The sun., 1918-08-18
FINE FLATS PROVE
BEST INVESTMENT
Care and Thought Given Their Con-
struction Assures Long Life
and Large Return

rooms and rest them on the partitions
These partitions support this false cell
Ing and do not connect with the floor
above. so there Is absolutely no direct
connection with the next apartment, and
consequently the sound vibrations can.
not tSlkel out OF the apartment. The
elevator IL the cause OF Objectionable
noise and bed chamber must never be
placed next TO the elevator shaft. II
II is there will be serious complaints as
long as the building stands.
we believe the installation OF the
plumbing to be one OF the most i'm
portant Of the minor things because
n II Is not done in Just the rig1nt way at
hrst II will do everything In its power
to increase the operating expense.
Plumbing repairs can very easily run
into big figures. We arrange the nx-
turse Ia tie bathrooms 30 that they rest
against the wall Of . pipe shaft Then
repairs to pipe or the changing OF a
fixture can be done at any time with
out taking up the floor or breaking into
the wall. which work In a tiled bath
room means great deal Of unneces-
sary expense. No steam pipes or supply
pipe or pipes OF any kind should DO
buried in the floors or walls. Trouble
always occurs at the places most dim
cult to reach. Never place any pipe.
radiator, fixture or mechanical device
where IL is not easily accessible.
The size and location of the coal bin
too often Is neglected. The bin should
be large enough for a half years
supply and arranged SO that the coal
wagons can drive over the bin and dump
the coal directly into the bin through
manholes properly spaced to avoid any
necessity for trimming. The ideal loca-
ton for the Boiler Is in a sub basement.
20 arranged that the coal will feed into
the CRATES and save the labor OF carry
ms.
Such points as these which have
Just been mentioned II taken into con-
alteration at the time of construction
will make tremendous saving In the
yearly cost Of operation. We believe
that fully 10 per cent. of the cost Of
operation In apartments is wasted be-
cause in the past at the time OF con-
struction not enough thought has been
given to just such things. In the fu-
ture there viii be such o shortage Of
help that these items will become Of
primary Importance.
In the operation Of high class apart
nent buildings every effort must be
with this one thought In mlnd-give the
tenant the best service chat is to be had
The question of expense must be Sec
ondary to this idea
The subject of operation divides IT,
self into such headings as: First. the
number OF employees and their duties:
second, the question OF repairs. and
third the purchase Of fuel and supplies.
"A building OF the best type contain
ing eight to ten apartments will need
from eight to ten employees. We have
superintendent or head janitor who
lives in the building and has entire
charge. He must be a man who not
only has the knack Of keeping his ton
who has a broad general knowledge
along engineering. mechanical. electrical
and other lines. The janitor can by
keeping everything In hrst class condi-
ton and insisting that all repair work
be done at once more than save his
salary. In addition to overseeing all
the work throughout the building he en-
ploys the men and does a part OF the
firing and helps with the cleaning Of
the public halls and corridors.
I'VE employ ons or two assistant jan
ltpyA5 depending upon the size of the
6aafdfny; and insist that at least one Of
them i've In the building. so that the
head janitor can be relieved Of his du-
ties occasionally. Some one must al
ways be in the building to take the
responsibility. Tho assistant janitor is
on duty for the day only. His work
consists Of firing and cleaning and such
general work as arises from time to
time.
Three front elevator boys are en-
plcyed They divide the twenty-four
hours into three eight hour shifts. II
ls very easy to obtain nice college boys
for the two night shifts for small
salary. but the shift which IL on from
o'clock In the morning until o'clock
In the afternoon commands n larger
salary in order to procure the proper
type of boy. There are two rear ele-
vator men working on twelve hour
shifts. The man working on the day
shift takes care OF the rear elevator
halls and removes all waste from the
apartment. The night elevator man has
charge Of the fires from 10 o'clock to
6 o'clock and acts as general Waterman.
I'VE demand that every employee wear
special uniform and so appear and
act that any tenant. no matter whether
he meets him carrying refuse from the
rear door or In quiet dignified livery In
the front elevator. will feel that this
man belongs to the building. Is working
for his interest and comfort, and is tho
same as one of his own servants.
The total yearly payroll In relation
to the annual income runs higher for
the same kind of service In a small
apartment building than In the large one.
II is interesting to note from our records
that the relation of payroll to income is
about per cent. higher In an eight
apartment building renting for about
$4,000 year each than in n ten apart
ment building renting for about $500
year each. The payroll will run In
such buildings about 8 per cent. OF the
income.
Operating expenses which do not oc-
cur in the average apartment building
but which we always insist upon are
those OF keeping cut flowers In the en-
trance halls for nine months OF the year
and having a liverled doorman in add
ton TO the regular elevator attendant.
we have found It quite valuable to
keep a record in chart form Of all oper-
ating expenses listed under the follow
ing heads Payroll. electric light and