AJ/1 CORNELL UNIVERSITY LIBRARIES ITHACA. N.Y 14853 Fine Arts UMM)^ Sibley Hitl ENGINEERING BUREAU National Lumber Manufacturers Association Lumber Exchange -:• Chicago CORNELL UNIVERSITY LIBRARY GIFT OF National Lumber Manufacturers Association. ""■JE AtJI'S ;JF?,*RV Housing and Industry By R. S. ^HITING Architectural Engineer Chicago Published by ENGINEERING BUREAU "';'/''/, National Lumber Manufacturers Association /c Lumber Exchange, Chicago .■' \ March, 1918 y' General Series No. 69. H/ieArbs 7551 A 7o\ ^' >-^-''' d^ OOf/050 Housing and Industry By R. S. WHITING Relation of The backbone of a community, as well as that of a nation, Homes to is its home-loving citizens, therefore, the very life and Citizenship, existence of this great country of ours depends largely upon the number of individual homes owned, as well as upon the nature of their surroundings. That which is contained herein shows what has been done, and indicates what may be done, toward increasing home building, and is expected to act as an incentive to encourage the future building of homes. Resources Granting it to be the desire of every normal person to own Prime or at least be part owner in a home, the first thought is Factor. how may one be procured. Here the observation is made that three of the principal items to be considered are : first, desires, in which luxuries play the important part; second, necessities; and third, resources.' Before finally determining upon the character of the home these three items must be carefully weighed each with the other. While the first and second may seem of most importance, the third — our resources — usually directs the actual extent of the operations. The Single When speaking of homes, let it be understood that we con- Detached fine ourselves to the single detached house as the true type House. of American home, while double detached, duplex and terrace houses have been found most serviceable, especially in the housing of unskilled labor on a renting basis. Workman's The workman's cottage has attracted more than usual atten- Cottage. tion because of the fact that a considerable shortage of this class of dwellings has existed, more particularly in locali- ties where labor has been mobilized at large manufacturing centers. An unusual demand has been created which in some cases has been supplied, but which in many still remains a troublesome problem. Part Pay- Inasmuch as the resources of the average workman are ment Plan. limited, the prime factor in building this type of dwelling is to limit the cost of construction in every way practicable to supply the workman's needs, and at the same time furnish sufficient for his comfort and happiness at a cost well within his reach. It is not within the average workman's power to furnish capital with which to purchase 4 HOUSING AND INDUSTRY outright a home, so in order to solve this economic problem, many experi- ments have been made by manufacturing interests employing large num- bers of men, to furnish these men with hpmes on a part payment basis, similar to methods now employed in the sale of automobiles, pianos, phono- graphs, and the like. This class of dwellings must of necessity be of low cost to make it avail- able for the workman even on an installment basis, but at the same time be attractive and artistic enough to satisfy his natural pride and ambition to own a home. Advantage Both No matter whether the building of homes for work- to Worker and men is prompted by philanthropy or for financial gain. Employer. the building of one, nevertheless, adds just one bit more to our growing army of home owners and tends to in- spire a feeling of thrift, comfort, and independence — the roots of genuine Americanism. It is not known to just what extent the building of homes affects labor turn-over, but it is known to be a large factor, however; while the methods of discipline and personality of management in each individual manufacturing plant have also a decided effect in retaining labor and in creating a contented feeUng among the employees. Dwellings It is a well known fact that in certain localities where foreign Built to labor is largely employed, more especially in the coal and Rent. iron regions and in munitions plants, dweUings built to rent are more in demand than those built to sell. This class of labor rarely, if ever, locates with the intention of remaining permanently, but is constantly shifting about from one place to another, and is usually satisfied with more or less cramped quarters. However, due to the efforts of some of the larger industries, these people are being housed in terrace, double detached houses, and other similar types. These types are desirable for unskilled labor and are very much more profitable on a renting basis to the manufacturer, and besides, unskilled labor is much more contented when housed in this manner. Lack of Harmony. Local conditions control very largely the methods to be employed in making houses available to workmen. In some large manufacturing centers there is a distinct apathy on the part of workmen toward being attracted