CHAPTER XL.

PURCHASE OF A LOT.--THE BEST THE CHEAPEST.--A GOOD LOT AS A BASIS OF SECURITY.--THE BASIS OF VALUE IS THE RENTAL.

There are many things to consider in connection with the building of a house other than those which are constructive. One may lay aside that which has to do with appearances, convenience, stability, and all that is architectural, and yet have food for thought in connection with the making of a home. For instance, the lot. No one can afford to build on one that is absolutely cheap, or one that is cheap because it is not well located or favorably thought of by the large number of people. A lot that is absolutely cheap is not often worth even what is paid for it. One of small means can least of all afford to put his money in a questionable piece of property. A lot may be relatively cheap, and be a good investment. For instance, there is a street lined with comfortable houses. On this street live people of more or less wealth and unquestioned ambition. Three or four squares beyond the last house of this street the lots may be relatively cheap. The sum asked for them is not great, for the reason that few care to go out so far. Still, by adopting a little of the pioneer spirit, one can make a purchase of these lots and be reasonably certain of being rewarded for his foresight. It is much better to buy such a lot, and live for a year or two without immediate neighbors, than to buy one which is absolutely cheap because the surroundings are positively unfavorable.

A man of small means least of all can afford to buy a lot that cannot readily be sold for all it cost. We often hear people say, in regard to lots that are surrounded unfavorably, "What is the difference? It suits us; we can be as happy and comfortable there as any place. If we like it, why should any one else complain?" No one else will complain. It may occur that the owner of this absolutely cheap property may wish to sell. He may become embarrassed in his business, or one of many things may happen to cripple him financially. If he can sell at all, it is at a sacrifice. If a mortgage is foreclosed, there is no reasonable chance of redemption. If the lot is well located, and he becomes financially embarrassed, he can sell for full value and thus relieve himself. If there is danger of foreclosure, a sale can be readily effected, and thus all danger of loss be averted. The idea in buying a lot is to get one which can be readily sold. This is an important matter.

In carrying out this principle, one of moderate means will often buy a lot of higher cost than is apparently justifiable. However, this may be the best thing for him to do. It may be good business. If he wishes to borrow money with which to build, he has a better basis for credit. If he puts his house on a good lot, there is opportunity of selling it because of its favorable location, and thus the danger of embarrassment is averted. One can afford to borrow money to build on a good lot, for the reason that there is little danger of losing either the lot or the money. The house and the lot, if it rates well in the public mind, can be easily sold. The lot should not be selected or the house built, if its sale is not entirely possible. There are towns as well as localities in which no one of moderate means can afford to buy or build. Yet such locations are often selected because they are cheap, and living is cheap. The fact of this cheapness is against it. The property is cheap because it is worth little or nothing. It is cheap because no one can get out what he puts into it. This may apply to a lot in a particular town, a particular part of a town, or to property in general in a county or a State. Thus it is that no one of moderate means can afford to buy absolutely cheap property.

A young man once went to an architect to advise with him in regard to the selection of a lot. He said,--

"There are two lots on a certain street that I can get for $1,200 each. That is a little more than I want to pay, as even then I would have to borrow more money than I wish in order to build my house. One of the best lots I know anything about is on another street, but I can hardly think of that, for they ask $1,500 for it."

"I know the lot," said the architect, "and the $1,500 lot is the one to buy. The $1,200 lots are of questionable value. The surrounding conditions are such that their value is not liable to increase. The $1,500 lot is in the swim; two squares below, lots cannot be bought for $2,400; in fact, they are not in the market. They are owned by people who desire to hold them. In two years you will be reasonably certain to realize at least twice the difference between the values of the $1,500 and the $1,200 lots. In one case, the value of the lot is not liable to increase; it may decrease. In the other instance, there is reasonable certainty of a large increase within a short time. It is on the edge of high values."

"But I shall have to borrow so much money with which to build, if I take the high-priced lot."

"What of it? Say your house is going to cost you $3,000. You say you have $2,800 in cash. In one instance you would have to borrow $1,400, and in the other $1,700. You are running much less risk in borrowing $1,700 than you are in borrowing $1,400. If you had to sell, there is a reasonable certainty that you could always make a profit on your $4,500 investment, and a very questionable probability as to the $4,200 investment."

