HD 7237 UC-NRLF SB 5fll 043 LIBRARY OF THE UNIVERSITY OF CALIFORNIA. Gl FT OF Class 908 F REPORT THE HOUSING OF THE POOR.' BY T. GEO. ELLERY, J.P., TOWN CLERK OF ADELAIDE. Adelaide ; W. K. THOMAS & Co , PRINTERS, GRENFELL STREET 1900. CITY OF ADELAIDE. THE TOWN CLERK'S REPORT ON "THE HOUSING OF THE POOR. Ordered by the Council 3/7/1899. There is perhaps nothing that has a greater influence upon the welfare of people than that which directly affects their health and social environment, and the rapid Concentration of population in business cities has given rise to the housing problem. Every city has its slums, and it is in the slums of cities that infectious diseases usually have their origin. The slums are also the *' hunting grounds" of the victims of pauperism, ignorance, intem- perance, and crime, and the housing problem is of vital) import, inasmuch as it seeks to remove or lessen as far as possible all these influences, which tend to degrade tljeJ moral and physical condition of the people. It has been the experience of all who have taken part in the work of improving the dwellings of the poor that such improvements have had a decided influence upon the character of the inmates. George Picot (quoted by Weber) the French philanthropist, has said that " the improvement of dwell- ings is the best guarantee of civilization," and Lcttd Shaftes- bury, the pioneer of model housing movement in England, has remarked that he was certain that many people who are in a filthy and deplorable condition have been made so by their own surroundings." Miss Octavia Hill, Dr. Shirley F. Murphy, Dr. Janssans, and other noted names also bear eminent testimony in this respect. The city all the wofrld over is the rallying ground for the masses, and how to house them is the question which con- fronts modern philanthropists and municipal authorities in order to counteract the evils of overcrowding and bad sanitation. In Great Britain the result is a combination of model *' barrack" block buildings and cottage dwellings ; on the Continent of Europe the many-storied barrack and model small house are also in vogue ; and the poor man's dwelling with its ground plot, front and rear, for each family, is still the unattainable idea, as far as the city centres are concerned. The problem of the Housing of the Poor includes sanitary, economic, and ethical issues of the highest moment, but I am confined in this report to what has been done elsewhere, more particularly by municipal enterprise. 174290 THE MUNICIPAL HOUSING OF THE TOOK IN GREAT BRITAIN. LONDON. (From Donald's Municipal Year Book.) By far the largest scheme under the Housing of the Work- ing Classes Act, 1890, and previous Acts consolidated in this Act, have been carried out in London by the London County Council and its predecessor, the Metropolitan Boaa'd of Works. Extensive districts have been razed to the ground and reconstructed by the action of these two authori- ties. But there has been this essential difference between their respective methods of procedure the Metropolitan Board of Works sold the cleared sites as soon as it could ; the London County Council has retained the sites in its own hands, and has built and managed the new dwellings itself. The financial effect of this change of policy is of great im- portance to London ratepayers. The net loss incurred in the demolitions in London by the Metropolitan Board of Woi'ks and the London County Council has been two millions. This sum was raised by loan by the ratepayers who carried out the schemes, and these ratepayers of the past have there- fore by their action involved the ratepayers of to-day in a considerable annual payment to meet the interest and sink- ing fund on this debt. The amount that had to be set apart for this purpose last year was 88,215. and a similar pay- ment must be continued year by year until the debt is ex- tinguished, when the ratepayers will cease to have any further concern in the matter. As the sanitary standard is continually advancing, it does not seem probable that it will be possible to avoid the carrying out of further schemes of reconstruction, and if this is done the annual contribution to meet this consequent loss must continually increase. The action of the Council, however, has been to endeavour to balance this annual loss by an entry, so to say, on the credit side of the account. This result is obtained by retaining the cleared sites, and by building such a class of dwelling that the rents received from the tenants will be sufficient, not only to pay the interest on the debt incurred for the construction of the buildings, but -also to gradually build up a sinking fund, which at the end of a fixed period will have amounted to a sum sufficient to pay off, not only the whole cost expended in the con- struction of the buildings, but also- the market value of the cleared sites on which the buildings were erected. The advantage of this process will at once -be realized, if it be assumed that the ratepayers of sixty years a-o had been: in a position to adopt and had adopted, a similar policy. The County Council would now have been in posessidii of a source of income from the rents of the properly, which income would have enabled it to raise ne\v loans for the execution of new clearance schemes on an extended scale without any cost to the present ratepayers. As matters stand the County Council is not in this position, and apart from the sanitary aspect of the improvement, the only way in which present ratepayers may pun satisfaction is i.y watch- ing the gradual growth of the Sinking Fund set apart out of the rents received for the repayment of the debt for con- struction. This Sinking Fund amounted on :;ist March, 1898, to 0,324. On 31st March, isw. it will have accumu- lated to 10,000, and its future accumulation will be more rapid as it is invested at compound interest, aiid is con- tinually being added to by the opening of ne\v build- ings and the consequent enlargement of the rent roll. Cor- rected by the two disturbing influences of depreciation from wear and tear, and appreciation from the constantly in- creasing cost of production, the total of the Sinking Fund gives some idea of the actual capital value of the Council's property after repayment of all loans raised for its con- struction. It is obvious that the successful execution of this scheme depends upon the management of the municipal estate, so that it is carried on without charge to the present rate- payers. Consequently the rents must be sufficient to meet all possible costs of management, such as repairs, rates and taxes, provision of gas to the staircases and yards, wages of caretakers, and headquarter management ex- penses, and to provide a balance large enough to pay in- terest on the loan and to make the necessary annual con- tribution to the Sinking Fund. And it may be noted that the loan must be sufficient to provide for the market value of the land and all costs of construction, including the architectural and other expenses incidental upon the con- struction. The actual financial effect of these provisions is to necessitate buildings being erected with a net earning power of 3| per cent. The County Council has had to contend with a good many difficulties in this matter. When it came into office it found itself in possession of numerous small sites that had been cleared by the Metropolitan Board of Works, but which were so unfavourably situated that nobody would buy them. It also found itself obliged to build on cert -\ in marsh lands in the neighbourhood of the Blackwall Tunnel, to house the persons displaced by the construction of the approach roads. The sites were offered by auction* but not a bid was obtained. The Home Secretary would not permit the approach to the roads to be formed until this new accommodation had been completed, and he also intervened in the case of some of the sites that had been left idle by the Metropolitan Board of Works. Consequently buildings had to be erected, which meant a loss ; and this loss must reappear each year until a sufficient profit can be ;Shown on schemes initiated by the Council. At the present date the Council has blocks of tenement dwellings and sets of cottages occupied. The dwellings now in occupation consist of 1,208 tenements, containing 3,264 rooms. In addition the Parker Street Lodging House provides 324 beds. The total number accommodated to date is 6,892. There are also 17 shops, 68 workshops, 12 stables, and 20 sheds. The gross weekly rental on 31st March, 1898, was nearly 400, and the average 'rent per week per room was 2s. 6d. The following is a. list of the dwellings now in occupation, with details of the income -and expenditure for the year ending March, 1898: 'The accounts of all dwellings erected by the Council up to and including 31st March, 1898, including sites inherited from the Metropolitan Board of Works and the Black- wall Tunnel Re-housing : TJmehouse, Beachcroft Buildings (a) Deptford, Hughes Fields . . Shadwell, Cable Street Drury Lane, Shelton Street . . . . St. Luke's Coster mongers' Dwell- ings (b) Poplar, Yabsley Street .... (b) Greenwich, Westview, Armi- tage, and Collerston Cottages (b) Greenwich, Idenden Cottages Shoreditch, Goldsmith Row . . . . "Bethnal Green, Boundary Street Estate Parker Street Lodging House . . (c) Gun Street and Green Street (c) Brooks Market a) Required to proceed by Home Secretary (b) Black wall futittel K^housing. (c) Estimates for 1899, && II II m 020 230 473 734 1,600 533 1,537 2,070 1,580 522 1,028 1,550 1,400 416 708 1,196 530 337 251 588 720 306 059 9*35 1,150 363 1,302 1,665 1,030 297 665 962 450 132 318 450 9,790 4.456 4,521 8,077 2,950 1,950 S51 2,801 1,730 448 823 1,271 260 77 114 101 5 Total expenditure of the central authority in London on schemes carried out under the Housing of the Working- Classes Act and previous Act up to the end of 1897 has been : Clearance of Unhealthy Areas under Part I. . . 