by any housing scheme promoted by their employers, due largely to suspicion, which has, in a measure, prevented the promotion of community housing in such localities. Most of the home building in such places has been done by independent real estate companies, and has in nearly every instance resulted in real estate values becoming inflated to such an extent that the purchase of a home was quite out of reach of the average workman. Industrial In cities such as Akron, Ohio; Flint, Michigan; Kenosha and Housing. Beloit, Wis., and others where much has been done to provide homes for the workmen, prompted primarily by philan- thropic motives, the results have been not only economic, but financial successes. In Akron, for instance, at Firestone Park, there were erected Cornell University Library The original of this book is in the Cornell University Library. There are no known copyright restrictions in the United States on the use of the text. http://www.archive.org/details/cu31924016176038 .. lilfeiautiiiKiM^ik W.i-fW^^^ '^p^^^-iiJ':-- 1 - 1^ '*V" ' , ■ HOUSING AND INDUSTRY Firestone Park. The above plan of Firestone Park, developed by the Firestone Tire & Rubber Co., of Akron, Ohio, was laid out by Ailing S. De Forest, Landscape Gardener. This park contains a 110 foot wide boulevard, paved streets and sidewalks with shade trees; churches, schools and recreation grounds, as well as boulevard lighting, sewer system, storm drainage and other modern improvements. Panoramic view opposite showing part of 725 frame houses built in twelve months. HOUSING AND INDUSTRY Types of Dwellings — Firestone Tire & Rubber Co. Development, Akron, Ohio. during the period of twelve months, beginning September, 1916, 725 frame dwellings to supply a demand for accommodations for the workmen of the Firestone Tire & Rubber Co. These dwellings were rented and also sold on a part payment basis. The disposal of them, however, was not limited to the employees of the company. These homes are arranged in attractive groups, each one having some particular feature to distinguish it from the next, either in design, color scheme, or location, no two in the same group having a similar treatment. This tends to vary the monotony sometimes found in grouping houses and makes it possible to locate one's own house without having to look for the street number, color of the wall paper, or some other distinguishing feature when returning home. This development was financed exclusively by the Firestone Tire & Rubber Company. On the preceding page is a panoramic view and landscape plan of Firestone Park indicating the extent of this development and its close proximity to the working center. These give an idea of the natural beauty of this community development and the large acreage which it covers. There are two other companies in Akron also interested in supplying homes for their workmen, — the Goodyear Tire & Rubber Co., and the Miller Rubber Co. Both of these companies have platted many acres of land and built and sold houses to their employees on very much the same basis employed by the Firestone Company. The greater portion of the buildings are of frame construction. HOUSING AND INDUSTRY 3 dj A i_> e:^ Floor Plans of 6 Room Cottage as Illustrated Below. Typical Cottage — Firestone Park, Akron, Ohio. HOUSING AND INDUSTRY Davis, McGrath & Keisling, Architects, New York City New England Village Type Cottage — Civic Building Co. Development, Flint, Mich.- "Civic Build- The story of the building of homes at Flint is very similar ing Co.," to that at Akron, except that the financing was not done Flint, Mich. wholly by the manufacturers. During the year 1916 some 3,000 homes were built in Flint, but even this number did not supply the demand which had so far exceeded the supply that street cars going to nearby towns were each morning and evening crowded with m,echanics unable to secure houses or rent land upon which to build even temporary shacks. Through the efforts of the Chamber of Commerce, which realized the great need for building more houses, was organized the Civic Build- ing Company. This company, composed of substantial business men of the city, purchased a 400-acre tract of land just outside the city Hiaits, upon which they have built 180 frame houses on lots approximately 50x100 each. These houses, including the lots, are sold at prices ranging from $2,750 to $4,000 on a 10 percent down, 1 percent a month basis. This development bids fair to exceed in beauty and arrangement anything yet attempted of a similar character. There are 29 exterior designs of houses, each house being provided with a hot-air furnace with water back, hot-water boiler, kitchen sink, and three bath-room fixtures. The plans were made by Davis, McGrath & Keisling, Architects, of New York City, who also laid out the entire plat, which contemplates a total HOUSING AND INDUSTRY 9 of 500 houses and the future building of churches, schools, and stores, as well as other buildings necessary to the comfort and convenience of a com- munity settlement. This company is now also selling lots with