There are those who do some very remarkable things for the sake of keeping out of debt, which, in the end, develops into more loss than would be possible in the case of debt. For instance, one will buy a lot for $1,500, and put a $1,500 house on it. In time the value of the lot increases; at the same time the value of the house decreases. The lot in itself would be worth more if the house were off it. It is a cheap house on a good lot. Thus it is that such property is often sold and the improvements counted as nothing. Again, exactly the other thing may happen. An expensive house may be built on a cheap lot. When finished the house is worth much less than it cost because it is not well located. One cannot expect to get full value for the lot without moving the house, and altogether the situation is disagreeable. How much better it would be, from a business standpoint, not to build at all, use the money some other way, or borrow enough money to have the house and lot properly located. In one case there is positive loss; in the other, a reasonable certainty of profit.

Another thing for a man of moderate means to bear in mind in building a house is, that the investments as to the house and lot should be such that in case of rental the return derived would pay a fair interest on the investment, and leave a sufficient margin for taxes and repairs. As long as this condition exists, there need be no fear of loss through foreclosure. The sale of the property may become necessary through embarrassment in business, loss of situation, or illness; but in such a case the property can either be sold without loss, or it can be rented at a figure that will pay all fixed charges, which fact in itself establishes a value above its cost price. If these principles are all carried out, there is little chance of loss.

INDEX.

"A" door, 226. Air supply to heating apparatus, 75-79. American architecture, 26-28. American architectural development, 104-105. Architects' estimates, 278-281. Architect, the, and the housewife, 9-27. Architectural design, 101-105. Areas, 206. Ash-pits, 206. Attic, 62. Attic bedrooms, 63, 138. Automatic heat regulators, 81.

Back plastering, 237. Base, 228, 229. Basement, 56. Bath-tub, 73, 74, 230, 255-258. Bath-tub wood-work, 230, 231. Bedrooms, 60-63. Bedrooms in attic, 63. Bedroom closets, 61. Bedroom, first floor, 164. Bedrooms, grates in, 62. Bedroom for servants, 62. Bond in brick-work, 201, 202. Brick, hollow walls of, 203. Brick of wood, 204. Brick joints, 199. Brick pavement, 212. Brick piers, 200. Brick, selection of color, 202. Brick veneer, 203. Brick-wall foundations, 200-204. Brick-work, 199-206, 209-212. Brick-work bond, 201, 202. Broom closets, 61. Broom-rack, 232. "B" schedule, 268. Building associations and savings banks, 296, 297. Building association, a new feature in, 310. Building association, object, 302. Building associations, permanent plan, 300, 301. Building-association profits, 295. Building-association report, 302-310. Building associations, safety of, 296, 297. Building association, terminating plan, 299, 300. Building-association methods, 293-311. Building by the day, 281. Building contract, 284-287. Building material, cost of, 273. Business points in building, 275-287.

Capacity of cistern, 210. Carpenter work, 213-235. Casings outside, 218. Cathedral glass, 245. Cedar closet, 232. Cellar, 51-53, 133. Cellar brick-work, 203, 204. Cellar closet, 52, 53. Cellar doors, 226, 227. Cellar laundry, 54-58. Cellar plan, 142. Cellar sink, 254. Cellar-sink wood-work, 230. Cellar-way, outside, 206. Cement pavement, 212. Chamber decoration, 99. Chimneys, 204-206. Chimney-breasts, 205, 206. Chimney tops, 204. China-closet fittings, 46. China-room, 44-46, 232. Cistern, 210, 211. Cistern filter, 211. Cistern-water supply, 71. Clock shelf, 232. Closets, bedroom, 61, 138. Closets, broom, 61. Closet fittings, 231, 232. Closet of cedar, 232. Coal-bins in cellar, 51, 52. Colored bricks, 202, 203. Colored plastering, 237. Color of mortar, 202. Combination stairs, 59, 60, 137-141. Combination pantry, 45, 132. Competition in building, 281-283. Conservatory, 99. Contracting methods, 277-287. Copper, 240, 241. Cost of appurtenances, 271, 272. Cost of building material, 273, 274. Cost of one-story houses, 163. Cost schedules, 264, 267-269. Cost of a house, 264-274. Cut stone work, 208, 209.