1,890,513 Clearance of Unhealthy Areas under Part II. . . r> 1,135- Dwellings under Part 1 290.HOO Dwellings under Part II :j.nrr Dwellings under Part III s-j.178 The estimated receipts and expenditure for the financial year, 1890-1900, are as follows : Total Receipts. Expendi- tuie Buildings under Part I. of the Act . . . . 19,390 18,512 Buildings under Part II. of the Act .... 260 191 Buildings under Part III. of the Act .... 5,250 4,031 24,900 23,334 The approximate capital expenditure to date upon land and buildings has been 500,000, and the cost is about 8cU per cubic foot, including all expenses incurred in the con- struction of the buildings. All the dwellings built by the Council, with the exception of Henley and Walter Buildings,. Boundary Street area, and the Shelton Street Buildings, have been designed by Mr. Thos. Blashill, F.R.I.B.A., the Council's Architect, assisted by Mr. Owen Fleming, Assis- tant Architect, and his professional colleagues in the housing branch. GLASGOW. The municipal renaissance in Glasgow dates from the passing of the City Improvement Act of 186G, which was carried out by the Town Council in its capacity of Improve- ment Trust. By this Act, power was given to buy an area of 88 acres in the centre of the city, inhabited by over 51,000 people. These people were living in a densely over- crowded and insanitary condition. The narrow wynds and 1 closes of the Saltniarket and the Bridgegate were moral and physical plague spots a tempting field for disease and a menace to the health of the city. This Improvement Trust has completely transformed a large area in the centre of the city. In place of narrow, filthy courts, with overcrowded tenements and crooked streets, are to be found tine, wide streets, lined with shops- 6 :and healthy houses. Thirty new streets were made, and twenty-six streets widened, occupying 100,000 square yards, formerly covered with houses. In the area which was demolished were many common lodging-houses of the very lowest type, frequented by people of the worst character. Private enterprise failed to provide a remedy, and the Trust had to step in and erect municipal lodging-houses, which have done a great deal to improve the character of the people who frequent such institutions, as well as the similar accommodation provided by private individuals. The Trust covered in two filthy streams which ran through the in- sanitary districts, and it acquired and laid out Alexandra Park. It purchased two estates in the suburbs, and had them laid out for working-class dwellings. After its first :zeal as a reforming agent, the Trust lapsed into a quieter groove. It cleared, it demolished, it made streets; but beyond the lodging-houses erected about 1870 it did not build. It held a large amount of the old property, and "between 1877 and 1889 was the largest owner of insanitary property in the city. The short-sighted policy of selling the land for others to build on was fortunately defeated, as the Trust could not get a good price for its land. In 1889 .a new development took place. The Trust decided to build itself. Since then it has shown commendable enterprise in erecting dwelling-houses. Between 1889 and 1894 over 800 houses, with an aggregate rental of 7,883, were demo- lished, and 335 houses, with a rental of 7,078, built, and 24 tenement blocks, estimated to cost 55,000, were in course of construction. These have since been built, and others .are being erected. Nearly 7,000 people are now living in the municipal houses, and only about 200 of the old unimproved houses on the estate remain. MUNICIPAL LODGING-HOUSES. The municipal lodging houses were the earliest building enterprise of tne Trust. Between 1878 and 1879 six lodging-houses for males and one for females were erected. Enlargements have been made since, but no new ones built. They accommodate 2,377 lodgers, the charges being 3d. and 4|d. per night, the additional Id. being paid for two sheets. The houses are suitably built. Each sleeper has about 400 feet of space in the dormitories ; there is ample bath and lavatory arrange- ments. The kitchen utensils are at the disposal of lodgers, rand victuals may be bought at a "shop" kept by the superin- tendent. There is a commodious dining-room, and in winter entertainments, readings, lectures, and dramatic re- citals are given in the houses for the enjoyment and in- struction of the lodgers. ARTISANS' DWELLINGS. Dwelling-houses have been erected by the Corporation costing over 210,000. The buildings are mainly in Saltmarket, High Street, and Troii- gate. In the principal streets shops occupy the ground floor. The dwellings overhead are, in some cases, above the standard required for labouring men. They are occupied by mechanics, policemen, clerks, and small shopkeepers. The poorer classes of working-men are also being provided for, the rent, in some cases, being as low as 4 10s. a year for a w T ell-equipped single room, and 6 16s. a year for two rooms. The houses are (remarkably well built. The stair- cases are wide, and are open, according to the Glasgow system. The one-roomed house is 12 feet 6 inches by 15 feet, and is 10 feet high. A screen of corrugated-iron 7 feet high cuts off part of the room, and this portion is sub- divided into tw r o bed-closets. The Corporation has erected a laundry and baths for the use of its tenants. At a charge of a penny per house the women have the use oC a well-equipped laundry. A recreation-room is provided for the children while their mothers are in the laundry. This laundry is only open to others when it is not required by the Corporation's tenants. During the past year there have been completed in the Central District tenement buildings in Trongate, King Street, Parnie Street, and St. Andrew's Street ; in the Western District, six tenements in Stobcross Street ; in the Northern District, tenements in Collins and Mason Streets, Castel Street, and Stirling Road and Barony Street, and three blocks of labourers' dwellings in Cumberland Street, Calton, which alone contain 100 houses at rents Between 5 and 10. The total buildings enumerated were erected at an estimated cost of 74,000, and contain in all- Average Rental. 55 One-apartment Houses 700 270 Two-apartment Houses 10 5 8 32 Three-apartment Houses 16 10 Including the above properties there have been erected by the Department 32 separate properties, containing I,lu3 houses and 160 shops or business premises. The rents of the houses range from 4 10s. for the single apartments in the blocks of labourers' dwellings to 16 for the three- apartment houses in the ordinary tenements, with a few houses of larger rental on the Trongate frontage. In regard to the size of the houses the distribution is as undernoted : 287 One-apartment Houses. 127 Three-apartment Houses. 679 Two-apartment Houses. 10 Houses of larger size. 8 The aggregate cost of the buildings as at 31st May last was somewhat over a quarter of a million sterling, the" gross rental being 19,859. There are at present in course of erection 9 tenements, 6 being in the Western and 3 in the Calton District, which are estimated to cost 18,144, and to give house accommoda- tion to some 82 families in dwellings of one and two apart- ments. With the completion of these last-mentioned buildings, practically the whole of the areas acquired under the 1806 Act, with two exceptions, one in the Central District fronting on High Street and Bell Street, and another at Greenhead, Calton, will have been covered with new and improved dwellings, which are almost wholly occupied by mechanics and other classes of workmen. There are seven lodging-houses belonging to the Depart- ment, containing in all 2,469 beds, and during last year 97 per cent, of the whole were occupied entirely, against 97 per cent, for the previous year. The return on the gross original cost of the lodging-houses was equal to 5 2s. per cent. The dwellings and the estate formerly under the control of a separate trust now form the Corporation City Improve- ment Department, in charge of Mr. William C. Menzies, Manager. A MUNICIPAL FAMILY HOME. The erection of a Municipal Family Home, at a cost of 17,000, is the latest development of the Corporation's policy. This unique in- stitution was opened in 1896. It is intended for the use of widows and widowers and their children. The children of this class are in a most helpless condition ; when the mother or father is out at work all day the children are neglected, or they irnn about the streets, become demora- lised, and perhaps eventually sink into the ranks of the vicious and criminal. The Home contains a large dining hall, a recreation-room, and a kitchen. To suit those in- mates who desire more privacy, there are small kitchens and dining-rooms on the different floors. There are 160 rooms, each capable of accommodating one adult and two children. They are heated with hot water and lighted with electricity. There are nurses who take charge of children during the day. They have a playground and a creche, and are well fed and attended to. The Home is not intended to be a charitable institution ; but neither is it expected to pay. It is meant to provide home comforts to a class who have none, and to enable them to live econo- mically. Applicants have to fill up a form stating age, occupation, date of husband's or wife's death, &c., and 9 must give references. The charges are For mother with one child, 3s. 2d. per week ; for mother with two children, 3s. 10d.; with three children, 4s. Charges for widowers are Is. more. The tariff for board is as follows: Breakfast, 2-kl.: dinner, 4d.; tea, 3d. Children's board per week, Is. lOd. for one child ; 3s. 2d. for two children ; and 4s. for three children. There are no other charges. The Family Home has been gradually growing in favour with the tenants for whom it was intended, and about one-half of the 160 rooms available for tenants are now occupied. The gross receipts for the above year were 1,607, against 930 for the year ending at 31st May, 1897. IMPROVEMENTS ACT, 1897. The King Street and High