New-York tribune., 1909-01-20
HIGHER RENTS LIKELY
IN TENEMENT DISTRICTS.
Thomas p. NeUiHe Tells Realty
School Cost of Building Nag
Be Larger.
Be Larger.

Thomas p Neville Of the firm of Neville &
Bagge. architects, spoke last night on 'Bulldlngs
Constructed Under the Old and New tenement
House Law before the real estate school or the
West Side Young Mems Christian Association NO
800 West 57th street The large auditorium III Wlllch
the class met almost entirely occupied py per
sons prominent in the building lines and IN the real
estate market 1t the second lecture Oh spe-
ciaI course of five about building from a real es-
tate and architectural standpoint The hrst ADDRESS
of the course was given week ago yesterday oy
G. Richard Davis, >of the real estate nrm OF A L.
Mordecai & Son.
Nrr Neville illustrated his address by architectu-
raj drawings and also by stereopticon views He
spoke at length about the provisions OF the ne"
tenement house law He said that he wouid IN an
other lecture refer to the old law, and also TO
the provisions as TO what could be done with ou
buildings He said the new law could be understood
by the average person from one reading out the
old law was in a large veiled as TO lis exact
meaning and required a "Phadephia lawyer 10
interpret it.
He said that he was in favor of number of
changes in the present law regarding the erection
OF tenement houses and that the experiences Oh
various builders who had been prominent In erect
ing such houses showed that the changes "ould
not alter the spirit of the present law. He said
in part, follows:
LAS TO the merits Of the tenement house ia"'
I think it is safe to say that the great majority
of architects builders are in entire accord WIN
the spirit of the law, and even the average speCu
lstfve builder has no desire TO modify the main
provisions of the law. In spite of the fact mat
they are supposed to think otherwise. they are
just as anxious that the buildings constructor III
this city should be we'll lighted and ventilated ana
in good sanitary condition as are the persons
through whose efforts mainly the present law has
been enforced. While. however. we admit IN a
general way, the great benefits which nave been
derived from the enforcement of the law Lake
this opportunity 10 suggest what consider the
opinion of the great majority Of architects and
builders as TO some of the necessary notifications
required which they think would decrease the cost
of construction without in any way nuilfylns uhe
spirit and intent Of the law.
The only reason for any modification is to en-
able the builder TO construct mis- houses in such
way that. while the safeguards as to strength and
safety and sanitary requirements are cornpAed
with. he will be able to erect proftaby apartments
for the poor classes of tenants who are unable 20
pay more than 50 or 4 a room for an apartment
While it would be better if we could compel TINS
class of tenants to move off Manhattan Island ana
into the healthier and more airy suburban sec
tons vet under the present inadequate transit
facilities we cannot expect them TO DO so. ard It
is therefore necessary that make some arrange
ments whereby houses can be built for their ac-
conmodation. For this reason I am opposed at
the present time to the proposed change in the
Building Code which is being considered by
the building commission appointed by the Board
Of Aldermen which it is said. is in favor of limit
ing the height Of non-freproof tenement houses
to five stories, instead of six as at present
VIEWS OF ARCHITECTS AND BUILDERS.
Though am in favor OF making all apartment
and tenement houses entirely hreproof believe
that until better transportation facilities are es-
Ia blished any IN that direction will be most
felt by the extreme poor The increased cost or
building will necessitate increase in rentals.
The principal objection that the majority OF srchi-
tects and builders have TO the present tenement
house law IS not so much its requirements
light and ventilation. it is to the mandatory
form of the law. Do not infer that seek 10 ar
raign the officials of the Tenement House Depart
ment. ! believe they doing honestly and ca
paby what they think TO be their full duty In
administering the law. But the law Itself does
not give to them any discretionary power.
Owing to this fact. there are innumerable cases
Of friction between the Tenement House Department
and the building community. Thousands Of petty
violations necessarily arise which could he easily
adjusted by some capable authority with the proper
discretionary power. l am In favor OF removing
the restriction that house with only three fami-
les one each floor. be constructed according TO
all the requirements Of the larger tenement houses
I recommend that five story house with only
two families on a floor be constructed under the
regulations in force for four story house
having two families on a floor also recommend
the allowance of fire escapes In outer courts where
the said fire escapes could be connected to ad-
joining building. also recommend that the per
centage OF the lot occupied by the building be en-
tirely eliminated the present minimum sizes
Of courts, yards. etc. have been found sufficient
properly to light and ventlate rooms opening the
same I also recommend that the hard and fast
fixed rule of the size OF the inner rnodi-
fed to substitute the equivalent in area in these
courts with a minimum width. of course. ostab-
lished, 1t would allow ingenuity in PLAN
ming and would be better adapted to the require
ments of buildings on narrow lots. also recon-
mend that where outer courts of adjoining build
ings are erected at the time the double courts
so formed be decreased somewhat in width. I also
recommend that outer courts be arranged as to
width in proportion to their length"
L u ' n L q