Damp course, 200. "D" door, 227. Deck roof, 216. Depth of foundation, 200. Dining-room, 37, 38, 96-99. Dish-warming, arrangement for, 84. Dish-washing, 11, 42. Doors and frames, 225-227. Dough-board, 46, 47. Double joists, 215. Down spouts, 240. Draining, 198, 199. Drain board, 43, 230. Drain connections, 261. Drain from refrigerator, 241. Drain outside, 71. Drain ventilation, 71. Dressed shingles, 218. Drop siding, 217. Dry-box, 48, 232.

"E" door, 227. Eastlake, Charles, 104. Estimates of architects, 278-281. Evaporation in traps, 67-68. Evolution of a house-plan, 109-117. Excavating, 198. Excavating for plumber, 247, 248.

Fifty convenient houses, plans of, 107. Fig. "A," frontispiece. Fig. "B," 106. Fig. 2, 41. Fig. 3, 43. Fig. 4, 45. Fig. 5, 46. Fig. 6, 67. Fig. 7, 68. Fig. 8, 116. Fig. 9, 116. Fig. 10, photographic view (page 116). Fig. 11, 117. Fig. 12, 124. Fig. 13, 133. Fig. 14, 147. Fig, 15, 149. Fig. 16, 151. Fig. 17, photographic view (page 152). Fig. 18, 154. Fig. 19, 154. Fig. 20, 160. Fig. 21, 168. Fig. 22, 169. Fig. 23, 181. Fig. 24, photographic view (page 182). Fig. 25, 186. Fig. 26, photographic view (page 190). Fig. 27, 191. Fig. 28, 191. Fig. 29, 193. Fig. 30, 199. Fig. 31, 205. Fig. 32, 206. Fig. 33, 215. Fig. 34, 217. Fig. 35, 226. Fig. 36, 227. Fig. 37, 227. Fig. 38, 262. Filters for cisterns, 211. Finish of floor, 244. Finishing in oil, 243, 244. Fireplaces in bedrooms, 62. Fixtures in plumbing enumerated, 66. Flashings, 239. Flat roofs, 240. Floors, 222, 223. Floor of kitchen, 49. Floor finish, 244. Flour-bin, 47, 233, 234. Flues, 203. Fly screens, 228. Foundation depth, 200. Foundations, stone, 207, 208. Force-pump, 249. Framing, 213-219. Framing lumber, sizes of, 213, 214. Fresco tinting, 92. Freezing of plumbing, 70, 71. Fuel in cellar, 51, 52. Furnace, defined, 76. Furnace and hot-water combination, 83, 84. Furnace-room in cellar, 52.

Galvanized iron, 241. Gas-piping, 237, 238. German siding, 217. Glazing, 244, 245. Grates in bedrooms, 62. Grease sink, 72, 73, 263. Gutters, 239.

Hall, 33-35. Hall, reception, 35, 36. Hardware, 245, 246. Hard-wood floors, 223. Heating apparatus, how to get a good, 83, 85. Heating and ventilation, 75-85. Heating by hot water, 80, 83. Heating by steam, 80. Heating by stoves, 80. Heating, ideal conditions, 76. Heating plants, cost of, 81, 82, 83. Heat regulators, automatic, 81. Height of stories, 214. Hip coping, 240. Hip finish, 217. Hollow walls of brick, 203. Hot-air flues in brick walls, 203. Hot-air pipes of tin, 241. Hot-water boiler, 71. Hot water and furnace combination, 83, 84. Hot-water heating, 80. Hot-water plumbing, 70. Hot-water system, 252. House decoration, 86-100. House drain, 71. House ventilation, 75, 79. Housekeeper, the, and the architect, 11-15, 26-28. Housekeeping operations, 16-20. How to secure a home, 289-316. Humidity of air, 77, 81. Hydrant, 249.

Inside casings, 228. Inside shutters, 229, 230. Inside finish, table of, 224. Inside wood-work, 222-235.

Joints, rodded, 199. Joists, 214, 215. Journey, a, through the house, 29-105.

Kitchens, 39-50. Kitchen fittings, 42, 43. Kitchen floor, 49. Kitchen plans, 41, 45. Kitchen pantry, 45-48. Kitchen plastering, 50. Kitchen safe, 48. Kitchen sink, 43, 253, 254. Kitchen tables, 43, 230. Kitchen utensils, 48. Kitchen ventilation, 49. Kitchen wainscoting, 49.

