Evening star., 1926-06-12
LARGE BUILDINGS
GOOD INVESTMENT
Stability Rests on Selection
of Site, Architect Tells Real
Estate Men.

The tall building of today is as
much ,of an investment as are steel
stocks or railway bonds, and its loca-
tion is the answer to stability or
the investment" said Alfred c. Bos-
son, well known New York architect,
in a speech read at the nineteenth an
nual convention of the National Asso-
citation OF Real Estate Boards in
Tulsa, OKLA. yesterday.
Mr.. BoSSon said
An office building constructed at
the corner of Broadway and Wall
street would be filled with tenants in
the poorest, hardest times, while such
building constructed in the mead
ows around Tulsa might never have
single tenant. The Importance of site
location cannot be overrated as build
ing successes, and failures OF the past
have demonstrated this beyond ques-
tion. A badly laid out building at the
right spot will fill and hold its tenants.
while a masterpiece in the wrong To-
cation will be failure from the start.
Again, the building deteriorates,
but the land, If 1T is in the right spot,
keeps advancing in value at such
pace as to offset any loss in the value
of the building proper. In almost all
Eases the general fundamentals OF
similar buildings will cost approXi-
inately the same, but where possible
1t is advisable to add beauty and eX-
pensive eXteriors. Place two similar
renting propositions side by side, one
beautiful and the other commonplace,
the first fills quickly and the other
gets the overflow. Ornamentation on
our tall buildings, while first attrac-
tive becomes bliSterS of trouble, con-
Stantly requiring attention and care
as pieces break off, dirt accumulates,
and so forth Exterior ornamental
ton should be applied with sparing
hand. Use none without a definite
reason. either OF utility or artistic
quality.
Material Is Important.
always adopt the best and most
durable of materials. Heat, cold ana
water. all causes of expense to the
owner, are directly moderated by the
quality of material with which they
come in contact. Non-destructible
piping, if such exists or should exist,
is essential for should this deteriorate
either by rustinS or filling or clogginG,
il not only means replacement or the
piping itself but also the replacing OF
the partially destroyed piping shaft,
which may have to be broken open
and also that part of the building
which has to be torn away to get at
the trouble.
Never economize blindly on buried
features. Pipes, conduits. foundations.
details between floors, behind walls
and so forth, should be of the best.
Wastefulness is unnecessary, but the
best assurance Of a good permanent
investment is to make the hidden parts
as permanent as science knows how,
and the wearing parts should be as
accessible to remedy trouble and with
out expense as ingenuity can devise.
Elevators Make Name.
Elevators have been the Waterloo
of many a fine endeavor. But put in
the best you can and then look into
the future, for nothing will create a
bad name for an office building as
quickly as poor elevator service. With
all our knowledge and triphammer
speed we must not forget that even
the latest machine is only the result
Of less than half century's eXpe
rience. What the next half century
holds for the elevator none can guess.
Look with foresight and caution upon
elevators, provide, If possible, for fu-
ture notifications, or even entirely
new installations in 20 years time.
The most desirable proportion of