The rents were fixed upon a scale varying with the amount of accommodation afforded by the separate tenements, and with their convenience of access. They run from $2 to $2.87 per week. By those familiar with the rents paid by the poor these sums will be seen to be not higher than are frequently paid for the most unhealthy and inconvenient lodgings. The total annual amount of rent received from each house is $2,353, which, after paying taxes, water-rates, gas-bills, and all other expenses, including all repairs necessary to keep the building in good order, leaves a full six per cent. interest upon the sum invested.
A portion of the land purchased by the Association not having been occupied by the two houses already described, it was determined to erect a third house upon it, of a somewhat superior character, for a class just above the line of actual poverty, but often forced by circumstances into unhealthy and uncomfortable homes. This was accordingly done, at a cost, including the land, of about $26,000. The house, of which the plan is well worthy of imitation, contains a shop and nine tenements. These tenements, which form not only comfortable, but agreeable homes, are rented at from two to three hundred dollars a year, and the gross income derived from the building is about $2,500.
During the five years since the first occupation of the houses no loss of rents has occurred. For the most part, the rent has been paid not only punctually, but with satisfaction, and the expressions which have been received of the content of the occupants of the tenements have been of the most gratifying sort. The houses, as we know from personal inspection, are now in a state of excellent repair, and show no signs of carelessness or neglect on the part of their occupants. Few private houses would have a fresher and neater aspect after so long occupancy. The tenants have been, with few exceptions, Americans by birth, and they have taken pains to keep up the character of their dwellings.
One of the Trustees of the Association, a gentleman to whose good judgment and constant oversight, as well as to his sympathetic kindness tor the occupants of the houses and interest in their affairs, much of the success of this experiment is due, says, in a letter from which we are permitted to quote,—"From my experience in the management of this kind of property, I believe that it may in all cases with proper care be made safe and permanent for investment. But what I think better of is the good such houses do in elevating and making happier their tenants, and I much rejoice in having had an opportunity to test their usefulness."
As a comment upon these brief, but weighty sentences, we would beg any of our readers, who may have opportunity, to look for himself at the substantial and not unornamental buildings of the Association, with their showier front on Pleasant Street, and their imposing length and height of range along the side of Osborn Place,—to see them affording healthy and convenient homes to fifty families, many of whom, without some such provision, would be exposed to be forced into the wretched quarters too familiar to the poor,—and then to compare them with the common lodging-houses in any of the lower streets or alleys of Boston or New York.
A similar work to that performed by the Boston Association was undertaken shortly afterward by a society in New York, who in 1854-5 erected a building containing ninety tenements of three rooms each, under the name of "The Working-Men's Home." The cost of this enormous building, which was well designed, was about $90,000. It is fifty-five feet in breadth by one hundred and ninety feet in length; it is nearly fireproof, and is provided with double stairways. It has been occupied from the first by colored people, and we regret to learn that it has not proved a success, so far as regards the annual return upon the property invested. After paying the heavy city tax of 1 3/4 per cent., and the charges for gas and water, the sum remaining for an annual dividend is not more than four per cent.
This want of success is not, we believe, inherent in the plan itself, but is the result of a want of proper management and supervision. We learn that the tenants often leave without paying rent, and that the building is more or less injured by their neglect. The class of tenants has undoubtedly been of a lower grade than that which has occupied the Boston houses, and the habits of the blacks are far inferior to those of the white American poor in personal neatness and care of their dwellings. But we have no doubt, that, in spite of these drawbacks, a good revenue might be derived from the rents paid by this class of tenants. The success of the Boston experiment is due in considerable part to the employment by the Association of a paid Superintendent, living with his family in one of the buildings, who has a general oversight of the houses, collects the rents, and determines the claims of occupants of the tenements. Such an officer is indispensable for the proper carrying on of any similar undertaking on so large a scale. We trust that no effort will be spared in New York to bring out more satisfactory results from this great establishment. Benevolence is one thing, and good investments another; but benevolence in this case does not do half its work, unless it can be proved to pay. It must be profitable, in order to be in the best sense a charity.
The effect which the Boston houses have already had, in proving that homes for the poor can be built on the best plan for the health and comfort of their inmates and at the same time be good investments of property, is manifest in many private undertakings. Several large houses have already been built upon similar plans; old lodging-houses have been in several instances remodelled and otherwise improved; blocks of small dwellings for one or two families have been erected with every convenience for the class who can afford to pay from three to six dollars a week for their accommodations. The example set by the Association promises to be widely followed.
Much, however, yet remains to be done, and associate or private energy is needed for the trial of new and not less important experiments than that already well performed. The means for some of them are at hand. It will be remembered that the late Hon. Abbott Lawrence, to whose beneficence during his life the community was so largely indebted, and whose liberal deeds will long be remembered with gratitude, left by will the sum of $50,000 to be held by Trustees for the erection of dwellings for the poor. This sum will in a short time be ready for employment for its designated purpose, and it may be hoped that those who control its disposal will not so much imitate the work already done as perform a work not yet accomplished, but not less essential. The houses of the Association are, as we have stated, not occupied by the most destitute poor,—and it is for this lowest class that the most pressing need exists for an improvement in their habitations. If the cellar-dwelling poor can be provided with healthy homes, and these homes can be made to pay a fair rent, the worst evil in the condition of our cities will be in a way to be remedied. It is very desirable that a house should be erected in one of the crowded quarters of the city, and at a distance from the buildings of the Association, in which each room should be arranged for separate occupation. The rooms might be of different sizes upon the different floors, to accommodate single men who require only a lodging-place, or a man and wife. Perhaps on one floor rooms should be made with means of opening into each other, to supply the need of those who might require more than one of them. The house should be heated throughout by furnaces, to save the necessity of fires in the rooms; and as no private meals could be cooked in the house, an eating-room, where meals could be had or provisions purchased ready for eating, should form part of the arrangements of the house in the lower story. There can be no doubt that such a house would be at once filled,—and but little, that, if properly built and managed, under efficient superintendence it would pay well, at the lowest rates of rent. Even with a possibility of its failing to return a net annual income of six per cent upon its cost, it is an experiment that ought to be tried,—and we earnestly hope that the Trustees of Mr. Lawrence's bequest will not hesitate to make it. Putting out of question all considerations of profitable investment, it would be, as a pure charity, one of the best works that could be performed.
We must restore health to our cities, and, to accomplish this end, we must provide fit homes for the poor. The way in which this may be done has been shown.