Street areas have now been almost wholly acquired by the Corporation, and competitive plans, which have been re- ceived from architects in response to public advertisement for the reconstruction of the area, are at present under con- sideration of the committee, with the view of selecting a. scheme whose author shall be entrusted with the carrying out of the first building operations. COST OF THE IMPROVEMENT SCHEME. The Cor- poration was authorised to levy a 6d. rate for the purpose of its improvement scheme. It has spent nearly two million pounds in the purchase and improvements of lands and buildings. New buildings, including the lodging-houses, have cost 300,000. The lodging-houses have brought a re- turn of between 4 and 5 per cent, on the capital invested in them, and the shops and dwellings have been still more profitable. The Trust has sold property or recreated feu duties to the value of over one million, and it holds property exclusive of feu duties, valued at 700,000. The amount which it has drawn from the rates in 30 years is close on 600,000. The rate is now stopped, as the scheme has become self-supporting, and will soon yield a profit. Against the payment for the rates the Trust has to show the Alexandra Park, 100,000 square yards given up for streets and squares, 100,000 spent in making new streets and the covering in of the two streams or burns which ran through the property. NOTES ON THE NEW IMPROVEMENTS ACT, 1897. The Improvements and General Powers Act, 1897, received the Royal Assent on 6th August, 1897, and it is now in opera- tion. It provides for the widening of Nelson Street, City, giving the Corporation powers to acquire certain lands and' buildings for this purpose. Compulsory powers are also- given to acquire lands and buildings in seven different areas throughout the city, which are now in such a congested' 10 and insanitary condition as to be injurious to the moral and physical welfare of the inhabitants, and for the recon- stituting same by the erection of dwelling-houses for the labouring classes. The extent of these areas taken together is about seven acres. The compulsory powers of purchase lapse after the expiration of three years. In connection with the purchase special instructions are given to the valuator to take into account the insanitary or dilapidated condition of the sub- jects of arbitration. By the same Bill general powers are given to deal with the scheduled areas by taking down existing buildings, to lay out such lands, to sell and dispose of the same, to erect and maintain buildings thereon containing dwelling houses and shops or model lodging-houses, to let the same for rent, or to sell and dispose of them as may be deter- mined. Special power has been given to the Corporation to acquire 25 acres of land within the city or within a radius of half-a-mile from the boundary of the city for the purpose of erecting dwellings for the poorest classes. The amount to be expended on the purchase of those lands and the erec- tion of buildings thereon is limited to 100,000. Power has been given to the Corporation to borrow 560,000 for carrying out the provisions of the Act and power to assess upon the owners and occupiers of all lands and heritages within the city, and annual assessment of Id. per on the rental or annual value, to be equally divided between them. Before any property scheduled has been acquired, the Sec- retary for Scotland is to be satisfied that sufficient accom- modation is provided within a reasonable distance of the areas for the population displaced. ABERDEEN. A common lodging-house has been built at a cost to date of 10,759 (to accommodate 252 lodgers per night). In January, 1897, a report was adopted for erect- ing workmen's dwellings, and the site was acquired two and a quarter acres in extent, the price for which was 2,700. Eight houses have now been erected to accom- modate 71 tenants. The estimated cost of each house com- plete is 750, and the rental 62. Each house contains nine tenants, five with two rooms each, and four with one room each. The houses are plain, but substantially built. A washhouse is provided for each three tenants. 11 BIRMINGHAM. Twenty-two artisans' dwellings were erected in Ryder :Street in 1890. Rents, 5s. 6d. and 6s. Receipts and ex- penditure from March 31st, 1897, to March 31st, 1898 : Gross rental, 332 4s. 6d.; Rents received, 325 7s. Interest and Sinking Fund charges, 173 Is.; Rates, 54 9s. 2d.; Repairs, 10 2s. Id.; Commission on collection, 8 2s. 8d.; 245 14s. lid. Profit, 79 12s. Id.; equal to a ground rent of 9d. per square yard. Eighty-one dwellings were erected in Lawrence Street in 1892. Rents, 5s. to 6s. 3d. per house. Receipts and expenditure year ending March, 1896 : Gross rental, 1,194 14s.; Rents, 1,181 5s. 6d. In- terest and Sinking Fund, 544 2s. 4d.; Rates, 204 5s. 4d.; 'Repairs, 100 15s.; Commission on collection, 29 10s. 8d.; Total, 878 13s. 4d. Profit, 302 12s. 2d.; equal to a ground rent of lO^d. per yard. The dwellings cost 18,000 to build. Last year the Corporation took up another scheme. The city found that the cottages already built were not serving the labouring classes, and were quickly snapped up by the well-to-do artisans. The Corporation felt that something should be done for the poorer classes, and have prepared a scheme for cheaper cottages. The plans provide for tene- ments in four terraces. The tenements are self-contained, one set of rooms on the ground floor and another on the floor above, each having a separate entrance from the street. Twenty-fomr of the tenements will consist of living and bedroom only, twenty-eight of living room, and two bed- rooms, and nine will vary to suit the requirements of the site. The rent suggested to be charged is Is. 6d. per week per living room. The rents, after paying interest and sink- ing fund, are calculated to leave a margin sufficient to pay a ground rent on the land of 2d. per yard. THE CITY OF LONDON. The Corporation of the City of London maintains blocks of tenement dwellings in Farringdon Road and in connec- tion with the Metropolitan Cattle Market, Islington. Rent from Farringdon Road dwellings, 3,964 ; Expendi- ture, including 112 commission on rent collection, 1,559. The amount of interest and sinking fund charges are not shown in the accounts, but the, amount of profit is indicated by the income tax payment, which would make it about 600. Rents from Cattle Market dwellings, 1,818 ; Ex- penditure, 574 ; interest and loan merged in market accounts. The old Commission of Sewers carried out an important housing scheme on the borders of Whitechapel. A slum area was cleared nineteen years ago at a cost of 120,526, 12 and dwellings erected thereon costing 80,889. There are* five blocks of tenements containing 43 three-room tene- ments, 174 two-roomed tenements, and 24 one-roomed dwell- ings. There are 20 shops and 34 rooms in the rear. The rooms are well fitted up, and are never without tenants. The rents are 9s. per week for three rooms. 7s. for two rooms, and 4s. per week for one room. The gross rental, including the shops, is 6,000 a year. A large sum is spent in sinking an artesian well to provide the tenants with wateiv instead of purchasing a supply from the companies. The dwellings return a small percentage on the capital outlay. CROYDON. The Corporation has erected a municipal lodging-house and ten cottage dwellings. The lodging-house has been open for nearly three years, and has accommodation for 60 men and 34 women. It cost 7,435. The men's section has been self-supporting since the opening, but the women's section has not been so well patronised. The workmen's cottages are of a superior kind, and are let at a rent of 10s. pen* week. DOUGLAS. The Town Council has spent over 80,000 on sanitary schemes and artisans' dwellings. There are two blocks, the second one only recently occupied. The receipts for year ending 31st March, 1898, 454 15s. 8d.; Expenditure, 113 ; Interest, 372 ; Sinking Fund, 130 ; Total, 616. DUBLIN. The City Corporation has undertaken large clearance and improvements schemes, and also possess municipal artisans' dwellings. In some cases the system is adopted of letting the dwellings to the Artisans' Dwellings Company. During 1894 the receipts under the Dwelling House Improvement Fund were 15,143. The Artisans' Dwellings Company rented the buildings on the Cooper Street and Plunkett Street areas, paying the Corporation 348. The Corpora- tion's expenditure w r as 70. The labourers' dwellings and lodging-houses in Benburb Street brought a revenue of 1,510. The payments for maintenance were 1,051. Bow Lane labourers' dwellings produced an income of 663 ; maintenance, 257. The White Lane Area Scheme was only being carried out, and towards it 9,189 was paid during the yeajr. Payments amounting to 2,623 were made on Black Hall Place Scheme. Interest and loan charges under the various schemes amounted to 1,900. 