Good housing that pays /

by Fullerton L. Waldo

Calling for a Change.

Cooperation became corporation, under the laws of Pennsylvania, June 25, 1896. Nathaniel B. Crenshaw was the first President; Frank H. Taylor was chosen Treasurer, and Mrs. Thomas S. Kirkbride became Secretary. The original Board of Directors comprised Miss Fox, Mr. Crenshaw, Mrs. Jenks, Mrs. Kirkbride, and Mr. Taylor.

Mrs. Kirkbride—a tower of strength and of consecrated purpose in this work as in all movements for the greater good of the greater number in Philadelphia—expressed so perfectly the purpose of the new organization in her first report as secretary, (January 1, 1897) that we cannot do better than to use her statement here:

“The object of the Civic Club,” she wrote, “is ‘to promote by education and active cooperation a higher public spirit and a better social order.’ The Octavia Hill Association, although an independent organization, works for the same higher spirit and better order, on its own definite and restricted, but most important, lines. It sees in insanitary, dilapidated, and overcrowded dwellings, influences which lower the moral and the physical health of Philadelphia. Against these evil influences it aims to enlist the cooperation of citizens who, well housed themselves, desire the same advantage for less fortunate Philadelphians. This cooperation is solicited on strict business conditions, and it is believed that a safe investment of capital and a fair rate of interest are offered.”

This first report announced that the modus operandi of the Association would be “to refit old properties and small houses, first of all putting in modern plumbing and so far as possible removing all unhealthful surroundings.” The report then described that ideal of the community of interest between landlord and tenant, realized through the friendly rent-collector as the intermediary, which is the central and the most inspiring feature of the personal phase of the undertaking. It was also announced that the Association stood ready to assume the kindly oversight of private property, to buy houses offered at a figure which would not be prohibitive of moderately profitable purchase and renovation, and to issue stock to subscribers. “The Association’s strongest claim upon the confidence of the community,” it was declared, “lies in the fact that its philanthropic interests are founded on true business principles; its business interests upon the principles of a sound philanthropy.”

Upon this platform devised twenty-one years ago, the Association has stood, and continues to stand.

The stock company, empowered by its charter to hold, sell and lease real estate, fixed the par value of the stock at the low figure of $25, so that a great many persons might have a share and an active sustaining interest therewith. The distribution of profits would thus be effected easily, in the form of dividends on the capital stock. These dividends for the first two years were 4½ per cent. per annum; the annual dividend since that time has been 4 per cent. At the end of 1916 the outstanding capital stock was $221,475, with an authorized capital of $300,000. There was a surplus of about $16,000, and the usual dividend of 4 per cent. was declared, payable February 1, 1917.

At the time of its incorporation as a stock company, the Association had a capital of $20,000. Many of the original group of stockholders were members of the Civic Club, who not merely subscribed but induced their friends to subscribe, thus giving an effectual assistance in the expansion of the Association that is beyond evaluation. At a special meeting in November, 1898, it was voted to increase the capital stock to $50,000. At the same meeting the number of directors was enlarged from five to seven, and Miss Helen L. Parrish and R. Francis Wood were added to the Board. In 1911, Miss Parrish became the secretary. She had studied the work of Miss Hill in London at first hand for some months, so that her experience has created a personal link across the seas between the work of the altruist in London and that of the Association here.

Again and again, since the original purchases were made, individual members of the Board of Directors have assumed the management of properties, and have found a keen personal satisfaction in collecting the rents themselves and thus obtaining a first hand insight into the work that could be obtained in no other way. They have accordingly brought to the council-table a practical and detailed knowledge such as few philanthropic administrators have gained from within. Each of the directors is in active service on one of the Committees, which are those of finance, new property, office-administration and rent-collecting, construction, inspection. As the work grew out of the day of small things, the increasing burden of executive supervision demanded the whole time of a personal representative of the Board, and in 1908 a superintendent was employed. Frederick C. Feld, a man of tact, enthusiasm and technical knowledge, now fills this all-important office. Miss Garrison, the chief rent-collector, has two regular and several volunteer assistants, and brings to her work a rare combination of sympathetic interest and the requisite firmness with the saving sense of humor wherein philanthropists and reformers are so often—rightly or wrongly—declared deficient.

The Association gladly accepts intelligent volunteer assistance, but it believes also in the engagement of salaried employees who follow the assured routine of professional occupation. There are a bookkeeper, a stenographer, who has charge of the office, and a varying number of mechanics in the jurisdiction of the superintendent. When the Association began its work, the collectors depended for their stipend upon a commission of 5 per cent. from the rents collected. The clerical work was distributed among the directors and the treasurer’s office. The first salaried employee was engaged in 1901; the employment of the bookkeeper dates from 1907. It will be seen that the business affairs of the Association rest upon a foundation not dependent on the continued proffer of unremunerated aid. This is the basis which seems best, if the system is to be universally applied and standardized. The problems of housing and sanitation are day-in and day-out problems that require a constant vigilance and not a divided interest or a sporadic enthusiasm that can detach itself at pleasure from the object of its concern. The work of volunteers is by no means undervalued in its unselfish service to this Association. They have done, and are doing, admirable work. It is a great relief to these volunteers themselves to feel that if they must miss certain times and seasons, or withdraw altogether, the bottom will not fall out of the beneficent enterprise with which they have been identified.