building restrictions, having temporarily discontinued building. Plans of 6 Room Cottage — Civic Building Co., Flint, Mich. "Indian Hill," The Norton Co., of Worcester, Mass., employing 3,700 Worcester,Mass. hands, has developed 116 acres at Indian Hill, which were laid out by Mr. Grosvenor Atterbury, Architect, who not only planned the development, but designed the various types of dwellings erected there. Fifty-eight of these were built in 1915 and some were disposed of at $3,851.50, including land, valued at $685. The difference between land and purchase price included a 2 % architectural fee, the cost of improving the lot, such as sewers, sidewalks and roads, trees and seeding, as well as cost of construction. These houses were sold to the employees of the company on a 10% down payment and balance in two notes, one of which was a 12 year, 5% note for $1,000, and the other, the balance of the purchase price, payable on demand with interest at 5 % ; both of these notes were secured by purchase money mortgage. The company gave each purchaser a schedule showing the required monthly payment as follows: SCHEDULE OF PAYMENTS. "Your total purchase price is $3,851.50 You have made a first payment of 10% 385.15 You are borrowing on mortgage, the balance 3,466.35 The amount due in 12 years, secured by time note, is 1,000.00 The balance secured by demand note is 2,466.35 Your monthly interest during first 12 years will be 14.45 Your monthly payment to co-operative bank will be 5.00 Your total monthly payments during first 12 years 19.45 Your monthly interest payment after 12 years will be 10.30 Total loan $3,466.35 Five percent 173.32 1/12 14.45 Demand loan 2,466.35 Five percent 123.32 1/12 10.30" 10 HOUSING AND INDUSTRY 7 Room House on Indian Hill Road — Indian Hill, "Worcester, Mass. Hoar- Py .!.— ys — I mx Grosvenor Atterbury, Architect New York City. Floor Plans of 7 Room House — Indian Hill, Worcester, Mass. HOUSING AND INDUSTRY 11 Typical Street, Kenosha Homes Co., Kenosha, Wis. Variation While the purchase price of these properties may seem higher of Cost in than might be expected, it should be remembered that land Different values, as well as labor prices, and the increase in cost of Places. building materials, are largely responsible. It is interesting to note that this self same house was contracted to be built in Tennessee in 1917 for $2,525. "Kenosha The Kenosha Homes Co., at Kenosha, Wis., was organ- Homes Co." ized by local manufacturing interests who financed the Kenosha House Building Co. The latter company secured and laid out a site and agreed to build 400 houses to cost between $1,500 and $2,500, on lots of approximately 50x100 feet. One hundred and twenty-five of these houses were actually built up to December 1, 1917, seventy-five of which at that time were sold, some on the part payment basis and others for cash. The minimum down-payment on the part payment basis was set at $100 with the minimum monthly payment of $18.00. High Prices These houses were of frame construction covered with Cause Cessa- shingles, stucco, narrow and wide siding, as each design tion of specified. The designs were made and construction Building. superintended largely by a well known firm of Chicago architects. The actual selling price of these properties was from $2,500 to $3,100, which prices included the cost of the lot, improvements, as well as percentage fees for the construction company 12 HOUSING AND INDUSTRY ^SV Plans of Workman's Cottage — Kenosha Homes Co. and fees of financing company, but due to the increase in cost of material and labor, and especially to the scarcity of the latter, the operations for the latter part of 1917 were suspended. The activities on the part of these two companies have been the means, however, of stimulating build- ing in Kenosha to such an extent that during the year 1917 there were built two houses to every one built during the preceding year. "Eclipse Homes The Eclipse Homes Co. is the name under which the Company." Fairbanks Morse Co. are conducting the building opera- tions of their housing development in Beloit, Wis. These operations are conducted in very much the same manner as the management of their own business; that is, they advertise for bids on material required and purchase from the most desirable source, thereby obtaining the most economical results by the use of their purchasing power as manufacturers. By the use of this purchasing power as well as the use of other good business methods, together with the advantage of moderate labor prices, they have been able to produce the best con- struction at the lowest cost. Real Business A master mind behind all this, with years of experience Management. in building, has produced a community housing develop- ment difficult to criticise. Back of this is the support of the employees of the Fairbanks Morse Co., whose interest has been developed through such channels as a co-operative store in which each HOUSING AND INDUSTRY 13 to '' ' "yZ' 's^s**>---*^v:4Wiaa^^. ■-- :-. . ■ : ■ 'T'. ':'~^!'X:i:i^§S^^^^^&bs^^^J'^:^:'-^:!,... H^^^^^^^^^^^ General View of Eclipse Homes Co. Development at Beloit, Wis. of about 5,000 employees has subscribed to stock in order to share in the benefits to be derived from fair prices which are made possible by purchasing goods for the store in large quantities. No antagonistic feel- ing, therefore, has taken root between employer and employee because of such educational features as this. Houses of The designs of the houses, of which there are some 30 Frame varieties, were prepared by Geo. B. Post & Son, Archi- Construction. tects, of New York City, and are being constructed in groups of 50. They are built entirely of wood .above the foundation, some exteriors being treated with shingles, some with siding, some with stucco and others with a combination of these. To accommodate the various requirements of possible purchasers, the houses contain from four to seven rooms as the case may be, giving numerous combinations, and are fitted with furnace, bath room and kitchen plumb- ing as well as with gas and electricity. Ideal The development is laid out with wide streets, ample dis- Location. tance between houses, cement walks, water and sewer mains and will contain churches, schools, moving picture theatre and stores. Nearby is a delightfully picturesque lake and ravine sloping down to a river road where is being laid out a winding drive approaching the development and where wallcs, seats, and a bandstand are being arranged for. The location of the site upon a high elevation above the river is as ideal as could be from nearly every viewpoint. A car line is being extended to accommodate the settlement. The purchase price of these houses varies from $2,000 to $3,000 including land improvements and all, and while the basis of payments is given as 10% down and 1% a month as is the practice in many other similar contracts, special arrangements are being made to suit desirable tenants who for some reason do not find it convenient to make the first down payment. 14 HOUSING AND INDUSTRY L fiijif" f" 1 ^ George B. Post & Son, Architects, New York and Cleveland Plans of 4 Room Cottage — Eclipse Homes Co., Beloit, Wis. HOUSING AND INDUSTRY 15 Group of Houses Under Construction at Beloit, Wis. Terrace Opposite these houses, just across the river on a similar Houses. elevation of land, high and dry, have been built by the same people a group of dweUings similar in plan to the Philadelphia type, there being sixty in all. These are arranged in groups of six, built of hollow tile and frame construction and may be rented for $8.00 to $9.00 per month. They supply a demand for accommodations for negro labor. A foot bridge will span the river near them to accommodate the workers in going to and from their work. Housing According to the office records of the National Housing Asso- Shortage. ciation, which is doing a great work in promoting more and better housing facilities, there has been a serious housing shortage in the following cities in the United States: Akron, Ohio. Allentown, Pa. Amesbury, Mass. Annision, Ala. Beaumont, Tex. Beaver Falls, Pa. Bethlehem, Pa. Bucyrus, Ohio. Charleston, S. C. Charleston, W. Va. Cleveland, Ohio. Coatsville, Pa. Columbia, Pa. Derby, Conn. East Palestine, Ohio. Elizabeth, N. J. filyria, Ohio. Erie, Pa. Farrell, Pa. Flint, Mich. Franklin, Pa. Girard, Ohio. Grand Haven, Mich. Greenfield, Mass. Haverhill, Mass. Holly, Mich. Hopewell, Va. Johnson City, N. Y. Johnstown, Pa. Joliet, 111. Kokomo, Ind. Lebanon, Pa. Lorain, Ohio. Lockport, N. Y. Mansfield, Mass. Marietta, Ohio. Merrimac; Mass. Montour Falls, N. Y. Newark, N. J. Mt. Vernon, N. Y. New Brunswick, N. J. Newburyport, Mass. New London, Conn. Niagara Falls, N. Y. Norwich, Conn. Oil City, Pa. Olean, N. Y. Owensboro, Ky. Phoenix, Ariz. Plainville, Conn. Pontiac, Mich. Portsmouth, Ohio. Portsmouth, Va. Quincy, Mass. Rockford, III. Rockland, Mass. Sandusky, Ohio. St. Joseph, Mich. St. Joseph, Mo. Sharon, Pa. Shelton, Conn. South Bend, Ind. Stonington, Conn. Toledo, Ohio. Topeka, Kan. Troy, Ohio. Waterbury, Conn. Watertown, N. Y. Wayne, Mich. Wilmington, Del. Youngstown, Ohio. HOUSING AND INDUSTRY f, ,,if' George B. Post & Son, Architects, New York and Cleveland Another Type of 4 Room Cottage at Beloit, Wis. HOUSING AND INDUSTRY 17 Bungalows — Snoqualmie Falls Lumber Co., Snoqualmie Falls, Wash. Consistent Manufacttirers should be encouraged to build factories at Location such points that their employees' homes may be located of Houses. within easy walking distance of them, avoiding, if possible, the necessity of a five cent fare. A ten or fifteen minute walk, or even less, between home and work, will enable the family to gather at noon hour for dinner, when the workers may have a warm meal and at the same time have a bit of exercise and a breath of fresh air, all of which will tend toward increased efficiency. One hour at noon is none too long, for a good meal cannot be eaten and properly digested in any shorter space of time. Indigestion will breed bad disposi- tions, which have no value anywhere. Scarcity of Foreigners in this country are not satisfied with life and