13 EDINBURGH. The Corporation has undertaken a large scheme under the Housing of the Working Classes Acts, and houses are in course of erection. Capital outlay up to 15th May, 1898, ^90,237. FOLKESTONE. The Corporation has adopted Part III. of the Housing Act, and 50 cottages are being erected. GREENOCK. The Co-rporatiou built a number of artisans' dwellings in 1886, at a rental of from 6 to 11 per annum. The rent received last year was 3,547 19s. 4d.; and the expenditure, including charges of interest and repayment of capital, 8,234 9s. 8d.; the deficit being met by a rating of 5d. per . HORNSEY. The District Council of Hornsey has shown great enter- prise in providing cottages for the working classes. Over 100 cottages, built at a cost of 30,000, were occupied last year, and now the Council has a scheme for the erection of 50 more at a cost of 15,000. HUDDERSFIELD. The Corporation was the first in the United Kingdom to erect Municipal Lodging-houses ; and in 1882 erected 158 dwellings for the labouring classes under the powers of a local Act. They have been constantly occupied since their erection. The capital expenditure was 28,945. The rents of the houses vary from 4s. 8d. to 5s. 6d. a week ; and the total amount received last year was 1,884 11s. 9d.; expenditure, 1,901 lls. lid.; which left a debit balance of 17 Os. 2d. This is owing partly to the bigh rate of interest on the capital, in addition to a ground rent of 188 and the cost of heavy repairs. Each dwelling consists of a living room, scullery* three bedrooms (including attic), and cellar. MUNICIPAL MODEL LODGING-HOUSE. The Model Lodging-house for the labouring classes was provided by the Huddersfield Commissioners in 1853, at a cost of 5,000, with departments for males, females, and married cotfples, and a Mechanics' Home. The building was extended in 1878 by a further expenditure of 1,500. The charge for married couples is Get. per night, single males and females 3d. per night, and the Mechanics" Home 5d. per night. The latter has better accommodation, including a towel for his own exclusive use and a chair in his bedroom, and tbe Home will accommodate 40 in-en. Pro- 14 vision is made in the dayroom fo>r 130 men. Extensive alterations have been carried out to these premises, and; modern improvements have been made, all of which have been paid out of the revenue. The income, after providing for interest and sinking fund, is nearly equal to the expen- diture and interest. Last year the salaries and wages were 351 15s. 2d., and the maintenance 681 10s. The income was 973. The number of persons in the Model Lodging- house last year is as follows : No. of Ave ^ e Lodgers. ^ Male Department at 3d. per night .... 43,947 845 Mechanics' Home at 5d. per night .... 13,848 266 Married Couples at 6d. per night 6,312 121 Single Females at 3d. per night 4,260 83 Total 68 ? 367 KEIGHLEr. The Corporation has erected twelve artisans' dwellings at an outlay of 3,156. Gross income, 172 18s. The Corpora- tion pays the rates and provides the water. Rents charged, 5s. 6d. and 5s. 9d. per week. LANCASTER. The Corporation has erected a lodging-house. Receipts last year, 272 ; Expenditure Rent, 50 ; Wages, Repairs,, etc., 190. LEICESTER. Part III. of the Housing Act has been adopted by the Corporation, and a sum of 8,000 is to be spent on the cottages. LEITH. In connection with its improvements scheme Leith Town Council has given off ground for erecting workmen's dwell- ings, and has erected a municipal lodging-house. The lodging-house was erected at a cost of 6,200. The revenue for the year ending May, 1898, was 1,444. The expenses, including interest and payment of sinking fund charges, amounted to 1,079, leaving a surplus of 224. LIVERPOOL. Dwellings for artisans were opened in Victoria Square about eleven years ago, consisting of 271 tenements and 12 15 shops. Labourers' dwellings were erected in Juvenal Street in 1891, consisting of 100 tenements and 1 shop, Cost The cost of the Victoria Square Buildings was 08,077 10,125 for land and 57,952 for buildings. Rental. First and second floors 63 three-wellings Improvement Act, 1875, the Corporation acquired at great cost a considerable area of land in the heart of the town. The sanitary defects of this area being such as to be irremediable except by some improvement scheme which would lead to the demolition of most of the houses, with a view to a rearrangement of dwellings and a recon- struction of streets, the Council took all necessary steps to that end. The entire extent of the ''condemned area" was 16 acres, inclusive of streets. The total capital expenditure in respect of the scheme is 267,862. The rate (levied with the improvement rate) for purposes of the scheme last finan- cial year was 6d. in the , producing 6,765. The rents col- lected from properties in the area was last year 945. Re- cently the whole of the surplus properties (except a small portion thereof) have been sold, the conditions of the pur- chase being in many instances the demolition and removal of old tenements, and the erection within a reasonable time of substantial premises. DWELLINGS FOR THE POOR IN GREAT BRITAIN. PROVIDED BY PHILANTHROPIC TRUSTS AND PRIVATE ENTERPRISE. The following facts and figures are taken from Dr. Bow- maker's book on " Housing the Poor" : THE PEABODY DONATION FUND was established by Mr. Peabody in 1862, and the total sum provided by that gentleman amounted to 500,000. To this has been added (>40,904 6s. lid., the rent and interest received, so that on December 31st, 1894, the total Fund amounted to 1,140,904 6s. lid., or speaking roughly, the Fund has doubled itself in thirty years. The net gain for the year 1894 was 29,995 7s. 7d., a slight decrease on the previous year, attributable to the increase in the rates. The pro- perties owned by the Fund include altogether some seven- teen groups of buildings, a new block in Stamford Street having been lately opened. They comprise 11,261 rooms, be- sides bathrooms, laundries, and lavatories. These rooms com- prise 5,073 separate tenements 75 of four rooms, 1,783 of three rooms, 2,397 of two rooms, 818 of one room. Since the end of the year 48 additional dwellings, containing 110 20 rooms have been occupied ; bringing the total to 5,1 '-.2 cl well- ings, containing 11,371 rooms. These dwellings five occu- pied by 19,918 persons. The average weekly earnings of the head of each family was 1 3s. 5d. The average nmi of each: dwelling was 4s. 9d. per week, and of each room 2s. Ifd. The rent in every case includes free use of water, scullery, laundry, and bathroom. The vital statistics of these dwellings are important, and have been carefully checked and confirmed at the General Register Office. The birth rate for the year was 36.3 per 1,000, or 6.3 per 1,000 above that of all London for the same period.. The death rate, including 49 deaths in public institutions of inhabitants re- moved from these buildings, w^as 15.7 per 1,000, or 2.0 per 1,000 lower than the average of all London. The infant mortality was 102.1 in each 1 JOO births, or 4.14 below that of London. These figures >,ear eloquent testimony to the healthy nature of the dwellings provided. Objection has been taken to the work if this Fund on the ground that the intentions of the foun ler have not been carried out, and that the benefits of tne Fund are enjoyed by a class for whom they were not originally intended. In the report for the year 1881 the Trustees deal with these objections, and quote the words of the late Mr. Peabody himself in support of their action. As the report says, "It is clear that Mr. Peabody fully understood and personally sanctioned the two leading principles on which his Fund has, since its origin, been administered. First, that the buildings shall be occu- pied by tenants of the working classes, paying a reasonable rent ; second, that the income thus obtained shall be applied to the construction from time to time of fresh buildings similar to those already existing, so that the operation of the Fund may admit of indefinite, though gradual exten- sion." While admitting that they have carried out the intentions of the generous founder of the Fund, we are in no wise speaking depreciatingly of the work when we ex- press the wish that such bequests were used to provide for that section of the poorer classes whose incomes will not allow them to pay the increased rental that must be charged for better dwellings, and the housing of whom is really the pressing problem. In the administration of these buildings very stringent rules are enforced, which, Jiowever,, do not appear to interfere with their popularity. THE GUINNESS TRUST was founded in 1889 by Sir E. C. Guinness (Lord Iveagh), who gave the sum of 200,000 for the purpose of erecting dwellings for the working classes in London, and a sum of 50,000 to be used for the same purpose in Dublin. The London Fund has been further- increased by the sum of 25,000, given by the Goldsmiths' Company in 1893, and at the end of 1894, with the additioir of me income from rents and investments, amounted to 200,641 19s. 8d. When the buildings in course of erection on the Vauxhall Square site, and in Page's Walk, Bermond- sey, are completed, the total number will be six, providing 1879, separate dwellings, containing 3,740 rooms, besides laundries, costers' sheds, &c. These dwellings are provided with baths, and for the use of the tenants boiling water is supplied from urns night and morning for making tea, as. well as a constant hotwater supply for washing purposes. The club or common rooms are well supplied with papers, books, games, &c. On December 31st, 1894, 5,135 persons were living in the Trust buildings. The average weekly earnings of each family were 19s. 5d. The average weekly rent of each dwelling was 4s. l^d., and of each room 2s. l^d. This include chimney sweeping, and the use of Venetian blinds, common room, baths, and hot-water supply. The Dublin Fund, with the addition of rents and invest- ments, now amounts to 57,415 Os. 2d. Two buildings have been erected in Thomas Court and Kevin Street, the former containing 118 tenements, comprising 133 rooms, and the latter 116 tenements with a total number of 221 rooms. At the end of 1894 there were 343 persons living in the Thomas Street block, and the Kevin Street buildings are now fully occupied. The average weekly earnings of each family was 14s. 7d. The average weekly rent per dwelling was 2s., and of each room Is. 9|d. THE EAST-END DWELLINGS COMPANY, LIMITED, was founded in 1884 with a nominal capital of 200,000. The aim in view was the provision of dwellings for the poorest classes, and this has really been done. The pro- perties of this Company comprise some eight buildings, in addition to which there are three new blocks in course of erection near King's Cross, which will be ready for occu- pation during the present year. The rents, in the Kathe- rine Buildings, vary from is. 6d. to 4s. or 5s. par dwelling. In the Lolesworth Buildings, Whitechapel, the rents vary from Is. 6d. to 2s. 6d. The profit for the year ending Feb- ruary. 