I.

COTTAGE PROPERTY IN LONDON.

(first published in Fortnightly Review, November, 1866.)

   THE subject of dwellings for the poor is attracting so much attention, that an account of a small attempt to improve them may be interesting to many readers, especially as the plan adopted is one which has answered pecuniarily, and which, while it might be undertaken by private individuals without much risk, would bring them into close and healthy communi­cation with their hard-working neighbours.
   Two years ago I first had an opportunity of carrying out the plan I had long contemplated, that of obtaining possession of houses to be let in weekly tenements to the poor. That the spiritual elevation of a large class depended to a consider­able extent on sanitary reform was, I considered, proved; but I was equally certain that sanitary improvement itself depended upon educational work among grown-up people; that they must be urged to rouse themselves from the lethargy and indolent habits into which they have fallen, and freed from all that hinders them from doing so. I further believed that any lady who would help them to obtain things, the need of which they felt themselves, and would sympathise with them in their desire for such, would soon find them eager to learn her view of what was best for them; that whether this was so or not, her duty was to keep alive their own best hopes and intentions, which come at rare intervals, but fade too often for want of encouragement. I desired to be in a condition to free a few poor people from the tyranny and influence of a low class of landlords and landladies; from the corrupting effect of con­tinual forced communication with very degraded fellow-lodgers; from the heavy incubus of accumulated dirt: that so the never-dying hope which I find characteristic of the poor might have leave to spring, and with it such energy as might help them to help themselves. I had not great ideas of what must be done for them, my strongest endeavours were to be used to rouse habits of industry and effort, without which they must finally sink—with which they might render themselves independent of me, except as a friend and leader. The plan was one which depended on just governing more than on helping. The first point was to secure such power as would enable me to insist on some essential sanitary arrangements.
   I laid the plan before Mr. Ruskin, who entered into it most warmly. He at once came forward with all the money necessary, and took the whole risk of the undertaking upon himself. He showed me, however, that it would be far more useful if it could be made to pay; that a working man ought to be able to pay for his own house; that the outlay upon it ought, therefore, to yield a fair percentage on the capital invested. Thus empowered and directed, I purchased three houses in my own immediate neighbourhood. They were leasehold, subject to a small ground-rent. The unexpired term of the lease was for fifty-six years; this we purchased for £750. We spent £78 additional in making a large room at the back of my own house where I could meet the tenants from time to time. The plan has now been in operation about a year and a half; the financial result is that the scheme has paid five per cent. interest on all the capital, has repaid £48 of the capital; sets of two rooms have been let for little more than the rent of one, the houses have been kept in repair, all expenses have been met for taxes, ground-rent, and insurance. In this case there is no expense for collecting rents, as I do it myself; finding it most important work; but in all the esti­mates I put aside the usual percentage for it, in case hereafter I may require help, and also to prove practically that it can be afforded in other cases. It should be observed that well-built houses were chosen, but they were in a dreadful state of dirt and neglect. The repairs required were mainly of a super­ficial and slight character: slight in regard to expense—vital as to health and comfort. The place swarmed with vermin the papers, black with dirt, hung in long strips from the walls; the drains were stopped, the water supply out of order. All these things were put in order, but no new appliances of any kind were added, as we had determined that our tenants should wait for these until they had proved themselves capable of taking care of them. A regular sum is set aside for repairs, and this is equally divided between the three houses; if any of it remains, after breakage and damage have been repaired, at the end of the quarter each tenant decides in turn in what way the surplus shall be spent, so as to add to the comfort of the house. This plan has worked admirably; the loss from carelessness has decreased to an amazing extent, and the lodgers prize the little comforts which they have waited for, and seem in a measure to have earned by their care, much more than those bought with more lavish expenditure. The bad debts during the whole time that the plan has been in operation have only amounted to £2 11s. 3d. Extreme punctuality and diligence in collecting rents, and a strict determination that they shall be paid regularly, have accom­plished this; as a proof of which it is curious to observe that £1 3s. 3d. of the bad debts accumulated during two months that I was away in the country. I have tried to remember, when it seemed hardest, that the fulfilment of their duties was the best education for the tenants in every way. It has given them a dignity and glad feeling of honourable behaviour which has much more than compensated for the apparent harshness of the rule.
