and the River on the east. On these blocks 123 of the 900 tenements, or 13.6 per cent of the total number, were unmortgaged. The remaining 777 buildings had 1,137 mortgagees, of which 295 were savings banks and insurance companies, 615 were private persons, 157 were mortgage finance companies and 70 were estates. In other words, about 25 per cent of the mortgages outstanding were held by savings banks and insurance companies, 54 per cent by private persons, 13 per cent by mortgage finance companies and other corporations, and 6 per cent by estates. 45 TABLE XVI VACANCIES OF APARTM]BNTS AND STORES IN TFOENEME lIN T BUILDINGS OF 97 BLOCKS ONC THE LOW ER EEAST SiDEi Number Nun BLO CK NUMBEFR of tene- ol ments own Total iber number I of xers apartments APARTMENTS STORES VACANT VACANT Total number NubrPercent- of PercentNubrage of- stores Number aeo vacant vcnyvacant vagenof 243 A............... 3 2 80 22 27.5 9 6 66.7 243 B............... 5 4 88 35 39.8 10 7 70.0 2440................ 3 1 76 8 10.5 5 1 20.0 245 B............... 11 8 39 18 46.2 2 2 100.0 248 B............... 8 7 136 79 58.1 13 9 69.2 254................. 4 4 38 16 42.1 4 4 100.0 255 A............... 5 5 114 31. 27.2 12 2 16.7 255 B............... 19 17 333 116 34.8 36 6 16.7 256................. 25 22 364 115 31.6 40 11 27.5 257................. 21- 16 357 90 25.2 39 8 20.5 258................. 28 22 516 146 28.3 44 14 31.8 259 A............... 9 8 132 37 28.0 21 4 19.0 260 A............... 2 2 7 1 14.3 2 1 50.0 260 B............... 11 10 176 73 41.5 10 3 30.0 261 A............... 14 11 106 25 23.6 17 9 52.9 261B............... 27 21 496 169 34.1 55 12 21.8 263................. 21 19 416 146 35.1 35 22 62.9 265 A............... 10 10 194 57 29.4 13.3 23.1 2650................ 13 8 148 83 56.1 17 7 41.2 266 A............... 8 8 130 37 28.5 19 4 21.1 266B............... 36 33 577 112 19.4 71 17 23.9 267 A............... 11 11 19S 50 25.6 25 6 24.0 267B............... 31 29 504 128 25.4 59 11 18.6 268A............... 26 24 191 10 5.2 19 4 21.1 268 B............... 20 15 268 59 22.0 24 8 33.3 269A............... 23 21 465 113 24.3 38* 10 26.3 269 B............... 28 26 347 78 22.5 56* 10 17.9 27A.......20 19 404 81 20.0 52 9 17.3 270B............... 20 16 306 88 28.8 40 9 22.S 271A............... 27 24 482 80 16.6 61 19 31.1 271 B............... 9 9 131 20 15.3 24 6 25.0 272................ 41 33 617 12 20.6 83 21 25.3 273................. 32 30 376 93 24.7 75 32 42.7 274 B............... 13 12 204 55 27.0 22 5 22.7 275 B............... 14 14 237 32 13.5 26 7 26.9 2K2A............... 19 16 210 47 22.4 41 7 17.1 283A............... 30 22 383 99 25.9 63 30 47.6 284................. 8 8 121 15 12.4 28 3 10.7 285 A............... 18 18 163 24 14.7 32 3 9.4 286A............... 27 24 255 22 8.6 29 1 3.4 286 B............... 19 17 103 20 19.4 30 2.6.7 287 A............... 11 9 125 26 20.8 9 1 11.1 2871B............... 11 11 82 12 14.6 16 7 43.8 288 B............... 18 15 108 7 6.5 11 1 9.1 2880................ 4 4 20 2 10.0 6 1 16.7 314................. 22 18 366 64 17.5 36 10 27.8 315 A............... 15 14 209 36 17.2 38 13 34.2 3165B..............'" 9 6 83 19 22.9 14 1 7.1 321A............... 14 11 191 51 26.7 26 7 26.9 321 B............... 3 3 26 6 23.1 5 0 0.0 3MA............... 10 10 182 88 48.4 -13 8 61.5 322B............... " 9 5 157 98 62.4 5 2 40.0 323A............... 24 17 413 167 40.4 35 16 45.7 323 B............... 6 4 37 20 54.1 3 2 66.7 324 A............... 13 12 232 36 15.5 20 8 40.0 325 B............... 6 5 259 2.8 8 0 0.0 326 A............... 16 13 328 103 31.4 22 7 31.8 326 B............. 9 8 144 49 34.0 9 1 11.1 327 A............... 5 5 89 18 20.2 4 1 25.0 327 B............... 14 12 254 91 35.8 27 10 37.0 328A............... 26 21 420 143 34.0 46 12 26.1 328 B............... 18 13 233 101 43.3 30 13 43.3 329 A............... 19 15 368 70 19.0 36 5 13.9 329B............... 26 20 442 138 31.2 54 24 44.4 330A............... 21 19 377 70 18.6 56 15 26.8 330B............... 29 26 464 125 26.9 57 19 33.3 331 B............... 17 13 106 33 31.1 19 3 1S.8 332 B............... 8 7 146 36 24.7 11 0 0.0 333A............... 21 19 328 81 24.7 53 9 M170 333 B............... 23 20 448 107 23.9 60 13 21.7 334A............... 33 30 476. 108 22.7 67 9 13.4 46 TABLE XVI-Continued VACANCIES OF APARTMENTS AND,STORES IN TENEMENT BUILDINGS OF 97 BLOCKS ON THE LOWER EAST SIDE APARTMENTS STORES VACANT Total VACANT Total Number Number number number BLOCK NUMBER of tene- of of ments owners apart- Number Percent- stores Number Percentments vacant age of vacant Percent-of vacancy vacancy 334 B.............. 18 16 351 66 18.8 37 5 13.5 335 A............. 23 19 389 60 15.4 48 24 50.0 335 B.............. 24 20 339 87 25.7 49 11 22.4 336 A.............. 19 19 267 51 19.1 33 8 24.2 336 B.............. 21 15 330 68 20.6 29 7 24.1 337 A.............. 3 3 34 10 29.4 4 2 50.0 337 B............. 15 11 ' 225 54 24.0 31 7 22.6 338 A.............. 24 23 384 77 20.1 65 9 13.8 338 B.............. 20 18 295 99 33.6 36 9 25.0 339 A............. 38 30 504 46 9.1 78 6 7.7 339 B.............. 31 28 483 81 16.8 64 10 15.6 341 B.............. 22 19 374 69 18.5 50 8 16.0 341 A.............. 12 12 260 54 20.8 33 4 12.1 342 B.............. 12 12 206 37 18.0 28 2 7.1 342 A.............. 3 3 34 2 5.9 7 1 14.3 343 B............. 19 16 374 92 24.6 22 4 18.2 343 A.............. 25 23 386 122 31.6 57 7 12.3 344 B............. 20 16 417 89 21.3 49 11 22.4 344 A.............. 21 18 340 58 17.1 52 9 18.2 345 A.............. 33. 26 471 86 18.3 58 11 19.0 345 B............ 31 29 442 157 35.5 49 12 24.5 346 B.............. 15 15 278 63 22.7 39 3 7.7 347 B.............. 5 2 87 9 10.3 17 5 29.4 348 B.............. 14 14 138 12 8.7 33 1 3.0 349 B................. 17 16 216 22 10.2 51 7 13.7 350 B.............. 27 18 194 57 29.4 13 3 23.1 Total of 97 blocks.. 1,691 1,452 25,416 6,192 24.4 3,129 759 24.3 47 TABLE XVII INCOME FROM APARTMENTS AND STORES IN TENEMENT BUILDINGS OF 97 BLocICs ON THE LowioiR EAST SIDE TOTAL MoNTHLY INCOMEI Income FROMIfrom Income Average apart- from monthly Average Average Assessed stores rental of monthly monthly valuation am en- as a per aprt rental of rental of of land BL~K uasg Aar- Aar- toesas a pr- per- apart- soe OM n BLOCNUMBER Apart- Apart- Stores o centage stores rooms and ments centage of totaloced occupied occupied buildings and occupied pied oftotal nc occupied stores income 243 A.......... $1,215 $1,155 $60 95.1 4.9 $19.91 $20.00 $6.21 $100,000 243B..........980 900 80 91.8 8.2 16.98 26.67 3.83 109,000 2440r...........2,848 2,628 220 92.3 7.7 38.65 55.00 9.84 158,000 245B............. 492 492 0 100.0 0.0 23.43 5.72 69,500 248 B............ 969 812 157 83.8 16.2 14.25 39.25 3.59 243,500 254............. 470 470 0 100.0 0.0 21.36....... 5.46 55,000 255 A........... 1,497 1,261 236 84.2 15.8 15.19 23.60 4.50 179,000 255 B........... 4,321 3,684 637 85.3. 14.7 16.98 21.23 4.57 556,500 256............. 5,116 4,004 1.112 78.3 21.7 16.08 38.34 5.58 513,000 257............. 5,222 4,281 941 82.0 18.0 16.03 30.35 4.36 565,000 258............. 8,738 7,951 787 91.0 9.0 21.49 26.23 5.89 815,000 259 A........... 1,899 1,562 337 82.3 17.7 '16.44 19.82 4.97 205,000 260 A........... 124 124 (1) (1) (1) 20.67 (1) 3.88 13,500 260 B.......... 1,863 1,679 184 90.1 9.9 16.30 26.29 5.06 173,500 261A........... 1,518 1,246 272 82.1 17.9 15.38 34.00 4.63 144,500 261 B........... 4,818 4,072 746 84.5 15.5 12.45 17.35 3.72 620,500 263............ 4,217 3,887 330 92.2 7.8 14.40 25.38 4.10 508,000 265 A.......... 2,814 2,632 182 93.5 6.5 19.21 18.20 5.27 248,000 265 C.......... 1,319 1,073 246 81.3 18.7 16.51 24.60 4.27 174,500 266A.......... 1,830 1,448 382 79.1 20.9 15.57 25.47 4.55 245,000 266B............8,921 7,411 1,510 83.1 16.9 15.94 27.96 4.55 773,500 267A............3,725 3,211 514 86.2 13.8 22.14 27.05 5.84 330,000 267 B........... 7,893 6,878 1,015 87.1 12.9 18.29 21.15 5.22 740,000 268A............4,660 4,312 348 92.5 7.5 23.82 23.20 8.41 406,500 268B............4,812 4,402 410 91.5 8.5 21.06 25.63 5.52 441,500 269A........... 7,714 7,214 500 93.5 6.5 20.49 17.86 5.82 747,000 269B 7,188 5,746 1,442 79.9 20.1 21.36 31.35 5.37 979,500 270A........... 7,849 6,108 1,741 77.8 22.2 18.91 40.49 4.95 749,000 270B...........4,792 3,890 902 81.2 18.8 17.84 29.10 5.09 539,000 271 A........... 9,100 7,172 1,928 78.8 21.2 17.84 45.90 4.78 851,000 271B........... 2,440 2,043 397 83.7 16.3 18.41 22.06 3.93 295,000 272............. 10,983 8,853 2,130 80.6 19.4 18.07 34.35 5.08 1,032,000 273.1........... 7,239 5,229 2,010 72.2 27.8 18.48 46.74 4.68 850,500 274B........... 2,927 2,465 462 84.2 15.8 16.54 27.18 4.35 325,000 275B...........3,830 3,370 460 88.0 12.0 16.44 24.21 4.81 365,500 282 A........... 5,046 3,3651 1,681 66.7 33.3 20.64 49.44 5.40 671,000 283 A........... 6,441 4,326 2,115 67.2 32.8 15.23 64.09 4.01 897,000 284....... 