Landings for stairs, 60. Lattice porch, 220. Laundry, 54-58. Laundry fittings, 260, 261. Laundry, low-cost, 55-58. Laundry stove, 56. Laundry tubs, 57. Library, 95, 96. Lien laws, 285, 286. Lighting bedrooms, 61, 62. Lintels in brick-work, 204. Locating the house, 197. Lot, purchase of, 312, 316. Low-cost laundry, 55-58. Lumber for framing, 213.

Mantel costs, 271. Mason work, 199-209. Medicine-chest, 232. Modern architects and the housekeeper, 26-28. Modern conveniences, 21-25. Moisture in heated air, 77-81. Monthly payments, 291-293. Mortar, color of, 202. Mortgages, 310, 311. Motor, 251.

Natural-gas piping, 238. Nickel fittings, 263.

Oil finish, 243, 244. Old colonial houses, 26, 27. One-story houses, 157-163. Ornamental brick, 203. Outside cellar-way, 206. Outside finish, 217-221. Outside shutters, 219, 220. Outside steps, 220, 221.

Painting, 242, 243. Paint, ready mixed, 242. Painting of shingles, 216. Pantry boxes, 234. Pantry, combination, 45, 132. Pantry fittings, 46. Pantry shelves, 47. Pantry specification, 233. Pantry utensils, 48. Parlor, 35-37, 93-95. Pavement of brick, 212. Pavement of cement, 212. Permanent plan, building associations, 300, 301. Picture mouldings, 231. Piers of brick, 200. Pipe boards, 230. Pipe duct, 70, 230. Plastering, 236. Plastering, back, 237. Plastering, gray, 236. Plastering in kitchen, 50. Plate-glass, 245. Plans of fifty convenient houses, 107. Plan No. 1, cost $1,700, 110. Plan No. 2, cost $1,550, 111. Plan No. 3, cost $1,550, 112. Plan No. 4, cost $1,800, 113. Plan No. 5, cost $1,900, 114. Plan No. 6, cost $2,600, 115. Plan No. 7, cost $2,900, 121. Plan No. 8, cost $2,200, 129. Plan No. 9, cost $2,500, 132. Plan No. 10, cost $2,600, 136. Plan No. 11, cost $2,000, 141, 142. Plan No. 12, cost $2,600, 144. Plan No. 13, cost $1,600, 146. Plan No. 14, cost $1,500, 148. Plan No. 15, cost $2,550, 150. Plan No. 16, cost $2,800, 153. Plan No. 17, cost $2,200, 154. Plan No. 18, cost $1,600, 155. Plan No. 19, cost $1,400, 158. Plan No. 20, cost $1,200, 158. Plan No. 21, cost $1,700, 161. Plan No. 22, cost $800, 161. Plan No. 23, cost $1,600, 162. Plan No. 24, cost $1,100, 162. Plan No. 25, cost $1,400, 163. Plan No. 26, cost $2,000, 163. Plan No. 27, cost $3,000, 165. Plan No. 28, cost $2,800, 165. Plan No. 29, cost $2,600, 166. Plan No. 30, cost $3,000, 167. Plan No. 31, cost $2,400, 169. Plan No. 32, cost $4,000, 172. Plan No. 33, cost $2,800, 173. Plan No. 34, cost $2,500, 174. Plan No. 35, cost $2,250, 175. Plan No. 36, cost $2,000, 175. Plan No. 37, cost $2,100, 176. Plan No. 38, cost $2,000, 177. Plan No. 39, cost $3,500, 178. Plan No. 40, cost $3,100, 179. Plan No. 41, cost $3,400, 179. Plan No. 42, cost $2,800, 180. Plan No. 43, cost $2,200, 183. Plan No. 44, cost $5,000, 184. Plan No. 45, cost $2,100, 184. Plan No. 46, cost $3,400, 185. Plan No. 47, cost $10,000, 187. Plan No. 48, cost $3,400, 189. Plan No. 49, cost $3,400, 190. Plan No. 50, cost $10,000, 192. Plumbing, 64-74. Plumbing costs, 268-270. Plumbing fixtures, 65. Plumbing, practical, 247-263. Porcelain water-closets, 69. Porches, 31, 220. Practical house-building, 195-274. Preface, 3, 4. Prevention of freezing in plumbing, 70, 71. Privy vault, 209, 210. Purchase of a lot, 312-316. Purchase on a rental basis, 291-293.