Unskilled conditions in our cities since they are but little, if any, better Labor. than those they left in their own countries, but since they are not able to secure enough and suitable land at a moder- ate cost upon which to build, they are returning in large numbers, to- gether with their savings, to their native lands. Before it is too late we should realize existing conditions and not only prepare to make homes for the strangers within our gates, but plan and build homes for our own. 18 HOUSING AND INDUSTRY England's England is preparing for the return of her men from the Labor war areas by arranging to supply many of them with homes, Problem. — house, land, barn and all, including also a certain amount of credit as a starter, — in order to induce them to settle down and become established, thereby encouraging good citizenship. It is self-evident that democracy must be maintained in this manner. The National Housing and Farm Planning Council of England has estimated that it will be necessary to build, with the assistance of the State, 300,000 houses after the war for the use of the working classes, 200,000 of these in urban and the remainder in rural areas. These figures apply only to England and Wales and do not include estimates to meet the grave and pressing housing needs of Scotland. The following is a quotation from an English Trade Journal which I lempliasi^es &■ imiversal sentiment: "The National Federation of Builders' and Merchants' Association of the United Kingdom met to consider the best means of assisting the Government in a practical manner in after-the-war building operations. Day by day reports may be heard urging the necessity of large bviilding operations all over the Kingdom. Industrial discontent, which will be our most serious trouble after the war, is ascribed in all officials reports as due in a large measure to insufficient and bad housing. Let us see to it in good time that officialdom does not monopolize this business because commercial men have neglected to look ahead." Stop This From statistics taken in this country during 1917, it was found Loss. that during the year over one and one-half million imigrants or aliens manifested their intention to return to their native lands as soon as those countries are freed from oppression. That is, how- ever, but a small percentage of the total number which may reach into four or five milhons. This condition may be obviated materially by the building of low cost houses to accommodate these people. Prepare for Conditions affecting building material and labor markets the Future. created by war or other unnatural disturbances should not be permitted to interrupt the building of homes where there is need for them. After the great world war, during which the true spirit of Americanism is made thoroughly apparent to all, will be conducted one of the greatest campaigns of home building ever exper- ienced. We must be prepared for these activities and plan to build dwellings properly, plentifully and promptly. Wood for Continued attempts to fashion a practical and inexpensive Home dwelling by the use of material other than wood and other Building. than frame construction, have proven futile up to the pres- ent time, and it is doubtful if ever another material can be found or manufactured which will supply the needs requisite to this class of buildings. More than 90% of all dwellings in the country are now constructed of wood and it is to this readily adaptable product of nature that we may HOUSING AND INDUSTRY 19 '-iU.-l^1K l -j-M fc ■t. :^^^''^¥=z-=^-¥= - Cuui l e sy o f -E. -B. "PhHKps, Architect Lansing, Mich. Typical Plan, Low Cost Bungalow. 20 HOUSING AND INDUSTRY well be thankful for the beauty and homelike atmosphere to be found in localities where such homes abound. The Colonial Some of the older houses, constructed more than 200 years Home. ago, are now standing as living demonstrations of the last- ing quality of wood construction, but unfortunately, due possibly to some recent practices, the developments of competition, the methods used in construction in many of our more modern wooden build- ings have not been what could be termed up to the standard. This fact has been the means of discrediting wood in some instances where other- wise it should have been in good standing. Lumbermen are ever ready to encourage the proper use of wood, but unfortunately, they many times find themselves helpless, since they have no control over its use in buildings. Building The proper use of wood consists of not only supplying the Regulations, quality required but in arranging the material in buildings in such a manner as to comply with the laws which each community should be careful to supply and enforce. Building ordinances governing the construction of dwellings are so numerous that an extended discussion of them is hardly pertinent here, but there are a few, however, which seem essential and deserving of consideration due to their im- portance. Width of First of all make sure that no lots upon which dwellings are Lot. placed are less than 50 feet in width. This