4,365 3,045 1,320 69.8 30.2 28.72 52.80 6.68 462,500 285 A........... 5,868 4,467 1,401 76.1 23.9 32.14 48.31 7.75 551,000 286A........... 9,077 7,864 1,213 86.6 13.4 33.75 43.32 8.08 831,000 286B............ 3,702 2,424 1,278 65.5 34.5 29.21 45.64 7.08 410,000 287A............3,060 2,903 157 94.9 5.1 29.32 19.63 7.31 307,000 287B........... 3,889 3,514 375 90.4 9.6 50.20 41.67 10.98 450,000 288B............ 3,468 2,983 485 86.0 14.0 29.53 48.50 6.89 275,000 2880............ 1,470 1,230 240 83.7 16.3 68.33 48.00 14.30 97,500 314.........10,640 9,501 1,139 89.3 10.7 31.46 43.81 7.64 882,000 315 A........... 6,176 5,140 1,036 83.2 16.8 29.71 41.44 7.08 696,000 315B........... 2,042 1,619 423 79.3 20.7 25.30 32.54 5.11 271,500 321A........... 2,899 2,422 477 83.5 16.5 17.30 25.11 4.44 237,500 321B........... 595 440 155 74.0 26.0 22.00 31.00 5.44 40,000 322A........ 1,105 1,003 102 90.8 9.2 10.67 20.40 3.20 183,500 322B............ 917 847 70 92.4 7.6 14.36 23.33 3.78 155,500 323A............ 4,480 4,051 429 90.4 9.6 16.47 22.58 4.70 -397,500 323B............ 382 307 75 80.4 19,..6 18.06 75.00 3.57 66,000 324A........3,731 3,376 355 90.5 9.5 17.23 29.58 4.44 335,000 325B........ 8,173 7,966 207 97.5 2.5 31.00 25.88 7.34 658,000 326A........... 4,498 4,040 458 89.8 10.2 17.96 30.53 5.44 445,000 326B........... 1,386 212 86.7 13.3 14.59 26.50 4.06 160,000 3276A............. 1929 891 38 95.9 4.1 12.55 12.67 3.74 103,000 327B............2,829 2,442 387 86.3 13.7 14.98 22.76 4.91 268,000 328A........... 6,155 5,357 798 87.0 13.0 19.34 23.47 4.72 622,000 828B............ 2,148 1,771 377 82.4 17.6 13.42 22.18 3.07 370,500 329A...........7,300 6,627 673 90.80 9.2 22.24 21.71 5.73 611,500 329B........... 5,321 4,634 687 87.1 12.9 15.24 22.90 4.20 616,500 330A........... 56,810 5,640 1,170 82.8 17.2 18.37 28.54 5.10 632,500 330B............ 5,561 4,838 723 87.0 13.0 14.27 19.03 4.03 595,500 48 TABLE XVII-Continued INCOME FROM APARTMENTS AND STORES IN TENEMENT BUILDINGS OF 97 BLOCKS ON THE LOWER EAST SIDE TOTAL MONTHLY INCOME Income FROM from Income apart- from Avmonthly Average Average Assessed ments stores rental of monthly monthly valuation meLOK NUMBER ps a apart rental of rental of of land ments Apart- Stores as a per- centag ments stores rooms and and ments occu- ofenta ofta l occupiedoccupied occupied buildings stores occupied pied income income 331B.......... $2,762 $2,243 $519 81.2 18.8 $30.73 $32.44 $7.63 $254,500 332 B........... 1,692 1,515 177 89.5 10.5 13.77 16.09 4.42 183,000 333 A........... 4,979 3,713 1,266 74.6 25.4 15.03 28.77 4.38 586,500 333 B........... 6,646 5,859 787 88.2 11.8 17.18 16.74 4.99 589,000 334 A........... 8,088 6,260 1,828 77.4 22.6 17.01 31.52 5.01 836,000 334 B........... 6,598 5,455 1,143 82.7 17.3 19.12 35.72 5.57 601,500 335 A........... 8,954 8,314 640 92.9 7.1 25.27 26.67 7.17 567,500 335 B........... 6,399 5,649 750 88.3 11.7 22.42 19.74 5.93 645,500 336 A........... 6,062 5,114 948 84.4 15.6 23.68 37.92 6.35 605,000 336 B........... 4,218 3,480 738 82.5 17.5 13.28 33.55 4.17 453,000 337 A............ 540 467 73 86.5 13.5 19.46 36.50 5.77 68,000 337 B.......... 3,337 2,834 - 503 84.9 15.1 16.57 20.96 5.04 341,000 338 A........... 9,285 5,909 3,376 63.6 36.4 19.25 60.29 5.42 772,000 338B........... 3,791 2,570 1,221 67.8 32.2 13.11 45.22 4.02 510,500 339 A........... 9,428 6,814 2,614 72.3 27.7 14.88 36.31 4.69 909,500 339 B........... 8,694 6,483 2,211 74.6 25.4 16.13 40.94 4.91 845,500 341 A........... 6,358 5,198 1,160 81.8 18.2 25.23 40.00 6.72 543,500 341B............ 8,745 7,296 1,449 83.4 16.6 23.92 34.50 7.87 743,500 342 A........... 1,018 828 190 81.3 18.7 25.88 31.67 6.57 82,000 342 B........... 2,822 2,325 497 82.4 17.6 13.76 19.12 4.56 281,500 343 A........... 5,459 3,332 2,127 61.0 39.0 12.62 42.54 3.99 639,000 343 B........... 5,951 5,414 537 91.0 9.0 19.20 29.83 3.38 922,000 344 A........... 8,260 5,766 2,494 69.8 30.2 20.45 58.00 6.08 714,500 344 B........... 8,601 6,501 2,100 75.6 24.4 19.82 55.26 6.34 732,000 345 A........... 7,374 5,738 1,636 77.8 22.2 14.90 34.81 4.61 863,000 345 B........... 5,625 3,835 1,790 68.2 31.8 13.46 48.38 6.32 823,000 346 B........... 6,627 5,026 1,601 75.8 24.2 23.38 44.47 6.09 697,500 347 B........... 2,910 2,176 734 74.8 25.2 27.90 61.17 7.14 232,000 348 B........... 5,310 2,814 2,496 53.0 47.0 22.69 78.00 6.48 707,500 349 B........... 6,789 3,925 2,864 57.8 42.2 20.23 65.09 5.86 703,500 350 B........... 9,145 5,545 3,600 60.6 39.4 40.47 36.00 7.15 853,000 Total for97blocks $459,485 $372,482 $87,003 81.1 18.9 $19.38 $36.71 $5.37 $46,726,000 1 Rent for stores not given. 49 TABLE XVIII NUMBER OF UNMORTGAGED TENEMENTS, MORTGAGEES, CONVEYANCES AND FORECLOSURES ON 49 BLOCKS OF THE LOWER EAST SIDE NUMBER OF MORTGAGEES Number Con- - NumberNumber Mort- Con- oreBLOCK Number of tene- Savings gage vey- ore NUMBER mene- umnt banks finance ances 9 06-e ments unort1906- 1906 -gaged Total d in- Private pco Estates 1931 1931 surance panies com- and other panies corporations 314........ 315 A..... 321 A...... 321 B...... 322 A...... 322 B...... 323 A...... 323 B...... 324 A...... 325 B...... 326 A...... 326 B...... 328 A...... 328 B...... 329 A...... 329 B...... 330 A...... 330 B...... 331 B..... 332 B...... 333 A...... 333 B...... 334 A...... 334 B...... 335 A...... 335 B...... 336 A...... 336 B...... 337 A...... 337 B...... 338 A...... 338 B...... 339 A.... 339 B...... 341 A...... 341 B...... 342 A...... 342 B...... 343 A...... 343 B...... 344 A...... 344 B...... 345 A...... 345 B...... 346 B...... 347 B...... 348 B...... 349 B...... 350 B...... Total for 49 blocks.... 22 15 14 3 10 9 24 6 13 6 16 9 26 18 19 26 21 29 17 8 21 23 33 18 23 24 19 21 3 15 24 20 38 31 12 22 3 12 25 19 21 20 33 31 15 5 14 17 27 5 4 2 1 1 4 7 3 1 3 3...... 3 4 -6 4 5 6 1 1 3 1 2 3! 1 3 1i 1 2 4 4 1i 2 1 1 8 9 2 3 1 1 21 17 20 2 19 4 25 9 17 6 23 15 38 13 18 29 28 33 22 16 33 38 37 40 28 29 25 31 7 13 37 30 43 39 14 24 5 19 36 20 32 28 32 39 17 2 14 23 27 3 2 3 1 4 1 4 4 2 1 6 1 7 2 5 6 10 6 3 3 12 11 9 9 7 8 4 6 1 5 9 11 15 12 4 5 3 4 10 5 10 2 10 13 7 1 8 8 12 16 9 15 10 16 15 4 10 2 11 9 24 7 8 16 14 21 15 11 16 25 23 27 19 17 16 18 5 5 19 15, 17 21 6 12 2 12 18 12 13 12 20 17 6 2 9 13 615 2 5 2 1 5 2 4 4 3 3 3 4 5 2 1 3 1 4 2 5 2 2 4 5 6 1 3 5 3 6 3 2 6 1 4 1 8 12 1 7 2 3 6 2 1 2 4 1 1 2 2 2 4 1 1 2 2 5 1 1 1 2 1 5 3 2 1 2 4 2 1. 2 1 2 2 1 1 46 30 55 3 59 18 91 10 36 23 85 23 66 40 35 59 66 117 68 36 83 90 80 57 55 72 30 77 15 38 52 73 80 97 48 62 15 50 65 28 59 40 67 80 36 9 35 40 55 4 3 4 1 8 2 9 1 7 2 5 2 6 6 5 2 9 12 3 7 2 5 6 4 2 5 2 3 4 3 8 8 8 5 6 1 4 4 4 4 2 7 10 1 2 210 900 123 1,137 295 157 I 70 I 2,554 ~ * 50 TABLE XIX STREET BOUNDARIES OF 97 BLOCKS INCLUDED IN THE SURVEY OF THE LOWER EAST SIDE Block No. Boundaries. 243A South to Front; Gouverneur Slip to, Jackson 243B Front to Water; Gouverneur Slip to Jackson 244C Front to Water; Montgomery to Gouverneur 245B Water to Cherry; Clinton to Montgomery 248B Water to Cherry; Pike Slip to Rutgers 254A Cherry to Monroe; Manhattan Bridge to Pike 255A Cherry to Monroe; Pike to Pelham 255B Cherry to Monroe; Pelham to Rutgers 256 Cherry to Monroe; Rutgers to Jefferson 257 Cherry to Monroe; Jefferson to Clinton 258 Cherry to Monroe; -Clinton to Montgomery 259A Water to Cherry; Montgomery to Gouverneur 260A Water to Cherry; Gouverneur to Scammel 260B Water to Cherry; Scamnmel to Jackson 261A Cherry to Monroe; Gouverneur to Scammel 261B Cherry to Monroe; Scammel to Jackson 263 Cherry to Monroe; Jackson to Corlears 265A Monroe to Madison; Jackson to Corlears 265C Madison to Jackson to Grand 266A Monroe to Madison; Gouverneur to Scammel 266B Monroe to Madison; Scammel to Jackson 267A Madison to Henry; Gouverneur to Scammel 267B Madison to 'Henry; iScammel to Jackson 268A Monroe to Madison; Montgomery to Gouverneur 268B Madison to Henry; Montgomery to Gouverneur 269A Monroe to Madison; Clinton to Montgomery 269B Madison to Henry;,Clinton to Montgomery 270A Monroe to Madison; Jefferson to Clinton 270B Madison to Henry; Jefferson to Clinton 271A Monroe to Madison; Rutgers to Jefferson 271B Madison to Henry; Rutgers to Jefferson 272 Monroe to Madison; Pike to Rutgers 273 Madison to Henry; Pike to Rutgers 274B Monroe to Madison; Manhattan Bridge to Pike 275B Madison to Henry; Birmingham to Pike 282A Henry to East Broadway; Forsyth to Pike 283A Henry to East Broadway; Pike to Rutgers 284 Henry to East Broadway; Rutgers to Jefferson 285A Henry to East Broadway; Jefferson to Clinton 286A Henry to East Broadway; Clinton to Montgomery 286B East Broadway to Division; Clinton to Montgomery 287A Henry to East Broadway; Montgomery to Gouverneur 287B East Broadway to Division; Montgomery to Gouverneur 288B Henry to East Broadway; Scammel to Grand 288C East Broadway to Division; Gouverneur to Scammel 314 Division to Grand; Clinton to Attorney 315A Division to Grand; Attorney to Ridge 315B Division to Grand; Ridge to Gouverneur 321A Grand to Broome; Goerck to Mangin 321B Grand to Broome; Mangin to Tompkins 322A Broome to Delancey; Goerck to Mangin 322B Broome to Delancey; Mangin to Tompkins 323A Delancey to Rivington; Goerck to Mangin 323B Delancey to Rivington; Mangin to Tompkins 324A Rivington to Stanton; Goerck to Mangin 325B Stanton to East Houston; Goerck to Mangin 326A Grand to Broome; Cannon to Lewis 51 TABLE XIX-Continued STREET BOUNDARIES OF 97 BLOCKS INCLUDED IN THE SURVEY OF THIE LOWER EAST SIDE Block VYo. Boundaries. 