1895, was 6.962 19s. 3d., which, with the balance brought forward from 1893, makes a total of 7,640 17s. Id. available for dividend. Out of this the Directors have carried 1,024 to a reserve fund, which now amounts to 2,500. Lividends have been declared at the rate of 4 per cent, per annum on Preference Shares, and 5 per cent, per annum on Ordinary Shares, for the half-year ending Decem- ber 31st, 1894. These, with the interim dividends at the same rate already paid, and after payment of Directors' and Auditors' fees, leave a balance of 741 8s. 9d. to be carried forward to the credit of the next account. 22 THE IMPROVED INDUSTRIAL DWELLINGS COM- PANY, LIMITED, had a capital of 500,000 Stock and 105,000 Deferred Shares of 1, all fully paid up. Under the chairmanship of Sir Sidney Waterlow, this Company has been extremely successful, 5 per cent, dividend having been regularly paid on the invested capital. The freehold estates of the Company consist of 14 blocks in various parts of London. These comprise 18 six-room tenements, 59 five- room tenements, 493 four-room tenements, 1,501 three-room tenements, 239 two-room tentrnents, 28 single-room tene- ments, 20 shops, and 32 workshops. The leasehold estates consist of 29 buildings, and comprise 26 six-room tenements, 320 five-room tenements, 1,676 four-room tenements, 2,944 three-room tenements, 374 two-room tenements, 28 single rooms, 117 shops, and 45 workshops. The total number of dwellings and shops under the control of the Company is 6,281 for the accommodation of about 31,000 persons. The average weekly earnings of the tenants is 28s., front which it will be seen that the Company does not profess to deal with the poorest classes. For the twelve months ending December, 1894, the average death rate was only 9.67 per 1,000. and of these 3.56 were infants under one year of age. For the Metropolis the death rate was 19.4 per 1,000 in the corresponding period. These figures are par- ticularly interesting when we remember that the density of the population in the Company's estates average 727 persons to the acre, that in the Metropolis being 58 per acre. The buildings are known generally as "The Waterlow Build- ings," and are scattered all over the Metropolis. They are well maintained, and strict supervision of the tenants is provided for. The average rent per room is 2s. Ifd. a week, all rents being paid in advance. THE ARTISANS'. LABOURERS', AND GENERAL DWELLINGS COMPANY, LIMITED, was commenced with a nominal capital of 250,000. At the end of December it amounted to no less than 2,205,810, whilst the Reserve Fund totalled 134,298. The properties of the Company are very extensive, and include the Shaftesbury Park Estate, Battersea ; the Queen's Park Estate, Harrow Road ; the Noel Park Estate, Wood Green ; and the Lingham Court Estate, Streatham. In addition to these estates, the Company owns two very excellent blocks in various other parts of London. The Shaftesbury Park Estate consists of 42 acres. 30 shops, 1,136 single rooms, 32 double houses, and one block of 22 tenements are provided. The gross income for 1894 was 25,702 13s. 8d. The irrecoverable arrears of rents were only 15 18s. 23 The Queen's Park Estate consists of 7G acres. There are- 11( shops, 2,073 single houses, 108 double houses, and a public hall. The gross income was 59,745 8s. Od.; the irre- coverable arrears of rent amounting to 50 19s. Gd. The Noel Park Estate consists of 100 acres, comprises 75 shops, 1,050 single houses, 174 double houses, and 25 pur- chased shops and houses, covering in all about half of the area. The rental for the year amounted to 3,223 8s. lid. There is no doubt that this estate will be yet further de- veloped, more especially when the extensions at the Liver* pool Street terminus of the Great Eastern Railway are com- pleted, and additional cheap trains are provided. The Lingham Court Estate of 60 acres is also rapidly being completed, and a large additional revenue therefrom will no doubt result. All these estates have been most carefully laid out. model villages having in every instance being created. They cer- tainly mark quite a distinctive feature in estate develop- ment. The block buildings comprise 155 shops, 1,407 tenements, and 3,495 rooms. The rents are based on an average of 2s. Od. per room, 7s. being charged for the three-room tene- ments. This includes the use of bath, laundry, &c. The total sum of rentals for the year amounted to 32,417 12s. 8d, This Company receives money on deposit from the tenants v iit the yearly rate of 2 per cent, interest. The amount on deposit at the end of the year amounted to 101,507 8s. 7d. The 5 early dividend on the preference shares amounts to 4* per cent; on the ordinary shares 5 per cent, is paid, in 1)0 th instances free of income tax. THE METROPOLITAN ASSOCIATION FOR IMPROV- ING THE DWELLINGS OF THE INDUSTRIOUS- CLASSES own altogether fourteen properties, of Avhich probably the best known are the Farringdon Buildings and the Gatliff Buildings. This Association, in addition to block dwellings, own suburban estates of detached cot- tages, which are let at low rental, as compared with the general rule in London. The rents vary from 2s. Od. to- 9s. Od,, no attempt being made to deal with the very poor classes. Though it has been shown that this Company have housed about 1,200 persons to the acre, yet the vital statistics are extremely satisfactory. The death rate, in- cluding 18 death in hospitals, was 15.37 per 1,000, as against 2.1.3 per 1,000 for the Metropolis. As regards the infant mortality, the deaths of children under 12 months were at the rate of 118 per 1,000 births in these dwellings, and in the entire Metropolis the rate was 104 per 1,000 births. 24 These figures show very clearly that, despite the density of population, the conditions are such as to be very favour- able to the health of the tenants. Financially this Assoia- tion has been uniformly successful. Last year a dividend of 4 per cent, was declared, and the profit on each building for the year varied from 6& per cent to 2 per cent. The lower rate of profit in the case of the Gatliff Buildings was due to heavy expenditure over structural and sanitary alterations. THE SOUTH LONDON DWELLINGS COMPANY, LIMITED has an authorised capital of 35,000, of which 31,300 was paid up at the end of 1893. For that year the balance, after paying all expenses, was 1,486 17s., out of which a dividend of 4 per cent, (free of income tax) was paid, leaving 234 17s. to be carried forward. These dwell- ings are under the able management of Miss Cons, to whom much of the success is due. The earnings of the tenants vary from 18s. to 25s., preference being given to those of the poorer clases. A bonus is given to tenants for regular and punctual payment of rent, which amounted for the year to 36 12s. 3d. The rents vary from 5s. 6d. for two rooms to lls. for four rooms. A few single rooms are provided at rentals from 2s. 6d. to 4s. The Company owns property in Manchester, Liverpool, Birmingham, and Gosport, though we believe that they are endeavouring to dispose of these provincial properties, if they have not already done so. THE VICTORIA DWELLINGS ASSOCIATION, LIMI- TED, own several large blocks of buildings, which have been very successful. Amongst other agencies at work in the Metropolis pro- viding accommodation for the working classes may be men- tioned The Marylebone Association for Improving the Dwellings of the Industrious Classes ; the National Dwell- ings Society, Limited ; Miss Sharpe's Lever Street Build ings ; the Strand Buildings Company ; the Corporation of the City of London ; the Columbia Square Model Dwellings ; the Incorporated Society for Improving the Condition of the Labouring Classes ; Miss Martineau's Bell Street Bnilrlings ; the Misses Shaen's Dwellings ; and many other similar Asso- ciations. 25 THE HOUSING OF THE WORKING CLASSES ACT (LONDON), 1890." EXTRACTS. Section 4. Where an official representation is made to the local authority that- within a certain area in the district of such authority either: (a) Any houses, courts, or alleys are unfit for human habitation; or (b) The narrowness, closeness, and bad arrangement, or the bad condition of the streets and 'nouses or groups of houses within such area, or the want of light, air, ventilation, or proper conveniences, or any other sanitary defects, or one or more of such causes, are dangerous or injurious to the health of the inhabitants either of the buildings in the said area or of the neighbouring buildings; and that the evils connected with such houses, courts, or alleys, and the sanitary defects in such area cannot be effectually remedied otherwise than by an improvement scheme for the re-arrangement and re-construction of the streets and houses within such area, or of some of such streets or houses, the local authority shall take such representation into their consideration, and if satisfied of the truth thereof, and of the sufficiency of their resources, shall pass a resolution to the effect that such area is an unhealthy area, and that an improvement scheme ought to be made in respect of such area, and after passing such reso- lution they shall forthwith proceed to make a scheme for the improvement of such area. Provided always, that any number of such areas may be included in one improvement scheme. Section 5. 1. An official representation for the purposes of this part of this Act shall mean a representation made to the local authority by the Medical Officer of Health of that author- ity, and in London made either by such officer or by any Medical Officer of Health in London. 2. A Medical Officer of Health shall make such represen- tation whenever he sees cause to make the same; and if two or more Justices of the Peace acting within the district for which he acts as Medical Officer of Health, or twelve or more persons liable to be rated to the local rate complain to Mm of the unhealthiness of any area within such district, it 26 shall be the duty of the Medical Officer of Health forthwith to inspect such area, and to make an official representation stating the facts of the case, and whether in his opinion the said area or any part thereof is an unhealthy area or is not an unhealthy area. Section 6. 