The Washington herald., 1921-11-13
for the purpose Of negotiating q

for the purpose Of negotiating a
bond issue.
A careful study of renting con-
ditions showed that a building Of
the type planned could not pay out,
because the ground rent and taxes
were too great to be absorbed by
such a small building.
The result Is that a large first
class ONCE building is being erect
ed on the same premises and a
good profit Is assured.
A financial house submitted to a
management expert a statement Of
estimated income and expenses.
best known men in the develop
looked fine and showed a large
margin of profit on a proposed
eight-story store and office building.
Analysis showed that the esu-
mated store rents alone. were four
times the possible maximum ana
the district was one for light man
ufscturing and not for Offices. Act
ing upon this information. the pro-
posed development was cut In halt
as to ground area and Is be ng built
two lnDIeAQ Oh
Instance after instance could be
cited, of approved plans drawn by
the architects with the coal bins
100 feet from the boilers, Of sub
dividing partitions built on the sub
floor instead Of the finished floor
of buildings with over 40 per cent
nonrentable space and many others
IL space would permit, every one or
these things, as absurd as they may
seem, having como directly to the
writer's attention and being the re-
suit Of having no building manager
to criticize the practical side OF the
design and construction.
No automobile manufacturer ever
vet built q car with square wheels,
but many q building has been
opened for occupancy with defects
almost as serious and inexcusable.
The automobile is built by an au-
tomobile engineer, in a plant de-
signed by an automobile engineer.
The ONCE building 10 too often
built by an automobile manufac-
turer assisted by an architect and
contractor.
Both the architect and contractor
are absolutely necessary to the con-
struction Of an once building. The
architect designs the structure on
paper, provides the necessary
strength for its framework and
covers the skeleton with lines OF
beauty. The contractor executes In
building materials, the conception
of the architect.
Who decides on the size and shape
aRtTnhAH n NJ
location OF electrical. waste. ho'
and cold water. gas outlets anc
radiators: the type OF chandeliers
the materials for the floors, tn,
type and construction Of partitions
the pse or omission Of marble
wainscotings. location and equiT
ment Of service. toilet and mete,
ROOMS. kind and type OF boilers, and
hs many other things which II
sitter years make the building &
success or failure from . renting
and operating standpoint
Why should an architect VINO hal
never operated an once building
attempt TO dictate the construction
and equipment of those parts which
have to do entirely with the com
fort and convenience OF the tenants
and the giving OF service or main
tenance, any more than q buildinl
manager should attempt to design
the facade or determine the size o.
the steel beams7
An ONCE building IL built bu
once. 1t Is rented and operated
year after year for many years. Al
office building is built to rent fl
competition with others. Why no
therefore. make the future rentinl
and operating of the building, tn,
matter for primary consideration
during its construction?
The experienced building man
ager should be employed to worl
with the architect from the very be
ginning. II the finished structure 4
to compete with other buildings. Al
ONCE building. no matter how mucl
money has been spent on It, can
not meet its competitors and viii
for itself the coveted tenants. un
less the Offices and equipment ar
laid out and installed under tn
supervision of one who knows from
practical experience how to serv