326B Grand to Broome; Lewis to Goerck 327A Broome to Delancey; Cannon to Lewis 327B Broome to Delancey; Lewis to Goerck 328A Delancey to Rivington; Cannon to Lewis 328B Delancey to Rivington; Lewis to Goerck 329A Rivington to Stanton; Cannon to Lewis 329B Rivington to Stanton; Lewis to Goerck 330A Stanton to East Houston; Goerck to Lewis 330B Stanton to East Houston; Lewis to Cannon 331B Grand to Broome; Columbia to Cannon 332B Broome to Delancey; Columbia to Cannon 333A Delancey to Rivington; Sheriff to Columbia 333B Delancey to Rivington; Columbia to Cannon 334A.Rivington to Stanton; Sheriff to Columbia 334B Rivington to Stanton; Columbia to Cannon 335A East Houston to Stanton; Sheriff to Columbia 335B iStanton to East Houston; -Columbia to Cannon 336A Grand to Broome; Pitt to Willett 336B Grand to Broome; Willett to Sheriff 337A Broome to Delancey; Pitt to Willett 337B Broome to Delancey; Willett to Sheriff 338A Delancey to Rivington; Pitt to Willett 338B Delancey to Rivington; Willett to Sheriff 339A Rivington to Stanton; Pitt to Willett 339B Rivington to Stanton; Willett to Sheriff 341A Grand to Broome; Attorney to Ridge 341B Grand to Broome; Ridge to Pitt 342A Broome to Delancey; Attorney to Ridge 342B Broome to Delancey; Ridge to Pitt 343A Delancey to Rivington; Attorney to Ridge 343B Delancey to Rivington; Ridge to Pitt 344A Rivington to Stanton; Attorney to Ridge 344B Rivington to Stanton; Ridge to Pitt 345A Stanton to East Houston; Ridge to Pitt 345B Stanton to East Houston; Attorney to Ridge 346B Grand to Broome; Clinton to Attorney 347B Broome to Delancey; Clinton to Attorney 348B Delancey to Rivington; Clinton to Attorney 349B Rivington to Stanton; Clinton to Attorney 350B Stanton to East Houston; Clinton to Attorney I V PROJECTS UNDER THE LAW [53] PROJECTS UNDER THE LAW During the year 1931 four projects were completed, costing $3,448,636, and providing accommodations for 729 families. At least $6,000,000 of new construction was held up because of litigation and the exigencies of the mortgage market. During the spring and summer months approval of several projects was deferred because of attacks in court by Bronx real estate interests questioning the right of the Board to permit a limited dividend company to erect buildings on the former site of the Clason Point Military Academy in The Bronx, and challenging both the constitutionality of the State Housing Law and the right of the City of New York to grant tax exemption on improvements of Housing Board projects.1 The Board considered it better public policy to await the decisions of the courts than to risk the further investment of several millions of dollars. When action favorable to the law was taken by the courts, a second obstacle appeared. During the fall months the desire for liquidity by insurance companies and savings banks made it impossible to obtain mortgage loans on projects which had received the Board's approval. One financial institution which had already committed itself to a mortgage loan for a $2,000,000 development pending the outcome of litigation in court deferred the loan several months later, and has not yet granted definite acceptance. PROJECTS COMPLETED IN 1931 Academy Housing Corporation The construction of eight buildings located at Randall, Lacombe and Rosedale Avenues, The Bronx, was completed by July of this year. They provided accommodations for 475 families, at an average monthly rental of $10.93 per room. These six-story elevator buildings occupy only 44 per cent of the area. The total cost of land and buildings was $1,980,000, of which $1,320,000 was advanced on first mortgage by the Metropolitan Life Insurance Company at an interest rate of 5 per cent per annum. 1Two actions were brought. The first was a certiorari proceeding to review the Board's approval of the Academy Housing Corporation's project. The certiorari order was vacated by the Appellate Division on the ground that the petitioner, a stranger to the Board's action, had no standiitg to maintain the proceeding. Matter of Mt. Hope Development Corp. v. James, 233 App. Div. 284. An appeal has been taken to the Court of Appeals, on which the Board urged as a further ground for the affirmance of the judgment that its action in approving building sites is administrative, and not judicial, and hence not reviewable by certiorari in any case. The second suit was to enjoin the Board of Taxes and Assessments of New York City from granting tax exemption to the buildings of projects operating under the law. Mr. Justice McGeehan granted motions to dismiss the complaint and upheld the validity of the tax exemption provision (~ 39) under both state and federal constitutions. Mars Realty Corp. v. Sexton, 141 Misc. 622. No appeal was taken. [55] 56 TABLE XX BALANCE SHEET-ACADEMY HOUSING CORPORATION DnonMnnn 31, 1931 Assets Current assets........................................ $89,035 41 Fixed assets: Land.................................. $196,000 00 Buildings................$1,787,739 89 Less reserve for depreciation.................... 15,424 19 Furniture.............. Less reserve for depreciation................... 11772,315 70 163 50 8 18 155 32 1,968,471 02 Deferred charges and prepaid expenses.................. 12,605 16 $2,070,111 59 Liabilities and Capital Current liabilities................................ $70,8.86 26 Interest and taxes accruedi................................23,366 13 Fixed liabilities: Mortgage............................ 1,300,200 00 Income debenture certificates...........................300,000 00 Capital stock......................................... 360,000 00 Reserve for renovating.................................... 6,639 84 Unassigned surplus...................................... 9,019 36 $2,070,111 59 TABLE XXI OPERATING STAT~EMENT-ACADEMY HOUSING CoWORATION JULY 1, 1931, TO DECEMBER 31, 1931 Operating Income Rentals............................................. Operating Expenses Wages................................... $7,343 47 Insurance................................ 1,932 21 Land taxes.............................. 831 59 Water taxes............................ 1,372 52 Fuel....... 6,429 76 Repairs and janitorial expense............ 1,218 49 Exterminating............................ 277 20 Electricity.2,804 93 Interest on mortgage2.................. 28,)003 42 Other interest.............................634 19 Rent allow ance-apartments.................. 12,5 83 Office salaries.............................3,825 00 Office expense........................... 224 90 Legal and accounting fees................. 4, N50 00 Telephone................................ 24 15 Miscellaneous operating.................. 2,733 69 $94,157 03 -- w i n 62,731 35 Balance before depreciation and accrued renovating........... $31,425, 68 Reserves for depreciation: Buildings................ $15,424 19 Equipment...................8 18 Renovating.... $15,432 37 6,639 84 22,072 21 $9,353 47 Net operating gain available for dividends................ 57 The balance sheet and income account covering the first six months of the operation of the corporation show very satisfactory results. The net income above expenses, after allowing for a 2 per cent depreciation and a renovating reserve of $6,640, was $9,353.47. There are no vacancies in the project. The Ninth Unit of the Amalgamated Housing Corporation Another cooperative housing project under the management of the Amalgamated Housing Corporation was erected on the site located on the south side of Van Cortlandt Park South, extending from Orloff Avenue to Gale Place, The Bronx, next to the other eight units. This six-story elevator building contains 115 apartments which have been sold to cooperators on terms similar to those which the corporation had arranged for previously. An initial payment of $200 was required of the tenant stockholders. The estimated cost of the land and buildings was $570,000, of which $380,000 was advanced on first mortgage by the Metropolitan Life Insurance Company at an interest rate of 5 per cent per annum. Manhattan Housing Corporation This limited dividend company, controlled by Lippman and Charles Schnurmacher, completed a six-story elevator building at 176-182 East 3rd Street, in one of the most congested sections of the lower East 'Side. It contains 44 apartments, renting at $12.39 per room per month. The project cost $279,950, of which $140,000 was advanced by the Central Savings Bank on first mortgage at the rate of 5 per cent per annum. The balance sheet and operating statement for the four months ending November 30, 1931 showed that this corporation is in a sound financial position. The surplus available for dividends for the first four months of operation, after allowing for a 21/2 per cent depreciation was $728.68. There are no vacancies in the building. TABLE XXII BALANCE SHEET-MANHATTAN HOUSING CORPORATION NOVEMBER 30, 1931 Assets Current assets....................................... $6,928 41 Fixed assets: Land................................ $58,250 00 Building................ $221,703 31 Less reserve for depreciation.................. 1,847 53 219,855 78 278,105 78 Deferred charges and prepaid expenses.................. 8:12 60 $285,846 79 TABLE XXII--(Continued) BALANCE SHEET-MANHATTAN HOUSING CORPORATION NOVEMBER 30, 1931--(Continued) Liabilities and Capital Current liabilities.................................... $5,094 80 Fixed liabilities: Mortgage........................... 169,550 00 Capital stock........................................ 109,900 00. Reserve for renovating.................................. 520 00 Unassigned surplus..................................... 781 99 $285,846 79 TABLE XXIII OPERATING STATEMENT-MANHATTAN HOUSING CORPORATION AUGUST 1, 1931, To NOVEMBER. 30, 1931 Operating Income Rentals................................ $9,804 0( Miscellaneous income................... 19 4( Operating Expenses W ages.................................. $360 0( Insurance................................ 345 8 Land taxes............................ 827 33 W ater taxes............................. 145 24 Fuel.................................... 466 64 Repairs and janitorial expense........... 319 3( Electricity.............................. 205 0 Interest on mortgage.................... 3,636 11 Office expense.......................... 29 82 Legal and accounting fees................ 9 0C Miscellaneous operating................. 341 78 Balance before depreciation and accrued renovating........ Reserves for depreciation................ $1,847 53 Renovating.............................. 561 0( $9,823 46 6,686 25 $3,137 21 3 4 5 8 6,686 25 $3,137 21 0 2,408 53 Net operating gain available for dividends.................. $728 68 Stuyvesant Housing Corporation This company, also a Schnurmacher venture, constructed sixstory elevator buildings containing 95 apartments covering the block front on Avenue A between 15th and 16th Streets. The cost of the project was $618,686, of which $350,000 was advanced on first mortgage by the Emigrant Industrial Savings Bank at the rate of 5 per cent per annum. The average rental is $12.50 per room per month. There are no vacancies. THE FINANCIAL STATUS OF OTHER PROJECTS Amalgamated Housing Corporation The largest cooperative enterprise under the Board's jurisdiction, whose buildings are located at 80 Van Cortlandt Park South, has successfully completed its fourth year of existence. The balance sheet and income account show that after allowing $53,037 59 for depreciation and $15,926 for renovation, a surplus of $8,667 was available for dividends. Amalgamated Dwellings, Inc. The Grand Street apartments have shown a deficit during the first year of operation amounting to $9,538, after an allowance of 2 per cent had been made for depreciation of the building. Comparisons of the operations of each quarter show that the loss was due to vacancies. During the first quarter of the year the loss for vacancies amounted $6,472. During the fourth quarter the vacancy loss amounted to $1,507. On November 30 there were only four vacant apartments representing nine rooms or roughly a $112 vacancy loss per month. The first year's operation seems to be an exact repetition of what took place in projects 1-6 and 7-8 in the Amalgamated Housing Corporation. A conclusion might therefore be drawn that nearly a year of operation is necessary to get a cooperative project of this TABLE XXIV BALANOE SHEIT--AMALGAMATED HOUSING CORPORATION NOVEMBER 30, 1931 Assets Churrent assets........................................ $45,277 67 Fixed assets: Land................................. $485,000 00 Buildings............... $2,645,000 00 Less reserve for depreciation.................. 143,014 33 2,501,985 67 Furniture and fixtures... $2,312 31 Less reserve for depreciation.................. 639 18 1,673 13 2,988,658 80 Deferred charges and prepaid expenses.................. 18,633 05 $3,052,569 52 Liabilities and Capital Current liabilities.................................... $31,536 28 Notes payable........................................ 32,100 00 Fixed liabilities: 1st mortgage......................... 1,923,670 00 Capital stock: Preferred............................. $73,400 00 Common.............................. 970,000 00 1,043,400 00 Reserve for renovating................................ 20,710 36 Unassigned surplus................................... 1,152 88 $3,052,569 52 60 TABLE XXV OPERATING STATEMENT-AMALGAMATED HOUSING CORPORATION YEAR ENDING NOVEMBER 30, 1931 Operating Income Rentals................................ $273,113 37 Miscellaneous income................... 1,203 12 $274,316 49 Operating Expenses W ages.................................. Insurance............................. Land taxes............................. W ater taxes........................... F u el.................................. Repairs and janitorial expense............ Exterminating......................... Mortgage, legal expense.................. E lectricity.............................. Garden expense....................... Interest on mortgage..................... Other interest.......................... Office salaries........................... Office expense........................... Legal and accounting fees................ Miscellaneous operating................. $22,246 47 5,856 47 10,027 30 3,350 13 27,727 50 12,100 94 420 00 480 00 4,200 00 1,083 51 97,141 88 2,812 25 5,369 23 654 51 1,746 25 1,469 34 196,685 78 Balance before depreciation and accrued renovating......... $77,630 71 Reserves for depreciation: Buildings............... $52,806 00 Fixtures................. 231 16 $53,037 16 Renovating............................ 15,926 40 $68,963 56 Net operating gain available for dividends................ $8,667 25 kind under way. Of course, there would have been no vacancies had the management not restricted itself to the policy of selling apartments to the low-income class Which the law was designed to aid or if unsold apartments had been rented on a temporary basis. Farband Housing Corporation The Farband Housing Corporation whose buildings are located at Williamsbridge Road between Barnes and Matthews Avenues in The Bronx completed its third year with an operating gain of $2,213 after allowing for a 2 per cent depreciation. Brooklyn Garden Apartments, Inc. The Brooklyn Garden Apartments, Inc., which operates the Fourth Avenue and Navy Yard projects, completed its third successful year. After allowing $20,022 for depreciaiton, $5,438 for renovation and $4,800 for Federal income taxes, the net operating gain available for dividends amounted to $34,925. Dividends at 61 the rate of 6 per cent per annum were returned to the stockholders this year. Stanton Homes Corporation The Stanton Homes Corporation, whose buildings are located at 193-197 Stanton Street, the first of the Sichnurmacher projects on the lower East Side of Manhattan, completed eleven months of operation. After allowing $4,408 for depreciation, the company showed a net operating gain available for dividends of $933. The success of housing developments organized under the ]aw and supervised by the Board as shown by this review of their financial status, is especially striking in a year of depression when residential properties generally have experienced increasing vacancies, income shrinkage with defaults, of interest and taxes, foreclosures and a general writing down of values. TABLE XXVI BALANCE SHEET-AMALGAMATEDm DWELLINGS, INC. NovEMiBER 30, 1931 Assets Current assets..................................... Fixed assets: Land.................................. $336,560 18 Buildings................ $1,100,513 46 Less reserve for depreciation................... 21,856 26 Furniture and fixtures.... Less reserve for depreciation................. 1,078,657 20 $1,586 37' 177 3' S 1,409 OC $43,058 49 1,416,626 38 3,000 00 9,630 00 $1,472,314 87 Investment......................................... Deferred charges and prepaid expenses................. Liabilities and Capuital Current liabilities.................................. Debenture bonds payable............................ Fixed liabilities: 1st mortgage....................... -Capital stock: Preferred................................ $1,500 00 Common.............................. 408,000 00 Reserve for renovating.............................. Deficit............................................ $42,483 61,500 960,000 46 00 00 409,500 00 8,370 00 9,538 59 $1,472,314 87 62 TABLE XXVII OPERATING STATEMENT-AMALGAMATED DWELLINGS, INC. YEAR ENDING NOVEMBER 30, 1931 Operating Income Rentals................................. $125,685 23 Miscellaneous income.................... 472 83 $126,158 06 Operating Expenses W ages.................................. Insurance............................... Land taxes............................. W ater taxes............................ Puel.................................. Repairs and janitorial expense............ Exterm inating........................... E lectricity............................. Garden expense......................... Interest on mortgage.................... Offi ce salaries........................... Office expense.......................... Legal and accounting fees................ Miscellaneous operating.................. $11,484 34 5,291 71 8,160 00 2,067 20 10,090 66 1,943 61 238 00 2,936 70 641 99 54,090 39 5,945 00 163 96 553 05 1,144 41 104,751 L0 Balance before depreciation and accrued renovating......... $21,407 04 Reserves for depreciation: Building................. $21,856 26 Fixtures................. 177 37 22,033 63 Renovating.............................. 8,912 00 310.945 63 Deficit................................................ $9,538 59 TABLE XXVIII BALANCE SHEET-FARBAND HOUSING CORPORATION NOVEMBER 30, 1931 Assets Current assets........................................ $20,334 63 Fixed assets: Land................................. $82,500 00 Buildings............... $601,268 45 Less reserve for depreciation.................. 36,025 83 565,242 62 647,742 62 Deferred charges and prepaid expenses.................. 5,330 09 $673,407 34 Liabilities and Capital Current liabilities.................................... $27,328 54 Fixed liabilities: Mortgage............................. 409,500 00 -Capital stock: Preferred.............................. $25,000 00 Common.............................. 206,539 00 0 231.539 00 Unassigned surplus................................. 1 Annual report not completely audited, 5,039 80 $673,407 34 63 TABLE XXIX OPERATING STATEMENT'-FARBAprD HOUSING CORPORATION YEAR ENDING NOVE MBER 30, 1931 Operating Income Rentals...................................$57,650 30 Miscellaneous income..................... 643 19 Operating Expenses Wages...................................$4,125 45 Insurance.................................2,050 15 Land taxes................................1,104 80 Water taxes............................. 837 84 Fuel*................................... 6,607 71 Light and poWer......................... 2,408 72 Repairs and janitorial expense............ 1),281 99 Exterminating......... 187 50 Legal and accounting fees...................2,024 37 Interest on mortgage.......................21,656 25 Office salaries........................... 991 00 Miscellaneous administration.............. 382 23 $58,293 49 43,658 01 Balance before depreciation and renovating..................$14,635 4 Reserve for depreciation...................$12,014 48 Renovating..................................40800 12,422 4 Operating gain..........................................$2,213( * Contract cost of heating buildings; includes cost of special equipment. TABLE XXX BALANCE SHEETp---BROOKLYN GARDEN APARTMTIENTS, INC. NoVEMBER 30, 1931 18 Assets Current assets........................................ $35,596 50 Fixed assets: Land....................................$190,700 68 Buildings.............. $990,772 42 Less reserve for depreciation................... 38,246 69 Equipment............... Less reserve for depreciation.................. 1,444 42 388 54 952,525 73 Deferred charges....................... 1,055 88 1,144,282 29 3,859 46 $1,183,738 25 Liabilities -Current liabilities......................................$2,124 52 Interest accrued........................................ 13,171 59 Fixed liabilities: Mortgage..............................642,400 00 Capital stock.......................................... 495,894 10 Reserve for renovating.................................. 7,399- 24 Reserve for Federal income tax.......................... 4,800 00 Unassigned surplus available for dividends.................17,948 80 $1,183,738 25 64 TABLE XXXI OPERATING STATEMENT-BROOKLYN GARDEN APARTMENTS, INC. YEAR ENDING NOVEMBER 30, 1931 Operating Income Rentals................................. $141,477 25 Miscellaneous income.................... 995 11 Operating Expenses W ages.................................. $10,822 92 Insurance............................... 2,269 54 Land taxes.............................. 4,785 35 W ater taxes............................ 2,070 20 Fuel.................................... 10,471 78 Repairs and superintendent's supplies..... 5,404 01 Exterminating........................... 483 00 Electricity.............................. 1,525 09 Upkeep of grounds...................... 210 00 Interest on mortgage..................... 32,392 50 Miscellaneous operating................. 920 07 Office salaries........................... 3,468 52 Office expense........................... 459 22 Professional services.................... 537 25 Telephone............................... 292 27 Miscellaneous administration............. 1,054 25 Directors fees........................... 120 00 Balance before depreciation, accrued renovating and reserve for Federal income tax.............................. Reserves for $142,472 36 77,285 97 $65,1,86 39 Depreciation, buildings.. $19,800 00 Equipment............. 222 76 $20,022 76 Renovating, accrued..................... 5,438 40 25,461 16 Net operating gain (before federal taxes)................... $39,725 23 TABLE XXXII BALANCE SHEET-STANTON HOMES CORPORATION NOVEMBER 30, 1931 Assets Current assets........................................ $14,014 37 Fixed assets: Land................................. $100,000 00 Building................ $196,737 00 Less reserve for depreciation.................. 4,408 55 192,32.8 45 292,328 45 Deferred charges and prepaid expenses.................. 316 37 $306,659 19 Liabilities and Capital Current liabilities...................................... Interest and taxes accrued.............................. Fixed liabilities: Mortgage............................. Capital stock: Preferred............................. $75,000 00 Common.............................. 21,737 00 $11,188 33 2,926 41 194,000 00 6. 737 00 Reserve for renovating................................ 874 54 Unassigned surplus..................................... 932 91 $306,659 19 65 TABLE XXXIII OPERATING STATEMENT---STANTON HOMES CORPORATION JANUARY 1, 1931, To NOVEMBER 30, 19,31 Operating Income Rentals................................ $24,713 00 Miscellaneous income................... 88 76 $24.801 76 Operating Expenses Wages.................................. $1,273 35 Insurance............................... 629 49 Land taxes.............................. 1,815 84 W ater taxes............................. 339 00 Fuel.................................... 2,224 95 Repairs and janitorial expense............ 588 06 Electricity............................. 1,004 54 Interest on mortgage...................... 8,875 00 Other interest......................... 416 67 Office expense........................... 241 00 Legal and accounting fees................ 484 10 Telephone............................... 67 02 Miscellaneous operating.................. 368 54 Federal income tax........................ 9 74 Balance before depreciation and accrued renovating......... Reserves for depreciation................. $4,408 55 Renovating.............................. 1,123 00 Net operating gain................................. 18,3337 30 $6,464 46 5,531 55 $932 91 TABLE XXXIV APARTMENT RENTAL SCHEDULE -TEN COMPLETED PROJECTS UNDER TEE STATE HOUSING LAW' NUMBER OF APARTMENTsOF SPECIFIED SMzs Total Per cent Per cent MONTHLY RENT PER Total apart- of total of total APARTMENT a __ ___ ___ ___ __--____-____-____-partmnents ments apart- apartcumo mets ments 2 2.5 3 3.5 4 4.5 5 5.5 6 7 lated met cumulated ____________________________ o m _________ __________ __________.___________ __________.___________ __________ __________ro-om_________ ___________ __________ _________ $15.00-19.99...... 20.00-24.99...... 25.00-29.99...... 30.00-32.49...... 32.50-34.99...... 35.00-37.49...... 37.50-39.99...... 40.00-42.49...... 42.50-44.99...... 45.00-47.49...... 47.50-49.99...... 50.00-52.49...... 52.50-54.99...... 55.00-57.49...... 57.50-59.99...... 60.00-62.49...... 62.50-64.99...... 65.00-69.99...... 70.00-74.99...... 75.00-79.99...... Total. *.......... Total rent........... Number of rooms.... Average rent per room.. 4 3 2 10 50 4 49 93 62 17 15 10 8 4 124 57 161 89 22 1 3 3 2 36 38 108 4 10 4 4 4 8 19.... 13 16 15 27 6 26 3 16 14 2 5 10 19............................i.........................................................i 4 4 12 156 182 191 110 215 250 65 265 82 69 67 18 37 34 10 8C 4 8 20 176 358.549 659 874 1.124 1,189 1,454 1,536 1,605 1,672 1,690 1,727 1,761 1,771 1,779 1,789.22.22.67 8.72 10.17 10.69 6.16 12.02 13.97 3.63 14.81 4.58 3.86 3.75 1.01 2.07 1.90.55.45.55.22.44 1.11 9.83 20.00 30.69 36.85 48.87 62.84 66.47 81.28 85.86 89.72 93.47 94.48 96.55 98.45 99.00 99.45 100.00 1' I *I I -I- -I 'I *I I- -I I 41 61 1171 2541 25481_ 32181_ 44751 1361 19 1,7891.......1100.00 $60.00 $151.00 $3,531.00 $8,973.40 $21,432.10 $9,556.508$23,786.50 $7,645.20 $1,059.00 $710.00 $73.00 $77,222.70............... 6 12 292.5 762 21,918 3872 42,137.5 680 104.5 66 7 56,880 $10.00 $12.58 $12.07 $11.78 $11.17 $10.96 $11.13 $11.24' $10.13 $10.76 $10.43 $11.22 1Rent schedule of ninth unit of Amalgamated Housing Corporation not available at time of public'ation. 