New-York tribune., 1920-10-31
By Frederic Culver


This is a time when serious consid
Grafton must be given to plans for Sc
curing more housing facilities all over
the United States. The Legislature of
This state and some of the larre com
mercial organizations, as we'll as
wealthy phlnathropists, are devoting
a great amount of time to this mat
ter. There have been many general
conditions which have worked to make
the supply OF houses far less than the
demand, and in the consideration of the
question of increasing the supply
those agencies must be invoked which
premise the most immediate results.
The general conditions prevailing
are such, owing to i'll advised legis-
lation. shortage of materials, high
prices. scarcity of mortgage money
and many other causes, as to deter the
ordinary producer of housing space
from further production.
1t would seem, therefore, that the
solution OF this question should be
founded on q plan which will endeavor
TO change some part of the very large
majority of our citizens from tenants
to owners. and in accomplishing this
end the means for doing so must be
carefully considered.
1t is academic to say that the own
ership Of homes il bulwark against
social disorder and communistc propa-
gsnda For this reason alone the solu-
ton Of the housing question in a far
sighted manner should have this end in
view Altruism, philanthropy and leg
lsiative action IN a large way are not
the agencies to successfully deal with
the question Neither is the "let
George do it, policy of any use
Legislation, however, may be very
> helpful in such matters as exemption
from taxation, inducements to citizens
Of moderate means to acquire their
own homes. and in other ways to stimu-
late the movement, but fair and just to
the entire body of citizens.
Quick Action Needed for Relief
What is needed is quick practical ac-
ton, which neither the Legislature nor
sny committee of it, nor any civic
BODY. is capable of giving. They may
make wise suggestions, but they can
not economically or practically carry
them out The people of small means
do not desire any charitable donations
and are hungry for an opportunity of
being shown way TO acquire their
own homes Alone they cannot do SO,
and. apparently, so far no one in whom
they have confidence has come to
their aid They have usually a small
amount of money which they can lay
down, and ability to pay on the install
ment plan These people cannot stand
the burdens Of inefficiency, eXtrava-
fance or huge profits. Tney need the
ienehts Of the most skilful advice
md management from the time pro
snective site is under consideration un-
Of ~ pia al
responsibilities they have assumed IN
connection with the enterprise.
There are. then, present two factors
which are absolutely essential in the
solution Of the questions killful or
eanization and sympathetic cash as
sistanoe Cooperative effort has shown
fecbieness in alI fields OF activity
where the Volume Of business was not
large and this must necessarily be
Sc Men and organizations Of great
ability will not be attracted to an en-
tcrpriSc where the profits must neces-
sar.y be small and the operation Is
slso small Given. however, large mass
Production. even ON small profits, and
the condition is changed For the con-
svmcr, too. this latter condition is
necessary if he is to receive the bene-
fit oi low admin i-tTation cost.
In the opinion of the writer, the
first factor to be determined in any
housing proposition is the conserva-
tye commercial renting value Of the
space to be produced. On this factor
the whole structure should be based.
Ii the proposed cost and moderate
pront will not permit this, then the
enterprise should be abandoned.
Buying on Cooperative Plan
In the experience of the writer COW
erlng millions Of dollars worth Of
buildings, the success of we'll corsid-
cred cooperative apartments has been
demonstrated beyond a shadow of
doubt. The principle can safely be
carried 10 all Classes Of apartments
rom the most costly to the cheapest,
provided that with the cheapest type
there is sufficient volume Of business
TO justify the sklliful producer to un-
dertake the task. There is, however,
with the chcaper-c0st apartments the
necessity Of furnishing money to the
cooperator to enable him to pay for
his purchase on the installment plan.
II. then, a competent and trustworthy
clearing house can be found TO unite
those willing TO furnish the capital
and those seeking to- acquire homes the
way to dc so would be easy. Such
clearing house being found, we main
tain That those furnishing the capital
could safely do so and count securely
on the return OF their capital and req
sonable interest and those clamorlng
Tor homes could attain them and es-
cape the burdens Of illproGuced