1. The? improvement scheme of a local authority shall be accompanied by maps, particulars, and estimates, and (a) May exclude any part of the area in respect of" which an official representation is made, or include any neighbouring lands, if the local authority are of opinion that such exclusion is expedient or inclusion is necessary for making their scheme efficient for sanitary purposes; and (b) May provide for widening any existing approaches to the unhealthy area or otherwise for open- ing out the same for the purposes of ventilation or health; and (c.) Shall provide such dwelling accommodation, if any, for the working classes displaced by the scheme as is required to comply with this Act ; and (d) Shall provide for proper sanitary arrangements. 2. The scheme shall distinguish the lauds proposed to be taken compulsorily. 3. The scheme may also provide for the scheme or any part thereof being carried out and effected by the person entitled to the first estate of freehold in any property com- prised in the scheme or with the concurrence of sucJi person, under the superintendence and control of the local authority, and upon such terms and conditions to be em- bodied in the scheme as may be agreed upon between the local authority and such person. Section 11. 1. Every scheme comprising an area in the County or City of London shall provide for the accommodation of at the least as many persons of the working class as may be dis- placed in the area comprised therein, in suitable dwellings, which, unless there are any special reasons to the contrary, shall be situate within the limits of the same area, or in the vicinity thereof. Provided that: (a) Where it is proved to the satisfaction of the con- firming authority on an application to authorise a scheme that equally convenient accommodation can be provided for any persons of the working classes dis- placed by the scheme at some place other than within 27 the area or the immediate vicinity of the area com- prised in the scheme, and that the required accommo- dation has been or is about to be 'forthwith provided, either by the local authority or by any other person or body of persons, the confirming authority may authorise such scheme, and the requirements of this section with respect to providing accommodation for persons of the working class shall be deemed to have been complied with to the extent to which accommodation is so pro- vided; and (b) Where the local authority apply for a dispensa- tion under this section, and the officer conducting the local inquiry directed by the confirming authority reports that it is expedient, having regard to the special circumstances of the locality and to the number of artisans and others belonging to the working class dwelling within the area, and being employed within n mile thereof, that a modification should be made, the confirming authority, without prejudice to any other powers conferred on it by this part of this Act, may in the Provisional Order authorising the scheme, dispense altogether with the obligation of the local authority to provide for the accommo- dation of the persons of the working class who may be displaced by the scheme to such an extent as. the confirming authority may think expedient, having regard to such special circumstances as afore- said, but not exceeding one-half of the persons so dis- placed. Section 12. 1. When the confirming Act authorising any improvement scheme of a local authority under this part of this Act has been passed by Parliament, it shall be the duty of that authority to take steps for purchasing the land required for the scheme, and otherwise for carrying the scheme into execution as soon a practicable. 2. They may sell or let all or any part of the area com- prised in the scheme to any purchasers or lessees for the purpose and under the condition that such purchasers or lessees will, as respects the land so purchased by or leased to them, carry the scheme into execution; and in particular they may insert in any grant or lease of any part of the area provisions binding the grantee or lessee to build there- on as in the grant or lease prescribed, and to maintain and repair the buildings, and prohibiting the division of buildings, and any addition to or alteration of the character of buildings without the consent of the local authority, and' for the revesting of the land in the local authority, or 28 their re-entry thereon, on breach of any provision in the grant or lease. 3. The local" authority may also engage with any body of trustees, society, or person, to carry the whole or any part of such scheme into effect upon such terms as the local authority may think expedient, but the local authority shall not themselves, without the express approval of the con- firming authority, undertake the rebuilding of the houses or the execution of any part of the scheme, except that they may take clown any or all of the buildings upon the area, and clear the whole or any part thereof, and may lay out form, pave, sewer, and complete all such streets upon tha land purchased by them as they may think fit, and all streets so laid out and completed shall thenceforth be public streets, repairable by the same authority as other streets in the district. 4. Provided that in any grant or lease of any part of the area which may be appropriated by the scheme for the erection of dwellings for the working classes, the local authority shall impose suitable conditions and restrictions as to the elevation, size, and design of the houses, and the extent of the accommodation to be afforded thereby, and shall make due provision for the .maintenance of proper sanitary arrangements. 5. If the local authority erect any dwellings out of the funds to be provided under this part of this Act, they shall, unless the confirming authority otherwise 'determine, sell and dispose of all such dwellings within ten years from the time of the completion thereof. 6. The local authority may, where they think it expe- dient so to do, without themselves acquiring the land, or after or subject to their acquiring any part thereof, contract with the person entitled to the first estate of freehold in any land comprised in an improvement scheme for the carrying of the scheme into effect by him in respect of such land. Section 21. - 1. Whenever the compensation payable in respect of any lands or of any interests in any lands proposed to be taken compulsorily in pursuance of this part of this Act requires to be assessed: (a) The estimate of the value of such lands or in- terests shall be based upon the fair market value, as estimated at the time of the valuation being made of such lands, and of the several interests in such lands, due regard being had to the nature and then condition of the property, and the probable duration of 29 the buildings iii their existing state, and to the state of repair thereof, without any additional allowance in respect of the compulsory purchase of an area or of any part of an area in respect of which an official representation has been made, or of any lands inclu- ded in a scheme which, in the opinion of the arbitrator, have been so included as falling under the description of property which may be constituted an unhealthy area under this part of this Act; and (b) In such estimate any addition to or improvement of the property made after the date of the publication in pursuance of this part of this Act of an advertisement stating the fact of the improvement scheme having been made shall not (unless such addition or improvement was necessary for the maintenance of the property in a proper state of repair) be included, nor in the case of any interest acquired after the said date shall any sepa- rate estimate of the value thereof be made so as to increase the amount of compensation to be paid for the lands ; and 2. On the occasion of assessing the compensation payable under any improvement scheme in respect of any house or premises situate within an unhealthy area, evidence shall be receivable by the arbitrator to prove: 1. That the rental of the house or premises was en- hanced oy reason of the same being used for illegal purposes or being so overcrowded as to be dangerous or injurious to the health of the inmates ; or 2. That the house or premises are in such a condition as to be a nuisance within the meaning of the Acts re- lating to nuisances, or are in a state of defective sani- tation, or are not in reasonably good repair; or 3. That the house or premises are unfit, and not reasonably capable of being made fit, for human habi- tation ; and, if the arbitrator is satisfied by such evidence, then the compensation : (a) Shall in the first case so far as it is based on the rental which would have been obtainable if the house or premises were occupied for legal purposes and only by the number of person whom the house or pre- mises were under all the circumstances of the case fitted to accommodate without such overcrowding as is dan- gerous or injurious to the health of the inmates; and (b) Shall in the second case be the amount estimated as the value of the house or premises if the nuisance 30 has been abated, or if they had been put into a sanitary condition, or into reasonably good repair, after deduct- ing the estimated expense of abating the nuisance, or putting them into such condition or repair, as the case may be; and (c) Shall in the third case be the value of the laud, and of the materials of the buildings thereon. .Section 22. Upon the purchase by the local authority of any lands required for the purpose of carrying into effect any scheme, all rights of way, rights of laying down or of continuing any pipes, sewers, or drains on. through, or under such lands, or part thereof, and all other rights or easements in or relating to such lands, or any part thereof, shall be extinguished, and all the soil of such ways, and the property in the pipes, sewers, or drains, shall vest in the local authority, subject to this provision, that compensation shall be paid by the local authority to any persons or bodies of persons proved to have sustained loss by this section, and such compensation shall be determined in the manner in which compensation for lands is determinate under this part of this Act, or as near thereto as cirsumstances admit. Section 23. A local authority may, for the purpose of providing accommodation for persons of the working classes displaced by any improvement scheme, appropriate any lands for the time being belonging to them which are suitable for the purpose, or may purchase by agreement any such further lands as may be convenient. Section 24. 