2 Exclusive, of two 3.5 room apartments occupied by superintendents. 8 Exclusive of one 4 room apartment of whicb two rooms are used as a stock room. The other two rooms rent at $20.20 a mouth. 4 Exclusive of nine 4.5 room apartments occupied by superintendents. 51Includes 34 bathrooms counted as half-rooms in project at 193 Stanton Street and 11 bathrooms counted as half-rooms in project at 176 East Third Street. Four 712 room apartments used for commercial purposes are not included. TABLE XXXV NUMBER OF ROOMS AT DIFFERENT RENTALS PER MONTH IN THE TEN1 COMPLETED PROJECTS UNDER THE STATE HOUSING LAW2 MONTHLY RENT PER RooM NUMBER OF ROOMS IN APARTMENTS OF SPECIFIED SIZES Total Total rooms rooms cumulated Per cent of total rooms Per cent of total rooms cumulated 1.5 2 room 2.5 3 3.5 I-- - I. 1-- ~ 1----- -F I 88.00- 8.49........... 8.50- 8.99........... 9.00- 9.49........... 9.50- 9.99........... 10.00-10.49........... 10.50-10.99........... 11.00-11.49.......... 11.50-11.99........... 12.00-12.49........... 12.50-12.99........... 13.00-13.49........... 13.50-13.99........... 14.00-14.49........... 14.50-14.99........... 15.00-15.49........... 15.50................. 17.50.................. Total.......... 6............... 4......,.. ' " 6 ' " 2 5 5 257.5 2.5 12.5 10 21 75 72 246 102 117 33 42.......18 3 3 30......... 7 262.5 31.5 374.5 126 570.5 94.5 287 133 3.5 10.5........ 10.5 7 144 148 204 232 16 40 16 8 24.......... 32. 8 4.5 4.5 229.5 85.5 1,075.5 162 279 94.5 67.5 58.5 36 45........... 5 50 75 135 30 130 15 80 70 10 20 5 50 104......................................5......................................................................... 6................... 12......... 48............................................................................................................................................................................................. 66 7 5 12 344 480 940.5 1,519.5 1,388.5 510.5 876 328 131 101.5 68.5 8 124.5 7 8 I I I I I I I 5.5 5 17 361 841 1,781.5 3,301 4,689.5 5,200 6,076 6,404 6,535 6,636.5 6,705 6,713 6,837.5 6,844.5 6,852.5.07.18 5.02 7.00 13.72 22.17 20.26 7.45 12.79 4.79 1.91 1.48 1.00.12 1.82.10.12 6 7.07.25 5.27 12.27 25.99 48.16 68.42 75.87 88.66 93.45 95.36 96.84 97.84 97.96 99.78 99.88 100.00 6 12 292.5 762 8 1,918. 872 6 2,137.5 675 104.5 76,852.5........ 100.00......... SRent schedule of ninth unit of Amalgamated Housing Corporation not available at time of publication. 2 No allowance is made for 34 bathrooms counted as half rooms in project at 193 Stanton Street and 11 bathrooms counted as half rooms in project at 176 East Third Street. 3 Exclusive of two 3.5 room apartments occupied by superintendents. 4 Exclusive of one 4 room apartment of which two rooms are used as a stock room in Fourth Avenue Project, Brooklyn Garden Apartments. 6 Exclusive of nine 4.5 room apartments occupied by superintendents. 6 Exclusive of one 5 room apartment occupied by superintendent. 7 See 3, 4, 5, 6, above. Four 71 room apartments used for commercial purposes are not included. TABLE XXXVI THE ELEVEN COMPLETED PROJECTS UNDER THE STATE HOUSING LAW COMPARATIVE DATA PERTAINING TO AMALGAMATED HOUSING CORPORATION Amalagamated Farband ITEM Dwellings, Housing First six units Units seven and Unit nine Incorporated Corporation eight Area of land, square feet.............................. 148,477 60,000 26,506 60,000 33,530 Area of buildings, square feet.......................... 69,636 33,000 17,870 35,800 23,185 Coverage, per cent................................... 51.3 59.4 69.1 Cubage (approximate)................................ 4,247,796 2,400,000 1,304,560 2,800,000 1,576,000 Height of ceilings in apartments, feet................... 9 9 9 8 ft. 9 in. 9 Number of apartments................................. 303 208 115 231 128 Number of rooms1.................................... 1,185 822.5 432 912 502 Number of stores.....................................1......... 14..... Height (number of stories)........................... 5 and basement 6 and basement 6 and basement a 6 and basement 6 and basement Number of elevators.................................. Walk-up 8 4 8 2 Gross floor area per room,4 square feet.................. 293.8 240.6 248.2 249 277.8 Approximate average area of living rooms, square feet.... 207 209 204 204 216 Approximate average area of dining rooms, square feet.... 205 193................ 200 216 Approximate average area of bedrooms, square feet....... 166 167 160 160 165 Approximate average area of kitchens, square feet........ 96 106 130 129 a 128 Cost of land....................................... $300,000 $185,000 $80,000 $364,500 $82,500 Amount of land used per room, square feet.............. 125.30 72.95 61.36 65.79 66.79 Cost of land per room................................ $253.16 $208.99 $185.19 $399.67 $188.36 Cost of improvements, inclusive of financing 5............ $1,654,360 $1,003,020 $490,000 $1,064,715 $599,985 Construction cost per room 5........................... $1,375.53 $1,249.09 $1,134.26 $1,167.45 $1,369.83 Construction cost per cubic foot 5...................... $0.3895 $0.4179 $0.3756 $0.3803 $0.3807 Total cost 5.......................................... $1,954,360 $1,188,020 $570,000 $1,429,215 $682,485 Total cost per room 5................................. $1,628.69 $1,458.08 $1,319.45 $1,567.12 $1,558.19 Mortgage............................................. $1,200,000 $800,000 $380,000 $960,000 $450,000 Equity...................................... $754,360 $388,020 $190,000 $469,215 $232,485 Ownership and management.......................... Co-operative Co-operative Co-operative Co-operative Co-operative Average rental....................................... $11.00 $12.22 $9.73 Approximate date of completion....................... December, 1927 December, 1929 January, 1932 November, 1930 November, 1928 I Includes dining alcoves and kitchenettes counted as half rooms. 2 Two co-operative stores in basement. 3 Seven stories on Broome street. 4 Exclusive of basement. s Includes dining alcoves. TABLE XXXVI - (Continued) COMPARATIVE DATA PERTAINING TO THE ELEVEN COMPLETED PROJECTS UNDER THE STATE HOUSING LAW BROOKLYN GARDEN APARTMENTS, INCORPORATED ITEM Academy Housing Corporation Fourth avenue project Navy yard project I 1;. Area of land, square feet........... Area of buildings, square feet....... Coverage, per cent................ Cubage (approximate)............. Height of ceilings in apartments, feet Number of apartments............. Number of rooms 1............. Number of stores................. Height (number of stories)......... Number of elevators............... Gross floor area per room,4 square feet Approximate average area of living rooms, square feet............... Approximate average area of dining rooms, square feet............... Approximate average area of bedrooms, square feet............... Approximate average area of kitchens, square feet.................... Cost of land..................... Amount of land used per room, sq. ft.. Cost of land per room............. Cost of improvements, inclusive of financing 5.................... Construction cost per room 5....... Construction cost per cubic foot 5... Total cost 5..................... Total cost per room 6.............. M ortgage........................ Equity......................... Ownership and management........ Average rental.................... Approximate date of completion.... 40,066 21,020 52.5 1,226,166 8 ft. 1 in. 164 670 12 5 and 1 of basement and stores Walk-up 156.6 135 115 99 77 $100,905 59.80 $150.38 $634,685 $945.88 $0.5176 $735,590 $1,096.26 $420,000 $315,590 Non-Co-operative $10.74 July, 1929 22,500 12,950 57.5 721,200 8 ft. I in. 111 395.............. 5 and basement Walk-up 197 135 103 94 66 $75,410 56.96 $190.91 $350,618 $887.64 $0.4861 $426,028 $1,078.55 $235,000 $191,028 Non-Co-operative $10.75 September, 1930 140,000 61,424 43.9 4,546,500 8 ft. 6 in. 475 1,774.5 8 6 and basement 16 209.5 187 141.5 6124 $204,500 79.59 $116.26 $1,775,500 $1,009.38 $0.3905 $1,980,000 $1,125.64 $1,320,000 $660,000 Non-Co-operative $10.93 July, 1931 Stanton Manhattan Homes Housing Corporation Corporation 10,000 10,486 6,875 7,280 68.8 69.4 490,000 546,000 9 9 44 844 144.5 8165 8.............. 6 and basement 6 and basement 1 1 261 264.7 210 200 215 165 150 100 60 $100,000 $58,250 69.20 - 63.55 $692.04 $353.03 $196,740 $221,700 $1,361.52 $1,343.64 $0.4015 $0.4060 $296,740 $279,950 $2,053.56 $1,696.67 $200,000 $170,000 $96,740 $109,950 Non-Co-operative Non-Co-operative 7 $12.33 s $12.39 December, 1930 July, 1931 Stuyvestant Housing Corporation 19,411 14,056 72.4 1,054,200 9 95 353.5 12 6 and basement 2 238.6 199 156 53.5 $182,000 54.91 $514.85 $436,686 $1,235.32 $0.4142 $618,686 $1,750.17 $400,000 $218,686 Non-Co-operative $12.50 December, 1931 Total eleven projects 570,976 303,096 20,912,422 8 1,918 87,356 $1,733,065 $8,428,009 $10,431,074 $6,535,000 $3,626,074...... 1 Includes dining alcoves and kitchenettes counted as half rooms. 2 Two co-operative stores in basement. 3 Seven stories on Broome street. 