dimension should be the minimum for the reason that a narrow lot does not permit a proper distance between buildings, which is necessary not only to admit- plenty of light and air, but to guard against spread of fire from one building to another. Guard As a means of protecting life and property against loss by against fire, suitable fire stops should be provided in walls and floors Fire. of frame dwellings for the purpose of confining fires, after once started, to as small areas as possible. The contents of dwellings are usually combustible, and since human carelessness is a factor which cannot be overcome, it becomes necessary to guard against accidents by preparing for them in advance. Importance of Great care should be exercised in the construction of Chimney chimneys since defective flues are responsible for a great Construction, number of preventable fires. Material used in chimney construction should be of the best and should be laid up in cement mortar with walls of proper thickness. All combustible ma- terial should be kept at a reasonable distance from heat and air ducts. Similar precautions should be taken to guard against fire from furnaces, stoves and heat pipes, as these, especially when overheated, may ignite nearby material and consume the entire contents of a building when some thought and care might prevent a disaster. HOUSING AND INDUSTRY 21 Peimission of Robinson Greene, Architect, Cleveland, Ohio Moderate Cost House, Cleveland, Ohio. State In a certain city in Michigan much inconvenience and an- Housing noyance is being experienced as a result of a new State Hous- Laws. ing Law, which directs that dwellings shall be located no nearer than three feet to the side lot lines. This is a good and proper regulation and in fact the distance might be still greater, but unfortunately, most of the lots in this city were platted 33 feet in width many years ago. It will be readily seen that should an owner care to build on one of them and include a driveway leading to the rear portion, he must first take out the width of the drive, say 7 feet, plus the 3 foot distance to the lot line on the other side of the house, making a total of 10 feet to be deducted from the total width of lot. This would leave 23 feet for the width of the house and since all projections, such as piazzas, etc., are included within this 23 feet, he is rather embarrassed for width of house. Municipal Cases such as this have developed exceedingly perplexing Housing situations where State Housing Laws have not taken into Laws. consideration, as they should, existing conditions in cities where the laws were to be enforced. The best way to solve a problem of this sort is to permit each municipality to enact its own housing legislation and assume control locally. 22 HOUSING AND INDUSTRY Advantages One of the greatest single enterprises ever undertaken in of Wood housing was the erection of buildings to accommodate Construction, our troops in the various branches of service assembled to train for duty in war. This exploitation of the use of wood demonstrated its value as a building material for inexpensive build- ings as its value has been in the past many times demonstrated for per- manent and more costly construction. One of the features that makes wood construction most desirable for dwellings is that buildings of this type may be easily moved from one place to another, and may also be adtered or added to from time to time without difficulty, as need and expansion may require. If, for any reason a wooden building is to be dismantled and torn down the greater portion' of the material taken from it may be re-used elsewhere in other structures. Whether the home be that of the humble workman or of the capitalist, build it of wood, for by so doing you may produce an atmosphere of warmth and refinement obtainable in no other way. Wood is easily worked and can adapt itself to most conditions in building; it is the lightest and strongest, weight by weight, of any known building mate- rial. Wood is beautiful in appearance and more susceptible to artistic finish than any other material, and may be easily procured and at low cost. Women and What woman is there who has not pictured before her the Home. that which to her mind is the ideal home, with its care- fully arranged interior, especially adapted to her own particular needs? A living room, with its natural wood finish, dining and reception rooms with white enamel, a nook here and a comer there, all tending to give an air of restfulness and refinement. The Architect. A suitable exterior to harmonize with the carefully planned home may be referred to any architect of skill to be handled to advantage for the purpose of securing the best and most modem treatment. Usually the plan, as well, may be submitted to him for suggestions by which the general layout rarely fails of im- provement. Lumberman's Every modern lumber yard can furnish its customers "Service." with help in determining the detail plans of a home, and can also assist them in selecting the wood best suited for any particular purpose in