1. The receipts of a local authority shall form a fund (in this Act referred to as "the Dwelling-house Improve- ment Fund"), and their expenditure shall be defrayed out of such fund. 2. The moneys required in the first instance to establish such fund, and any deficiency for the purposes of this part of this Act from time to time appearing in such fund by reason of the excess of expenditure over receipts, shall be supplied out of the local rates or out of moneys borrowed in pursuance of this Act. 3. In settling any accounts of the local authority in respect of any transactions under this part of this Act, care shall be taken that as far as may be practicable all expendi- ture shall ultimately be defrayed out of the property dealt with under this part of this Act ; and any balances of profit 31 made by the local authority under this part of this Act shall be applicable to any purposes to which the local rate is for the time being applicable. 4. Any limit imposed on or in respect of local rates by any other Act of Parliament shall not apply to any rate required to be levied for the purpose of defraying any expenses under this part of this Act 5. The local authority may carry to the account of the Dwelling-house Improvement Fund any such money or pro- duce of any property as is legally applicable to purposes similar to the purposes of this part of this Act ; and in case of doubt as to whether, in any particular case, the purposes are so similar the confirming authority may decide such y its Secretary, Professor Mahaim, of Liege University. It is an octavo volume of 140 pages, and is an attempt to get at the root of the housing question by an inquiry on scientific principles. The enquiry has been carried out as a practical illustration to show what would be possible on a larger scale, and it relates to 530 houses (accommodating 1,952 families, con- sisting of 8,000 persons) within the city, and 746 houses (accommodating 3,800 persons) in the suburbs. The houses were selected to be as representative as possible. The enquiry cost between 50 and 100, and Professor Mahaim estimates that it could be extended over the whole of Liege and its suburbs in six years, at an annual expenditure of 80. The report is sufficiently interesting to justify a somewhat detailed description. Dealing with the 530 houses" examined, it appears that at least 72 are situated upon streets without public sewers. 203 of the houses accommodate a single family, 82 two families, 54 three, 45 four/38 five, and so on ; 38 houses have more than ten families. 81 per cent, of the families have two or more other families in the same house. The mean number of persons in a family is 4.16 against 4.56, for the whole of Belgium (1890 census) 27 per cent of the families included in the inquiry consist of six or more persons. Of 1,913 families, 941 or 40.19 per cent, live in single room tenements ; 075, or 35.29 per cent, in two room tenements ; 215, in three room tenements. The mean num- ber of rooms per tenement amounts to 1.72. Of the 941 single room tenements 178 are in- habited by one person only, 206 by two, 181 by three, 121 by four, 78 by five, 69 by six. 33, by seven, 20 by eight, 8 by nine, 3 by ten, and 1 by eleven. 1,792 persons, or 61 per cent, of the single room tenants, are more than three in a room. As to the size of the rooms, out of 1,882 bedrooms, 3 are less than 53.82 square feet, 130 between 53.82 square feet and 107.64 square feet, 703 between 107.64 and 161.46 square feet, 720 between 161.46 and 215.28- square feet, and 326 have over 215.28 square feet. The mean surface of all the bedrooms is 167.81 square feet. It is found that 3.15 persons, on an average, occupy each bedroom, and 24 per cent of the rooms are occupied by four or more persons. 55 per cent, of the entire population sleep at least four to a room, 13 per cent, at least seven to a room. With regard to the cubic air space per person, it appears that out of 5,737 persons, 2,303 or 40.14 per cent, have less than 353 cubic feet, and of these persons nearly half occupy one room tenements. It should be noted, how ever, that children are reckoned as persons. 210 houses have no water supply, and obtain * A house is generally taken to mean any building or tene- ment with a separate entrance from the public way, and not internally connected with any other tenement. Thus, a block of buildings (caserne) is reckoned as one house when the tene- ments are approached through one front entrance door, but as several houses when the tenements have their exclusive approach through separate front doors. 41 their water either from public fountains o<- neighbouring: wells. 24 houses, containing 200 'inhabitants, have no sort of water-closet accom- modation. In many others the number of W.C's. is insufficient. The following examples are instructive : one W.C. for 51 persons, two for 43, one for 42, two for 41, two for 40, three for 39, c. The district of " La verrerie d'Avroy," "where the hygienic conditions are, however, not bad, ' is stated to possess eight W.C's. for a popula- tion of 418. The average numoer of persons to a W.C. over the whole inquiry is 15, and as the average family consists of four persons, we have nearly four families to each W.C. Great pains have been taken to arrne at an accurate comparison between the income of the tenant and the rent he pays, but it is obvious that the margin of inaccuracy must be consider- able in an enquiry of this personal character. The average rent of a single room tenement is 8.48 fr. per month (l/6|d. a week) ; of a two room tenement, 13.90 fr. a month (2/Gfd. a week) ; and of the tenements containing three or more rooms, 22.26 fr. a mouth (4/l|d. a week). The average rent paid per tenant over the whole enquiry was 12.45 fr. a month (2/3d. a week). The income is calculated on the nor- mal earnings of the entire household ; it is confined to persons who live by manual labour, those living by means of small shops or com- mercial businesses being excluded. It was found that G4.80 per cent, of the whole have incomes varying from three to five francs a day (14/5d. to 24/- a week), the average income being 3.62 fr. a day (17/4d. a week). From these figures it is estimated that the rent is generally about 14 per cent, of the income, and Professor Mahaim considers this proportion too high. Inquiries were also made as to the length of time the tenant had occupied his tenement, and the mean length of tenancy was found to be 5 years 1 month and 8 days. Similar details arc- given with regard to a selected number of houses in the suburbs, and also 22 houses built under the 1889 Act. The enquiry does not deal with the death rate ;and similar matters of a medical character. The Committee of Patronage of Liege states- that its officers encountered no serious opposi tion to their work either from the landlords or tenants. It often happened,' indeed, that the tenant hastened to point out the defects of the dwelling, in the hope that the Committee might, be able to induce the landlord to do the neces- sary repairs. *t Prizes for Another interesting function of these Corn- order and mittees of Patronage lies in their attempt to stimulate a popular desire for order and clean- liness by means of competitions for prizes. The conditions fixed by the Committees of Patron- age of Brussels to enable persons to enter for their prizes of order are as follows : (a) The household must be regular. (b) It must be clean and well arranged. * It may not be inappropriate here to refer parenthetically to the excellent scientific method recently adopted in Paris, and explained to me by the officers of the municipal council. The method was invented by M. Bertillon, the well-known criminal ^identification expert, and it has for its object the immediate detection of insanitary conditions in any part of Paris. Each house in Paris is furnished with a sanitary " cahier," containing numerous details as to its form, condi- tion, and inhabitants. These are filled up by the sanitary inspectors at their ordinary visits, and then deposited in a special room in the offices of the municipal council. In this- room each " cahier " is inserted in its proper numerical position, in a cover dealing with the street in which it is. situated, and these street covers are arranged alphabetically on shelves, according to the arrondissement m which they she situated. By this system an official can obtain the "cahier " of any desired house in a moment. Each "cahier" also contains several blank forms in which the deaths, the contagious diseases, the disinfections, &c., occurring either actually in the house in question or in hospital, are entered day by day as they occur. These particulars are sent to the health depart- ment daily by the registrar of births and deaths. It is ths duty of the officer making these later entries to bring any- thing abnormal before the notice of the medical officers, aud- it is their duty to report thereon to the health committee, which thus become, as it were, automatically familiar with the inner health conditions of Paris, and take such action as seems called for under the circumstances. t Inquiries resembling the Liege inquiry are proceeding in. some other continental towns, notably in Switzerland, where all the chief cities have recently determined to organize means for the preparation of these statistics. The Swiss Society of> Public Utility is about to undertake a national enquiry. If these inquiries are to become general, they will be deprived of a great pail of their value if the definitions and types of question forms are not arranged on an agreed and uniform plan. The congress has therefore referred it to its Intei> national Committee to consider what can be done in this- direction. 