Radiation, direct, 80, 81. Radiation, indirect, 80, 81. Ready mixed paint, 242. Rear stairway, 60. Reception-hall, 35, 36. Reception-hall decoration, 88, 89. Reception-hall mantel, 89. Refrigerator, 47. Refrigerator drain, 48, 241, Ridge coping, 240. Ridge finish, 216, 217. Rodded joints, 199. Roof, 216, 217.

Safety in plumbing, 64. Safes, 258. Sash weights, 219. Savings banks and building associations, 296, 297. Schedule "B," 268. Sealed proposals, 284. Second floor, the, 59-63. Servant's bedroom, 62. Service pipes, 249. Sewer and vault connection, 65. Sewer connection, 72, 261, 262. Sewer gas, 66, 67, 72. Sheet glass, 245. Shower-bath, 257. Shingles, 216, 217, 218. Shingles, painting of, 216. Shingles, stained, 218. Shingle walls, 217. Shutters, outside, 219, 220. Shutters, inside, 229, 230. Siding, drop, 217. Siding, German, 217. Side-hall plans, 164-166. Sink in cellar, 254. Sink in kitchen, 43, 230, 254. Sitting-room, 35, 36, 91. Sizes for framing lumber, 213, 214. Sliding doors, 225. Soap-box, 48, 49, 232. Soft-water supply, 250. Soil pipe, 66, 67, 253. Splash board, 230, 231. Splash board in bath-room, 231. Spouts, 240. Staining, exterior, 243. Staining, interior, 243. Stained shingles, 218. Stairs, 234, 235. Stairs, combination, 59, 60. Stairways, 59, 60. Stairway, combination, 137, 140, 141. Stairway, rear, 60. Steam heating, 80. Stone foundations, 207, 208. Stone sills, 208. Stone steps, 208, 209. Stop beads, 227. Stop cocks, 249. Storm water connections, 262. Stories, height of, 214. "S" trap, 66, 67, 263. Street washer, 249. Stove heating, 80. Stud walls, 215, 216.

Tables in kitchen, 230. Table of inside finish, 224. Tank wood-work, 231. Terminating plan in building associations, 299, 300. Terra cotta, 209. Tin hot-air pipes, 241. Tin-work, 239-241. Transoms, 226. Traps, 66, 67, 263. Traps fail to act, 76. Trap screws, 263. Trimmer arch, 205, 206. Trimmers, 214.

Valleys, 239. Vault and sewer connection, 65. Veneered doors, 225, 226. Veneer of brick, 203. Ventilation and heating, 75-85. Ventilation, drain, 71. Ventilation, house, 75, 79. Ventilation of kitchen, 49. Vestibule, 31-33. Vestibule decoration, 87, 88.

Wainscoting, 229. Wainscoting in kitchen, 49. Walls of shingles, 217. Wash-stand, 72, 259, 260. Wash-stand wood-work, 231. Waste pipe, 66, 67. Water-closets, 68, 69, 70, 259. Water-closets, porcelain, 69. Water-closet, washout, 68, 69. Water-closet wood-work, 231. Water distribution, 248. Water for builder, 197. Water for laundry, 56, 57. Water motor, 251. Water tank in attic, 71. Water seal, 67, 68. Windows, 218, 219. Wooden brick, 204. Wood carving, 90. Wood-work for bath-room, 231. Wood for inside finish, 225. Wood-work for plumber, 230, 231. Wood-work for water-closet, 231.

* * * * *

"_THIS BEAUTIFUL BOOK._"

_--Standard Union._

BEAUTIFUL HOUSES.

BY LOUIS H. GIBSON, ARCHITECT.

AUTHOR OF "CONVENIENT HOUSES."

WITH OVER 250 ILLUSTRATIONS. 8VO. CLOTH. $3.00.

Since the publication of his "Convenient Houses" Mr. Gibson has been abroad, where he made a careful study of the national architecture of many countries. Mr. Gibson is remarkable for the skill with which he manages to utilize ordinary waste spaces, to place every possible convenience in the housekeeper's hands; in short, to apply common-sense in an uncommon manner. No one interested in building a new house, or altering over an old one, could fail to obtain valuable hints from his books. The volume is sumptuously illustrated, and will be a delight to all connoisseurs, both of architecture and of book-making.