building, as well as that best suiting their own taste. It often occurs that the services of an architect are not readily procurable, in which case the limiberman is available. Lumber dealers are always ready, willing and able to furnish aid in financing the building of homes and many of them are large shareholders in Building and Loan, Civic Building and other Associations of similar character. Building Outside the industrial field is a vast army of receptive and Loan individuals with a natural inclination to build homes Associations. but who have neither sufficient funds with which to purchase property nor have they acquired the habit of saving. These people are the rent paying tenants who are ever watching HOUSING AND INDUSTRY 23 Courtesy of Henry I. Fairbanks, Dedham, Mass. The "Old Fairbanks House" at Dedham, Mass. Built in 1636. The oldest house now standing in America, in practically its original condition. 282 years old. for the ray of light which will herald the advent of a Building and Loan Association to furnish them with a home and encourage them to save. A Building and Loan Association will finance the building of a home, making long time loans accepting in payment small periodical sums similar to rent, which not only encourages thrift but provides the ways and means by which any family may procure a home. Moderate The question of one's resources is not always found a Cost House. necessary consideration in a moderate cost home, and less so in one of higher cost where beauty and comfort are more often the first and only thought. Where individuality is to be expressed and a design representing some particular period or idea required, much more satisfactory results may, in most cases, be obtained by the use of wood. Costs Vary. In enumerating the cost of a house built in Boston, for instance, it must be remembered that this cost may vary considerably from the cost of building the self same house in San Fran- cisco. While the cost of labor may not vary to any appreciable degree in two dififerent cities, the price of material may have a wide range and vice versa. The bill of material for a house can be easily computed and the labor items approximated, but at completion there may be still a 24 HOUSING AND INDUSTRY decided difiference between these figures and the actual cost, due to some other factors, such as unseasonable weather during construction, inef- ficiency of labor and the like. Couclusions. Housing conditions at industrial centers are insufficient 1st, and prompt relief is essential for the morale of the workers. Labor turnover in some cases was reported as high as 200% in 1917. 2nd. Employees should be made conversant with the object and necessities for providing them with adequate and reasonable cost homes and encouraged in this business of saving as being the key to good and permanent citizenship. Social propaganda may be an excellent adjunct if properly conducted and not overdone. 3rd. Each industry should finance and develop its own hous- ing scheme if possible, However, the Government might assist by furnishing financial aid and supervision where conditions make this necessary. 4th. Developments should be intelligently planned to avoid stereotyped houses and streets. Variety in design of houses as well as good economical materials in construction give satis- faction, low maintenance and long life. 5th. Workers should be housed in communities developed by the industry which employs them, but such communities should not exclude others who desire to be housed therein. The most successful housing developments have used wood, in its various forms, as building material since it is durable, readily available, easily worked, and best of all, most economical, thereby giving the worker the maximum of contentment for the minimum of cost. The fact that many of the largest and most successful housing developments have adopted wood construction as their standard in build- ing, proves that this class of construction is best for such types of per- manent buildings. Acknowledgment and thanks are extended to those who furnished plans, photographs and information necessary for this publication. Affiliated Organizations Constituting The National Lumber Manufacturers Association Lumber Exchange, Chicago, U. S. A. California Redwood Association San Francisco, California Georgia-Florida Saw Mill Association Jacksonville, Florida Hardwood Manufacturers Association of the U. S. A. Cincinnati, Ohio Michigan Hardwood Manufacturers Association Cadillac, Michigan North Carolina Pine Association Norfolk, Virginia Northern Hemlock C3l> Hardwood Manufacturers Association Oshkosh, Wisconsin Northern Pine Manufacturers Association Minneapolis, Minnesota Southern Cj^ress Manufacturers Association New Orleans, Louisiana, and Jacksonville, Florida Southern Pine Association New Orleans, Louisiana West Coast Lumbermen's Association Seattle, Washington Western Forestry and Conservation Association Portland, Oregon Western Pine Manufacturers Association Portland, Oregon NA7551.W6T""'"'*"'"-"'"^^ Housing and Industry, 3 1924 016 176 038