   Nothing has impressed me more than the people’s per­ception of an underlying current of sympathy through all dealings that have seemed harsh. Somehow, love and care have made themselves felt. It is also wonderful that they should prize as they do the evenness of the law that is over them. They are accustomed to alternate violence of passion and toleration of vice. They expected a greater toleration, ignorant indulgence, and frequent almsgiving, but in spite of this have recognised as a blessing a rule which is very strict, but the demands of which they know, and a government that is true in word and deed. The plan of substituting a lady for a resident landlady of the same class as her tenants is not wholly gain. The lady will probably have subtler sympathy and clearer comprehension of their needs, but she cannot give the same minute supervision that a resident landlady can. Unhappily, the advantage of such a change is, however, at present unquestionable. The influence of the majority of the lower class of people who sub-let to the poor is almost wholly injurious. That tenants should be given up to the dominion of those whose word is given and broken almost as a matter of course, whose habits and standards are very low, whose pas­sions are violent, who have neither large hope nor clear sight, nor even sympathy, is very sad. It seems to me that a greater power is in the hands of landlords and landladies than of school-teachers—power either of life or death, physical and spiritual. It is not an unimportant question who shall wield it. There are dreadful instances in which sin is really tolerated and shared; where the lodger who will drink most with his landlord is most favoured, and many a debt overlooked, to compensate for which the price of rooms is raised; and thus the steady and sober pay more rent to make up for losses caused by the unprincipled. But take this as an example of entirely careless rule: The owner of some cottage property in London, a small undertaker by trade, living some little distance from his property, and for the most part confining his dealings with it to a somewhat fruitless endeavour to collect the rents on a Sunday morning, in discussing the value of the property with me, said very straightforwardly, “Yes, miss; of course there are plenty of bad debts. It’s not the rents I look to, but the deaths I get out of the houses.” The man didn’t mean for a moment that he knew that the state of the houses brought him a plentiful harvest of deaths, though I knew it and heard the truth ringing with awful irony through his words; but he did mean that his entire thought was of his profits— that those dependent souls and bodies were to him as nothing. Consider under such a rule what deadly quarrels spring up and deepen and widen between families compelled to live very near one another, to use many things in common, whose un­educated minds brood over and over the same slight offences, when there is no one either compulsorily to separate them, or to say some soothing word of reconciliation before the quarrel grows too serious. I have received a letter from an Irish tenant actually boasting that he “would have taken a more manly way of settling a dispute,” but that his neighbour “showed the white feather and retired.” I have seen that man’s whole face light up and break into a smile when I suggested that a little willing kindness would be a more manly way still. And I have known him and his aunt, though boiling over with rage all the time, use steady self-control in not quarrelling for a whole month, because they knew it would spoil my holiday! Finally, they shook hands and made peace, and lived in peace many months, and, indeed, are living so now.
   I could have formed no idea of the docility of the people, nor of their gratitude for small things. They are easily governed by firmness, which they respect much. I have always made a point of carefully recognising their own rights; but if a strong conviction is clearly expressed they readily adopt it, and they often accept a different idea from any they have previously desired, if it is set before them. One tenant —a silent, strong, uncringing woman, living with her seven children and her husband in one room—was certain “there were many things she could get for the children to eat which would do them more good than another room”. I was perfectly silent. A half-pleading, half-asserting voice said:
   “Don’t you see I’m right, miss ?“ “No,” I said; “indeed I do not. I have been brought up to know the value of abundant good air; but of course you must do as you think best—only I am sorry.” Not a word more passed; but in a few weeks a second room was again to let, and the woman volunteered: “She thought she’d better strive to get the rent; good air was very important, wasn’t it?” Again: a man wouldn’t send his children to school. Dirty, neglected, and unhappy, they destroyed many things in the house. I urged, to no purpose, that they should be sent. At last I gave him notice to leave because he refused to send them, and because he had taken three children to sleep in the room I had let for his own family only. The man was both angry and obstinate. I quietly went on with proceedings for getting rid of him. He knew I meant what I said, and he requested an interview. He owed no rent, he urged. “No,” I replied, “you know what a point I make of that; but it isn’t quite the only thing I insist on. I cannot allow anything so wrong as this neglect of the children and overcrowding to continue where I have the power to prevent it.” He “knew what it was just this year to fuss about the cholera, and then nobody’d care how many slep in a room; but he wasn’t a coward to be frightened at the cholera, not he ! And as to being bound, he wouldn’t be bound—no, not to his own master that paid him wage; and it wasn’t likely he would to me, when he paid rent reg’lar. The room was his; he took it, and if he paid rent he could do as he liked in it.” “Very well,” I said; “and the house is mine; I take it, and I must do what I think right in it; and I say that most landladies won’t take in children at all, and we all know it is a good deal of loss and trouble; but I will risk these gladly if you will do what you can to teach the children to be good, and careful, and industrious; and if not, you know the rule, and you must go. If you prefer liberty, and dirt, and mess, take them; but if you choose to agree to live under as good a rule as I can make it, you can stay. You have your choice.” Put in the light pf a bargain the man was willing enough. Well, he’d not “do anything contrairy, without telling me, about lodgers; and as to the children, he thought he could turn himself; and send them a bit, now his work was better.”