Contents of the Book.

HOUSE-BUILDING AN ART. Ugly houses, uneducated architects, cost never measures the artistic, development of art in building, the primitive house, first principles, the Greek temple and the Indian hut, the old Roman and the Old Colonial, Romanesque architecture, Gothic architecture, decline of the Gothic, the Renaissance, modern architecture of Europe, characteristics of modern American architecture, etc.

THE WORLD'S HOMES. French domestic architecture, twelfth century building, floor plans of domestic structures, picturesque stair towers, half-timber architecture of the twelfth century, our use of French examples, Breton customs, furniture, French chateaux, English domestic architecture, domestic buildings of the sixteenth and seventeenth centuries, picturesque details, from the Gothic to the Renaissance, modern architecture of Germany, Swiss architecture, Old Colonial architecture, a classic development, characteristic New England architecture, luxurious character of the Old Colonial in the South, etc.

SOME HOUSE PLANS. Relation of the exterior to the location, the dormers, the inside finish, mantels, a centre-hall plan, frame building, a little room for cloaks and wraps, decorative forms, interior photographs, external details, Greek mouldings, a wide central hall open at each end, large rooms, a picturesque stairway, color schemes in decoration, description of floor plan, a fine location, a river front, picturesque stair-hall, a smoking-room under the balcony, etc.

MATERIALS AND DETAILS. Shingle-houses, the proper surroundings, the stains of time, artificial stain, examples, slate walls, fireplaces and mantels, character in mantels, tile facings, onyx and brick, doors, the defensive, hospitality, material, foreign examples, domestic doors, stairs, foreign examples, broad landings, Old Colonial stairways, iron railings, furniture, architects' designs, sideboards, bookcases, seats, lounges, screens, grilles, walls and ceilings, etc.

THE ARCHITECT. The architect and the housewife, business and the arts, costs, proper understanding of the client's wishes, plenty of time to make plans.

Press Notices.

New York Sun.

"A handsome book, copiously illustrated, giving foreign examples in domestic architecture, a collection of American house plans, and including a consideration of materials and details for the benefit of the artistic house-builder."

Chicago Evening Post.

"A most timely publication, and will find admirers among amateur builders as well as trained architects."

Boston Advertiser.

"Mr. Gibson's book is something more than an enunciation of theories. Under the headings 'Some House Plans' and 'Materials and Details,' there is a practical working out of the architect's general idea. This part of the work is most valuably suggestive, and the intending house builder will find it greatly to his interest to consult Mr. Gibson's books. The present volume is one in which marked utility is combined with great beauty."

Detroit Free Press.

"It would hardly seem possible that a work on house-building could be such pleasant reading as is this handsome volume."

Congregationalist.

"His former book met a real need. His present work is full of wise and practical suggestions as to securing beauty without sacrificing convenience or running into extravagance. All about to build or reconstruct a house will find it helpful."

Indianapolis News.

"This work is a credit to Mr. Gibson and to his profession. It is a reflection of deep knowledge of architecture, and of experience in the practice of the profession. The illustrations are abundant and excellent, and the whole is a beautiful piece of book-making. An appropriate cover is designed by David Gibson."

Literary World.

"The author is an architect of knowledge, ideas, and tastes.... To any family projecting a home of their own this volume will bring a multitude of helps."

Bookseller, Newsdealer and Stationer.

"One of the handsomest and at the same time most practical books ever published by the Crowells."

_For Sale by all Booksellers, or sent postpaid by the Publishers on receipt of price._

T. Y. CROWELL & CO., New York and Boston.

* * * * *

Transcriber's note:

Obvious punctuation errors have been corrected and missing punctuation has been added.

Archaic words and misspelled words, as well as inconsistent hyphenation, have been retained with the exception of those listed below.

Page 60: "the" added for continuity (The rear stairway should be connected with the front part of the house).

Page 89: "of" added for continuity (This arrangement frequently admits of the placing of a seat along one side of the outer part of the lower landing.)

Page 292: No footnote is included at the bottom of the page for the reference contained in the text.