Anion!: the (4)11111:Mies providing better hon•• lug facilities may be mentioned; In England— the Nletropolitan Association for improving the Duelling,: of the Industrious Classes f 1511 hich 110115 fourteen estates in London. and pad s per cent . ; the Peabody Donation Fund, which oil II, lit t ; tile 1111• Industrial Company of Lon :Ion, founded by :sir Sidney \Vaterloo as the re sult of a successful experiment f 1502), which endeavors to combine beauty and utility in large blocks; the nuinness Trust. In the Conti nent of Europe are the Berlin Mutual Building Company 115491, and other commercial and semi philanthropic companies in different cities. In the United states A. T. White founded the Improved Dwelling Company of Brooklyn (1570). which has creeted the Ihnue Tower and Riverside buildings. the older buildings paying 10 per cent., the new buildings 5 or 6 per cent. Other New York enterprises are the Astral Apartments (Brooklyn) of Pratt Institute; Im proved Dwellings Ass:K•iation with model tent mlds at Seventy-first Street. paying 6 per cent.; Tenement House Building Company. with prop erty on Cherry Street. In Boston, the Harrison venue Estate, the Rufus Ellis Memorial Coi:perative Building Company (1571). and the Improved Dwelling Association (1855). In Philadelphia. Theodore Starr Property. The City and Suburban Company of New York City was Organized in 1590 as the outcome of the Improved Housing Conference. It aims to offer a safe in vestment returning 5 per cent.. and to provide the best accommodations for working classes. The company is willing to undertake the recon struction of the East Side of New York Cit. In this connection the IMarylebone Association of London, which undertakes to improve im mediate surroundings of working-class homes, should be mentioned.
Companies have been formed to build and sell property. or to make it possible for the artisans themselves to build. The Artisans', Laborers', and General Dwelling Company of I.ondon has opened lip suburban estates: the Workingmen's Dwellings Company of Passy-Auteuil. the Dis count Bank of Paris. and the Berlin Building Association are important examples. In the United States, building and loan associations. started in Philadelphia, have reached low-sal aried clerks and artisans. The best and cheapest method originated in Belgium in 1559. and it has been tried in Franc- and Germany. General savings hanks with Oovernm•nt guarantee loan capital to companies of responsible individuals, who act as intermediaries in making loans to workingmen. There are two general forms of companies: ( l) Joint-stock and co;:perativeloan companies. which allow the individual to select his land and lend him money to put up his house: and (2) joint-stock and coi:perat companies. w/ it build houses and sell them. The
workman pays 10 per cent. and gives a mortgage. The important feature of this system is the ar rangement for a life insurance which prevents any loss to his family in case of death.
Railroad, mining. and manufacturing compa nies in several countries have erected dwellings for their employees. Among the cottages and even entire villages put up by employers are those of Friedrich Krupp al Essen; Pullman Palace Car Company, Pullman, Ill.; 1..ever 11i-others, Itirken Lead, England ; James Sudeten & Son, Canoust Scotland; Van Marken Modern Dwellings, Delft ; Merrimac Manufacturing Company, Lowell, Mass.; Howland -Mill Corporation, New Bedford, Mass, Another important aspect of the housing problem is t he line...HIM of lodging-houses (q.v.).
Thus far the improvements in housing have bardly reached the class who need them the most It has been satisfactorily demonstrated that cum i"ercial enterprises for building homes for the classes pay a fair return on the invest ment. Of the 11:0.000 Londoners living in model tenements less than 25 per cent, live in tene ments maintained by bequests. The tendeney for rent to rise in the centre of the city makes it im perative to take away the eompetition of the artisan class by moving them to the suburbs. This is largely a question of rapid transit.
In the United States the twentieth century opens will] a widespread interest in housing prob lems. largely stimulated by charity organization soci: ties. Investigations have been set on foot in Chicago, Kansas City. Boston, New York, and Cincinnati. illustrated lectures given, and asso ciations formed to seek to improve conditions.
PontloGnArn v. Vnited States Eighth Special Report of Commissioner of Labor, 1595 (Plans and Enterprises) : 'Reports of Tenement Howse Commissions for Slate of New York; American Economic Association rublieations, viii.. Nos, 2-3 (Bibliography) ; City Homes Association, Tenr(11 rOndiii011.9 in Chicago (Chicago. 1901) (which gives an excellent account of Chicago's housing condition, illustrated : Lechler, Nationale Wohnungsreform (Berlin, 1595) Congrs inter national des Habitations Bon March6, ('ample Benda et Documents (Paris. 1900) (which con tains a number of articles on the housing condi tions of various countries) ; Rowntree, Poverty, .t ,S'tudy of Town Life (Ne• York, 1901) ; Sykes, Public Hralth and Housing (London, 1901) (a discussion of London conditions from a medical standpoint) : Shaw. Municipa/ aorrrnment in Grrat Britain. (New York, 15951. and Municipal Gorrrnment in Continental Europr (New York, 1597). See TENE)IENT 11111•SE I'RUBLE?I; 1111A, STANDARD OF Lis mac..