ts, and, by quick money-making schemes in house-building, it will
establish standards of living which shall not only be for the material
welfare, but for the mental, moral, and spiritual progress of the race.

This progress can be secured by applying centrifugal force to congested
districts, by interesting capitalists to consider housing at the same time
with manufacturing plants, not only providing safe, economical houses, but
by making it socially possible to live in them on moderate incomes.

The rising half, we must remember, is more affected by social conventions
than the submerged tenth.

The well-to-do should consider more conscientiously those who recruit
their ranks, who, if started right without danger of debt, will have
freedom to advance. The present muddle has come about in part because no
one has taken the trouble to investigate the reasons. The young family
with $3000 a year has ideals for the manners and morals of the children
which are not satisfied with those of the inexpensive tenement quarter.
Prevention they consider better than cure, hence they pay higher rent than
the income warrants to secure elevating examples and morally wholesome
surroundings.

[Illustration: The Morris Company's Block of Single Houses, with Central
Heating Plant (*remainder cut off).]

[Illustration: The Morris Building Company's Block of Single Houses, with
Central Heating Plant, Brooklyn, New York.]

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.

[Illustra