   With the great want of rooms there is in this neighbour­hood, it did not seem right to expel families, however large, inhabiting one room. Whenever from any cause a room was vacant, and a large family occupied an adjoining one, I have endeavoured to induce them to rent the two. To incoming tenants I do not let what seems decidedly insufficient accom­modation. We have been able to let two rooms for four shillings and sixpence, whereas the tenants were in many cases paying four shillings for one. At first they considered it quite an unnecessary expenditure to pay more rent for a second room, however small the additional sum might be. They have gradually learnt to feel the comfort of having two rooms, and pay willingly for them.
   The pecuniary success of the plan has been due to two causes. First, to the absence of middlemen; and secondly, to great strictness about punctual payment of rent. At this moment not one tenant in any of the houses owes any rent, and during the whole time, as I have said, the bad debts have been exceedingly small. The law respecting such tenancies seems very simple, and when once the method of proceeding is understood, the whole business is easily managed; and I must say most seriously that I believe it to be better to pay legal expenses for getting rid of tenants than to lose by arrears of rent—better for the whole tone of the households, kinder to the tenants. The rule should be clearly understood, and the people will respect themselves for having obeyed it. The commencement of proceedings which are known to be genuine, and not a mere threat, is usually sufficient to obtain payment of arrears: in one case only has an ejectment for rent been necessary. The great want of rooms gives the possessors of such property immense power over their lodgers. Let them see to it that they use it righteously. The fluctuations of work cause to respectable tenants the main difficulties in paying their rent. I have tried to help them in two ways. First, by inducing them to save: this they have done steadily, and each autumn has found them with a small fund accumulated, which has enabled them to meet the difficulties of the time when families are out of town. In the second place, I have done whet I could to employ my tenants in slack seasons. I care­fully set aside any work they can do for times of scarcity, and I try so to equalise in this small circle the irregularity of work, which must be more or less pernicious, and which the childish­ness of the poor makes doubly so. They have strangely little power of looking forward; a result is to them as nothing if it will rot be perceptible till next quarter! This is very curious to me, especially as seen in connection with that large hope to which I have alluded, and which often makes me think that if I could I would carve over the houses the motto, “Spem, etiam illi habent, quibus nihil aliud restat.”
   Another beautiful trait in their character is their trust; it has been quite marvellous to find how great and how ready this is. In no single case have I met with suspicion or with anything but entire confidence.
   It is needless to say that there have been many minor diffi­culties and disappointments. Each separate person who has failed to rise and meet the help that would have been so gladly given has been a distinct loss to me; for somehow the sense of relation to them has been a very real one, and a feeling of inte­rest and responsibility has been very strong, even where there was least that was lovely or lovable in the particular character. When they have not had sufficient energy or self-control to choose the sometimes hard path that has seemed the only right one, it would have been hard to part from them, except for a hope that others would be able to lead them where I have failed.
   Two distinct kinds of work depend entirely on one another if they are to bear their full fruit. There is, firstly, the simple fulfilment of a landlady’s bounden duties, and uniform demand of the fulfilment of those of the tenants. We have felt our­selves bound by laws which must be obeyed, however hard obedience might often be. Then, secondly, there is the indi­vidual friendship which has grown up from intimate knowledge, and from a sense of dependence and protection. Such know­ledge gives power to see the real position of families; to suggest in time the inevitable result of certain habits; to urge such measures as shall secure the education of the children and their establishment in life; to keep alive the germs of energy; to waken the gentler thought; to refuse resolutely to give any help but such as rouses self-help; to cherish the smallest linger­ing gleam of self-respect; and, finally, to be near with strong help should the hour of trial fall suddenly and heavily, and to give it with the hand and heart of a real old friend, who his filled many relations besides that of almsgiver, who has 1mg ago given far more than material help, and has thus caned the right to give this lesser help even to the most independent spirits.
   The relation will finally depend on the human spirits hat enter into it; like all others, it may be pernicious or helpful It is simply a large field of labour where the labourers are few. It has this advantage over many beneficent works—that it calls out a sense of duty, and demands energetic right doing among the poor themselves, and so purifies and stimulates them.
   If any of my poorer friends chance to see this, I hope they will not think I have spoken too exclusively of what we can do for them. I have dwelt on this side of the question because it is the one we are mainly bound to consider; it is for then to think how they can help us. But I must add in gratitude that I have much to thank them for. Their energy and ho1e amid overwhelming difficulties have made me ashamed of m own laziness and despair. I have seen the inevitable result 1 faults and omissions of mine that I had never sufficiently weighed. Their patience and thankfulness are a glad cause of admiration to me continually. I trust that our relation to one another may grow better and nearer for many years.
    
November 1st, 1866.