4 Exclusive of basement. 5 Includes dining alcoves. 6 Includes cost of extra facilities such as auditoriums, schools, social rooms, etc. In the case of the Farband, cost of fixtures and equipment for the extra facilities are also included. 7 Includes 19 dining alcoves and kitchenettes and 34 bathrooms counted as half rooms. 8 Exclusive of 2 apartments of 15 rooms used for commercial purposes. Includes 44 dining alcoves and 11 bathrooms counted as half rooms. VI CONSTRUCTION AND MAINTENANCE COSTS OF HOUSING BOARD PROJECTS [71] CONSTRUCTION AND MAINTENANCE COSTS OF HOUSING BOARD PROJECTS Construction Costs Reliable construction cost data of multi-family dwellings are very scarce. Even if costs covering a group of buildings are available, comparisons as to relative costs are usually misleading. Suffice it to say that differences in efficiency of plans, kinds of specifications on contracts, technique of builders and ambiguity of the measures used are some of the factors responsible for the faulty statistical data that are sometimes published. Especially interesting are cost figures of projects that achieve low rentals. In the low priced field none of the Board's projects have received such widespread attention as the buildings of the Amalgamated Housing Corporation in The Bronx and Amalgamated Dwellings, Inc., in Manhattan., Other phases, of these projects have been discussed in previous reports of the Board1 but not until the present time has it been possible to compare their costs in considerable detail. Not only are the original figures unusually accurate, but errors resulting from comparisons have been reduced to a minimum because of the fact that contracts were let under the scrutinizing eye of the same management and the buildings were constructed by the same builders. The first six units of the Amalagamated Housing Corporation were completed in 1927, providing accommodations for 303 families in 1,185 rooms. The seventh and eighth units were completed in 1929, and contain 208 apartments with 822.5 rooms. The building of the Amalgamated Dwellings, Inc., was finished in 1930 and accommodates 231 families in 912 rooms. The detailed cost figures are presented as percentages of total cost and have been reduced to apartment and room bases as well as to square feet of gross floor area and cubic feet, each with and without basement. Each measure has serious limitations and it was therefore deemed advisable to translate original cost figures into terms of several different units of comparison. Comparative Maintenance Costs Table XXXVII gives the comparative annual maintenance costs of Housing Board projects. Total maintenance cost includes the following items: administration and management, wages, water, fuel, light and power, supplies and building repairs and redecorating. Because of differences in room size and special conditions growing out of each project considerable care should be taken not to draw inferences as to relative efficiency of different managements. 1See especially the "Report on the Standard of living of 400 Families in a Model Housing Project," 1931. [73] TABLE XXXVII ANNUAL MAINTENANCE COSTS PER ROOM OF HOUSING BOARD PROJECTS1 AMALGAMATED HOUSING CORPORATION Amalga BROOKLYN GARDEN mated APARTMENTS, INC. FARBAND HOUSING Dwellings, CORPORATION Stantoii ITEM BUILDINGS 1-6 BUILDINGS 7-8 FOURTH AVENUE NAVY Homes YARD Corporation 3 1929 1930 1931 1930 1931 1931 1930 1931 1931 1929 1930 1931 1. Administration and management $5.71 $4.84 $5.46 $4.24 $5.35 $8.56 $7.24 $6.59 $5.49 $3.48 $6.27 $6.77 $8.03 2. Wages.-.................... 13.41 11.08 11.39 12.13 12.46 13.56 10.27 10.34 11.09 8.81 8.56 8.59 8.81 3. Water...................... 1.78 1.85 1.76 1.62 1.54 2.27 1.72 1.72 2.32 1.87 1.99 1.67 2.35 4. Fuel......14.96 12.08 7.76 11.39 15.21 11.06 9.38 9.37 10.61 213.85 213.94 2 13.16 15.40 5. Light and power..............1.27 1.41 2.12 3.10 2.04 2.96 1.24 1.39 1.51 3.94 5.03 4.80 6.95 6. Supplies and building repairs.. 3.84 5.85 3.50 3.59 3.92 2.39 9.15 6.94 3.10 1.51 2.59 2.55 4.07 7. Redecorating................ 7.70 8.06 8.07 7.00 7.75 9.77 5.11 5.12 5.09........69.81 7.77 Total...................... $48.67 $45.17 $40.06 $43.07 $48.27 $50.57 $44.11 $41.47 $39.21 $33.46 $39.07 $38.35 $53.38 1 Year ending November 30. 2 Contract cost of heating buildings. Includes cost of special equipment. 3 For the eleven month period from January 1, 1931 to November 30, 1931. TABLE XXXVIII CONSTRUCTION COSTS OF AMALGAMATED HOUSING CORPORATION - BUILDINGS 1-6 PER SQUARE FOOT PER ROOM PER CUBIC FOOT GRoss FLOOR AREA Percentage Per ITEM Total cost Exclusive Inclusive apartment alcoDis nd E Incive ITEM Total cost total of of (303) alcoves and of of cost basement basement (1,151.5) kitchenttes basement basement (348,180 (417,816 one-halfroom (3,551,436 (4,247,796 sq. tt.) sq. ft.) (1,185) cu. ft.) cu. ft.) 1. Excavation foundation and basement... 2. Masonry........................... 3. Concrete and cement work............ 4. Cast stone, terra cotta and ornamental stone............................ 5. Structural steel (including ornamental iron and fire escapes)............... 6. Carpentry........................... 7. Lumber................ 8. Roofing (including roof ventilators)..... 9. Wood and metal trim................ 10. Weatherstripping.................... 11. Window frames and sashes (including glazing)......................... 12. Hardware (including window weights and chains)........................... 13. Lathing and plastering................ 14. Flooring (finish)...................... 15. Painting and decorating................ 16. Tile and bathroom fixtures............ 17. Terazzo and marble.................. 18. Plumbing and plumbing fixtures....... 19. Heating............................ 20. Fuel oil burners...................... 21. Electrical work..................... 22. Electrical fixtures.................... 23. Elevators............................ 24. Refrigeration........................ $190,195 28 289,226.03 42,827.11 16,257.13 81,006.00 51,743.50 58,447.36 16,023.00 65,376.25 3,654.90 14,893.59 16,201.93 196,983.56 55,250.00 44,007.50 36,544.46 24,000 00 139,428.04 73,675.43 11,700.00 23,425.59 15,465.14 7,675.50 11.49 17.48 2.59.98 4.90 3.13 3.53.97 3.95.22.90.98 11.91 3.34 2.66 2.21 1.45 8.43 4.45.71 1.42.93.46 $0.546.831.123.047.233.149.167.046.188.010.043.047.565.159.126.105.069.400.212.034.067.044.022 $0.455.692.103.039.194.124.140.038.157.009.036.039.471.132.105.088.057.334.176.028.056.037.018 $627.71 $165.17 954.54 251.17 141.34 37.19 53.65 14.12 267.35 70- 40 170.77 44.94 192.90 50.76 52.88 13.91 215.76 56.77 12.06 3.17 49.15 12.93 53.47 14.07 650.11 171.07 182.35 47.98 145.24 38.22 120.61 31.74 79.21 20.84 460.16 121.08 243.15 63.98 38.61 10.16 77.31 20.34 51.04 13.43 25.33 6.67 $160.50 244.07 36.14 13.72 68.36 43.67 49.32 13.52 55.17 3.08 12.57 13.67 166.23 46.63 37.14 30.84 20.25 117.66 62.17 9.87 19.77 13.05 6.48 80.0536.0814.0121.0046.0228.0145.0165.0045.0184.0010.0042.0046.0555.0156.0124.0103.0068.0393.0207.0032.0066.0044.0022 $0.0448.0681.0101.0038.0191.0122.0138.0038.0154.0009.0035.0038.0464.0130.0104.0086.0056.0327.0173.0028.0055.0036.0018 TABLE XXXVIII-Continued CONSTRUCTION COSTS OF AMALGAMATED HOUSING CORPORATION - BUILDINGS 1-6 PER SQUARE FOOT GRoss FLooR AREA PER ROOM PER CUBIC FOOT I ITEM Total cost Percentgae of total cost Exclusive of basement (348,180 sq. ft.) 25. Ranges.............................. 9,812.76.59.028 26. Clothes driers........................ 862.65.05.002 27. Medicine cabinets.................... 2,454.57.15.007 28. Window shades...................... 2,571.25.16.007 29. Dumbwaiters and ash lifts............. 3,190.00.19.009 30. Incinerators......................... 8,127.90.49.023 31. Miscellaneous........................ 9,631.13.58.028 32. General expenses and overhead a. Architect's and builder's fees and supervision.................. 54.272.00 3.29.156 b. Watchmen and undistributed labor. 30,201.35 1.83.087 c. Insurance during construction..... 3,024.09.18.009 d. Interest during construction....... 32,611.12 1.97.094 e. Other general expenses 1.......... 23,592.80 1.43.068 33. Total............................. $1,654,358.92 100.00 I 4.751 Inclusive of basement (417,816 sq. ft.).023.002.006.006.008.019.023 Per apartment (303) 32.39 2.85 8.10 8.49 10.53 26.82 31.79 (1,151.5) 8.52.75 2.12 2.22 2.77 7.06 8.36 47.13 26.23" 2.63 28.32 20.48 Dining alcoves and kitchenettes counted as one-half room (1,185) 8.28.73 2.07 2.17 2.69 6.86 8.13 45.80 25.49 2.55 27.52 19.91 $1,396.08 Exclusive of basement (3,551,436 cu. ft.).0028.0002.0007.0007.0009.0023.0027.0151.0085.0009.0092.0066 $0.4658 Inclusive of basement (4,247,796 cu. ft.).0023.0002.0006.0006.0008.0019.0023.0127.0071.0007.0077.0056 $0.3895 -1 CT.130.073.007.078.056 179.12 99.67 9.98 107.63 77.86 $3.959 85,459.93 81,436.70 SIncludes water supply du-ing construction, removal of rubbish, landscaping, legal and accounting fees, office salaries during construction, etc. TABLE XXXIX CONSTRUCTION COSTS OF AMALGAMATED HOUSING CORPORATION - BUILDINGS 7-8 Total cost Percentage of total cost ITEM ~I. - -- I. - 1. Excavation, foundation and basement... 