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A single family cannot control a whole street, although cooperation can accomplish a great deal in the way of congenial neighborhoods. But the risk involved, the liability to error of judgment, as well as the large outlay of capital, at once prevents the adoption of this means of satisfactory housing for the business and professional class to any great extent, at least in the city. The acumen needed to discover the profitable in real estate, the skill to acquire large contiguous tracts of land, both belong to the capitalist. Only when he is a philanthropist besides, is the housing question safe in his hands. Such an example we find in the Morris houses, Willoughby Ave., Brooklyn, N.Y. This set of family dwellings was put up to meet this very need. Congenial neighborhood, safe playgrounds for the children, labor-saving devices for the housekeeper. When first built they were in advance of anything in an eastern city of their class. To-day Mr. Pratt has even more advanced ideas which will take form in the future.

These attractive and comfortable houses, so near the working places of the teachers and professional and business men who occupy them, were possible only because of the comparative cheapness of the land, which had been held undesirable for high-class single houses, not for sanitary reasons, but solely on account of social conditions. This cluster of forty houses makes its own atmosphere. This is the lesson to be learned. Let groups of like-minded families make their own surroundings. The capitalist will soon learn where his interest lies.

Very probably it will be necessary to enlarge the scope and, perhaps, to build two stories higher, so that the elders and perhaps bachelors of both sexes, who do not care for the garden, may help to bear the expense of the children's playground. Whatever form the advance may take, this is a sign-post in the right direction.

In the nature of things, however, the first experiments will be costly and must be combined with business of a sure kind. In this instance the heating and hot-water supply was made possible by a combination with factory plant. But if a larger group of, say, one hundred houses were run by a central establishment, the Morris Building Company estimates the cost at about fifty dollars per year.

These houses will be referred to again under Chapter VI, but the especial value of this experiment was its social significance. How much better to keep desirable land for residential purposes by such means than to permit families to move away and give up satisfactory dwellings solely because the lower end of the street has a few foreigners! Our older cities abound in instances of this quick abandonment of most desirable streets without any concerted effort to retain their character.

The dangerous sanitary degeneration of these abandoned houses is one of the worst features of the situation and a prolific cause of the overcrowding of cities.

The more thoughtful students of progressive tendencies are grouping themselves in "parks" where houses are put up with the aid of the capitalist under such restrictions as to price as is supposed to insure a congenial neighborhood, and under such regulations as to land as to prevent manufacturing establishments. When these plans are not purely speculative, designed to entrap the young people by their best hopes of a permanent home, much satisfaction may come from the plan. But even in this country or suburban life the shadow of fashion falls sooner or later, and the savings vanish with the years. Some deeper principle must come into play, some stronger force than mere whim of society leaders, before our young people can be released from the bondage of living on the right side of a street under penalty of social ostracism.

There are gratifying indications of an awakening. The following statement appeared in a newspaper of a recent date:

"A corporation of women has been formed in Indianapolis, Ind., for the purpose of building small but artistic houses for people of moderate means. All of the directors are business women; one of the vice-presidents is Miss Elizabeth Browning, the city librarian, and another is the principal of one of the public schools. The secretary has for some time been in charge of the office of a savings and loan association and is the only woman member of the Indianapolis fire insurance inspection board. Six houses are to be erected at once in various parts of the city."

No better use of money or effort can be made at the present time than in similar endeavors to meet the needs of the time. The study of conditions will prove an education in itself and a stimulus to invention.

When the social conscience is once awakened the bride with $2000 a year will not be expected to begin where her mother left off.

The young people will be provided with just as comfortable and just as sanitary homes, but they will not be expected to entertain lavishly in order to show the wedding presents before they are broken. They will be visited, even if they live in an unfashionable quarter on a side street. Is it not more honest?

If society would put its stamp on the manner of life adapted to the welfare of the young people, it would not be unfashionable to live within one's income.

The tyranny of things is very real and most distressing in connection with this problem of shelter and all that it involves.

There is only needed a social awakening to result in an adjustment of men's views as to what is good and right. New social habits adapted to the age we live in will be accepted by the next generation as good form.

CHAPTER III.

LEGACIES FROM THE NINETEENTH CENTURY NOT ADAPTED TO CHANGED CONDITIONS CAUSE PHYSICAL DETERIORATION AND DOMESTIC FRICTION.

"A large part of the evils of which we complain socially to-day
are due to the kind of houses we live in and the exactions they
make upon us."
—H.G. WELLS.

Four classes of houses have come down to us:

1. The family homestead in the country set low on the ground with damp walls and dark cellar, one of a cluster of rambling buildings; with a well, the only water supply, in close proximity to various sources of pollution. These houses are for the most part now abandoned to the foreigner, who uses them for the primitive purposes of shelter without the ennobling intellectual life they once harbored. Now and then a grandson rescues the old place, brings water from a spring or brook, digs a drain, lets light into the cellar, and builds on a kitchen and dining-room.

   The expense is often greater than to build anew, but the effect is usually very good when the changes are made under sanitary supervision.

2. The village or suburban house set in its own grounds, too near the street usually,