The pecuniary success of the plan has been due to two causes. First, to the absence of middlemen; and secondly, to great strictness about punctual payment of rent. At this moment not one tenant in any of the houses owes any rent, and during the whole time, as I have said, the bad debts have been exceedingly small. The law respecting such tenancies seems very simple, and when once the method of proceeding is understood, the whole business is easily managed; and I must say most seriously that I believe it to be better to pay legal expenses for getting rid of tenants than to lose by arrears of rent,—better for the whole tone of the households, kinder to the tenants. The rule should be clearly understood, and the people will respect themselves for having obeyed it. The commencement of proceedings which are known to be genuine and not a mere threat is usually sufficient to obtain payment of arrears: in one case only has an ejectment for rent been necessary. The great want of rooms gives the possessors of such property immense power over their lodgers. Let them see to it that they use it righteously. The fluctuations of work cause to respectable tenants the main difficulties in paying their rent. I have tried to help them in two ways. First, by inducing them to save: this they have done steadily, and each autumn has found them with a small fund accumulated, which has enabled them to meet the difficulties of the time when families are out of town. In the second place, I have done what I could to employ my tenants in slack seasons. I carefully set aside any work they can do for times of scarcity, and I try so to equalize in this small circle the irregularity of work, which must be more or less pernicious, and which the childishness of the poor makes doubly so. They have strangely little power of looking forward; a result is to them as nothing if it will not be perceptible till next quarter! This is very curious to me, especially as seen in connection with that large hope to which I have alluded, and which often makes me think that if I could I would carve over the houses the motto, "Spem, etiam illi habent, quibus nihil aliud restat."
Another beautiful trait in their character is their trust; it has been quite marvelous to find how great and how ready this is. In no single case have I met with suspicion or with anything but entire confidence.
It is needless to say that there have been many minor difficulties and disappointments. Each separate person, who has failed to rise and meet the help that would have been so gladly given has been a distinct loss to me; for somehow the sense of relation to them has been a very real one, and a feeling of interest and responsibility has been very strong even where there was least that was lovely or lovable in the particular character. When they have not had sufficient energy or self-control to choose the sometimes hard path that has seemed the only right one, it would have been hard to part from them, except for a hope that others would be able to lead them where I have failed.
Two distinct kinds of work depend entirely on one another if they are to bear their full fruit. There is, firstly, the simple fulfillment of a landlady's bounden duties, and uniform demand of the fulfillment of those of the tenants. We have felt ourselves bound by laws which must be obeyed, however hard obedience might often be. Then, secondly, there is the individual friendship which has grown up from intimate knowledge, and from a sense of dependence and protection. Such knowledge gives power to see the real position of families; to suggest in time the inevitable result of certain habits; to urge such measures as shall secure the education of the children and their establishment in life; to keep alive the germs of energy; to waken the gentler thought; to refuse resolutely to give any help but such as rouses self-help; to cherish the smallest lingering gleam of self-respect; and, finally, to be near with strong help should the hour of trial fall suddenly and heavily, and to give it with the hand and heart of a real old friend, who has filled many relations besides that of almsgiver, who has long ago given far more than material help, and has thus earned the right to give this lesser help even to the most independent spirits.
The relation will finally depend on the human spirits that enter into it; like all others, it may be pernicious or helpful. It is simply a large field of labor where the laborers are few. It has this advantage over many beneficent works—that it calls out a sense of duty, and demands energetic right-doing among the poor themselves, and so purifies and stimulates them.
If any of my poorer friends chance to see this, I hope they will not think I have spoken too exclusively of what we can do for them. I have dwelt on this side of the question because it is the one we are mainly bound to consider; it is for them to think how they can help us. But I must add in gratitude that I have much to thank them for. Their energy and hope amid overwhelming difficulties have made me ashamed of my own laziness and despair. I have seen the inevitable result of faults and omissions of mine that I had never sufficiently weighed. Their patience and thankfulness are a glad cause of admiration to me continually. I trust that our relation to one another may grow better and nearer for many years.
Octavia Hill.
FOOTNOTES:
[1] It should be remembered that 5 per cent. interest in England on house property, is equivalent to at least 8 per cent. in the United States.—Ed.
[2] It is not possible to form any comparison between the rent of rooms in London and New York, the circumstances of the two cities being so different; but the point to be observed is that by a very small increase of rent the amount of accommodation may be doubled.