2. Masonry......................... 3. Concrete and cement work........... 4. Cast stone, terra cotta and ornamental stone...................... 5. Structural steel (including ornamental iron and fire escapes)............... 6. Carpentry......................... 7. Lum ber........................... 8. Roofing (including roof ventilators)..... 9. Wood and metal trim................ 10. W eatherstripping..................... 11. Window frames and sashes (including glazing)....................... 12. Hardware (including window weights and chains)........................... 13. Lathing and plastering................ 14. Flooring (finish)..................... 15. Painting and decorating.............. 16. Tile and bathroom fixtures............ 17. Terazzo and marble.................. 18. Plumbing and plumbing fixtures........ 19. Heating........................... 20. Fuel oil burners...................... 21. Electrical work................... 22. Electrical fixtures................... 23. Elevators............................ 24. Refrigeration........................ $43,610.00 190,785.00 31,500.00 7,750.00 40,686.74 30,027.50 35,350.49 5,537.60 40,070.00 2,745.50 8,965.84 8,174.27 103,300.00 37,707.00 28,450.70 20,223.25 9,000 00 77,658.02 69,779.84 1,519.00 24,316.43 9,090.44 44,789.00 10,000.00 4.35 19.02 3.14.77 4.06 2.99 3.52.55 4.00.27.89.81 10.30 3.76 2.84 2.02.90 7.74 6.96.15 2.42.91 4.46 1.00 PER SQUARE FOOT GROSS FLOOR AREA Exclusive Inclusive of of basement basement (198,000 (231,000 sq. ft.) sq. ft.) $0.220 80.189.964.826.159.136.039.034.206.176.152.130.179.153.028.024.202.173.014.012.045.039.041.035.522.447.190.163.144.123.102.088 045.039.392.336.352.302.008.007.123.105.046.039.226.194.051.043 Per apartment (208) $209.66 917.24 151.44 37.26 195.61 144.36 169.95 26.62 192.65 13.20 43.11 39.30 496.63 181.28 136.78 97.23 43.27 373.36 335.48 7.30 116.91 43.70 215.33 48.08 S57.50 251.53 41.53 10.22 53.64 39.56 46.61 7.30 52.83 3.62 11.82 10.78 136.19 49.71 37.51 26.66 11.87 102.38 92.00 2.00 32.06 11.99 59.05 13.18 PER ROOM Dining alcoves and (75. kitchenettes (758.5) counted as one-half room (822.5) PER CUBIC FOOT Exclusive Inclusive of of basement basement (2,070,000 (2,400,000 cu. ft.) cu. ft.) I I - - - - 853.02 231.96 38.30 9.42 49.47 36.51 42.96 6.73 48.72 3.34 10.90 9.94 125.59 45.85 34.59 24.59 10.94 94.42 84.84 1.85 29.57 11.05 54.46 12.16 $0.0211.0922.0152.0037.0197.0146.0171.0027.0194.0013.0043.0040.0499.0182.0138.0098.0043.0375.0337.0007.0117.0044.0216.0048 80.0182.0795.0131.0032 1 -1.0169.0126.0147.0023.0167.0011.0037.0034.0430.0157.0119.0084.0038.0324.0291.0006.0101.0038.0187.0042 TABLE XXXIX-Continued CONSTRUCTION COSTS OF AMALGAMATED HOUSING CORPORATION -BUILDING 7-8 PER SQARE FOOT PER ROOM PER CUBIC FOOT GRoss FLOOR ARFA Percentage PerDinin ITEM Total cost of Exclusive Inclusive apartment alcoves and Excluve Inclusive total of of (208) kitcheof of cost basement basement (758.5) utcenettes basements basement (198,000 (231,000 one-half room (2070,000 (2,400,000 sq. ft.) sq. ft.) (822.5) cu. ft.) cu. ft.) (825 25. Ranges............................. 26. Clothes driers...................... 27. Medicine cabinets.................... 28. Window shades...................... 29. Dumbwaiters and ash lifts............. 30. Incinerators....................... 31. Miscellaneous.................... 32. General expenses and overhead......... a. Architect's and builder's fees and supervision................... b. Watchmen and undistributed labor. c. Insurance during construction.... d. Interest during construction....... e. Other general expenses 1......... 7,765.50 479.05 1,076.25 2,413.85 600.00 1,278.00 12,950.91 28,922.74 18,790.27 4,727.61 29,076.06 13,904.11.77.05.11.24.06.13 1.29 2.89 1.87.47 2.90 1.39.039.002.005.012.003.007.065.147.095.024.147.070.034.002.005.,011.003.006.056.125.081.020.126.060 37.33 2.30 5.18 11.60 2.89 6.15 62.26 139.05 90.34 22.73 139.79 66.85 10.24.63 1.42 3.18.79 1.69 17.08 38.14 24.77 6.23 38.33 18.33 9.44.58 1.31 -2.93.73 1.55 15.75 35.16 22.85 5.75 35.35 16.90.0038.0002.0005.0012.0003.0006.0063.0032 CO.0002.0004.0010.0003.0005.0054.0121.0078.0020.0121.0058.0139.0091.0023.0140.0067 33. Total............................ $1,003,020.97 100.00 $5.066 $4.342 $4,822.22 $1,322.37 $1,219.48 $0.4846 $0.4179 1Includes water supply during construction, removal of rubbish, landscaping, legal and accounting fees, office salaries during construction, etc. TABLE XL CONSTRUCTION COSTS OF AMALGAMATED DWELLINGS, INC. PER SQUARE FOOT PER ROOM PER CUBIC FOOT GROSS FLOOR AREA Percentage Per ITEM Total cost of Exclusive Inclusive apartment Dinia nd Exclusive Inclusive totl of of (231) alcoves and of of cost baseent baseent (231) (837) kitchenettes basement basement basement basement (837) counted as (214,800 (250,600 one-halfroom (2,442,000 (2,800,000 sq. ft.) sq. ft.) (912) cu. ft.) cu. ft.) 1. Excavation, foundation and basement... $56,836.10 5.34 $0.265 $0.227 $246.04 $67.91 $62.32 $0.0233 $0.0203 2. Masonry........................... 172,770.61 16.23.804.689 747.92 206.42 189.44.0707.0617 3. Concrete and cement work............ 33,905.75 3.18.158.135 146.78 40.51 37.18.0139.0121 4. Cast stone, terra cotta and ornamental stone............................. 8,769.38.82.041.035 37.96 10,48 9.62.0036.0031 5. Structural steel (including ornamental to iron and fire escapes)............... 56,940.78 5.35.265.227 246.50 68.03 62.43.0233.0203 6. Carpentry........................ 29,332.47 2.76.137.117 126.98 35.04 32.16.0120.0105 7. Lumber.... 35,046.04 3.29.163.140 151.71 41.87 38.43.0144.0125 8. Roofing (including roof ventilators).. 11,771.10 1.11.055.047 50.96 14.06 12.91.0048.0042 9. Wood and metal trim................. 46,453.70 4.36..216.185 201.10 55.50 50.93.0190.0166 10. Weatherstripping..................... 2,272.95.21.011.009 9.84 2.72 2.49.0009.0008 11. Window frames and sashes (including glazing)......................... 8,479.47.80.039.034 36.71 10.13 9.30.0035.0030 12. Hardware (including window weights and chains)........................ 7,103.47.67.033.028 30.75 8.49 7.78.0029.0025 13. Lathing and plastering............... 85,000 00 7.98.396.339 367.97 101.55 93.20.0348.0304 14. Flooring (finish)...................... 35.313.00 3.32.164.141 152.87 42.19 38.72.0144.0126 15. Painting and decorating.............. 29,201.65 2.74.136.117 126.41 34.89 32.02.0120.0104 16. Tile and bathroom fixtures............ 23,750.00 2.23.111.095 102.81 28.38 26.04.0097.0085 17. Terazzo and marble.................. 5,111.85.48.024.020 22.13 6.11 5.60.0021.0018 18. Plumbing and plumbing fixtures........ 84,538 08 7.94.394.337 365.97 101.00 92.70.0346.0302 19. Heating............................. 72,956.00 6.85.339.291 315.83 87.16 80.00.0299.0261 20. Fuel oil burners...................... 10,700.00 1.01.049.043 46.32 12.78 11.73.0044.0038 21. Electrical work................... 22,285.00 2.09.104.089 96.47 26.62 24.44.0091.0080 22. Electrical fixtures..................... 8,974.80.84.042.036 38.85 10.72 9.84.0037.0032 23. Elevators........................... 42,668.00 4.01.199 170 184.71 50.98 46.79.0175.0152 24. Refrigeration........................ 30,030.00 2.82.140.'120 130.00 35.88 32.93.0123.0107 TABLE XL-Continued CONSTRUCTION COSTS OF AMALGAMATED DWELLINGS, INC. ITEM Total cost I~ _ 25. R anges............................. 26. Clothes driers........................ 27. Medicine cabinets.................... 28. Window shades....................... 29. Dumbwaiters and ash lifts............. 30. Incinerators......................31. Miscellaneous......................... 32. General expenses and overhead......... a. Architect's and builder's fees and supervision................... b. Watchmen and undistributed labor. c. Insurance during construction..... d. Interest during construction....... e. Other general expenses........... 8,746.89 811.15 1,165.00 1,774.00 2,200.00 3,000.00 437.77 54,616.00 25,378.62 2,653.27 21,548.81 22,171.59 Percentage of total cost.82.08.11.17.21.28.04 5.13 2.38.25 2.02 2.08 100.00 PER SQUA GRoss FLC Exclusive of basem.ent (214,800 so. ft.).041.004.005.008.010.014.002.255.118.012.100.103 84.957,RE FOOT )OR AREA Per Inclusive apartment of (231) basement (250,600 sq. ft.).035 37.87.003 3.51.005 5.04.007 7.68.009 9.52.012 12.99.002 1.90.218 235.44.101 109.86.011 11.49.086 93.2 '.088 95.98 84.248 84,609.15 10.45.97 1.39 2.12 2.63 3.58.52 65.25 30.32 3.17 25.75 26.49 $1,272.06 PER ROOM 7) (83 Dining alcoves and kitchenettes counted as ore half room (912) 9.59.89 1.28 1.94 -2.41 3.29.48 59.89 27.83 2.91 23.63 24.31 $1,167.45 Exclusive of basement (2,442,000 cu. ft.).0036.0003.0005.0007.0009.0012.0002.0224.0104.0011.0088.0091 $0.4360 PER CUBIC FOOT Inclusive of basement (2,800,000 cu. ft.).0031.0003.0004.0006.0008.0011.0002.0196.0091.0010.0077.0079 $0.3803 33. Total.............................. $1,064,713.30 SIncludes water supply during construction, removal ot rubbish, landscaping, legal and accounting fees,.off-ce salaries during construction, etc.