43 5 years of age. t This condition, which meets with some criticism, is con- sidered indespensable by the Caisse d'Epargne. The societies of credit transfer the property to the applicant upon pay- ment of the first instalment, and it is therefore absolutely necessary that the financial margin on the transaction should be sufficient to cover forced eviction or loss on foreclosure ; it is also considered prudent to obtain from the applicant who is desirous of undertaking the responsibilities of ownership, some proof of his economical habits, and of that foresight without which he may fail to keep his engagement. The con- dition for the workman applicant to possess one^tenth of the capital i8 not required in the case of Societies of Construc- tion, which only transfer the property to the occupant at the end of a certain number of years. t " The lowering of this rate," states the Caisse d'Epargn > in the 1896 report, '' would possess the very grave inconveni- ence of retarding the progressive accumulation of a reserve which is doubly needed to act as a financial guarantee of the societies operations, and to secure the ultimate financial independence of the organism. Moreover, a limit having been fixed! for the advances at the reduced 2 per cent, rate, it is indispensable that at. the end of each financial year th? operations should be balanced by a certain sum carried to the credit of the reserve fund, so that the society may gradu- ally accumulate, over and above the capital guaranteed by the shareholders, its own separate capital, which will thus insure the financial stability of the organism, and one day render it independent of the Caisse d'Epargne by the gradual repayment of the advances made by it. To lend at a less rate than 4 per cent, would be equivalent to turning the public efforts of the society into an arrangement for the benefit of the individual mortgagors. A Joint-stock Society which ainis at a permanent result should lend its funds at a rate of interest remunerative enough to leave a profit at the end of the transaction, which will thus perpetuate the benefit the society desires to confer on the working classes. Besides, the gradual accumulation of a reserve fund is one of the con- ditiona that the Caisse d'Epargne attached to advances at - 2 per cent. It is under these conditions that the rate of 4 per cent, has been advised, from the first, and it would be unfortunate if this rate generally adopted by the societies were not maintained." .48 Method -of extinguishing loans, con- tracted with- out combined life insurance. Ditto, with combined life insurance. The loan may be contracted either with or without combined life insurance. .1. Loans contracted without combined life insurance are paid off by equal monthly in- stalments, the amount of which is calcu la ted to secure the repayment of the capita) borrowed and interest thereon within thc L period chosen by the applicant for the ex tinction of the loan. In this case, in the event of the death or bankruptcy, &c., of the applicant before the extinction of the loan, the society resumes possession of the house sells it, and recoups itself, and hands over the balance, if any, to the inheritors of the deceased borrower. 2. Loans contracted with combined insur- ance. In this case a policy of insurance for the amount borrowed is taken out on the life- of the workman for a period equal to that for which the loan has been borrowed. If the borrower dies before the termination of this fixed period, the sum insured is applied for the immediate redemption of the total amount advanced by the society, and the transaction comes, as it were, automati- cally to an end. By this arrangement the house and land pass immediately, freed from all encumbrance, to the wife and child- ren of the deceased borrower. This obliga- tion conies into force immediately the con- tract is signed and should the borrower die before the new house was commenced, the society would build the house and hand it over when completed to the wife and children. If on the other hand the borrowe- survives, the sum insured becomes payable at the date fixed for the expiration of the loan, and it is then handed over to the Caisse d'Epargne and applied by them for the purpose of extinguishing the loan. This completes the transaction. Con- sequently under this system it is only neces- sary to pay the insurance premium and simple interest on the loan year by year. These two sum added together amount to slightly more than would have to be paid in the first system of redemption without in- surance. 49 Example : A workman aged 30 borrows 40, Examples of to be extinguished in 10 years. On the system transactions. without insurance he pays 5 2s. 7d. a year. On the insurance system he pays 5 6s. 2d. a year. A workman aged 35 borrows 40, to be ex- tinguished in 25 years. On the system without insurance he pays 2 11s. 2d. a year. On the insurance system he pays 3 Is. 2^d. a year. The smallest annual payment that can be made in respect of a loan of 40 is 2 11s. 2^d. r which extinguishes the loan in 25 years on the non-assurance principle. The largest is 5 13fcL Od., which extinguishes the loan in 10 years, on the combined insurance principle, assuming the mortgagor to be 55 years old at the commence ment of the transaction. As soon as an application for a loan has been Further loan made by a workman to a Society of Credit, and b y the Society of Credit is satisfied as to its genuineness, the Society applies to the Caisse d'Epargne for a further loan. This further loan is a separate transaction, entirely distinct from the loan of half the unpaid nominal capital of the Society of Credit, which it received from the Caisse d'Epargne in the first instance, and which served to constitute part of its original capital This second loan amounts to three- fifths of the total value of the building in res- pect of which the loan is being negotiated. This value is fixed by an expert valuer nominated by the Caisse d'Epargne at the cost of the Society of Credit which makes the application. Example : Suppose a workman requires a loan upon building to cost, with land, 200. This loan is made up as follows : One-tenth possessed by workman applicant . . . 20 Advanced by Society of Credit (out of original general loan of Caisse d'Epargne to Society 60 Special loan advanced by Caisse d'Espargne (through society) .... 120 Total 200 It will be seen that a Society of Credit by Lending devoting 60 from its own fund is able to secure power of an advance of 180 to a workman. It is thus 80cleties - so - able to secure the advance of three times the amount of its working capital. It must be con- tinually borne in mind that this working capital has originally been borrowed from the Caisse d'Epargne. So far as the actually deposited share capital is concerned, a society is in a posi- tion to render possible the construction of houses of a value equal to 15 times its amount, and at the same time to preserve the deposited share capital intact. Example. Example: A Society of Credit with a nominal capital of 100,000, would usually have 10,000 paid up. On tins it would be able to borrow from the Caisse d'Epargne a sum equal to half its unpaid-up share capital, or 45,000. This would enable it co negotiate loans on buildings to the value of 150,000, made up as follows : One-tenth possessed by work men 15,000 Three-fifths of total value of 150,000 advanced by Caisse d'Epargne through medium of society 90,000 Balance advanced direct by society (being original advance by Caisse d'Epargne) 45,000 Total 150,000 Or 15 times its paid-up share capital of 10,000, which amount it still retains untouched. S^ing by f But even this is not the limit of tne advances society before made by the Caisse d'Epargne. It will be seen original loan that the workman mortgagor is indebted to both extinguished. the Society of Credit and to the Caisse d'Epargne, and it is clear that each of his monthly repayments should be proportionately divided between the Society of Credit and the Caisse d'Epargne. But the Caisse d'Epargne allows the Society of Credit to entirely recoup itself before any repayment is made on account of the special loan advanced by the Caisse d'Epargne in respect of this particular house. Therefore, at the end of a few years the Society of Credit finds that the workman mortgagor has entirely discharged his obligation to it direct, and hence- forth the society will only have to accept his 51 monthly repayments and forward them to the Caisse d'Epargne. But the completion of this lialf of the general transaction places the Society of ^Credit again in a position to Ijend out its re- paid capital, and by virtue of this it may ask for ana obtain a further loan from the Caisse d'Epargne in respect of a second house long before the first transaction is completed. It is clear that this process may repeat itself three or four times before the special loan made by the Caisse d'Epargne on the original house has been extinguished. Thus it is possible that the 45,000 referred to above might, in the course of twenty years, be used four times over, each time securing a new loan of 90,000, or 360,000 in all, the only actual cash capital required by the Society of Credit being 10,000. A striking in- stance of a successful use of a small capital is shown in the case of a society at Walcourt, termed " Le Credit ouyrier de 1'arrondissement